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Home My WebLink AboutPermit L08-027 - BALMELLI DAN - MINKLER OFFICE BUILDING DESIGN REVIEWMINKLER OFFICE BUILDING DESIGN REVIEW 300 UPLAND DR L08 -027 • Cizy of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED SEPTEMBER 17, 2008 HEARING DATE: September 25, 2008 FILE NUMBER: L08 -027- Minkler Office Building APPLICANT: Dan Balmelli, Barghausen Consulting Engineers OWNER: George Rockwell, Andover Company REQUEST: Design Review approval for a 41,468 square foot two -story office building on an existing vacant lot with associated site design, parking and landscaping. LOCATION: NOTIFICATION: The site is located at 300 Upland Drive. It is bound on the north by Minkler Boulevard, on the south by Upland Drive, and lies a few hundred feet to the west of Andover Park West. The tax parcel number is 8836500030. Notice of Application for this Type 4 permit was mailed to surrounding property owners, interested parties, affected agencies and posted on the site on June 5, 2008. Notice of Public Hearing was mailed to the above, posted on site, and published in the Seattle Times on Sept. 10, 2008. ZONING /COMPREHENSIVE PLAN DESIGNATION: Tukwila Urban Center SEPA DETERMINATION: A Determination of Non - Significance was issued on July 29, 2008. DECISION: Approval with Conditions STAFF: Stacy MacGregor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • ATTACHMENTS: A. Applicant's response to Design Review Criteria B. Plans: site, landscape, and elevations C. Colored elevations D. Details of benches, bike rack, fixtures and lighting plan SM Page 2 of 10 09/19/2008 H:\L08 -027 E08 -007 Minkler Office\Minker DR SR.doc • • FINDINGS VICINITY INFORMATION The proposal site is bounded on the north by Minkler Boulevard and on the south by Upland Drive. Union Pacific Railroad (UPRR) spurs line the north, east, and west sides of the parcel and create the parcel's curved shape. One and two -story concrete tilt -up buildings surround the property. Aside from the Southcenter Square project to the north -west, the surrounding development occurred in the 1970's. The uses adjacent to the site include a mix of bulk retail, office, and industrial warehouses. PROJECT INFORMATION The prop osal is to develop a new, nearly 42,000 square foot, two -story office building on an existing 2.75 acre vacant lot. An internal drive aisle lined with parking surrounds the building which is situated at an angle to best utilize the odd - shaped lot. The lot's shape is defined by railroad spurs and their associated thirty foot easements that define the north, east, and western boundaries of the parcel. The site has been designed for circulation and access via two new points of ingress and egress from both Minkler Boulevard and Upland Drive. New six foot wide sidewalks are proposed on both public frontages. The sidewalk fronting Upland Drive will be separated from the street by a four foot wide planting strip. The sidewalk fronting Minkler is located directly adjacent to the street. Due to the railroad spur, there is no space for a planting strip between the street and the sidewalk; if the railroad spur is abandoned in the future, a landscape area and sidewalk could be accommodated without impacting either the site or Minkler Boulevard. Minkler Boulevard will be widened across the width of the site; this is an item identified in the City's Capital Improvements Plan. The site is located in the Tukwila Urban Center (TUC) zone. A new subarea plan for the Tukwila Urban Center is under development. The proposal was reviewed to meet existing codes as well as the future design guidelines for the Urban Center Plan. A permit from Union Pacific Railroad is required to do work over their easement. Work within the UPRR easement includes creating ingress and egress from the site onto Minkler Boulevard, building a sidewalk, widening Minkler Boulevard, and landscaping with groundcover along the western and eastern sides of the parcel. When this plat was originally created in 1977, Tukwila City Council placed a condition on the plat restricting access to "abutting properties" on the thirty foot easement along the north side of the property. While this easement was quit claimed to the City in 1985 and used to connect Minkler Boulevard from Southcenter Parkway to Andover Park West the plat condition was never removed from the face of the plat. The applicant will need to go through the statutory process to modify the 1977 plat prior to creating access onto Minkler Boulevard. SM Page 3 of 10 09/19/2008 H:1L08 -027 E08 -007 Minkler Office\Minker DR SR.doc • • Neither removing the plat condition nor obtaining a permit from UPRR are design review criteria but are required to work within the northern easement. If the applicant is not able to either obtain the UPRR permit or remove the plat condition, a minor modification to the design review would be needed. PUBLIC COMMENT No public comment has been received. DESIGN REVIEW CRITERIA The project is subject to a Pubic Hearing Design Review under Tukwila Municipal Code (TMC) Chapter 18.28.070. The Board of Architectural Review evaluates the project under the criteria established in TMC 18.60.050. The design criteria explain requirements for development proposals. They are the decision criteria from which the Board will evaluate whether to approve, condition, or deny this project. The applicant's response to the design review criteria is Attachment A. Below is the staff analysis and response. 1. Relationship of Structure to Site. a) The site should be planned to accomplish a desirable transition with the 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. The existing vacant lot has no improved access onto the public right of way. Access is to be added from the site onto Minider Boulevard and Upland Drive. Frontage on Upland Drive will be improved with six foot sidewalks and a four foot planting strip; an additional fifteen foot landscape buffer will separate the sidewalk from the street. Minider Boulevard is separated from the site by an approximately twenty -six foot railroad easement which will contain a six foot sidewalk adjacent to the street subject to UPRR approval. Because of the railroad spur, this area is not deep enough to contain both the desired four foot landscape strip and six foot sidewalk. If the railroad spurs are abandoned in the future, it is anticipated that this area will be used to create a landscaping strip and sidewalk. Further separating Minider Boulevard from the parking area is a fifteen foot deep, landscaped, and bermed area which includes a paved plaza with benches. An internal pedestrian connection links the sidewalk to the building and includes a raised walkway for safety and traffic control across the internal drive aisle. A second plaza is located at the south entrance of the building. SM Page 4 of 10 09/19/2008 H: L08 -027 E08 -007 Minkler Office\Minker DR SR.doc • • The structure is situated approximately in the center of the site. The building is placed at an acute angle to the street. The building is surrounded by surface parking with landscape islands between every ten stalls. Surface parking is evenly distributed over the site which minimizes the visual impact of the 168 parking stalls and allows for vehicular circulation around the entire building. Trash collection is located in the southwest corner of the site; it is screened with landscaping and an enclosure and that matches the building in materials and color. 2. Relationship of Structure and Site to Adjoining Area. a) Harmony in 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. The proposed two -story office building is surrounded by one and two story structures. This is the last remaining vacant parcel to be developed; the surrounding development occurred in the late 1970's following subdivision of this plat. The surrounding structures range from 5,000 to 67,000 square feet. At 42,000 square feet, the building's mass is in range of the buildings that immediately surround it. The height of the office building is between twenty -nine and thirty-eight feet. Landscaping adjacent to the public right of way is in excess of the fifteen feet required by code. Tukwila Municipal Code (18.52.020) does not require side yard landscaping but groundcover will be added to the side yards within the railroad easement. The two adjoining properties, located to the east and west, are separated from this site by railroad spurs and their associated thirty foot easements. Access to the site is improved with the creation of access to and from Minkler Boulevard. Internal vehicular circulation is two - way around the entire building. Handicapped stalls are located at the main entrance, closest to the elevator. Building perimeter sidewalks surround much of the building and connect to the Minkler plaza and street via a raised walkway. 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; SM Page 5 of 10 09/19/2008 H:1L08 -027 E08 -007 Minkler Office1Minker DR SR.doc • • 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; fi Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or a combination; g) In areas where general planting will not prosper, other materials such as fences, walls and pavings 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. The site is essentially flat. The pedestrian path that crosses the drive aisle is raised to increase pedestrian safety and to act as a speed bump. Building perimeter landscaping includes a mix of shorter trees and shrubs. Shrubs will be maintained below the window height. Taller trees are utilized at the site perimeter and within the perimeter landscape islands. The front landscaping island includes a mix of evergreen and deciduous trees. Walkways and groundcovers are placed in areas susceptible to vehicular overhang and pedestrian traffic. Required perimeter and parking lot landscaping, according to Tukwila Municipal Code (18.52.020 & 035), is approximately 13,000 square feet. This project provides nearly 31,000 square feet of landscaping in addition to the two plazas. The trash collection area is screened with an enclosure and further screened with landscaping adjacent to the street. Site lighting includes pole - mounted lighting around the site perimeter to illuminate the parking areas and building - mounted scones to illuminate areas adjacent to the building. Luminary cut sheets and a photometric plan are included in Attachment D. 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; fi Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; g) 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. SM Page 6 of 10 09/19/2008 H:\L08 -027 E08 -007 Minkler Office\Minker DR SR.doc • The building is a modern design tilt -up structure built with a mix of concrete, steel, and glass. The site and the building are designed so that every side has a feature wall and none of the building faces acts as a "back" of the building. Existing neighborhood development is of similar scale; one and two -story predominately tilt -up buildings surround the site. The windows are inset to create a shadow line and provide articulation to the facade. The window size was chosen to maximize internal office layout options and functionality. Two types of glazing are proposed to delineate different architectural features. Architectural features include angled feature walls, glass entrance towers with angled roofs, and a color scheme that activates each side. The field color is a neutral tan with muted red accents on the feature walls and accent panels. Dark brown is used for the storefronts, trim, and for the rooftop mechanical screening. The same dark brown will be used in the light fixtures. Multiple materials and colors provide significant articulation and interest to each facade. Modulation is provided by the use of angled walls and roof features and the asymmetrical design across three of the four building faces. 5. Miscellaneous Structures and Street Furniture. 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. Site furniture includes five benches; three to be located on the north plaza adjacent to Minkler Boulevard and two on the south plaza adjacent to the building. A bike rack with capacity for seven bikes will be located at the east - facing main entrance. Site lighting is provided by parking lot light poles and building - mounted wall sconces. Signs for the site are not included in this proposal. An update of the Sign Code Chapter of the Tukwila Municipal Code is expected prior to this building being completed. Signs for the site are subject to the codes in effect when a complete sign application is submitted and will be reviewed administratively for both code compliance and for meeting the criteria of design review. In addition to the specific criteria of the Board of Architectural Review, proposed development must show consistency with adopted plans and regulations (18.100.030 TMC.) Below are the specific policies from the adopted Comprehensive Plan that relate to the location of the proposal. COMPREHENSIVE PLAN POLICIES 6. Commercial Areas - Goal 1.7: "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 SM Page 7 of 10 09/19/2008 H:1L08 -027 E08 -007 Minkler Office\Minker DR SR.doc • • adequate lighting and convenient access, are uncongested with smooth - flowing traffic patterns, are well- maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses ". a) This significant commercial development requires design review (1.7.1). b) This development requires sidewalks (1.7.2). c) The development provides adequate parking and lighting (1.7.3). This project is being presented to the Board of Architectural Review. Six foot wide sidewalks are provided on the north and south frontages on the site. Tukwila Municipal Code (figure 18 -7) requires 125 parking stalls for an office building of this size. This project provides 168 stalls. A lighting plan is included with this proposal. Exterior lighting is provided on both the perimeter via pole - mounted lighting as well as additional building - mounted lighting. 7. Tukwila Urban Center (TUC) - Goal 10.2 "Encourage and allow a central focus for the Tukwila Urban Center, with natural and built environments that are attractive, functional, and distinctive, and supports a range of mixed uses promoting business, shopping, recreation, entertainment, and mixed use residential opportunities:" a) This development shall achieve a high - quality design; contribute to the creation of hospitable pedestrian environments through site design techniques, such as integration of architectural /site design/landscape elements and co- existence of auto /transit /pedestrian traffic; should be designed to maximize pedestrian safety and convenience; and should incorporate physical and natural elements that enhance the area's overall aesthetic, including street orientation (10.2.3). b) This development is designed with an appropriate scale and proportion; pedestrian - oriented features and street front activity areas, such as ground floor windows, modulated facades, rich details in materials and signage; quality landscaping; an appropriate relationship to adjacent sites; an overall building quality; and with sensitivity to important features such as Green River and Tukwila Pond. (10.2.7) This project achieves high - quality design. It will add sidewalks to both the north and south frontages. Internal pedestrian paths will connect the Minkler Boulevard sidewalk to the building via a raised walkway. The site design disperses parking evenly around the building and minimizes the appearance of one large paved parking area. Two pedestrian plazas are designed into the site. One is located on the north side of the site adjacent to Minider Boulevard and includes a significant landscaped area; the other plaza is proposed on the south side of the building. Both plazas have benches and are accessible from pedestrian connections. SM Page 8 of 10 09/19/2008 H:U.08 -027 E08 -007 Minkler Office\Minker DR SR.doc The building employs a variety of surface materials, a facade with significant modulation and articulation, and landscaping well above the amount required by code. The building is activated on all sides and engages both public frontages. The building is at an acute angle, rather than parallel, to the street which is a deviation from typical development in the area. Locating the building in such a way should create a visually engaging site. Tower elements, leaning walls, and the use of color all contribute to an interesting, high- quality design. CONCLUSIONS DESIGN REVIEW CRITERIA 1. Relationship of Structure to Site. The site meets the design criteria. Pedestrian movement onsite and along the public frontages is well planned, however adding a sidewalk within the railroad spur easement will require a permit from UPRR and should be a condition of approval. Landscaping exceeds that required by code. The shape of the plat defined and constrained the development on the site but resulted in an unusual but interesting and effective layout. Parking areas surround the building which minimizes the visual impact of one large parking area. Additionally, parking is screened from Minkler Boulevard with a large landscaped area, a plaza, berms, and the current railroad spur. A two -story, 42,000 square foot building is an appropriate scale for the site and is consistent with surrounding land uses. 2. Relationship of Structure and Site to Adjoining Area. The site has remained vacant since platting in the 1970's, possibly due to the unusual shape of the parcel. Like this proposal, the surrounding land use is predominately tilt -up construction. New construction and quality of design will improve the immediate area while simultaneously being harmonious in mass and scale with the existing construction. Significant landscaping softens the transition from the public right of way to the site. Sidewalks and pedestrian paths onsite enable ease of pedestrian movement and a circular perimeter internal drive aisle facilitates onsite circulation. Access to the site is proposed through two ingress /egress driveways, one on Minkler Boulevard and one on Upland Drive. The Minkler Boulevard access will require a permit from Union Pacific Railroad to do work in their easement and should be a condition of approval. 3. Landscaping and Site Treatment. The landscape and site treatment meet the design review criteria. The site is level. Taller trees at the site perimeter will define the site design while shorter trees and shrubs will be placed adjacent to the building preventing the building from being obscured by landscaping. Groundcovers and walkways are provided in areas pedestrians will likely walk. The trash collection area is screened in materials that match the main building and exterior lighting is colored to match the metal features of the building. SM Page 9 of 10 09/19/2008 H:1L08 -027 E08 -007 Minkler Office\Minker DR SR.doc • • 4. Building Design. The design meets the design review criteria. The two -story, nearly 42,000 square foot building is in scale and has a design that is harmonious with the surrounding neighborhood. Building components are added to all sides of the building so that each side is a finished, complete design. Earth colors are used with a strong, but muted, red used on accent panels. Rooftop mechanicals are screened with a metal screen that utilizes the same color as other building components. Exterior lighting also uses the same finish color and includes both parking lot standards and wall mounted fixtures. The asymmetrical design, sloping roof features, and the choice to locate the building at an acute angle to the street are all design features that provide visual interest to the project. 5. Miscellaneous Structures and Street Furniture. Devoting a significant amount of space to the plazas and adding attractive benches and light fixtures all add high -end details to the site. The plazas and benches are integrated into the overall site design and serve as amenities to all the users on the site. Site and building signage will be reviewed administratively under existing codes in place at the time a complete sign application is submitted. COMPREHENSIVE PLAN GUIDELINES. 6. Commercial Areas Goal The project meets the Commercial Areas Goal. The project is going through design review. Sidewalks are included as a part of the site development. Adequate lighting is proposed. More parking than code requires is included. 7. Tukwila Urban Center Goal The Minkler Office Building, with its engaging building design and unusual site layout, will be distinctive while simultaneously maintaining harmony in scale and mass with surrounding structures. The devotion to pedestrian amenities, both private and public, supports the Tukwila Urban Center Goal and the private interests of the developer. RECOMMENDATION Staff recommends that the BAR adopt the Findings and Conclusions of the staff report and approve the request subject to the following conditions. 1. Obtain a permit from Union Pacific Railroad prior to starting work within their easement. The permit will need to provide approval for the site improvements within the easement area including sidewalk, landscaping, street widening, and access over their tracks. 2. Prior to creating access onto Minkler Boulevard, have the plat condition removed restricting access to abutting properties along the northern thirty foot easement. SM Page 10 of 10 09/19/2008 H:U.08 -027 E08 -007 Minkler Office\Minker DR SR.doc SYNTHE-St PC THE FUSION OF ARCHITECTURE, DESIGN TECHNOLOGY 8 PEOPLE Design Review Criteria for Proposed Minkler Boulevard' Office 300 Upland Drive, Tukwila, WA 98188 1. RELATIONSHIP OF STRUCTURE TO SITE. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. Response: There are 2- streets adjacent to the site, Minkler Boulevard along the north property line and Upland Drive along the south property line. The transition from Upland Drive entails a 25' wide driveway and a 15' landscape buffer. The south end of the building will have a plaza with benches for people to gather. Minkler Boulevard is the primary street with the heavier pedestrian and vehicular traffic. There will be a 25' wide driveway with a freestanding sign to identify the building. A concrete sidewalk next to the driveway brings pedestrians into the site and toward the North Plaza and Main Building Entrance. The landscaping along Minkler Boulevard is enhanced beyond the required 15' buffer requirements to soften the impacts of the parking lot. The additional landscaped area will contain berms for additional screening. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Response: In addition to the enhanced landscaping along Minkler Boulevard, the number of parking stalls in the north parking lot has been reduced to minimize visible large paved areas. The trash and recycling dumpsters are located in the southwest corner of the site and will be screened by an enclosure and landscaping. c. The height and scale of each building should be considered in relation to the site. Response: The design of this project carefully balanced building scale, parking stall count, and landscaping area. The building contains 2- floors of office spaces with a minimum parking ratio of 1 stall for every 250 SF of floor area. The exterior wall heights vary between 29' up to 38'. Attachment A 11911 NE 1st Street, Suite 103 Bellevue, WA 98005 425 646 1818 (fax) 4L. oft -th1 0 tiii r j ED • • 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. a. Harmony of texture, lines and masses is encouraged. Response: The bold curved lines of the railroad tracks have established a recurring theme throughout the design. The curves limit the siting of the building, but provide an opportunity for a dynamic site and building design. The parking stalls, drive aisles and pedestrian path following the sweeping radii of the railroad tracks. The limited street frontage along Minkler Boulevard still allows for enhanced landscape buffering and a Plaza that anchors the north end of the site. The horizontal modulation of the building is also in direct response to the site curves. The building takes on the tangents of one of the curves with a subtle tapering of the east wall. As the site gets narrower toward the north end, so does the building. b. Appropriate landscape transition to adjoining properties should be provided. Response: There are adjoining properties along the east and west sides of the site. 30' wide railroad easements separate the subject property from the adjoining properties. Kinnikinnick ground covering will be planted along the easements to establish the limits of the East and West boundaries. c. Public buildings and structures should be consistent with the established neighborhood character. Response: A new, modern designed office building should aid in the metropolitan growth within this area of the Tukwila Urban Center Zone. It brings a higher density of people that will help support the newer retail developments nearby. The 2 -story scale of the building is sensitive to the overall scale of the neighborhood and the landscape enhancements along Minkler Boulevard will improve the street frontage. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: This is an office building that may serve multiple tenants, so it is imperative that the vehicular parking surround the building to allow access flexibility. Tenants and their visitors will have the option of parking close to their destination. The accessible stalls are concentrated at the Main Entrance, closest to the Lobby and Elevator. A single sidewalk will link Minkler Boulevard, the North Plaza, the Main Entrance, and the South Plaza. This path follows the curved lines of the railroad tracks. AMR VED 1 SYNTHE�PC THE FUSION OF ARCHITECTURE, DESIGN TECHNOLOGY & PEOPLE e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Response: On -site vehicular circulation is a simple loop around the building with driveways from Minkler Boulevard and Upland Drive. A fire apparatus may access the site from either driveway and still have access to all sides of the building. Also, the Trash Enclosure has been oriented so that garbage trucks will be able to drive straight into the enclosure and service the dumpsters. 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. Response: This is a relatively flat site and will be graded to achieve proper storm drainage. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance. Response: A raised concrete walkway has been added to the north end of the parking lot connecting the Plaza to the Building. This raised walkway improves visibility of pedestrians and serves as a speed bump within the parking lot. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Response: The perimeter of the building will be landscaped with small trees and shrubs. The shrubs will screen the concrete wall and are intended to be maintained below the 3' window sill height. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. Response: Extruded concrete curbs and raised sidewalks will protect most of the landscaping from pedestrian and vehicular traffic. Grass will be planted in landscaped areas that are susceptible to human traffic, such as the southwest corner of the building. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Response: This particular site lends itself to planting beyond the minimum required. 11911 NE 1st Street, Suite 103 Bellevue, WA 98005 425 646 1818 (fax) 42 4 . lity • • f. Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. Response: A Trash Enclosure has been located at the southwest corner of the site. The enclosure will be painted to match the building and screened from Upland Drive with landscaping. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. Response: General planting is anticipated to prosper on this site. 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. Response: Site lighting will consist of standards with single fixtures mounted at 25' above grade. The optics of the luminaire will distribute the appropriate light levels within the parking lot and minimize light escapement from the site. 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. Response: A modern designed building is achieved with concrete, glass and steel. Concrete panels serve as the primary exterior wall material. The panels modulate horizontally in response to the site conditions and vertically to distinguish "feature" wall panels from typical panels. The window openings have been spaced to ensure that a typical 10' wide office has a window. This provides future tenants the most flexibility in designing their office space. Glass and steel are used at the building entrances. The sudden change in material from concrete/glass to glass /steel immediately calls attention to the entrances. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. Response: The building will have 2- floors of office space with a footprint of 21,000 SF. The scale of the building has been dictated by the site constraints and the market demand for office space. Adjacent permanent buildings are relatively similar in scale and will not be overwhelmed by this building. OM In SYNTHES PC THE FUSION OF ARCHITECTURE, DESIGN TECHNOLOGY & PEOPLE 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. Response: Window openings within the concrete panels have been designed to bring natural light into every perimeter office without compromising the structural integrity of the concrete. Window sill heights are set at 3' above the floor with headers set at 9' above the floor. The feature walls will have spandrel glazing, but the sill and header heights remain constant. d. Colors should be harmonious, with bright or brilliant colors used only for accent. Response: The proposed color scheme will consist of earth tones with a light Tan as the field color. A muted red will be used at the recessed accents and at the "feature" walls. A dark brown will be used for trim such as wall coping and exposed steel. Storefront frames will be bronze to match the dark trim color. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Response: A mechanical screen will be installed to hide the roof top HVAC unit. The screen color will match the dark brown color of the coping and steel. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. Response: Light standards will have a dark bronze finish that will match the bronze finishes of the building. g. 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. Response: Several design elements are used around the building shell to provide visual interest. Concrete, glass, and metal are used to maintain a rhythm that is consistent with the site design. The concrete panels will have cast reveals and recesses to provide proportional area separation and depth. The "feature" walls along the north and south ends of the building are canted away from the vertical wall plane. The glazing within the north, east and south "feature" walls also deviate from the typical wall glazing. A different colored spandrel glass is introduced for added interest. 11911 NE 16' Street, Suite 103 Bellevue, WA 98005 425 646 1818 (fax) 425 646 4141 ONE • • The storefront entrances provide a vertical element that breaks up the horizontal wall planes. The window mullion patterns, steel framing, and deep overhanging roofs are used to define the entrances into the building. The Main Entrance is emphasized by having the glass wall extend up to 38' (the highest elevation of the building) and by incorporating the steel framing as part of the design. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. 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. Response: Site furniture will consist of (3) 6' long benches within the North Plaza and (2) 6' long benches within the South Plaza. The color will match the earth tones used by the building. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: Site lighting will consist of (8) light standards with single fixtures located throughout the parking lot perimeter. If you have any questions or comments, feel free to contact me at 425.646.1818 or john.11acuna @synthesispc.com. Sincerely, -vi_,___c-_. John Llacuna Architect APPROVE 0 • 'COMPACT'. PAINTED W/ 8' HIGH LETTERS, TIP // / // 7j2 / r� • /7 MINKLER BOULEVARD r 1 ■ ■■■■I■■■I■■ ■■�1■■■ii■ ■ ■■■11MM !■ 25'-0 LANDSCAPE AREA STREET UGHTING i TYP 4tio Ir 11■1 RAISED CONC WALKWAY SIDEWALK ANDARD LANDSCAP D 138 SF /�' r// / / /// , COMPACT LANDSCAP ISLAND 114 S • • • • / ?/t /� `? / / / _ f ^TRASH ENCLOSURE L 4 I I E I �■■��.■��■.��■■� b - ( ■11111 I■1I.II.111111•11I1■1■111■I■II1111I UPLAND DRIVE NORTH ® O SITE PLAN SCALE: 1' / LEGEND I I I I I CONCRETE SIDEWALK • PROJECT INFORMATION ZONING SITE AREA (PARCEL A) BUILDING AREA 1ST FLOOR AREA 2ND FLOOR AREA BUILDING CLEAR HOGHT TYPE OF CONS (2006 IBC) REWIRED PARKING TOTAL AREA STALRAT10 STALLS REQUIRED STALLS PROVIDED STANDARD ACCESSIBLE COMPACT TOTAL VICINITY MAP TUC (TUKWILA URBAN CENTER) 119,949.61 SF 2.75 AC 41,488.56 SF 21,016.33 SF 20,472.23 SF IlI -B SPRINKLERED TOTAL 41,488.56 SF 3:1000 125 STALLS 114 STALLS 6 STALLS 48 STALLS 168 STALLS NORTH DORRIGATED METAL CCM AND RORIE 10 MATCH SIDG YELL SSW 6. SITE-CAST 1111 -81 OONC PANELS; COLOR TO MATCH FELD COLOR OF BLDG ()TRASH ENCLOSURE NZ SYNTHESIS PC THE FUSION 0 ARCHITECTURE. DESIGN TECHNOLOGY & PEOPLE 11911 NE 1st Street, Suite 103 Bellevue. WA 98005 425 646 1818 (fax) 425 646 4141 GEORGE ROCKWELL 415 BAKER BLVD, SUITE 200 SEATTLE, WA 98188 REVISIONS 09 08 0B PUNNING COINS NIS B 08 D4 08 RAMC COIOONR WYE 1113. 04 21 0B DE904 REVIEW occ m1 PROFESSIONAL STAMP PROJECT INFORMATION MINKLER BLVD OFFICE TUKWILA, WA SHEET INFORMATION KLEASE MR DESIGN REVIEW ,mc SITE PUN ML7NTIY MAP ®am rr: RB arw rr 1 n .ii HEMMED Ir .. ... MIOYFD rr: .4 yj�� 1j VJ) S DAM D3 31 08.... mom n2 07020.0 .001 A . f.1fllfiliP WWW.$yil(heslsIx:.corn A1.1 CATCH BASRA R10.21.60 E 12' CSC 5615.75 TYT 5825. k - ,L..�:...L. __ ra�l,��l�l:o��a�s�ea�s 3�I9�l��lQR 6 •7► 1 1 MI�'.��umM�W�MIMIemlEiHillI OlSIMI� -IOW CATCH B15w I�iBgi��i�a��i�gi',�1di�V� �� E u' CNC x -t6.ze N 0704'58' E `1 �� w- rte_ - lam. \__I�I'� � l� ooHO 00 off O000000000000 I!`� ...._.e,... ,.Ir R O ^i r?,0 o oc °_ �' Il �� ,:i� 0004i o�,00bo' .o o of l '.a �_ "• v7' -. �-' 4 ∎ N 87'550 • ...010.1'. It4111 a E 1 c'\ r` }�'• r 'r t®il / 1 • to sF. Jel :Loy �7�'0'ra!!I!a_ fit',. BERM ui o' -10-, . _` / ' 11„ �!' �'..' oG1, yq O :,-* .. 4/ // rTYP.)..�,f tno::. � °flwd °y .. t ••a ®�� / TEL YAJAT 55x9 805-2281 E 8' CONC 1.5.91 -ff YT0#8 4998 - 8 8'- CONC- 04.66 lY T- MKT MDT 55101 99.21.82 E B' CONO•11.07 E 18' NBC CONC 8.5.17 CATCH BASIN 815.21.32 E tY PVC 84.17.12 E 12' CNC 5.17.14 CATCH 84501 981.2182 E 72_fIC 84.17.20 CATCH 8195 881 -2039 E 12' PVC 016.54 E 4' PVC 84-18.15 E 12' CNC. 5.16.79 L8HT JBO% 55101 5-w -2o 61 Am l� V/mlr Ltl0 E IB' CONC E 64.17 9i LIGHT /BOX E. I J909 TEL Aar rE- Id'{OY 1 �• � V HGHi JBO% 1 -UGHS % Pewf ST1oPE i :. 30' RAILROAD RAY EASEMENT 089 PLAT 84 REC.N0.7707220771 a, , . .,... , . 1418 PLAT It �y/ k/ PER PLAT 0722077, R/18 EASEMENT rytiryy0 2 � 6 /d / F01L900 ROW E15858BT REC. NC 789278435 8911 9 UPLAND DRIVE N 87'55'04' 4 1899.40' (PUT) 899.54' (MEAS.) -19. 8 P5C s9-- W W .........::::.: IX. 50181 TAPE 2 -72' 881.21.15 G!13.54(388488 W) 1E-114(42 1.5P 1.) 8.1..58(21'084 N) E-1419)30Y0 5) 15' TYPE I L.IDSCAPE TARea CATCH 81984 fM. 555 881 -2040 815.21.85 E 12' 888 E -17.50 E.12.10)8•PVC 84) 1MCE PIPE RIBS N ! 5 E612.10(81TVC W /E) UNKTOWN E 1 - 15' Uir rV 05E11E0 PER PLAT FIRE 910. 'M- 4 - LANDSCAPE CALCULATIONS 8' CMP NE■19.63 TOTAL PARKING STALLS: REQUIRED PARKING LOT LANDSCAPE PROVIDED PARKING LOT LANDSCAPE PARKING LOT LANDSCAPE : PERIMETER LANDSCAPE : BUILDING FOUNDATION LANDSCAPE TOTAL LANDSCAPE AREA R- 450.96' 1 -6.75' X0•51'29' N 01'39'57' E 73.25' 413.55' FX 8'PYC ss - - --� LANDSCAPE PLAN 0 1��' 60' 7 ,_,...._ SCALE 1' =30' -0' 120' 168 2,520 S.F. (15 S.F. / STALL) 5,974 S.F. 5,974 S.F. 18,153 SF. 6,821 S.F. 30,948 S.F. (EXCLUDES PLAZA) [FOUND MON. w CASE CATCH 815184 581.20.87 1E 12' CNC N.18.80 E 12' CNC 8-1880 SIGNAL JBOTI LANDSCAPE NOTES • 1. LANDSCAPE CONTRACTOR TO CLEAR AND GRUB ALL EXISTING 8ED AREAS SHOWN TO RECEIVE NEW LANDSCAPE 2. ALL NEW LANDSCAPE AREAS ADJACENT TO BUILDINGS AND WITHIN PARKING LOT TO BE SET AT 8' MINUS FINISH ELEVATION EXCEPT AS NOTED. THESE AREAS TO RECEIVE IMPORTED 3 -WAY TOPSOIL TO A MINIMUM DEPTH OF 12'. SUBGRADE TO BE SCARIFIED TO A DEPTH OF 12 -18' AND ALL SPOILS (ROCK & DEBRIS > Y DIA.) TO BE REMOVED PRIOR TO INSTALLATION OF NEW TOPSOIL INSTALL IMPORTED TOPSOIL TWO UFTS OF 6' EACH. ROTOTILL EACH LJFT TO A DEPTH OF 8' INTO SUBGRADE ALL EXISTING BEDS THAT ARE SHOWN TO RECEIVE NEW PLANTING TO BE PIT PLANTED WITH A 50 /50 MIX OF DOSING SUBGRADE AND IMPORTED 3-WAY TOPSOIL TOPSOIL TO BE PACIFIC TOPSOHS WINTER MIX OR APPROVED EQUAL WINTER MIX TO CONDST OF 1/3 BY VOWME SANDY LOAM, 1/3 BY VOLUME COMPOSTED GARDEN MULCH, AND 1/3 BY VOLUME COURSE WASHED SAND. WINTER MIX TO BE UNIFORMLLY AMENDED FOR FERTILITY A140 PH AS RECOMMENDED BY A CURRENT SOBS TEST PROVIDED BY SOIL AND PLANT LABORATORY FOR NEW PLANTING. (SOIL AND PLANT LABORATORY, INC. 425 - 746 -6665, TEST /A05 -2) 3. ALL NEW PLANTING BEDS TO HAVE FINE BARK MULCH TO A MINIMUM DEPTH OF 2'. EXISTING BEDS TO BE MULCHED AS NOTED. 4. GROUND COVER TO EXTEND UNDER ALL DECIDUOUS TREE CANOPIES AT THE SPECIFIED SPACING TO PROVIDE COMPLETE COVERAGE 114 ALL PLANTING BEDS DESIGNATED TO RECEIVE GROUND COVER. GROUNDCOVER BENEATH EVERGREEN TREES TO BE MAINTAIN A 3' CLEARANCE FROM BASE OF TRUNK. 5. LANDSCAPE DRAWINGS ARE BASED ON THE SIZE PLANS PREPARED BY SYNTHESIS ARCHITECTS IMMEDIATELY NOTIFY LANDSCAPE ARCHITECT OF ANY FIELD CHANGES TO THE SITE PLANS WHICH MAY REQUIRE ADJUSTMENT OF DESIGN. 6. REFER TO CI&L ENGINEERING DRAWINGS FOR GRADING AND DRAINAGE INFORMATION. IMMEDIATELY NOTIFY LANDSCAPE ARCHITECT OF ANY ADVERSE DRAINAGE CONDITIONS WHICH MAY AFFECT THE HEALTH OF PLANT MATERIAL 7. NO PRE - EMERGENT HERBICIDES TO BE USED ON THE PROJECT SITE DURING 111E FIRST YEAR WARRANTY PERIOD. 8. 8 & B PLANTS TO BE DUG AND SECURED PRIOR TO END OF MARCH. WRITTEN CONFIRMATION FROM NURSERY TO BE PROVIDED TO THE CITY OF TUKWILA 9. LANDSCAPE ARCHITECT TO INSPECT AND APPROVE ALL PLANT MATERIAL PRIOR TO PLANTING TO ENSURE ACCEPTABLE QUAUTY. 10. BURLAP TO BE COMPLETELY REMOVED FROM ALL B & B PLANT MATERIAL BEFORE BACKFIWNG OF PLANTING. 11. ALL NEW LANDSCAPE AREAS TO BE IRRIGATED WITH A PERMANENT AUTOMATIC WATER EFFICIENT IRRIGATION SYSTEM. SYSTEM TO INCLUDE A RAN SHUT -OFF DEVICE A COMPLETE IRRIGATION PLAN AND DETAILS TO BE SUBMITTED FOR BUILDING PERMIT. PLANT SCHEDULE SYMBOL BOTANICAL NAME / COMMON NAME 9ZE NOTES 4111% LiiiS TACER PLATANOIDES 'EMERALD QUEEN' / NORWAY MAPLE 2' CAL B&B C./ i. -; • •"W.,. ZELCOVA SERRATA 'GREEN VASE' / GREEN VASE ZELCOVA ACER PLAT. X ACER TRUN. 'WARRENRED'/ PACIFIC SUNSET MALE 2' CAL 2' CAL B&B B&B -.; Nip PYRUS CAUERYANA 'GLENS FORM' / CHANTICLEER PEAR Y CAL B&B V.��.� CARPINUS BEIULUS 'FRANS FONTAINE' / COLUMNAR HORNBEAM 2' CAL B&B ACER CIRCNTUM / ME MAPLE 8-10' HT. MUL11- STEM,B&B IFir y+� CERCIS CANADENSIS / EASTERN REDBUD THUJA PUCATA 'EXCELSA' / EXCELSA WESTERN RED CEDAR 2' CAL 2' CAL B&B B&B { } CHAMAECYPARIS OBTUSA 'GRACIUS' / SLENDER HINOKI 6' HT. B&B EVERGREEN SHRUBS 0 ABEUA X GRANDIFLORA / GLOSSY ABEUA MIN. 18' HT. CONT., 4' O.C. (D ARBUTUS UNEDO 'COMPACTA' / STRAWBERRY BUSH MIN. 18' HT. CONT., 4' O.C. 0 GSTUS X HYBRIDUS / WHITE ROCKROSE MIN. 18' HT. CONT., 4' 0.C. p NANDINA DOMESDCA 'SIENNA SUNSET' / HEAVENLY BAMBOO MIN. 18' HT. CONT., 3' O.C. ® OSMANTHUS DELAVAYI / DELAVAY OSMANTHUS MIN. 18' HT. CONT., 3' 0.C. 0 PRUNUS L '0TT0 WYKEN' / OT10 WYKEN LAUREL MIN. 36' HT. CONT., 3' D.C. ® TAXUS B. 'REPENDENS / SPREADING YEW MIN. 18' HT. CONT., 3' O.C. ® TAXUS X M. 'HICI(SD' / HICKS YEW MIN. 36' HT. CONT., 3' 0.C. 0 VIBURNUM DAVID!' / DAMOS VIBURNUM MIN. 18' HT. CONT., 4' O.C. o PRUNUS L 'MOUNT VERNON' / MT. VERNON LAUREL 5 GAL CCNT., 2' O.C. ® MAHONIA REPENS / CREEPING MAHONIA 3 GAL CONT., 2' O.C. DECIDUOUS SHRUBS ® EUONYUMUS ALUTUS 'COMPACTA' / WINGED EUYCNUMUS MIN. 18' HT. CONT., 4' 0.C. ® BERBERIS T. 'CRIMSON PYGMY / DWARF RED -LEAF BARBERRY MIN. 18' HT. CONT., 2' 0.G 0 PHYSOCARPUS OPUUFOUUS 'DIABOLO' / DIABOLO NINEBARK MIN. 18' HT. CONT., 4' O.C. ® SPIRAEA JAPONICA 'BULMALDA' / BULMALDA SPIREA MIN. 18' HT. CONT., 3' 0.G PERE?ONULS / GRASSES / FERNS ® EUPHORBIA CHARACIAS 'WULFENIr / EUPHORBIA 1 GAL CONT. * POLYSTICHUM MUNITUM / SWORD FERN 1 GAL CONT., 2' 0.G o CARER 'ICE DANCE' / VARIEGATED CARER 1 GAL CONT., 2' o.C. O BERGINIA 'EVENING GLOW / EVENING GLOW BERGNIA 1 GAL CONT. GROUNDCOVER IIMIN ARCTOSTAPHYLOS UVA -URSI / KINNIKINNICK 1 GAL 24 O.C. tiy�:1;21iS, EPBAEDIUM X RUBRUM BISHOP'S HAT VNCA MINOR / DWARF PERIWINKLE 1 G 4' PO L�_4 W /!l 0 I O EMI LAWN SOD 1 Revisions 0/8/88 ah Cemme11 9/I0/08 City Cemmelt PRELIMINARY LANDSCAPE PLAN Date: 4 -22 -08 Project 200812 File: Drawn: CB L -1 COLOR SCHEDULE OD ICI -539 LEGEND TAN (TEXTURE PAINT) • CONCRETE PANELS ® ICI -159 CLASSIC LIBERTY RED (TEXTURE PAINT) • CONCRETE PANELS ® ICI -198 MANOR HOUSE • CONCRETE PANELS • METAL SIDING • METAL FASCIA • ENTRANCE TRIM • MECHANICAL SCREENING (4) PPG •SOLARGRAY- • VISION GLAZING ( 5 ) OPACI -COAT -300 3 -747 HARMONY GRAYUTE 114 • SPANDREL GLAZING (6) ANODIZED STANDARD MEDIUM BRONZE AB -5 • ALUMINUM STOREFRONT FRAMES 2' -6 210' -0' OSOUTH ELEVATION 1 SCALE 3/32' - r -0' 37 -11' TOP OF FASCIA WALL PAC( - SUPPIIFR SEATTLE LIGHTING MANUFACTURER HUBBAROTON FORGE MCOEL NUMBER 30- 5993 - 20-034 TYPICAL 0 7 1OCAISNS WALL PAC( SPRIER SEATTLE MING 'IMF/CURER 406BAROTO8 FORGE Q WOE NUMBER 30- 5993 - 20-634 3, TYPICAL • 4 LDCA110NS 7-6" 1 -6' .r r O2 EAST ELEVATION SCIIE: 3/32' 0 0 O 29'0 TOP OF WALL 14'-0 �F1C1R • FlN91 FIDOR 29'-0 STOP F WD ALL 10'-0' 5-0' 10' -0' 10' -0' 1 • ONORTH ELEVATION 3 SCALE: 3/32 = 1' -0' 14' -O 500060 F1DOR FIN9i FLOOR 75' -Y B TOP DF TOP FASCIA 9F WALL 4 1 00066'-0 0 FLOOR SYNTHESIS PC THE FUSION OFJ ARCHITECTURE. DESIGN TECHNOLOGY & PEOPLE 11911 NE 1st Street, Suite 103 Bellevue, WA 98005 425 646 1818 (fax) 425 646 4141 GEORGE ROCKWELL 415 BAKER BLVD, SUITE 200 SEATTLE, WA 98188 REVISIONS C 09 08 CO PLANNING COMMENTS B 08 04 08 PLANING COMMENTS A 04 21 OB OESIGN REVIEW 929.1E NO. oWC rtoF PROFESSIONAL STAMP PROJECT INFORMATION MINKLER BLVD OFFICE TUKWILA, WA SHEET INFORMATION Fauna FOIL DESIGN REVIEW 1mm ELEVA11ONS OFwc ..: I81 MON x .0 MOVED WE V1.9060 Err O•rr, 03 31 08 MEET 1Q wmttr as 07020.01.001 A4.1 o m anrtFasc COLOR SCHEDULE z 1 SOUTH ELEVATION ICI -539 LEGEND TAN (TEXTURE PAINT) ICI -159 CLASSIC LIBERTY RED (TEXTURE PAINT) ICI -198 MANOR HOUSE PPG 'SOLARGRAY' VISION GLAZING OPACI- COAT300 #3 -747 HARMONY GRAYLITE#14 SPANDREL GLAZING ALUMINUM STOREFRONT FRAME - ANODIZED STANDARD MEDIUM BRONZE AB -5 EAST ELEVATION NORTH ELEVATION WEST ELEVATION SYNTF-45S PC THE FUSION 0 ARCHITECTURE, DESIGN TECHNOLOGY & PEOPLE 11911 NE 1st Street. Sulte 103 Bellevue; WA 98005 425 646 1818 (fax) 425 6464141 GEORGE ROCKWELL 415 BAKER BLVD, SUITE 200 SEATTLE, WA 98188 REVISIONS 09 08 08 RAIQO8 =EMS 8 08 04 08 RAIN= o 10 fly A 04 21 08 DESIGN RORER PROFESSIONAL STAMP PROJECT INFORMATION MINKLER BLVD OFFICE TUKWILA. WA SHEET INFORMATION antra me DESIGN REVIEW amnm••■� 4•127 NeG .aoca xw 07020.01.001 Attachment C A 42" ±112" 1 51 /2" • • 62 7/8 " ±1" �— 10 5/8" 1 518 "OD TUBING GRADE GRADE 0 IN GROUND MOUNT (IG) 61 1/4 "±1" ELEVATION VIEW 5 LOOP - 7 BIKE CAPACITY CHECK DESIRED MOUNT 0 . U� -9/16" 0HOLE CONCRETE TYP. 3/8 ANCHOR ROD THRU HOLE (INCLUDED BY MADRAX) GRANULAR 7"0 --0■1 NATIVE SOIL PRODUCT: WP158- 7- IG(SF,SG) DESCRIPTION: WINDER -PLUS BIKE RACK 7 BIKE, SURFACE OR IN GROUND MOUNT DATE: 8 -5-02 ENG: TLG CONFIDENTIAL DRAWING AND INFORMATION IS NOT TO BE COPIED OR DISCLOSED TO OTHERS WITHOUT THE CONSENT OF TRILARY, INC. SPECIFICATIONS ARE SUBJECT TO CHANGE WITHOUT NOTICE. ©2007 TRILARY, INC. ALL PROPRIETARY RIGHTS RESERVED. LAG BOLT CONCRETE O SURFACE FLANGE MOUNT (SF) SECTION VIEWS MADRAX DIVISION TRILARY, INC. 1080 UNIEK DRIVE WAUNAKEE, WI 53597 P(800) 448-7931, P(608) 849-1080, F(608) 849 -1081 WWW.MADRAX.COM, E -MAIL: SALES @MADRAX.COM 9/16" ° HOLE TYP. LAG BOLT CONCRETE 0 SURFACE GUSSET MOUNT (SG) NOTES: 1. INSTALL BIKE RACKS ACCORDING TO MANUFACTURER'S SPECIFICATIONS. 2. CONSULTANT TO SELECT COLOR(FINISH), SEE MANUFACTURER'S SPECIFICATIONS. 3. SEE SITE PLAN FOR LOCATION OR CONSULT OWNER. D, Attachment D O PLAN I/ 4" MP I-10t4 OP110NA, + a + O 5It7 [Z/A110N Q M ON1" L VA110N 72" 20 1/2" ill 1 1/4" 18" ,� TYP. 1 1/2" 72" (4X) 9/ 16" 0 HOL510 1CM I/ 2" 0 f3005 IN1"0 X. ANCHOt;5 ( MIN 3" MC3tn;13Y O11 )F 5) D r JIM URBAN ACCESSORIES 465 East 15th Street Tacoma, WA 98421 Ph (253) 572 -1112 Fax (253) 572 -1119 I - BEAM BENCH PROJECT PROJECT# XXXXX DATE: 10/1 /03 SH #: 1 SCALE: N.T.S. MATERIAL: STEEL W /POWDER COAT FINISH DRAWN BY: S. BRUSH Arm - Mounted Drop or Flat Lens Cutoff KAD KAC Contour® Ordering Information Series KAD KA( Wattage High pressure sodium 70S 1005 1505 2505 4005 Metal halide 100M 150M1 175M 200M5 250M1 320M2.3 350M2'3 400Mt,3 Intended Use For parking areas, street lighting, walkways and car lots. Features Housing — Rugged, die -cast, soft - corner alumi- num housing with 0.12" nominal wall thickness. Extruded 4" soft corner arm for pole or wall mounting is standard. Door Frame — KAD die -cast door frame has im- pact- resistant, tempered glass lens which is fully gasketed with one -piece bonded silicone. KAC die-cast aluminum door frame has prismatic, im- pact- resistant, tempered glass, drop dish acrylic lens or drop dish polycarbonate lens. Door frame is fully gasketed with one -piece silicone. Optics — KAD reflectors are anodized hydro - formed or segmented aluminum. Four cutoffdis- tributions available: R2 (roadway), R3 (asymmet- ric), R4 (forward throw) and R5 (symmetric). High- performance, segmented reflectors are ro- tatable and field- interchangable. KAC reflector is optical - quality aluminum that works In tandem with a light-diffusing prismatic lens. Electrical — Ballast is high- reactance, high power factor (70 -150W HPS,100M and 150M) or high power factor constant- wattage autotransformer (175 -400W MH and HPS). Ballast is copper wound and 100% factory tested. Finish — Dark bronze corrosion- resistant polyes- ter powder flnish (DDB), with other architectural colors available. Socket — Porcelain, horizontally (position) ori- ented mogul -base socket (100M and 150M are medium -base) with copper alloy, nickel- plated screw shell and center contact. UL Listed 1500W -600V. 4KV pulse rated. Listings UL Listed (standard). CSA Certified or NOM Certi- fied (see Options). KAD UL Listed for wet loca- tions. IP65 Rated. Distrr)bution Voltage )(AD — standard reflector R2 Type II roadway R3 Type III asymmetric R4 Type IV forward throw, sharp cutoff RS5 Type V square l(,D — high performance reflector SR2 Type II asymmetric SR3 Type 10 asymmetric SR4SC Type IV forward throw, sharp cutoff KAC — prismatic lent FP Flat C73T DPA Drop aaylic DPP Drop polycarbonate H I1 — IA LI7710/VL4 L/ON77N0' Mounting 120 Included 2084 SPD04 4" square pole arm (std.)6 2404 5P009 9' square pole arm 277 RPDO4 4" round pole arm° 347 RPD09 9" round pole arm 4804 WBDO4 4" wall bracket TB° WBDO9 9" wall bracket 5hiooed sewrately KMA Mast arm adapter KTMB Twin mounting bar DAD12P Degree arm (pole) DAD12WB Degree arm (wall) NOTES: 1 May be orderedwhhSCWA. 2 Must beorderedwithS(WA. 3 RequbesED28lampwhen ordered whhSR2 ,SR3orSR45(dlstr8unbns. 4 Consuhfaamyforavailabilisyyln Canada. 5 Optbnalmulkapbalbst( 1200, 2080, 240V ,277V),In(anada120V,277V,34N. 6 SP009, RPDO9re WW009mustbeused when lum inabesareortentedonDM29, 0M39orDM49drWI gpattern. 7 QRSTDavaibbleinselectwatuges .Conwbfactory. ° Onyavalbble with S112 ,SR3,SR45Coptia. 9 Maybeorder dasanacressory. 11 Includes mounting arm. 11 Onlyavaibble whh SPDO4and SPD09 Dlmensionsareshown Inindres(centlmeters) unlessotherwisenoted. KAD &KACFP MLOE 12(P(.11m') 1.4h'(.13m') 17. 12(443) 17- 1/2(445) 7. 1/8118.1) 11- 1/8(283) 42)bs(19.1kg) 408H(18.1kg) EPA:° Square: Height: Max.weght: www.lithonia.com, keywords:&SAQand (SAS Example: KAD 400M R3 120 SPD09 LPI Installed LPI L/LP SF DF PER QRS PD WTB SCWA Options/accesso'ries Lamp included Less lamp Single fuse, 120V, 277V, 347V (n /a TB) Double fuse, 2080, 240V, 4809 (n /a TB) NEMA twist -lock receptacle only (no photocontrol) Quartz restrike system (250W max., 120V lamp not included)' Power tray° Terminal block° Emergency circuit Super CWA pulse start ballast (n /a HPS, 100M or 175M) CSA CSA Certified NOM NOM Certified (consult factory) Foroptbnalarchheaural colers,see page543. Shipped seoaratele9 PE1 NEMA twist -lock PE (120V -240V) PE3 NEMA twist -lock PE (347V) PE4 NEMA twist -lock PE (4800) PE7 NEMA twist-lock PE (277V) SC Shorting cap for PER option HS House -side shield (82,113,114) (582, 93) KADVG Vandal guard for KAD KADWG Wireguard for KAD KACVG Vandal guard for KAC KACWG Wireguard for KA( KADWBA Decorative wall bracket for KAD" NIGHTTIME FRIENDLY Consistent with LEED° goals & Green Globes*'eriterie for light pollution reduction AppllestoKADeny. P5G9 D Natural Iron 16 -1/4 -Inch Outdoall Light 130- 5993- 20 -G34 I DestinatioLighting Page 1 of 1 LIGHTING WWW.DESTINATIONLIGHTING.COM Shown in Natural Iron Finish 16 -1/4 -Inch Outdoor Wall Light Outdoor wall light with opal glass and natural iron finish Availability: IN STOCK Price: $225.00 Bus rss DA FREEsH1P 'MINABLE PRODUCT DETAILS PRODUCT NUMBER: 77920 MANUFACTURER: Hubbardton Forge MODEL NUMBER: 30- 5993- 20 -G34 FINISH: Natural Iron HEIGHT: 16 -1/4 in. WIDTH: 8 in. WALL PROJECTION: 6 -1/2 in. You will also need. ,v 100 -watt BT 9 Spectralite halogen bulb Quantity: 1 Price: $2.99 ea. ©2008 Destination Lighting All Rights Reserved. http://www.destinationlighting.com/printitemjhtml?iid=77920 011 9/11/2008 • ■ ■■ _LIN.■■. ■■■ ■ ■■■■■■■.■■.■..■... , s�+�� fir. •fir■ ' • • .2 1.1 'toT 1.2 12 1.5 '1.9 '1.9 '1.8 '1.8 ' '2.8 3.4 '5.3 '2.4 . '2.9 '2.5 '2.2 '4.2 '4.1 4.2 `:.9 '5.7 4. '6.0 '4.6 4.6 '5.2 3.3 '1.6 1.5 '5.7 '5.6 '4.8 '3.4 , .2 '5.6 '4.5 4.3 '3.8 '5.9 '3.6 2.3 • .2 • .8 '2.5 1.8 '1.9 '3.: 5.2 '6.0 '4.7 '2.8 '2.1 .9 1.2 3.4 '4.8 5.4 4.1 '3.7 .2 1. 1. +1.9 '4.8 '4.6 3 :2.2 1.6 `1.5 .4 +1.9 '1.5 '2.1 3 '1.B 1.8 '1.7 '1. '1.5 '4.7 '2.6 '2.0 '2.3 '2.0 '2.0 '1.7 '1.5 '2.1 '2.0 '1.9 '2.0 1. '1.1 4.4 4.5 '2.1 '1.8 3.1 '2.8 4.7 52 '4. '2.1 ' 1 '2.2 '4.3 4.7 '5.3 '4. 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Located in the TUC; proposal was reviewed to meet existing codes as well as the design guidelines for the TUC plan under development BAR criteria is based on 5 categories and the comprehensive plan. This presentation will illustrate how the project meets %%41; criteria. v 14 jos 1 Relationship of Structure and Site to Adjoining Area gditolatitAilij rw Site is odd - shaped lot with frontages on both Minkler Boulevard and Upland Drive. Southcenter Py and APW are nearest N -S roads. avks UPRR spurs line the north, east and west sides of the parcel and its shape. Spurs are in very limited use, City Engineer estimates that the western spur is used once every 6 wks or so for a south delivery and doesn't believe the eastern spur is in use. -p\roo , Nvoz (,JjY6/3 'i-L,Q_0,0L,\,„_.K. 2 Relationship of Structure and Site to Adjoining Area Ewa South Widening of Minkler Aside from Mon Wig project, surrounding properties were developed in the 70's -1 & 2 story structures; range from 5 -67k sf. Proposal is last vacant parcel to develop in area. 2 story commercial office building to north 1 story commercial to west set at an angle similar to the proposed project 2 story warehousing to the south 2 story commercial office and one story commercial retail to the east A 4' planting strip and 6' sidewalk are proposed on Upland Drive. ;,-- ro "a '7\ o 4' Proposal calls for widening Minkler into a 3 lane road -an item in the city CIP. Adding 6' sidewalks on Minkler between the street and the train tracks. create access from both Upland and Minkler Boulevard. Any work within the 30' RR easement will require a permit from UPRR. dditionally, work within the northern 30' easement will require a plat mendment to lift the condition prohibiting access to abutting properties. \e,�� 15' of landscaping further buffer each frontage from the site. Side yard �`�` landscaping is not required per code; applicant proposes adding groundcover to (1' railroad easement on west and east sides. 3 Railroad Spur crossings Top 3 photos show constructed crossings of the same spur on nearby properties. They have RR crossing signs as shown and are either paved or rubberized adjacent to the track. Crossings and signage will be subject to UPRR standards. Lower 3 photos show the condition of western, northern and eastern spurs adjacent to the property 4 Relationship of Structure to Site Building is angled on the site to mimic the lot shape. Allows for vehicular circulation around entire building minimizing the visual dominance of one large surface parking lot. k-- I 3 entrances into the building with parking evenly dispersed around the building e Lot currently has no access; access is proposed onto Minkler and Upland. Trash enclosure in southwest corner, screened with landscaping and painted in building field color. S 5 Landscape and Site Treatment Flat site. ths- e s• - -• •u A c • ;_" o �' 2 plazas on site. Minkler perimeter landscaping includes a plaza w /benc es connected to building and sidewalk w /raised ped path that also serves as speed bump. "k c Lc\% (ja\— s '- - A.60 ©o 2nd plaza with benches at south entrance of building. Trees proposed are part of the draft street tree plan for the urban center; the street tree plan will be included in either the TUC plan or in a revised tree ordinance. Landscape islands break up every 10 parking stalls. Landscaping in excess of code (13k versus 31k sf) Well lit site with pole mounted lighting at perimeter and building mounted lighting adjacent to building Western spur is identified in the pending Walk and Roll plan as a preferred mixed use trail location through the TUC. If UPRR doesn't allow a sidewalk adjacent to their tracks, a sidewalk could be added if spur is abandoned in future. 6 Building Design PA M- 1, ilk Facing Minkler Boulevard C 1'111 11111 ! 1111 IIJI!1' '.11114 ' I4' 'u I®i I[*J 01 I131 :rnI ©IAooi 39 Facing Upland Drive EAST ELLW011 Facing East s URI192 w I® rIIO IIf [ I.�Rrnil II 111 UIIIF IN Eli i FIE MU O®IIem[ao DU km, main e ' MEST ELEVATICN Facing West N04T. EtEPA710N Building is concrete tilt -up with glass & steel. Every side has a feature wall, 3 sides have entrances and no side acts as a back to the building. Facade is articulated with inset windows, recessed walls, sloping feature walls, and glass entrance towers with angled roofs. Field color is a neutral tan, with red accents on feature walls and accent panels. 2 types of glazing r used to call out feature walls Dark brown is used for storefronts, trim, and mechanical screening. Entrances are located on the east, north and south sides 7 Miscellaneous Structures and Street Furniture Bike rack •i.1 tf. -. \bt) Lighting– pole lighting in parking lot and wall mounted sconces on the building 5 benches -3 in north plaza, 2 in south plaza. Signage: It is anticipated that the updated sign code will be adopted prior to this building submitting for sign permits. Site and building signage will be reviewed administratively under the codes in place at the time a complete sign application is received. 8 Comprehensive Plan Policies • Commercial Areas Goal Goal 1.7: "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 landscaping, and are wholesome and in harmony with adjacent uses ". • Tukwila Urban Center Goal Goal 10.2 "Encourage and allow a central focus for the Tukwila Urban Center, with natural and built environments that are attractive, functional, and distinctive, and supports a range of mixed uses promoting business, shopping, recreation, entertainment, and mixed use residential opportunities:" COMMERCIAL AREAS GOAL Sidewalks are proposed on the north and south frontages, 2 plazas onsite, pedestrian facilities surround building, raised ped path /speed bump, Well -lit with parking lot and building mounted lighting. Circulation around building and onto both access roads. Street trees in planting strip with sidewalk and 15' landscaping on south, more than 15'of landscaping on north 125 parking stalls are required per code; 168 are provided. TUC GOAL: Design is high quality. Site design includes sidewalks on both frontages, parking dispersed around site to minimize the appearance of one large paving area. Two plazas are on site. Landscaped area well above amount required by code. Building employs a variety of materials, with all sides fully designed. Angled walls, tower elements and angling the building on the site creates a visually engaging, interesting design. 9 1 Recommendation Approval with Conditions R'.i`�',:T'.! sari -��i�'&'F,'.�•�..�= sY�:�h�A. r�k��q, ti��4'�..r�.1�-� �, 1. Obtain a permit from UPRR prior to starting work within their easement. (sidewalk, landscaping, street widening, access over their tracks) 2 • Remove plat condition restricting access to abutting properties along the northern 30' easement. Oc c es s 10 • City of Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director BOARD OF ARCHITECTURAL REVIEW NOTICE OF DECISION DATED September 26, 2008 To: Dan Balmelli, Barghausen Consulting Engineers, Inc. King County Assessor, Accounting Division Washington State Department of Ecology JC Flynn, Union Pacific Railroad This letter serves as a notice of decision and is issued pursuant to the Notice of Decision, Permit Application Types and Procedures Chapter, Tukwila Municipal Code (TMC) 18.104.170 on the following project approval. I. Project Information File Number: L08 -027 Minkler Office Building Design Review Type of Permit Request: Type 4 approval for design review for a 41, 468 square foot office building with associated parking, landscaping, and site design. Location: 300 Upland Drive Associated Files: E08 -007, SEPA Environmental Review Applicant: Dan Balmelli, Barghausen Consulting Engineers Owner: The Andover Company, Inc. Notification: Notice of Application for this Type 4 permit was mailed to surrounding property owners, interested parties, affected agencies and posted on the site on June 5, 2008. Notice of Public Hearing was mailed to the above, posted on site, and published in the Seattle Times on Sept. 10, 2008. Comprehensive Plan & Zoning Designation: Tukwila Urban Center SEPA Compliance: A Determination of Non - Significance was issued on July 29, 2008. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • II. Decision Based upon the plans and information submitted in connection with this application; the finding and conclusions contained in the staff report dated September 17, 2008; the public hearing on September 25, 2008; and subject to the conditions recited below; the Tukwila Board of Architectural Review (BAR) has determined that the application for the Minkler Office Building meets the BAR criteria and has approved that application based on the findings and conclusions contained in the staff report. III. Your Appeal Rights The decision on this Permit Application is a Type 4 decision pursuant to the Tukwila Municipal Code (18.104.010 TMC.) One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of the EIS is permitted. A party, who is not satisfied with a City Council decision on an appeal, may file an appeal of the Council's decision in King County Superior Court. IV. 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 21 days of the issuance of this Decision, which is by October 17, 2008. The requirements for such appeals are set forth in the Appeal Processes Chapter of the Tukwila Municipal Code (18.116.) All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 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. SM Page 2 of 3 09/26/2008 H: \L08 -027 E08 -007 Minkler Office\Minkler NOD.doc • V. Appeal Hearings Process Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the City Council based on the testimony and documentary evidence presented at the open record hearing. 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 of the EIS 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. The City's decision to issue an EIS for this approval and any other pending permit applications for the development of the subject property is final. VI. Inspection of Information on the Application Project materials including the application, the staff report, the EIS, and other studies related to the approval are available for inspection at the: Tukwila Department of Community Development, 6300 Southcenter Blvd., and Suite 100, Tukwila, Washington 98188 Monday through Friday - 8:30 a.m. and 5:00 p.m. The project planner is Stacy MacGregor, who may be contacted at 206 - 431 -3670 for additional 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. acy Mac regor Assist. ' anner Department of Community Development City of Tukwila cc: L08 -027 SM Page 3 of 3 09/26/2008 H:1L08 -027 E08 -007 Minkler Office\Minkler NOD.doc SYNTHESU PC THE FUSION OF ARCHITECTURE, DESIGN TECHNOLOGY & PEOPLE September 11, 2008 Stacy MacGregor City of Tukwila Deparment of Community Development 6300 Southcenter Boulevard, Suite 100 RE: Response to Second Comment Letter Minkler Office Building L08 -027 Dear Stacy, The following is our response to your Second Comment Letter received on September 3, 2008: All sheets: Minkler, remove the existing curb and have all improvements end at the new curb /gutter /sidewalk to the south. Response: The existing curb has been removed on Minkler. 2. Make both Minkler and Upland sidewalks 6' wide. Ultimately, I am prepared for the Minkler sidewalk to not have Union Pacific approval. This change will be a minor modification to the design review and can be processed administratively. In light of this, please upgrade the sidewalk on Upland to include a 4' wide planting strip or tree wells every 30'. Select from the following list of trees: Eastern Redbud, Kousa dogwood, Johnson Ash, Crape Myrtle, Yoshino Flowering Cherry, Hornbeam, American Smoketree, Persian Ironwood, Japanese Zelkova Green Vase. /Response: The Minkler sidewalk has been changed to 6' wide. A 4' wide planting strip and 6' wide sidewalk has been added to Upland. See sheets A1.1 and L -1. Sheet A1.1 1. Show the sidewalk on Upland on sheet A1.1. (Addressed in number 2 above.) /Response: A 4' wide planting strip and 6' wide sidewalk has been added to Upland. 2. Label the compact stalls "compact" in 8" letters (to scale). Response: The compact stalls have been labeled on sheet ALL 3. Change the parking ratio on A1.1 to the City of Tukwila standards of 3:1000 for an office building. This will lower the required parking to 125 and compact to 37. 11911 NE 1st Street, Suite 103 Bellevue, WA 98005 425 646 1818 (fax) 425 646 4141 'D4A4,4\\--<) Response: The parking ratio on A1.1 has been changed to 3:1000. abel the benches as benches; provide a cut sheet of the proposed benches. Response: The benches have been labeled on A1.1 and L -1. A cut sheet of the bench has been attached. Provide a detail of the trash enclosure and the doors used. Response: A Trash Enclosure Detail has been added to A1.1. The drive aisle on the west side needs to be 25' wide because of the compact stalls. It is not clear to me what you can and can't do in the UP easement but gaining a foot that direction would be preferred. If that can't be done, you could gain a foot in the landscaping around the west side of the building. Response: The west drive aisle has been changed to 25' wide. The additional foot was gained in the landscaping against the west side of the building. Sheet A4.1 /1. Add a red "leaning tower" feature to the west elevation or some feature to �/ "complete" that facade. Response: A "leaning tower" has been added to the west elevation. 7 Use the final color scheme John and I worked out with a thin red band at the top, and thicker red bands at the base of the upper windows and the base of the building. Response: The final color scheme will be used. Sheet L -1 ,1! Show pedestrian walkway as raised concrete. / Response: The raised concrete pedestrian walkway has been labeled. Provide square footage of entire landscape area including foundation and perimeter landscaping. Response: See revised Landscape Calculations on sheet L-1. Add a note that permanent irrigation will be provided and detailed as part of the building permit process. Response: See Landscape Note #11. 4. Add trees to two parking islands: On the east side, the third island from the north and on the south side of the plaza at Minkler. Response: Trees have been added to the west and southwest parking islands. SYNTHESISPC THE FUSION OF `e� ARCHITECTURE, DESIGN TECHNOLOGY & PEOPLE 5. Add shrubs to 5 landscape areas: the four exterior corners /islands of the interior landscaping area that surrounds the building and the south side of the plaza at Minker. espouse: Shrubs have been added to the 5 landscape areas. Signs: 7 1. Your site will allow a monument sign with 75 square feet of signage per side along Minkler. Provide a detail of what this monument will look like. The tenant panels can remain blank. We prefer to see the building identified on the sign also (for example "the Rockwell Building" or "300 Minkler"). Response: Per our conversation, the monument sign will be revisited with the new sign code. 2. On the building, we prefer to have the building named as number 1 above and list the tenants on an internal panel. Wall mounted tenant signs on office buildings don't tend to work well. Show on the building the sign location(s) and label them as such. Response: Per our conversation, building signs will be revisited with the new sign code. Public Works Department No comments at this time. Building Department No comments at this time. Fire Department No comments at this time. Verbally they okayed the re- addressing to Minkler. They said it will be addressed with the building permit. If you have any questions, please call me at 425.646.1818 or email me at john.11acuna(c4svnthesispc. com. Sincerely, John Llacuna Architect 11911 NE 15' Street, Suite 103 Bellevue, WA 98005 425 646 1818 (fax) 425 646 4141 6 Pll Lr 56 4 1 N N \� 0/.. 55 N 0 ts III TH411E1;11114.0 ind'Ohili 2 1 a gl 2; rill 11 50 10 ��G1 �pQ n �h " � ��lS gyp+ zi 2.1 1411 Z 1pj 85p 5 ��7C 5��111 3 41 ;14' ;51! 6h4q811IPP 4111 31 poilm 11:11111! !R 0 F ;741 rp $ 6r4 ! Y M S310N 3dV3SONVI PRELIMINARY LANDSCAPE PLAN MINKLER BLVD OFFICE SS.ot * 96lM LA -4 , „;,,,err J 0 OUP 00 *. .0.. •.0.00..oe. ill M411001D5iMiiifillill IP /ill WI Fill I il l!Will4 ollig!!! i 11 411411 ii gp ; A -- - - -- iEkR RE €EkR�kE gwwgwK^�tir li €€ € € €€ !,Z:: € €3'53�3?S 33, ; € € 3 € € € € € "' FM FPFF Y Y "WW1 1 K N h 1 K 1 K K . 4 4 4 4 4 1 1 1 n n n n n n n n n n n n n n n n n ts III TH411E1;11114.0 ind'Ohili 2 1 a gl 2; rill 11 50 10 ��G1 �pQ n �h " � ��lS gyp+ zi 2.1 1411 Z 1pj 85p 5 ��7C 5��111 3 41 ;14' ;51! 6h4q811IPP 4111 31 poilm 11:11111! !R 0 F ;741 rp $ 6r4 ! Y M S310N 3dV3SONVI PRELIMINARY LANDSCAPE PLAN MINKLER BLVD OFFICE SS.ot * 96lM LA .COIAPACT. PAINTED 111/ 8 HICH LETTERS, PEP • - - • - • • • _ • • • • • ” MINKLER BOULEVARD ........................,.....„. • : q rt;e4** 7 1..our# A...-# /' • RAISED CONC WALKWAY / „/' ••• 7- .74 AT-a. [11111 11 ANDARD LANDSCAPE 138 SF UPLAND DRIVE t 111•1111111•11111•1111111•11111=1111•11111111 TO SITE PLAN 601.6 07-42 LEGEND / CELE CONCRETE SIDEWALK 209461 PROJECT INFORMATION sa AKA 9989*1 MAU:9C AKA 151 *0094 6604 210 ROOS MD 6419461 11042 1.0211 71TE OF CMS. VON 8C) • 041 (50064 OREM CURES) 119349.61 SF 2.73 AC 41.418.36 SF 21.01643 SF 20.47223 SF 9-13 5,946012120 TOTAL RECLISED PARnIC 1092 41.18638 SF VALIUM 11020 STALLS SECIURED 125 STALLS STALLS PRINCES ST98.920 ACCESSIBLE =PACT TOTAL ID STALLS 6 STALLS 43 STALLS 168 wow C) TRASH ENCLOSURE 414E SYNTQESIS PC THE FUSION 0 ARCHITECTURE. DESIGN TECHNOLOGY 8 PEOPLE 11911 NE 141 Street. 58114 103 1341490644. WA 98005 425 848 1818 (194425 13464141 GEORGE ROCKWELL 415 BAKER BLVD, SUITE 200 SEATTLE, WA 98188 REVISIONS C 00 CO IX PINING 0041043 loo PROFESSIONAL STAMP PROJECT INFORMATION MINKLER BLVD OFFICE TUKWILA, WA SHEET INFORMATION oEscA Arm. so sr. owoo 0.3 31 00 A1.1 - 0/020 01401 www.synthesispc.com IMLRLICELCSAL CD ICI-539 LEGEND IAN (TEXTURE PNNT) • CONCRETE PANELS aj 0-159 CLASSIC LIBERTY RED (TEXTURE ma) • CONCRETE PANELS CD ICI-1913 MANOR HOUSE • CONCRETE PANELS • METAL SIDING • METAL FASCIA • ENTRANCE TRIM • mECHAMCAL SCREENING CD PPG 'SMARMY • VISION GLAZING csj OPACI-COAT-300 13-747 HNUONY GRATUTE j14 • SPANDREL GLAZING OE) ANODIZED STANDARD MEDIUM BRONZE AB-5 • ALUMNUAL STOREFRONT FRAMES • OSOUTH ELEVATION 932. • 1101. s1-n• T -41 1-r P4. 1 114 OEASTv..ELETION 13 r-r r-r 20/-0. f -r (7\ NORTH ELEVATION vst/ St. 1.-Cr TM' Lc) � \ WEST ELEVATION ks: no: apr • e-r cD- 0-51 0,09050U •samoo".' rum .;;Z■ ROA SYNTHESIS PC THE FUSION OF ARCHITECTURE. DESIGN TECHNOLOGY & PEOPLE 11811 NE 1st 56709. Sults 103 91090090, WA 90005 425 649 1818 (fax) 425 640 0101 GEORGE ROCKWELL 415 BAKER BLVD, SUITE 200 SEATTLE, WA 95188 REVISIONS ........ C PI OS .499 OasprS PROFESSIONAL STAMP PROJECT INFORMATION MINKLER BLVD OFFICE TUKWILA, WA SHEET INFORMATION ma. 01,099 49191 • •.• . .• .• • . 9 .!!1•■•.,, 000 03 31 00 ail ma A4.1 mama os 0702001=1 wviw.synthesispc.com • MIN IM11.1•00 a 19I.A I/ A" \A 11.2 r GL -G: rOn.,1ONA, + 20 1 /2" -4- ± ;VA-10K OF X01\ 1- 1_ .:VATIO\ 72" 1 1/4" 18" TYP. 1 1/2" 72" ' `Y 0 41OL.E.:3 r_ FE:(11 it I/ _' 1 0 1;.0.. 1\1.10 ' MINI C2fH:VS i URBAN ACCESSORIES 465 East 15th Street Tacoma, WA 98421 Ph (253) 572 -1112 Fax (253) 572 -1119 I - BEAM BENCH PROJECT PROJECT# XXXXX DATE: 1 0/1 /03 SH #: 1 SCALE: N.T.S. MATERIAL: STEEL W /POWDER COAT FINISH DRAWN BY: S. BRUSH Cc: George Rockwell Dan Balmelli Corky Brown Enc: (1) Sheet A1.1 - Site Plan (1) Sheet A4.1 — Elevations (1) Sheet L -1 — Preliminary Landscape (1) Bench Cut Sheet bc2iNc),-'3 k'\\sl, u,sVo al( .PkIN6))c- (2.)) fueekrult.)..Y ot, oM L1 3 . ILL ce co-NI pc-cA (aa 3‘,--vtska.0 4. 5 J s. c,Q,.11,r(.--1 T2Ds.);&st.. r Vrissa- Ocev N)zi, .1fLA—L)ey1 b 00 e'-. fl► x i 7 C • C�. b 50 n eitti al J uftwita Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION I, r 19 1/:, ( A/ HEREBY DECLARE THAT: j Notice of Public Hearing Pro ect Name: Determination of Non - Significance Project Number: Notice of Public Meeting Mailing requested by: Mitigated Determination of Non - Significance Mailer's signature: Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet 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/attached on this 9 day of >2 in the year 2OO C:\DOCUMENTS AND SETTINGS \TERI- S\DESKTOP\AFFIDAVITOF D UTION.DOC Pro ect Name: Ap /4r-__, _ ' i i__ 410. Project Number: Log ► o,? .- • ,ei Mailing requested by: �j Mailer's signature: . /'��.a it C:\DOCUMENTS AND SETTINGS \TERI- S\DESKTOP\AFFIDAVITOF D UTION.DOC CITY OF tli NOTICE OF. PUCBLIC HEARI PROJECT INFORMATION Dan Balmelli of Barghausen Consulting Engineers, Inc. has filed applications for development of a new 41,468 sf office building on a 2.47 acre site along with associated clearing and grading, paved parking, landscaping, and site design. The project is located at 300 Upland Drive between Upland Drive and Minkler Boulevard. The site is currently a vacant lot. Permits applied for include: L08 -027, Public Hearing Design Review and E08 -007, SEPA Environmental Review. Other known required permits include: Building Permit; Sign Permit; Union Pacific Rail Road permit to work within 25' of track. 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: L08 -027, E08 -007 OPPORTUNITY FOR PUBLIC COMMENT You are invited to comment on the project at a public hearing before the Board of Architectural Review, scheduled for 7:00 pm, September 25, 2008 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call Stacy MacGregor at the Department of Community Development at (206) 431 -3670. For further information on this proposal, contact Stacy MacGregor at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 4:30 p.m. Application Filed: April 24, 2008, 2008 Notice of Completeness Issued: May 22, 2008 Notice of Application Issued: June 05, 2008 H: \L08 -027 E08 -007 Minkler Office \NOH.DOC FRECSU70P0 SIa. MINKLER BOULEVARD ' 11•T rwic t LANDSCAPE SMACK dT / 7 ti 0 0 0 0 0 [7 ---- ---- - --- -- �- UPLAND DRIVE SITE PLAN c51: r • a -r BALDING AIWA 41,468 SF 1ST FLOOR 11,028 SF I10 FLOOR 10,440 SF PN81WG PRONUE0 110 51A1L5 MOW RA10 4.1:1000 SF RECEIVED APR 2 4 200$0 COMMUNITY EVELO SYNTHESIS PC tuFE S aFEGPIF. ME 1n Stmt. 804.103 9n515 (ww 68005 54 425 •••• 425 545 •141 GEORGE ROCKWELL 415 BAKER BLVD. SUITE 200 SEATTLE. WA 98188 PE VISIfN 1S PROFESSIONAL ST A':P 'FROJECT INF OPr.1A LION MINKLER BLVD OFFICE TUKWILA, WA SHEET INFOR1.,,AT ION SITE PIAII . . K651V YAP L,3 as A1.1 1-Rvw.synthesispc.com _J CH�IST: ENVIRONMENTAL REVIEW /SHORELINE OAT MAILINGS ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE v V N OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT FEDERAL AGENCIES () U.S. ENVIRONMENTAL PROTECTION AGENCY () U.S. DEPT OF H.U.D. ( ) NATIONAL MARINE FISHERIES SERVICE WASHINGTON STATE AGENCIES ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. () DEPT OF FISHERIES & WILDLIFE ( ) DEPT OF SOCIAL & HEALTH SERV. ( ) DEPT OF ECOLOGY, SHORELAND DIV, NW Regional Office EPT OF ECOLOGY, SEPA DIVISION* \� OFFICE OF ATTORNEY GENERAL • SEND CHKLIST W/ DETERMINATIONS • SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 () FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION () K.C. DEPT OF PARKS & REC KC. 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 () HEALTH DEPT \ () PORT OF SEATTLE \V,, () K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR K.C. TRANSIT DIVISION - SEPA OFFICIAL () K.C. LAND & WATER RESOURCES SCHOOLS /LIBRARIES CITY AGENCIES () KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: () PUBLIC WORKS ( )FIRE () POLICE ( ) FINANCE () PLANNING () BUILDING () PARKS & REC. () MAYOR () CITY CLERK OTHER LOCAL ACgEN�IES () PUGET SOUND REGIONAL COUNCI L \ () SW K C CHAMBER OF COMMERCE �( ) MUCKLESHOOT INDIAN TRIBE CULTURAL RESOURCES PROGRAM"" ISHERIES PROGRAM"" �WILDLIFE PROGRAM Sen SEPA Checklist and full set of plans w/ NOA MEDIA ( ) SEATTLE TIMES () SOUTH COUNTY JOURNAL () FOSTER LIBRARY () K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT () SEATTLE SCHOOL DISTRICT () RENTON SCHOOL DISTRICT lit OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 ( ) WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS ( ) BRYN MAWR - LAKERIDGE SEWERNVATER 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 FUND TRANSIT UWAMISH RIVER CLEAN -UP COALITION' " SE D NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER L( L-L toZiS �z Rye �r, wA ce()312_ PMDMINISTRATI V E \FORMS \CHECKLIST.DOC ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW € 4 2-4 5 ('nc�L;�,; r� 4 31 u Vicerrl pro i..)A 41 7 a 2, . • Occupant Occupant Occupant 340 UPLAND DR D 340 UPLAND DR E 340 UPLAND DR F SEATTLE WA 98188 SEATTLE WA 98188 SEATTLE WA 98188 Occupant Occupant Occupant 340 UPLAND DR G 340 UPLAND DR H 340 UPLAND DR I SEATTLE WA 98188 SEATTLE WA 98188 SEATTLE WA 98188 Occupant Occupant T. W. Carrol & Co., Inc. 340 UPLAND DR J 340 UPLAND DR K 350 UPLAND DR SEATTLE WA 98188 SEATTLE WA 98188 TUKWILA WA 98188 -2895 Impact, Inc. 354 UPLAND DR TUKWILA WA 98188 -3801 Plastics Northwest 360 UPLAND DR TUKWILA WA 98188 -3801 SafeWorks, LLC 365 UPLAND DR TUKWILA WA 98188 -3802 Nation Sign Co. 356 UPLAND DR TUKWILA WA 98188 -3801 DGI LLC 364 UPLAND DR SEATTLE WA 98188 C & F PROPERTIES LLC 370 UPLAND DR TUKWILA WA 98188 Unitec Corp. 358 UPLAND DR TUKWILA WA 98188 -3893 Datec, Inc. 364 UPLAND DR TUKWILA WA 98188 -3892 Litho Design, Inc. 370 UPLAND DR TUKWILA WA 98188 -3801 Motivational Systems, Inc. LUND,JAMES Zee Medical 374 UPLAND DR 378 UPLAND DR 378 UPLAND DR TUKWILA WA 98188 -3801 SEATTLE WA 98188 TUKWILA WA 98188 -3801 WIG PROPERTIES LLC -SS 4811 134TH PL SE BELLEVUE WA 98006 Showa Co. (U.S.A.), Inc. 575 ANDOVER PARK W #105 TUKWILA WA 98188 -3348 Medical Billing Solu., Inc. 625 ANDOVER PARK W #101 TUKWILA WA 98168 -3332 Nextel West Corp. 575 ANDOVER PARK W TUKWILA WA 98188 -3348 AMB INSTITUTIONAL ALLIANCE FUN 60 STATE ST 1200 BOSTON MA 2109 King County Housing Authorty 625 ANDOVER PARK W #107 TUKWILA WA 98188 -3332 WA State Nurses Assn., Inc. 575 ANDOVER PARK W #101 TUKWILA WA 98188 -3348 King County Housing Authorty 600 ANDOVER PARK W TUKWILA WA 98188 -3326 Standard Register Co. 625 ANDOVER PARK W #111 TUKWILA WA 98188 -3332 Hayek's Leather Furniture 1015 ANDOVER PARK W TUKWILA WA 98188 -7617 Harris Biomed. /Terrell Corp 1035 ANDOVER PARK W #120 TUKWILA WA 98188 -7627 Royal College/Medical Tm'g. 1035 ANDOVER PARK W #210 TUKWILA WA 98188 -7627 Reliable Parts, Inc. 1051 ANDOVER PARK W TUKWILA WA 98188 -7622 • • SE Asia Food Distrib., LLC 1035 ANDOVER PARK W TUKWILA WA 98188 -7658 All About Hope 1035 ANDOVER PARK W #200 TUKWILA WA 98188 -7627 IPTN NORTH AMERICA INCS 1035 ANDOVER PARK W B TUKWILA WA 98188 Crown Moving Co., Inc. 1071 ANDOVER PARK W TUKWILA WA 98188 -7622 Irina Turner /Atelie Couture 1035 ANDOVER PARK W #110 TUKWILA WA 98188 -7627 Proactive Learning Systems 1035 ANDOVER PARK W #200 TUKWILA WA 98188 -7627 WEYMILLER,S A TRUST 10409 SUNRISE BEACH DR NW GIG HARBOR WA 98332 TANAKA HOLDING LLC 1105 PORTER WAY MILTON WA 98354 FRIESEN,CLARENCE FRIESEN,CLARENCE W & DORIS E SOUTHCENTER CORPORATE SQUAR 11131 SE 57TH ST 11131 SE 57TH ST 150 CALIFORNIA ST BELLEVUE WA 98006 BELLEVUE WA 98006 SAN FRANCISCO CA 94111 Kohls Nordstrom Rack Petco 17200 SOUTHCENTER PKWY 17200 SOUTHCENTER PKWY 17200 SOUTHCENTER PKWY TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 HEITMAN MINKLER ASSOCIATES AN LLC MVI TUKWILA 2 LLC 191 N WACKER DR 2500 2731 77TH AVE SE 206 3007 WEBSTER POINT RD NE CHICAGO IL 60606 MERCER ISLAND WA 98040 SEATTLE WA 98105 Can-Go Shippers Ware house 305 UPLAND DR TUKWILA WA 98188 -3802 Elliott Bay Service 305 UPLAND DR TUKWILA WA 98188 -3802 North to Alaska 305 UPLAND DR TUKWILA WA 98188 -3802 KIR TUCKWILA 050 LLC & KIMCO Occupant Sea -Aire, Inc. 3333 NEW HYDE PARK RD 100 335 UPLAND DR 340 UPLAND DR NEW HYDE PARK NY 11042 TUKWILA WA 98188 TUKWILA WA 98188 -3801 Occupant Occupant Occupant 340 UPLAND DR A 340 UPLAND DR B 340 UPLAND DR C SEATTLE WA 98188 SEATTLE WA 98188 SEATTLE WA 98188 Southcenter Corp. Square LLC 635 ANDOVER PARK W #107 TUKWILA WA 98188 -3350 Advanced Interactive Systems 665 ANDOVER PARK W TUKWILA WA 98188 -3319 Hot Shots / Johnson & Gagne 635 ANDOVER PARK W #108 TUKWILA WA 98168 ELTZ PROPERTIES WASHINGTON C 0 METZLER REALTY ADVI 700 5TH AVE 6175 SEATTLE WA 98104 Int'1 Academy of Design/Tech 645 ANDOVER PARK W TUKWILA WA 98188 -3319 Tuesday Morning, Inc. ( #836) 700 ANDOVER PARK W TUKWILA WA 98188 -3322 Disc Makers, Inc. Occupant HAYEK,HUSSEIN A 730 ANDOVER PARK W 760 ANDOVER PARK W 79 COLUMBIA ST TUKWILA WA 98188 -3322 TUKWILA WA 98188 SEATTLE WA 98104 R2R INVESTMENTS LLC 7979 S 180TH ST KENT WA 98032 Nordstrom ( #187) 1000 Andover Park W Tukwila WA 98188 ENTERPRISE RRW PO BOX 1201 MAPLE VALLEY WA 98038 DC7T ./_ /,2,e %%i' 134- 6.17s5cn Caith 1I /:x '0115 71,zei .9v6 ker,, Win) 9803 . ANDOVER WEST LLC PO BOX 97070 KIRKLAND WA 98083 • City of Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Sent via email September 3, 2008 Mr. Dan Balmelli Barghausen Consulting Engineers, Inc. 18215 72nd Ave. S Kent, WA 98032 RE: Second Comment Letter Minkler Office Building L08 -027 Dear Mr. Balmelli: Please address the following comments. In order to make the September 25th Design Review Hearing, I need to post notice in the Seattle Times on Monday, September 8th. I don't expect complete drawings by the 8th but if we can talk by phone this week and get a verbal confirmation that the remaining issues can be addressed. I will need a complete drawing set by Thursday, September 11th. The only drawings I need for BAR are sheets A1.1, A4.1, and L -1. There are no comments on the civil set and the BAR will not review the civil set. Planning Department: reviewed by Stacy MacGregor 206 - 433 -7166 Reflect the following comments on the following sheets: All sheets: 1. On Minkler, remove the existing curb and have all improvements end at the new curb /gutter /sidewalk to the south. 2. Make both Minkler and Upland sidewalks 6' wide. Ultimately, I am prepared for the Minkler sidewalk to not have Union Pacific approval. This change will be a minor modification to the design review and can be processed administratively. In light of this, please upgrade the sidewalk on Upland to include a 4' wide planting strip or tree wells every 30'. Select from the following list of trees: Eastern Redbud, Kousa dogwood, Johnson Ash, Crape Myrtle, Yoshino Flowering Cherry, Hornbeam, American Smoketree, Persian Ironwood, Japanese Zelkova Green Vase. SM Pagel of 3 H: \ L08 -027 E08-007 Minkler Office\ technical comments2.doc 09/04/2008 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Minkler Office Building Technical Comments • Sheet A1.1 1. Show the sidewalk on Upland on sheet A1.1. (Addressed in number 2 above.) 2. Label the compact stalls "compact" in 8" letters (to scale). 3. Change the parking ratio on A1.1 to the City of Tukwila standards of 3:1000 for an office building. This will lower the required parking to 125 and compact to 37. 4. Label the benches as benches; provide a cut sheet of the proposed benches. 5. Provide a detail of the trash enclosure and the doors used. 6. The drive aisle on the west side needs to be 25' wide because of the compact stalls. It is not clear to me what you can and can't do in the UP easement but gaining a foot that direction would be preferred. If that can't be done, you could gain a foot in the landscaping around the west side of the building. Sheet A4.1 1. Add a red "leaning tower" feature to the west elevation or some feature to "complete" that facade. 2. Use the final color scheme John and I worked out with a thin red band at the top, and thicker red bands at the base of the upper windows and the base of the building. Sheet L -1 1. Show pedestrian walkway as raised concrete. 2. Provide square footage of entire landscape area including foundation and perimeter landscaping. 3. Add a note that permanent irrigation will be provided and detailed as part of the building permit process. 4. Add trees to two parking islands: On the east side, the third island from the north and on the south side of the plaza at Minkler. 5. Add shrubs to 5 landscape areas: the four exterior corners /islands of the interior landscaping area that surrounds the building and the south side of the plaza at Minkler. Signs: 1. Your site will allow a monument sign with 75 square feet of signage per side along Mink er. Provide a detail of what this monument will look like. The tenant panels can remain blank. We prefer to see the building SM Page 2 of 3 09/04/2008 H: \ L08-027 E08-007 Minkler Office\ technical comments2.doc Minkler Office Building Technical Comments • identified on the sign also (for example "the Rockwell Building" or "300 Minkler"). 2. On the building, we prefer to have the building named as number 1 above and list the tenants on an internal panel. Wall mounted tenant signs on office buildings don't tend to work well. Show on the building the sign location(s) and label them as such. Public Works Department No comments at this time. Building Department No comments at this time. Fire Department No comments at this time. Verbally they okayed the re- addressing to Minkler. They said it will be addressed with the building permit. If you have any questions, I can be reached at 206 -433 -7166 or by email at smacgregor @ci.tukwila.wa.us. Sincerely, Stacy MacGregor Assistant Planner SM Page 3 of 3 09/04/2008 H: \ L08-027 E08-007 Minkler Office\ technical comments2.doc September 2, 2008 Dave: John Flynn is our project contact in Portland regional office at: J. C. Flynn Manager Special Projects Industry & Public 5424 S.E. McLoughlin Blvd. Portland, Or. 97202 (503) 872 -1809 (office) (503) 872 -1900 (fax) The Assistant Manager of Track Maintenance in Seattle area is Karl Shoemaker, his number is 206 - 764 -1467. He works for Mario Ortegon, Manager of Track Maintenance in Portland, his number is 503 - 249 -2323. UPRR likes it when anyone working near tracks gets a hard hat safety sticker after going through a 1 -hour online training certification at www.contractororientation.com. If the contractor is only crossing over the tracks and not performing any work with labor or equipment within 25 feet of the tracks, they don't need a permit. Any work within 25 feet of the outside of track needs a UPRR permit and a flagman at about $50 /hour paid to UP with a minimum 8 hour callout. Bob 08/24/2008 David McPherson - Minkl: ice Building at 300 Upland Drive, Tukwi A crossing of Union Pacific Railro@age 1 From: David McPherson To: SLLINDSTROM @UP.COM Subject: Minkler Office Building at 300 Upland Drive, Tukwila, WA - crossing of Union Pacific Railroad track Sandy, Ref. the Minkler Office Building at 300 Upland Drive, Tukwila, WA - vehicles crossing over the Union Pacific Railroad track. You e- mailed to George Rockwell at the Andover Corp. on July 24, 2008 and said the following; "Union Pacific is not supportive of track removal in this area. I would recommend paving around the rail." My questions are - (1) By paving around the rail, does this mean that the railroad would allow vehicles to cross the railroad track? The Applicant's proposed plan shows a new access at the Northern property line onto City right -of- way. (2) Assuming that vehicles can cross the railroad track, is there a permit needed from the railroad? (3) Does the railroad have a standard detail for a rail crossing? Please e-mail me back (or) call me at the number below. Thank you. David McPherson Development Engineer Public Works Department (206) 431 -2448 Stacy MacGregor, Assistant Planner City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 August 8, 2008 CIVIL ENGINEERING, LAND PLANNING, SURVEYING RE: Response to Comments - Public Hearing Design Review Application Proposed Minkler Office Building Tukwila, Washington City File No. L08 -027 Our Job No. 12961 Dear Stacy: We have revised the plans and technical documents for the project referenced above in accordance with your comment letter dated July 21, 2008. Enclosed are the following documents for your review and approval: 1. Five (5) sets of the Revised Architectural, Landscape and Preliminary Civil Engineering Design Plans 2. One (1) copy of the Revised Plan Sheets reduced to 11 x 17 XFive (5) copies of the Photometric Plan 4. One (1) set Redline Plans ne (1) copy of the Project Narrative prepared by Synthesis, PC Five (5) copies of the Bike Rack Detail ��One (1) copy of the Traffic Concurrency Certificate Application One (1) copy of the Colored Building Elevation Board One (1) copy of the Email from Union Pacific Railroad regarding improvements within the UPRR Right -of -Way 10. One (1) copy of the Title Report The following outline provides each of your comments in italics as written, along with a narrative response describing how each comment was addressed: Planning Department [Reviewed by Stacy MacGregor, (206) 433 -71661 1. Provide a thorough written discussion of your project and how it is consistent with the design criteria for Board of Architectural Review (BAR) in Tukwila Municipal Code (TMC) Chapter 18.60.050 B. This discussion will be included in the packets given to the BAR members and used to evaluate your project. 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 Stacy MacGregor, Assistant Planner City of Tukwila Department of Community Development -2- August 8, 2008 Response: See attached written discussion from Synthesis, PC. 2. Show all property lines on all plan pages. The railroad easement is on your property and your property continues to Minkler but your "property lines" often appear to be at the inside of the easement. Response: The property lines and railroad easement have been added to the preliminary design plans and clarified as requested. Board of Architectural Review: Commercial and Light Industrial Design Review Criteria I. Relationship of Structure to Site 1. The City would like to see buildings pulled forward to the property line setback and parking located to the rear and side of the building. Try to re- orient the building so that it will interact with Minkler and not be separated from the street via parking. This site, with the railroad easement makes this challenging and the City recognizes that it may not be feasible given the site constraints. Locating the building to the edge of the easement and not placing parking between the building and the street is desired. Response: The building has been moved as close as possible to Minkler Boulevard. Parking stalls along the north lot have been reduced and a landscaped Plaza has been added along Minkler Boulevard to buffer the parking lot from the street. 2. Consider creating pedestrian /office worker seating or patio areas to lawn areas around the building. Response: Benches have been provided at the North and South ends of the site. See sheets A1.1 and L -1. 2 Relationship of Structure to Adjoining Area 1. Describe the role of the UP tracks /easement on the property. In talking with George Rockwell, it sounds as if the tracks may be abandoned. The City is interested in the easement on the west side of the property to be dedicatee as a trail through the urban center. Discuss what may happen to the site if the tracks are abandoned and if they remain. Response: The applicant has been coordinating with Union Pacific Railroad on the proposed project improvements. Attached is an email from the Union Pacific representative indicating that pavement improvements within the Union Pacific Right -of- Way will be acceptable. 2. Where the building faces streets, sidewalks, and pedestrian- accessible spaces consider incorporate two or more of the following means of breaking up wall surfaces: Stacy MacGregor, Assistant Planner City of Tukwila Department of Community Development -3- August 8, 2008 a. Architectural treatments such as recessed windows, seating, recessed secondary entrances, balconies, belt courses, cornices, plinths, or changes in materials and textures. Response: Recessed windows, recessed secondary entrances, wall modulation, paint colors, and textured paint will be used to break up wall surfaces where the building faces streets. See A1.1, A4.1 and Colored Elevation. b. Landscaping treatments that cover 50% of the wall area within 3 years of planting, including planted vertical trellises, raised planter beds or landscaping. A minimum of five foot wide landscaping bed shall be provided for foundation planting walls. Response: Landscaping beds have been provided around the perimeter of the building. See L -1. 3 Landscape and Site Treatment 1. Tukwila Urban Center (pending) design guidelines call for Minkler to be fronted with a 4' planting strip with street trees, a 6' sidewalk, and a cobra light. Your plan set shows a sidewalk within the railroad easement. Provide documentation from UP approving this. Work with City staff to provide an acceptable solution for this area. Response: The applicant has been coordinating with Union Pacific Railroad on the proposed project improvements. Attached is an email from the Union Pacific representative indicating that pavement improvements within the Union Pacific Right -of- Way will be acceptable. A permit will be processed with UPRR as part of the final construction plans. 2. Where will trash and recycling collection occur? Locate it away from Minkler and screen it. Response: Trash and recycling have been located at the southwest corner of the site. There will be an enclosure and landscaping to provide additional screening from Upland Drive. 3. Provide the area in square feet of landscape islands. Response: The area of the landscape islands has been added to sheet L -1. 4. Provide a parking lot landscape island every 10 stalls rather than every 20 stalls. Response: Landscape islands have been located between every 10 stalls. See sheets A1.1 and L -1. 5. Consider a material change for the pedestrian crossings on the site (as opposed to just paint). Consider elevating the crossing to give pedestrians crossing hierarchy as well as to serve as a speed bump. Ensure there are sufficient crossings from the parking to the building. Stacy MacGregor, Assistant Planner City of Tukwila Department of Community Development -4- August 8, 2008 Response: The pedestrian crossing has been changed from stripping to raised concrete. It will also serve as a speed bump. See sheet A1.1. 6. Show lighting levels to property lines. Response: Please see the attached photometric plan prepared by Milligan and Associates which shows lighting levels to the property lines. 7. Show RR tracks on A1.1. Response: The railroad tracks along the west, north, and south property lines have been shown. See sheet A1.1. 8. Label "van" on the van handicap stalls. Response: The accessible van stall has been labeled. See sheet A1.1. 9. Show southern property line on Sheet L -1 Response: The southern property line has been shown. 10. 15' of Type 1 landscaping is required along Minkler and Upland Drive; the plans don't scale to 15'. A tree is required every 20' -30'. Continue landscaping of trees and shrubs to NE corner. Credit for decreased landscaping may be given if a ped path is created on the railroad tracks. Lots of areas have only groundcover. Create areas with additional shrubs. Also see 1.2 above. Response: See revised Landscape Plan. 11. Label sidewalk and include in legend. Response: The sidewalk has been labeled on sheet A1.1. 12. Desired street trees on Minkler include Eastern Redbud, Kousa dogwood, Johnson Ash, Crape Myrtle, Yoshino Flowering Cherry, Hornbeam, American Smoketree, Persian Ironwood, Japanese Zelkova Green Vase. Response: Japanese Zelkova Green Vase trees will be planted on Minkler. See sheet L- 1. 1 Building Design 1. The Tukwila Urban Center is envisioned to be a pedestrian friendly area. The first floor facade should be designed with pedestrian amenities and treatments that create a rich and engage experience for people on the sidewalk. Consider including at least 5 of the following facade elements in the design of the building: a. Window and door elements which embellish the facade Stacy MacGregor, Assistant Planner City of Tukwila Department of Community Development -5- August 8, 2008 b. Decorative light fixtures c. Unique facade treatment, such as decorate materials and design elements d. Decorative paving e. Trellises, railings, gates, grill works, or unique landscaping f Flower baskets supported by ornamental brackets g. Recessed elements h. Balconies i. Medallions j. Belt courses k. Decorative tilework 1. Planter boxes with seasonal color m. Projecting metal and glass canopy n. Clerestories over storefront windows o. Other elements, as approved. Response: The elements being proposed include: 1. Window and door elements — The Aluminum framed doors and windows are used throughout. The frame color will be "Dark Bronze" and the glazing will be "Solargray ". 2. Unique facade treatment — Reveal strips and recesses within the concrete walls are used to delineate color and add depth to the wall surface. There is a protruding feature wall on the East elevation that helps identify the main entrance. The higher wall height, larger openings, and color differentiation all contribute to the definition of the Main Entrance. There are feature walls on the north and south sides that have a pronounced outward lean that will create interest from Minkler Boulevard and Upland Drive. 3. Recessed elements: Recessed elements occur at several levels of the building facade. The concrete walls are modulated along different planes to create depth. The East and South storefront doors are recessed from the planes of the adjacent concrete walls. The concrete panels will also have recessed sections above the first floor windows and below the second floor windows. The windows will also be mounted so that the glazing is recessed from the face of the wall. 4. Projecting metal canopy — Metal canopies mounted just above the storefront doors provide a human scale and protection from the rain. 5. Clerestories over storefront windows - Vision glazing will be used above the storefront doors. The open Lobby will have 36' high glazing along the east and north sides. Stacy MacGregor, Assistant Planner City of Tukwila Department of Community Development -6- August 8, 2008 2. Concrete walls should be architecturally treated, including textured concrete, exposed aggregate, sand blasting, stamping, color coating. Brick, metal, and stone as well as other industrial -type materials are encouraged. Response: Concrete walls will be treated with reveals and textured paint. 3. The door color in the colored elevations appears white. Change the color to a more harmonious choice. Response: Color has been added to the doors. See revised Colored Elevations. 5.. Miscellaneous Structures and Street Furniture 1. A sign is called out on the plans. The sign design and location is a part of design review. Will the building have signage also? Provide a detail of the signs for review. Response: A freestanding sign will be located at the Minkler Boulevard driveway. This is a speculative building so the actual sign design is contingent on the future tenant. The location and design criteria are shown on sheet A1.1. Building face signs would be visible from Minkler Boulevard. These would be backlit channel letters with a maximum total area of 150 SF on the east wall and 115 SF on the north wall. See sheet A4.1. 2. Racks for at least 3 bikes are required. Provide cut sheets and call out on plans. Response: A stainless steel serpentine bike rack will be located near the main entrance. See sheet A1.1 and attached cut sheet. Public Works Department [Reviewed by Dave McPherson, (206) 431 -2448] 1. Verify that the proposed North access driveway across the railroad track is permitted by the railroad. Provide verification in writing. Response: The applicant has been coordinating with Union Pacific Railroad on the proposed project improvements. Attached is an email from the Union Pacific representative indicating that pavement improvements within the Union Pacific Right -of -Way will be acceptable. A permit will be processed with UPRR as part of the final construction plans. 2. Provide a copy of railroad easements (KC recording nos. 7707220771 & 784270035). Response: A copy of the title report is included with this submittal that shows the railroad easement. 3. Water, Sanitary Sewer, and Storm Drainage should be revised as part of future Public Works (or) Building Permit — see redlined plan sheets C2 & C3 of 5 — enclosed. Stacy MacGregor, Assistant Planner City of Tukwila Department of Community Development -7- August 8, 2008 Response: The water, sanitary sewer and storm drainage plans have been revised per the redlined plan set provided by the City. 4. Plan sheets 5 & 6 of 18 (NI inkier Blvd) and plan sheet 1 of 2 (Upland Drive) are enclosed for your information Response: Comment acknowledged. 5. Provide a completed Traffic Concurrency Certificate Application (enclosed) as part of the future building permit Response: Traffic Concurrency Certificate Application is enclosed as requested. 6. Transportation Impact Fee shall apply to the future Building Permit (bulletin A3 enclosed) Response: Comment acknowledged. 7. All utilities including power are required to be underground per City ordinance. Response: Comment acknowledged. Fire Department [Reviewed by Don Tomaso, (206) 575 -4407] 1. Relocation of FDC will he needed, see plans or call the fire marshal's office. Response: The FDC connection has been relocated per the Fire Department comment. We believe that the above responses, together with the enclosed revised plans and technical documents address all of the comments in your letter dated July 21, 2008. Please review and approve the enclosed at your earliest convenience. If you have questions or need additional information, please do not hesitate to contact me at this office. Thank you. Respectfully, aniel K. Balmelli, P.E. Executive Vice President DKB /tep/bd 12961 c.002 combined.doc enc: As Noted cc: George Rockwell, The Andover Company, Inc. (w /enc) Peter del Valle, Pennon Construction (w /enc) Randy Brown, Synthesis PC (w /enc) John Llacuna, Synthesis PC Ali Sadr, Barghausen Consulting Engineers, Inc. Betsy Dyer From: George Rockwell [grockwell @andoverco.com] Sent: Thursday, July 24, 2008 2:47 PM To: SLLindstrom @UP.COM Cc: Dan Balmelli Subject: RE: Attached Image Ok thank you GR Original Message From: SLLindstrom@UP.COM [mailto:SLLindstrom@UP.COM] Sent: Thursday, July 24, 2008 2:40 PM To: George Rockwell Subject: RE: Attached Image Union Pacific is not supportive of track removal in this area. I would recommend paving around the rail. Sandy Lindstrom Industrial Development Regional Manager Union Pacific Railroad 222 NE Park Plaza Dr., Ste. 125, Vancouver WA 98684 Phone: 360.514.9717 Fax: 402.501.3034 To cc Subject "George Rockwell" <grockwell @andove rco.com> < SLLindstrom@UP.COM> 07/22/2008 04:44 PM "Dan Balmelli" <dbalmelli(albarghausen.com> RE: Attached Image 1 • • '.. 7y. 4• .. z 81rdZi•• I , 'ems• `, 9 m y' y ° o i NOTICE OF LAND USA A r Project- Name Minkler Office Building, File , Number: L08-027 and E08 -007 Permit Action: Public Hearing Design review and SEPA evironmentai review. TO SUBMIT COMMENTS OR OBTAIN ADDITIONAL INFORMATION,. PEASE CONTACT THE PR`O FCT PLANNER AT (206) 431-3670 Tukwila Planning - Division 6300 Southcenter Blvd. #100 Tukwila, WA 98188 • city of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director July 21, 2008 Mr. Dan Balmelli Barghausen Consulting Engineers, Inc. 18215 72nd Ave. S Kent, WA 98032 RE: First Comment Letter Minkler Office Building L08 -027 Dear Mr. Balmelli: The City has completed its review of the above Public Hearing Design Review application. The application was submitted on April 24th, 2008, routed to City departments for review, and deemed complete on May 22, 2008 for the purpose of meeting state - mandated time requirements. Please find below a list issues compiled by Community Development, Public Works, Fire, and Building Department staff regarding this project. In order to move forward with your application, we need a response on the following comments. Some may involve a revision of the plans and other comments may just be addressed in writing as way of an explanation. I would like to meet with you to discuss these comments and your ideas for meeting the criteria of Design Review. Please call me at your earliest convenience to schedule a meeting. I can be reached at 206 -431 -3670. Please don't hesitate to call me if you have any questions. Planning Department: reviewed by Stacy MacGregor 206 -433 -7166 1. Provide a thorough written discussion of your project and how it is consistent with the design criteria for Board of Architectural Review (BAR) in Tukwila Municipal Code (TMC) Chapter 18.60.050 B. This discussion will be included in the packets given to the BAR members and used to evaluate your project. 2. Show all property lines on all plan pages. The railroad easement is on your property and your property continues to Minkler but your "property lines" often appear to be at the inside of the easement. Board of Architectural Review: Commercial and Light Industrial Design Review Criteria SM Page l of 4 H: \ L08 -027 E08 -007 Minkler Office\ technical comments.doc 07/21/2008 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Minkler Office Building Tell Comments 1. Relationship of Structure to Site 1! The City would like to see buildings pulled forward to the property line setback and parking located to the rear and side of the building. Try to re -orient the building so that it will interact with Minider and not be separated from the street via parking. This site, with the railroad easement makes this challenging and the City recognizes that it may not be feasible given the site constraints. Locating the building to the edge of the easement and not placing parking between the building and the street is desired. 2. Consider creating pedestrian/office worker seating or patio areas to lawn areas around the building. 2. Relationship of Structure to Adjoining Area 1. Describe the role of the UP tracks /easement on the property. In talking with George Rockwell, it sounds as if the tracks may be abandoned. The City is interested in the easement on the west side of the property to be dedicatee as a trail through the urban center. Discuss what may happen to the site if the tracks are abandoned and if they remain. 2. Where the building faces streets, sidewalks, and pedestrian- accessible spaces consider incorporate two or more of the following means of breaking up wall surfaces: a. Architectural treatments such as recessed windows, seating, recessed secondary entrances, balconies, belt courses, cornices, plinths, or changes in materials and textures. b. Landscaping treatments that cover 50% of the wall area within 3 years of planting, including planted vertical trellises, raised planter beds or landscaping. A minimum of five foot wide landscaping bed shall be provided for foundation planting walls. 3. Landscape and Site Treatment 1. Tukwila Urban Center (pending) design guidelines call for Minkler to be fronted with a 4' planting strip with street trees, a 6' sidewalk, and a cobra light. Your plan set shows a sidewalk within the railroad easement. Provide documentation from UP approving this. Work with City staff to provide an acceptable solution for this area. 2. Where will trash and recycling collection occur? Locate it away from Minkler and screen it. 3. Provide the area in square feet of landscape islands. 4. Provide a parking lot landscape island every 10 stalls rather than every 20 stalls. 5. Consider a material change for the pedestrian crossings on the site (as opposed to just paint). Consider elevating the crossing to give pedestrians crossing hierarchy as well as to serve as a speed bump. Ensure there are sufficient crossings from the parking to the building. 6. Show lighting levels to property lines. 7. Show RR tracks on A1.1. 8. Label "van" on the van handicap stalls. 9. Show southern property line on Sheet L -1 SM Page 2 of 4 07/21/2008 H: \ L08 -027 E08 -007 Minkler Office\ technical comments.doc Minkler Office Building Teel Comments 10. 15' of Type 1 landscaping is required along Minkler and Upland Drive; the plans don't scale to 15'. A tree is required every 20' -30'. Continue landscaping of trees and shrubs to NE corner. Credit for decreased landscaping may be given if a ped path is created on the railroad tracks. Lots of areas have only groundcover. Create areas with additional shrubs. Also see 1.2 above. 11. Label sidewalk and include in legend. 12. Desired street trees on Minlder include Eastern Redbud, Kousa dogwood, Johnson Ash, Crape Myrtle, Yoshino Flowering Cherry, Hornbeam, American Smoketree, Persian Ironwood, Japanese Zelkova Green Vase. 4. Building Design 1. The Tukwila Urban Center is envisioned to be a pedestrian- friendly area. The first floor facade should be designed with pedestrian amenities and treatments that create a rich and engage experience for people on the sidewalk. Consider including at least 5 of the following facade elements in the design of the building: a. Window and door elements which embellish the facade b. Decorative light fixtures c. Unique facade treatment, such as decorate materials and design elements d. Decorative paving e. Trellises, railings, gates, grill works, or unique landscaping f. Flower baskets supported by ornamental brackets g. Recessed elements h. Balconies i. Medallions j. Belt courses k. Decorative tilework 1. Planter boxes with seasonal color m. Projecting metal and glass canopy n. Clerestories over storefront windows o. Other elements, as approved. 2. Concrete walls should be architecturally treated, including textured concrete, exposed aggregate, sand blasting, stamping, color coating. Brick, metal, and stone as well as other industrial-type materials are encouraged. 3. The door color in the colored elevations appears white. Change the color to a more harmonious choice. 5. Miscellaneous Structures and Street Furniture 1. A sign is called out on the plans. The sign design and location is a part of design review. Will the building have signage also? Provide a detail of the signs for review. 2. Racks for at least 3 bikes are required. Provide cut sheets and call out on plans. Public Works Department: reviewed by Dave McPherson 206 -431 -2448 1. Verify that the proposed North access driveway across the railroad track is permitted by the railroad. Provide verification in writing. 2. Provide a copy of railroad easements (KC recording nos. 7707220771 & 784270035). SM Page 3 of 4 07/21/2008 H: \ L08-027 E08-007 Minkler Office\ technical comments.doc Minkler Office Building Tell Comments 3. Water, Sanitary Sewer, and Storm Drainage should be revised as part of future Public Works (or) Building Permit — see redlined plan sheets C2 & C3 of 5 — enclosed. 4. Plan sheets 5 & 6 of 18 (Minider Blvd) and plan sheet 1 of 2 (Upland Drive) are enclosed for your information Ay 5. Provide a completed Traffic Concurrency Certificate Application (enclosed) as part of the future building permit 6. Transportation Impact Fee shall apply to the future Building Permit (bulletin A3 enclosed) 7. All utilities including power are required to be underground per City ordinance. Building Department No comments at this time. Fire Department: reviewed by Don Tomaso 206 -575 -4407 1. Relocation of FDC will be needed, see plans or call the fire marshal's office. Next Steps Your next step is to address the comments made in this letter. I would like to schedule a meeting with you to go over these comments. Once you have addressed the comments and revised the plans, resubmit four sets of plans to the Department of Community Development for review. The BAR meets again on September 10t. In order to make this BAR meeting, the City needs to have reviewed all the proposed revisions (each subsequent review can take about two weeks) and have a reviewed, approved and corrected plan set by August 20th If you have any questions, I can be reached at 206 -433 -7166 or by email at smacgregor @ci.tukwila.wa.us. cy gor Assistan er Attachment A: Sheets C2 & C3 of 5 with red -lined comments Plan sheets 5 & 6 of 18 (Minider Blvd) and plan sheet 1 of 2 (Upland Drive) Traffic Concurrency Certificate Application Transportation Impact Fee bulletin A3 cc. File (L08 -027) Email: DBalmelli @Barghausen.com SM Page 4 of 4 07/21/2008 H: \L08-027 E08 -007 Minkler Office\ technical comments.doc MEMORANDUM www.ci.tukwila.wa.us Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Stacy MacGregor, Assistant Planner d FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: July 11, 2008 SUBJECT: Minkler Office Building 300 Upland Drive SEPA, Design Review, and Miscellaneous Comments. SEPA — E08 -007 SEPA meets Public Works requirements. Project to comply with Geotechnical Engineering Report, by Terra Associates, Inc., dated January 11, 2008; and subsequent geotechnical reports /evaluations. Design Review — L08 -027 Design Review meets Public Works requirements. Miscellaneous Comments Verify that proposed North access driveway across railroad track, is permitted by the Railroad. Provide a copy of railroad easements (K.C. recording nos. 7707220771 & 784270035). Water, Sanitary Sewer, and Storm Drainage should be revised as part of future Public Works (or) Building Permit — see redlined plan sheets C2 & C3 of 5 — enclosed. Plan sheets 5 & 6 of 18 (Minkler Boulevard) and plan sheet 1 of 2 (Upland Industries) are enclosed for your information. Provide a completed Traffic Concurrency Certificate Application as part of the future Building Permit — see enclosed. Transportation Impact Fee shall apply to the future Building Permit — see bulletin A3 enclosed. All utilities including power, are required to be underground; per City ordinance. May 22, 2008 • city of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION Dan Balmelli Barghausen Consulting Engineers, Inc 18215 72nd Ave S Kent, WA 98032 Subject: L08 -027 Minkler Office Building Design Review E08 -007 Minkler Office Building SEPA Dear Mr. Balmelli: The Department of Community Development received you applications for a Public Hearing Design Review and SEPA Environmental Review for the property located at 300 Upland Drive. You applications are considered complete as of May 22, 2008 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. As the next step, the City, coordinate the required public notice for your project. Please contact Julie at FastSigns (206 -77 -2110) to prepare your sign. Information was provided with your application. The posting and notice of land use application will occur by June 5, 2008 and continue until the date of your public hearing. Upon posting, the public comment period will start and will continue for fourteen days. SM H:\Minkler NOC.DOC Page 1 05/22/2008 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 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. 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 -7166. Sincerely, Stacy Assistan regor lamer cc: E08 -007 L08 -027 SM Page 2 05/22/2008 H:\Minkler NOC.DOC CITY OF TUKWILA NOTICE OF APPLICATION PROJECT INFORMATION Project Name: Public Hearing Design Review and SEPA Environmental Review for the Minkler Office Building. Dan Balmelli of Barghausen Consulting Engineers, Inc. has filed applications for development of a new 41,468 sf office building on a 2.47 acre site along with associated dearing and grading, paved parking, landscaping, and site design. The project is located at 300 Upland Drive between Upland Drive and Minkler Boulevard. The site is currently a vacant lot. Permits applied for include: L08 -027, Public Hearing Design Review and E08 -007, SEPA Environmental Review. '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. OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. They must be delivered to DCD within fourteen days of this notice to the address above or postmarked no later than 5:00 P.M., June 19, 2008. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. A decision related to Design Review is made by the Board of Architectural Review and may be appealed to the Tukwila City Council. The Department will provide you with information or appeals if you are interested. For further information on this proposal, contact Stacy MacGregor at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 4:30 p.m. Application Filed: 4/24/08 Notice of Completeness Issued: 5/22/08 Notice of Application Issued: 6/05/08 • 1 MINKLER BOULEVARD FREESIA COIL 9GR . P'+ ITPR'A lAN SCAPE SET&[5 VICINITY MAP 1f °f 9 t`i 21 L_ UPLAND DRIVE SITE PUN BULMIC AREA 11,468 SF 1S1 FLOOR 21,028 SF 260 FLOOR 20,440 SF PARKING PROVIDED 170 STALLS PARKING RATO 1.1:1000 g RECEIVED APR 2 4 20001 o�T.oPNIENT SYNTHESIS PC THE FUSION 0, AP CHITECTUPE. DESIGN TECHNOLOGT S PEOPLE NE lst 6hM, 61.11. 102 8.0.100. WA 95025 432 0461818 Os.7 423 040 0141 GEORGE ROCKWELL 415 BAKER BLVD, SUITE 200 SEATTLE. WA 98188 REVISIONS PROFESSIONAL STAMP PROJECT INFORI.IA TION MINKLER BLVD OFFICE TUKWILA, WA SHEET INFORMATION SRI PLAT . __ 80101 WP on. 123 31 133 Inn la A1.1 www.synlhesiSpc.com •Aws 444•411. • • 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 RECEIVED APR 24 IONE AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON 4co ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I 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 300 Upland Drive 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 loss 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. EXECUTED at I e1' 1 (city), W 0t (state), on Ul )9n I a 1 , 20 OS Print Name N tc,-_ t�W e --E 1) N 4 Address 1-h c-- T ✓A. 15) v 4 Phone Number "li (Q Lf h. aC Signature ',e/e" !/✓ On this day personally appeared be ore me N 1 C.K. ef-st 1 I) Ncj to me known to be the individual who executed the foregoing instrument and acknowledged that she signed the same as her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORTL BF 9RE ME ON THIS o— r- DAY OF � 1 � S. D).• s S.. ve 'g510N .9 tt 9; 0, 1 :,O� �GTgR . eu►.. i o N•: PUBLAG :O? Ott�41 ,20 a NOTARY PUBLIC jII and for the Mate of Washington residing at K e-ve My Commission expires on q— et. —DS P: \Planning Forms \Applications \2007 Applications \SEPAApp- 12- 07.doc CITY OF TUKWIL, Pub Ilc Works Department Permit Center 6300 Southcenter Blvd., Suite Tukwila, WA 98188 hita:/Avww.cttukwila.wa.us RECEIVE 100 PM 2 4 200 ®&,), 1.11 6 y Permit No. Project No. (For office use only) TRAFFIC CONCURRENCY CERTIFICATE APPLICATION Applications and plans 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 LOCATION King Co. Assessor's Tax No.: 883650-0030 Site Address: 300 Upland Drive Tenant Name: Property Owners Name: George Rockwell, Andover Company Mailing Address: 415 Baker Blvd . Type of Existing Use: Undeveloped Property Is existing building vacant? N/A Suite Number: Tukwila City Size of Existing Use: N/A For how long? N/A WA 98188 State Zip CONTACT PERSON - Who do we contact when your concurrency certificate Is ready to be issued Name: Dan Balmelli, Barqhausen Engineers Mailing Address: 18215-72nd Avenue South E-Mail Address: dbalmelli@barghausen. com Day Telephone: 425 2 51- 6 2 2 2 Kent WA 98032 city State zip Fax Number: 425 251 -8782 Scope of Work (please provide detailed information): Construction o f an approx . 41,468 s q . f t . office building on an approx. 2.47 acre site along with the associated clearing and grading, paved parking and drive aisles, landscaping, storm - water facility, water and sewer connections and utility extensions. Type of work: ® New ❑ Addition ❑ Change of use ❑ Remodel ❑ Tenant Improvement Type of Proposed Use: Office Size of Proposed Use: 41,468 sq. f t. PERMIT APPLICATION NOTES - Expiration — The concurrency test notice shall expire 90 days after issuance unless the applicant submits a SEPA or other documentation pursuant to TMC 21.04. If the submittal is made within 90 days, the test notice shall be valid for one calendar year from the date of issuance of the notice. Once the associated development permit or building permit is approved, the final concurrency certificate shall be valid for 2 years or as long as the developer possesses a valid building permit for the development. Extensions may be granted in accordance with TMC 9.50. Transferability — A certificate of concurrency is not transferable to other land, but may be transferred to new owners of the original land. A certificate of concurrency shall apply only to the specific land use, density, and intensity described in the application for a development permit or building permit. I HEREBY CERTIFY THAT 1 HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE UNDER PENALTY OF PERJURY BY THE LAWS OF THE STATE OF WASHINGTON, AND I AM AUTHORIZED TO APPLY FOR THIS PERMIT. PROPERTY OWNER OR 1THORIZED AGEN • Signature: Print Name: Dan Balmelli, Barghausen Engineers Mailing Address: 18215-72nd Avenue South Date: Day Telephone: 425 2 51- 6 2 2 2 Kent City WA 98032 State Date Application Accepted: Date Application Expires: Staff Initials: i P:1Cj nd)AConaureney & Impact Feeffraffic Cmrwrany Application 3.28.O7eloc Page 1 of 2 04- 21 -'08 12:53 FROM- publicworks /dcd 2064313665 T -361 P001/002 F -883 • Public Works Depart .4, e+E111r ED 6300 Southcenter Boulevard Suite 1 + 'Nkwila, WA 9818L, re A ftp 206.433.014 ilnig CO UNITY oEV4pIPMENT CONCIJRRENCY 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. 3 x k 017LA -ti na T)?3CSo — O■ 3e, PROJECT ADDRESS: //?kz2 PARCEL #: Contact's Name: L3 L-75 n L ,c.. j) 05 /MS- 2$(- c ZLz Contact Phone #: Contact e-mail: Contact Address: / S '72 rya /11/E 5iAJ71 l /C &ate r !„,4 PASSED This test notice is valid for one -year from signature date. Capacity of the concurrency facilities with addition of capacity of the proopsed development is equal to or better than capacity required do maintin the established level of service standard. DOES NOT PASS 1. Fire flow would be approximately gpm for hour(s). 2. Water service will require the following improvemet(s) to pass the concurrency test: a) Installation of feet of -inch water main to Tech the site; and/or b) Construction of a distribution system on the site; and/or C) Other: 3. The water system improv e 'require an amendment to the Comprehe ive Water System Plan. t 2 / Print Name: Approved 01.01.2006 /11 Sr. Utility Engineer Date 04- 21 -'08 13:01 FROM - publicworks /dcd 2064313665 T -363 P002/002 F -883 Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONCURRENCY TEST NOTICE SEWER 0 zio acis 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 vet Pg PARCEL #: 3C 50 - 06 3v & Contact's Name: r3 i S p 04)e.'-fie %/54 jZG'H/4 -,J 5c7"- Contact Phone # S 2 51 - 62 2 z- Contact e-mail: Contact Address: fl 2/ 5 72- NO A 5 (414 / 7 6 c./ PASSED This test notice is valid for one -year from signature date. Capacity of the concurrency facilities with addition of capacity of the proposed development is equal to or better than capacity required to maintain the established level of service standard. DOES NOT PASS 1. Sewer service will require the following improvement(s) to pass the concurrency test: a) Installation of and/or b) Construction of a distribution system on the site; and/or C) Other: feet of -inch sewer main to reach the site; 2. The sewer system improve tpent will require an amendment to the Comprehensive Sewer System Plan. By: Print Name: Approved 0I.012006 Sr. Utility Engineer, f/ Date -A 104-G6- 1025 lo:v i rruri- pun11cworKs /ucQ • 401346.1 bOn is T-677 1-110a01 t'-J10 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: .51.!- O P1 -4/43 Dd( PARCEL #: S 83! 50 -00,36 Contact's Name: Se4Sy el( r' af5h Av.s d o 61t5,%eyx Contact Phone #: 9 2% ZS( ZLL Contact e-mail: 6dyeir@ 6sor.51,140.sen cum Contact Address: % `riZis - 121,a 'Aye- 5•%,...4A ' 9 $0Z. V. PA 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: DOES NOT PASS Print Name: Ryan D, Larson Approved 01.20.2006 y��48 Date Sr. Surface Water Engineer • SYNTHES.I, PC ��a w THE FUSION OF -}. ARCHITECTURE, DESIGN TECHNOLOGY 8 PEOPLE Design Narrative for. Proposed Minkler Boulevard Office 300 U • land Drive, Tukwila, WA 98188 The proposed project is a new 2 -story office building shell on an 119,889 SF site. There are existing railroad tracks along the West, North, and East boundaries that give this site an unusual, free flowing shape. This results in a generous landscape area that exceeds the minimum requirement by 100 %. The curvatures of the tracks are repeated within the site to establish landscaping and parking areas. The layout also takes advantage of the flat grades with easy vehicular and pedestrian access from either Minkler Boulevard or Upland Drive. The building design acknowledges and improves upon the context of the surrounding area. Scale and proportions have been carefully considered with a footprint of 21,000 SF and wall heights that vary between 29 and 38 feet. The primary building material is site cast concrete tilt -up panels. Typical wall panels have either a 20' or 25' wide window opening. This provides future tenants the most flexibility in designing their office space. Reveals within the panels will be cast to provide relief and to delineate paint colors. There are "feature" wall panels along the South and East walls. Interest is created by using a combination of vision and spandrel glass, and variations in window frame dimensions, panel height, and color. These panels help to define the main entrance and identify the front of the building. All entrances are further defined with full height glass and steel canopies. Upon entering the building from the main entrance, one is greeted by an open lobby with soaring ceilings and a sweeping stairway that draws you to the second floor. Clearstory windows above the stairs will bring natural lighting deep into the lobby area. 11911 NE 18t Street, Suite 103 Bellevue, WA 98005 425 646 1818 (fax) 425 646 4141 CEIVED a4ma ,n117'f( VELOF'MENi RECEIVED APR 2 4 2008 COMMUNITY DEVELOPMENT PRELIMINARY TECHNICAL INFORMATION REPORT st Proposed Minkler Office Building SWC - Minkler Boulevard and Andover Park West Tukwila, Washington Prepared for: Andover Company, Inc. 415 Baker Boulevard, Suite 200 Tukwila, WA 98188 April 22, 2008 Our Job No. 12961 GOA(' ¢ S CO V VI . 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 0 tig ENG1N E 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 Eight Core Requirements 2.2 Analysis of the Five 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 12961 .002 .doc 1.0 PROJECT OVERVIEW 1.0 PROJECT OVERVIEW The proposed Minkler office building is an approximate 2.78 -acre site located within a portion of the Southwest quarter of the Southeast quarter of Section 26, Township 23 North, Range 4 East, Willamette Meridian, City of Tukwila, King County, Washington. More particularly the site is bound on the north by Minkler Boulevard, on the south by Upland Drive, and Andover Park West lies a few hundred feet east of the project site. The site is bound on the east and west by existing railroad tracks. Please refer to the attached Figure 2 for the exact location of the project site. The proposal for this development is to clear and grade the existing pastureland and construct parking, drive aisles, sidewalks, and a large office building located in the central portion of the project site. All runoff from the project site will be routed to a wet/detention vault located near the northeast corner of the property, which will then drain to a pump system where it will be pumped into a large diameter pipe located on the north side of Minkler Boulevard, which courses in an easterly direction, ultimately discharging into the P17 Pond as owned by the City of Tukwila and acts as a regional detention and water quality facility. The proposed flow control requirements for this project site are to utilize Level 1 Flow Control with Basic Water Quality as dictated by the City of Tukwila for projects in this location of the City. This is not a redevelopment project since the project site is undeveloped at this time. The entire site consists of grass pasture area. Under developed conditions, the site will consist of 80 percent impervious surfaces with the remaining 20 percent being landscape areas. 12961.002.doc FIGURE 1 TECHNICAL INFORMATION REPORT (TIR) WORKSHEET King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER-AND PROJECT'ENGINEER Project Owner Andover Company, Inc. Address 415 Baker Boulevard, Suite 200 Phone Tukwila, WA 98188 Project Engineer Ali Sadr 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 ❑ Short Subdivision ® Grading ❑ Commercial ❑ Other -Part 2 PROJECT LOCATION= AND'•OESCRiThT(ON• Project Name Proposed Minkler Office Building Location Township 23 North Range 4 East SE 1/4 Section 26 Part 4 OTHER REVIEWS AND PERMITS ❑ DFW HPA ❑ COE 404 ❑ DOE Dam Safety ❑ FEMA Floodplain ❑ COE Wetlands ❑ Shoreline Management ❑ Rockery ® Structural Vaults ❑ Other Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community Tukwila Drainage Basin Green River Part 6 SITE CHARACTERISTICS ❑ River ❑ Stream ❑ Critical Stream Reach ❑ Depressions /Swales ❑ Lake ❑ Steep Slopes ❑ Floodplain ❑ Wetlands ❑ Seeps/Springs ❑ High Groundwater Table ❑ Groundwater Recharge ❑ Other 12961.002.doc Part 7 SOILS Soil Type Slopes Erosion Potential Erosive Velocities ❑ Additional Sheets Attached Part 8 DEVELOPMENT LIMITATIONS REFERENCE 0 0 0 0 ❑ Additional Sheets Attached LIMITATION /SITE CONSTRAINT 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 Part 10 SURFACE WATER SYSTEM ❑ Grass Lined Channel ❑ Pipe System ❑ Open Channel ❑ Dry Pond ❑ Wet Pond ❑ Tank ® Vault ❑ Energy Dissipater ❑ Wetland ❑ Stream ❑ Infiltration ❑ Depression ❑ Flow Dispersal ❑ Waiver ❑ Regional Detention Method of Analysis KCRTS Compensation/Mitigation of Eliminated Site Storage Level 1 Flow Control Brief Description of System Operation Catch basin collection to pipe conveyance to wet/detention vault to discharge by pump off site. Facility Related Site Limitations Reference Facility Limitation 12961.002.doc 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 1, 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. Signed/Dated 4jayot 12961.002.doc Ai . ... I.-. '-6• --, 7,61!!‘ , a ' /-1,4 1.,, . A..) ..;., v 4!" • N:111‘k ' ST - s _- .S 11'im A AA.• - -z - ' '''' ' .z: 24: s1129111- -; 4.-TPt"1:1i—r.1. 1:9 ....12S71 -I 13° 1:1 510N-1'. ;"1'. El cs, -7)'!!--.1 __ ..., sy.Inst 5 Air :h5 0 1331;0 ---...---ri , s :5 13210 51 , 5 135111 . si I .13 sr 5 1536 • =BOER A /A7R4r CASSADTS STA REIM -ilETLAPS6 :.t Vicinity Map al §I SW —1138TH ST ILIA Job No. 12961 FIGURE 3 DRAINAGE BASINS, SUBBASINS, AND SITE CHARACTERISTICS 0 15 30 60 SCALE+ T• 30' 14 01'49'28' E 11.92' WATER VALVE TEL MN 9' / / / / / \t, GTCN BASIN 5b21.60 12' CNC 5.15.75 12' PIE N.15.73 le DI 6.1 1EL VAULT BOUNDARY AND TOPOGRAPHIC SURVEY A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 55YH 294.22.01 E B' COW 0.5.91 IE p' CONC 6.5.96 IE 8' cow N.6.64 1X541 JBOV - tioir 680 J909 5041* 856.21.82 E 8' 209C.11.07 IE 18 CRC 6.5.27 E 1B' COW Eh17 CATCH 6A5N 811.25.32 IE 12' PVC N =17.12 IE 12' C94C 5 -17.14 -CATCH MIN MM -2059 E 12' WC 94.15.54 E 4' PVC N.10.76 E 7' CNC. 5.76.39 SSMM 884-2081 IE 18 CRC 6 -4.73 E ,B' CONE 8.4.25 LCH1 J909 uon Ai R5h22.O5N __��I��_ IE 12' CNC 94.16.26 r-. -�.- � . I�r � - - � 1�� TU. VAUE1 - k -n 30' RAILROAD 0/W [ASEMENI PER PLAT 6 REC.N0.770727077. 7 0704'58' E / ▪ / • ✓/ + 6.05' MONRORNO WELL 5 " .. 3 'Qf . nik3 - �� 9 pro, .ji 0704'58' e�,�'11�' SIGNAL Jr. o CATCH BASIN RIM.20.37 IE 12' PVC N =15.27 E 12' CNC SE -15.27 E 6' PvC N -10.92 510941E J600 541* RW -20.64 IE 18' CNC SE-3.79 E ■8' ENE W -4.04 P 7-UK' / / / / / (2)WA10i VALVES UAIRLANE RR min VALVE 15 IIIRIIT PASEMENT -- _ FIRE 1190. } / 30' RAILROAD PER PLAT " REC./40.7707220T7, FUIND 4'4 4' CONC. 1389551E BROKEN OFF. 'X' N TOP R 5101 1< CATCH BASIN 0X.20.40 E 12' CAP 0.17.50 LARGE PIPE RUNS N 44 5 N51N0WN E IE B' OP NE.19.63 CA1R1 BASN *9.20.97 E 12' CNC 74.I5.80 1E 12 CNC W -16.00 LEGEND 70UN0 NON N CASE j LEGAL DESCRIPTION SIGNAL JBDM SIGNAL J809 SIGNAL JBOX CATCH 10564 RNA-20.69 IE 12' CNC NW.17.67 LOT 3, UPLAND'S TUKWILA INDUSTRIAL PARK, ACCORDING 10 PLAT RECORDED IN VOLUME 104 OF PLATS, PAGES 6 THROUGH 10, INCLUSIVE, IN KING COUNTY. WASHINGTON. EXCEPT THAT P0R1I01 CONVEYED TO THE CITY OF TUKWM BY DEED RECORDED AUGUST 29, 1994, UNDER RECORDNG NO. 9408290326. (LEGAL DESCRIPTION AND EASEMENTS PER TINE REPORT SUPPLIED BY CUENT FROM FIRST AMERICAN TINE INSURANCE COMPANY NATIONAL COMMERCIAL SERVICES. DATED SEPTEMBER 18, 2007 AT 7:30 A.M., POI3CY NO 9465- 318734 -RA1. NO FURTHER RESEARCH INTO MATTERS OF RECORH/5 BEEN PERFORMED BY 6ARGIAUU5EN CON5UL1N0 ENGINEERS, INC.) BASIS OF BEARINGS THE EASE OF BEARINGS FOR THIS SURVEY IS NAD 83/91. 1450DT MONUMENT ID 136 1415 4260 FOR POSMON, AND A LRIE BETWEEN W5001 MONUMENT 0 136 AND *SOOT MONUMENT 1384 WAS HELD FOR ROTATION. VERTICAL DATUM (NGVD 29) THE VERNON DATUM FOR 79115 SURVEY IS *04029. NGS POINT 940. 94254 WAS HELD, WITH AN ELLVA710N OF 28.51' NARRATIVE A FIELD TRAVERSE USING A TRIMBLE 5600' ROBOTIC TOTAL STATION AND A TOPCON 683 CPS WERE 80114 USED AS WELL AS A -MS RANGER' DATA COLLECTOR SUPPLEMF_N1ED WITH FIELD NOTES WAS PERFORMED. ESTABLISHING THE ANGULAR. DISTANCE. AND VERTICAL RELATIONSHIPS BETWEEN THE MONUMENTS. PROPERTY LINES, AND TOPOGRAPHIC FEATURES AS SNDWN HEREON. THE RESULTING DATA MEE75 OR EXCEEDS THE STANDARDS FOR LAND BOLNDARI SUPNEYS AS SET FORM N WAC 332 -130 -090. O O U W z ~ ▪ W z cc cc O w U --I CC Ili m O • M IC • W Z < < Q m LL CO CO 0 CD J J W U 0 CC 0 CC 0 W 0 z H H • V.-. .•2 tC T30' 0 15 30 60 ••:-.A11111,3,.,...' 33.C3,3, N 149.28. E 11.92' ,P,F.3•• PRELIMINARY GRADING AND DRAINAGE PLAN A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, WM CITY OF TUKWILA, KING COUNTY, WASHINGTON I '• 1 ra.3.3:34 ..... 6. TAPER NEW i' I 3,4.3...i012.302 .3-31 • r% _ •-• - MuT f .13:C41.77z4' W ; 6 2F 13...ie4.1e3 . • • 334.:3f:3T23 - -F.6,2 • 9 -- . - 0 MINKLER BLVD. 7 . IIIIMIII wc .1 1s.1sr ., k•.: -.1....- s 10 111 1 112= 1,111•11 „.... ".---MEa1w1Ni-i1aiNsrV7Iai;B _ .—,••__■__7,__•T7a,l, . inr..N„ .i.IM..M.iIASms.Il. iIiilIImlInI.M-mFaU mM. _ l, I IXlEN■L,ea. • MM•■•1M• M m v Su NrIIiriI_iI_saIt=nIaiI sm mIMsa.■ Mmi k >to :_ MM IIeM,m 1a11.3-1n. - _VRM M77 m 740758 ‚9- 2 a E"n _II IIMIIM"E .-,-- i ,..Kitt Erg RA .:Irf *WC tr• STORN DRAINAGE PUMP STATION • R.6F0.0.0 Ek.ltiecT C33.33, Pf..3"•:•30 37737233(37.3 150 50 00 GRATED ACCESS 84 102E49091 PLC. U.C. 9. . S1,54 fsf sof / 3,>: :113.. 22.5 • ...... ---- • I* ow A.: Umommaimmo _ _ I __ .... ..areoufarmitoosiii,41 , UPLAND DR ill 01 ,,,,. COM. - 99.40' (PLAT-) 899.54' (11•.••••••• - ,..XTL`H SkTat EX TEL Plat..?3, .3: • 3: ' A" -`3.4 ::•••• 11a. -3-. ....1-. CITY 010 . • • . N N 8T5504. Vi TUO S TBED E _..... 4LT.m,036.7185 ORVY PR ' i fM 11 - - TO BE DCATE 1' 9: 10 \ • xl CH :.: 5) 0 ,,,,..,,,,, ,..,. PPT. ,TX-iS :. 13 33. s...:_, 11 ,.. .,- ,.., ,.:,„,.., .1,3.,:o.,, •:: 49449.9 . 343.33. ACCESS RISER (mica.) f...SOCTIF PCP PA!' N 0139.57" E 23.25' 473.56' ::053 gc...33124 112436 WIDE STORM DRAINAGE DETENTION/WATER QUALITY VAULT TOP VAULT EL = 22.2 MIN-24.0 MAX. MAX. W.S. EL - 19.0 STATIC W.S. 0._ - 12.0 BOTTOM VAULT EL = 7.0 DETENTION VOLUME PROVIDED - 33,000 CF WATER QUALITY VOLUME PROVIDED = 17,600 CF SITE AREA =•• 2.7 AC.I ESTIMATED DETENTION VOLUME REQUIRED = 32,400CF ESTIMATED WATER QUALITY VOLUME REQUIRED - 10,8009:0 ▪ —74114 P4.1,.,33•33. •2 •••• =W. 'WA 2503 . .3,133 11+.90..,0 IC 12- alC 313•3343.• ."--• :32,AL 363."3: ;OM:. •4:64 •3334.20 CU: :At- 233 Ovaireitocot 1 1 A 1 0 O a ▪ uJ z z „ cc g MINKLER OFRCE BUILDING o o o (.1 z „, E n co <fmt0 co S cr cc 0 LLI < a m If = A 3 4 co*" cst MINIM x,., $(cEry .:7) 8 Map Unit Legend Map Unit Symbol King County Area, Washington (WA633) Map Unit Name Acres in AOI Percent of AOI Ur 1Totals for Area of Interest (AOI) Urban land Soils Map 24.8 24.8 100.0% Job No. 12961 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.1 Analysis of the Eight Core Requirements Core Requirement No. 1: Discharge at the Natural Location. Response: The site will drain to the north into a large diameter culvert which is 66 inches in diameter coursing in an easterly direction ultimately discharging into the City of Tukwila's P17 Pond. The site drains to this pond under existing conditions without detention; therefore, this project site will discharge at the natural location. Core Requirement No. 2: Off -Site Analysis. Response: No off -site analysis is required for this project site as the City is well aware of the downstream conveyance system from this project site, and knows that it drains into the City of Tukwila's P17 Pond. Core Requirement No. 3: Flow Control. Response: As dictated by the City of Tukwila, Level 1 Flow Control is the requirement for this project site. This is the least restrictive flow control standard that still provides a level of flow control over and above older methodologies utilized in the past by King County and the City of Tukwila. Core Requirement No. 4: Conveyance System. Response: This project will provide a conveyance analysis based on the 1998 King County, Washington Surface Water Design Manual (KCSWDM) as adopted by the City of Tukwila such that an initial time of concentration of 6.3 minutes will be utilized in the Modified Rational Method, a Manning's "n" value of 0.014, and a 100 -year precipitation rate, to determine a very conservative design for pipe conveyance calculations since this project site is less than 10 acres in size. Core Requirement No. 5: Temporary Erosion and Sediment Control. Response: This project will concur with all erosion and sediment control requirements of the City of Tukwila as delineated in the 1998 KCSWDM such that clearing limits will be specified, a rock construction entrance will be instituted, the construction sequence will be followed, perimeter protection in the form of silt fences will be installed, and drainage from clearing and grading areas will be routed to temporary V- ditches with rock checkdams ultimately discharging to a sediment pond prior to discharge from the project site. Core Requirement No. 6: Maintenance and Operations. Response: This project will concur with all maintenance and operations requirements of the City of Tukwila for projects of this nature. 12961.002.doc Core Requirement No. 7: Financial Guarantees and Liability. Response: This will concur with all financial guarantees and liability requirements of the City of Tukwila for projects of this nature. Core Requirement No. 8: Water Quality. Response: As dictated by the City of Tukwila, this project will provide Basic Water Quality in accordance with the 1998 KCSWDM as adopted by the City of Tukwila such that, for this project site, a basic wet vault is proposed located below the live storage in a wet/detention vault sized in accordance with the Basic Water Quality Menu. 2.2 Analysis of the Five Special Requirements Special Requirement No. 1: Other Adopted Area - Specific Requirements. Response: This project site is not in a critical drainage area or an area with a master drainage plan, basin plan, lake management plan, or shared facility drainage plan. Therefore, the requirements of this Special Requirement do not apply. Special Requirement No. 2: Development Within a Floodplain or Floodway. Response: This project does not contain, nor is it adjacent to a stream, lake, wetland, or closed depression. Therefore, no flood hazards are applicable to this project site. Special Requirement No. 3: Flood Protection Facilities. Response: The threshold of this requirement is not met; therefore, this requirement does not apply. Special Requirement No. 4: Source Control. Response: Since this project is a commercial site, then the project must provide water quality source controls applicable to the proposed project in accordance with the King County Stormwater Pollution Control Manual and King County Code Section 9.12. At a minimum, the trash enclosures will be covered and the owner of the property will be educated about the minimal use of pesticides and fertilizers. In addition, the parking lot will be swept regularly to minimize the amount of pollutants being discharged from the project site. Special Requirement No. 5: Oil Control. Response: This project site does not have high use site characteristics nor is it a redevelopment project proposing $100,000 or more of improvements to the existing high use site. Therefore, this Special Requirement does not apply. 12961.002-doc 3.0 OFF -SITE ANALYSIS ' 12961.002.doc Parcel Map and Data 9077 9076 9015 9094 9143 it 9123 9081 9080 i; . 9117 Tukwila i' 9124 9115 9142 9075 .. f 0020 0000 8836500030 0030 SITE 0010 !; 11 ' 911E 9019 9110 9079 0070 9122 cl 0050 s' 0060 9121 > n n 0100 41 9053 9106 0110 ,t 9132 turn tin 1 K Camty. 9102 11 {C} 200 8098 9097 9093 0 ® 1201 Parcel Number 8836500030 Address Zipcode Taxpayer ROFFE INC The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County Kin_g_County 1 GISCenter 1 News 1 Services' Comments 1 Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details Assessor's Map Job No. 12961 L ensitive Areas Ma • ob No. 12961 ■■ - • - Highlighted Feature County Boundary Motuttain Peaks CAO Shoreline Condition g 1*N Illodkon Pi Lim Highways ivr Incorporated Area Streets 14thway Ancials L., Local Parcels SAO Stream ike Class 1 • Class 2 Perennial • Class 2 Salmonid (cont) ra, 4,•• AN*: • • • I NM • 1 MI WI Legend Class 3 UndassAad Lakes and Large Rivers Streams Aoodway 100 Year Floodplain SAO Wetland SAO Landslide SAO Coal Mine SAO Seismic SAO Erosion Sensitive Area Notice on Title Drainage Complaints Areas Susceptible to Groundwater Contamination Low El Medium High CAO Basin Condition High Medium Low Shaded Relief TheAnformation 4included on lids Implies 'beeniconsified iby ging .Coonly stair tornatvadely °isolates end is .subject to,chanoe.v/Ithoutmoilae.Ang County i majies +no representallens Or ..warranties, le tor.iniplyidasslo7 accurawcornpleien00.5i1MellneSS foptlghts;49*the)use lot iSechlitionnellon. '.. T damages including,tuttOtliOWeflotttevenees ositpLefitgfestilantriffan elOaelerfillsat,e010614110inlaPoll c61,14.00 'm qbb"m:804VY6010 'or ' Thisliodurnerd.iistotilntendedlOpese osSiSuiydylp. OOtaitcindLcourihnsliall:not:EiblOptianytenetel.:404StalAndlrectilinoldentel;°e.t011Seque.ntliti 'ThIsmeo.oritnfomlatIonion this map IsigolgOltedsiede fpAvollinprnlisnig coov. • . .. .. . . . . . . : , . ..... .... , : .,....4 •• • ' ' ...--' - 1" • .:•;..._. .__ ,:'")e.:-.: ',:rttr:f_Jr■ - i ...I.": :1-r•••••• : .-1't --i••_:'4,Vail•:••._1..,:" \ ' • " • • .: • • •• . : • ' . ..; • ' : ;-•' • • ,Datoilfw.riuun . : boutoe.lnain COunni ....Setisithie (Adis intixinwmdnettolccatviGisamAr) . ' . " .. - FEMA Map [Job No. 12961 EMI LEGEND SPEOAL R000 MAURD AREAS RSIRdOATED BY 100 -YEAR R.000 IOW A At W •ml dears at d. ROME Al Lot Ltd .babes 4rwL IOM AM 5- dept. • 1 is 1 AA ter* rem of gat* tow toot dwpw EOM AO Rood deddl el M YMdpA «ottol 144 . e4".. ; •dnd4 b A.M.( . IOM Aw M Y PaA•a•Aads,damY• Aad br fold tool wrw.m s 5a dr.A.o drMwL tail Y 05- Ard w .deck b.od 1st. .mere to W *al .loch. Amaebd IOM VI Gat/ ed .M Hats bra Mow rya M 5.ad 4.5W. 5_t HOOOWAY AREAS IN ZONE AE OTHER H000 AREAS ROIM X ma • TOYp AAA am • /•a BW .tl •.M dyes d r Ar I ` r •W •*M, w to AM 1 yr .ac .• aw P.wd M Imo tow OO•ot 5- OTHER AREAS LOW R A.ws oral b Y .rub AttAtar 10515 • mr • .odd And Ws* we atkaltot ONDEVELOPED COASTAL BARRIERS 110 M1d tor../ tor Cored brit ..w w moo* bW .db or .es. b twit RAI Mead Mr. O / -- X5,3 ---- . O (EL Nil fray RMT X Rood tbar.T Re.•.r Br.W1 lam 0 Bata. B a.da1 OA1de• Load Rod Mood boa ad BaaAq O MAN taro d Mow CoMU err Red Barka( MBA 5p•• Rood MAad te.o. B... tided DoW 11.4 5-5- b 5* Y 1A.• Ingot lot •••••• Meta Cont ar1e. W a... RCM Opal= Y Poo 'Mt. Wow *Wit b.m. der Nw looter a M.MA,. On.. Ord+ ,ldrs 1W • 14 R- Id. Maba•Afaeddw good at Munn 1.5•01'30^. 32•2710" tottelan Dam dam MAO 10 P•Md,. NOTES NY M A a or o •d*reY- h Nato./ 5-5 boom. Poprao • d aid alp....* WWI 4 s 05-500 b.eC Pat.tsA' boo m taw. meal • red did or d tbrde,.dr Immo .Ada 5-05 Awl Mod Arid.. OMMd•r bid dwr•s ew.dR b.NW 4 0a HOMO. odd 0555 do Moot d wow rota: de.M domes m. ate • ar .WOats O� X5040.5 M M Abed Mir /Nn 10 Imams A.r d Laid Rood Wool 0Obw b.0 odd. law 4 AR AMA). MA.. W. Oa,d, s r r \.5S float Woad 5.... MY pow. by Boo deed prow •• d e. 5.5-,..e. afoot al ems ..ab. Ad bwpwd ba•.a eau were lY 5.5-55 .w Mold to *tab wi/r•r. 4 mot • 51-•500 of tom 5.drd Carr., ltap•w •• Ibed is Wt. • sow s aid to .M arm M ,Aer a rdl Roar .Ai a. - . at Rood boom Yd, Nowt Ilk as ow Y .00pau. A1a4.o tom • Owed Gnaw Mew M W doer b.•e,•AN dda 0 R 5-5- agents Sib daar stout MdM tat dBeM•hrw dd1 wow ...we. arm.* .Ode It & Mi. a tow. lob MI Now .4001.0 u N Immo d 1W orp. k ..way M adds Mme 1.4 • e.edrr wpp4 r. lotto Al of p. Pend won Dots Awn Pst ARRAN M pad. ere tots M Dom or .PM riot MW REPOSITORY R•M u Rp0dtay UNN w MAp Wa EFFECTIVE DATE OF C011NTW4OE 0.000 INSURANCE RATE MAP B®TEMN M.M 9iECTIN DATT351 OF REVR1OM51 TO 1185 PANEL: Wool to wtw M b.Ael To daaeo. B 0.1 bwo.r• b 5-55 OAK. barao ..r5 Od AA Ward Rb.d homes 0..p.. 401I13040ID. -iIN1� APPROXIMATE BOLLS IN FEET B00 0 GOO FIRM MOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PIXEL 859 OF 1125 (SEE NAP max Pon PANELS NOT FRNTE01 ;ME _ lN+� M L l*OaAOR San Ar MOP UM MAP NUMBER 5103300959 F MAP REVISED: MAY 18,1995 Federal Emergency Management ABmcY RECONNAISSANCE REPORT NO. 24 LOWER GREEN RIVER BASIN JUNE 1987 Natural Resources and Parks Division and Surface Water Management Division King County, Washington King County Executive Tim Hill King County Council Audrey Gruger. District Cynthia Sullivan. District Bill Reams. District 3 Lois North, District 4 Ron Sims, District 5 Bruce Laing. District 6 Paul Barden. District 7 Bob Grieve, District 8 Gary Grant, District 9 Department of Public Works Don LaBelle, Director Surface Water Management Division Joseph J. Simmler, Division Manager Jim Kramer, Assistant Division Manager Dave Clark, Manager. River & Water Resource Section Larry Gibbons, Manager, Project Management and Design Section Contributing Staff Doug Chin, Sr. Engineer Randall Parsons, Sr. Engineer Andy Levesque, Sr. Engineer Bruce Barker, Engineer Arny Stonkus, Engineer Ray Steiger, Engineer Pete Ringen, Engineer Consulting Staff Don Spencer, Associate Geologist, Earth Consultants, Inc. John Bethel, Soil Scientist, Earth Consultants, Inc. P:CR Parks, Planning and Resources Joe Nagel, Director Natural Resources and Parks Division Russ Cahill. Division Manager Bill JoIIv, Acting Division Manager Derek Poor', Chief, Resources Planning Section Bill Eckel. Manager, Basin Planning Program Contributing Staff Rav Heller, Project Manager & Team Leader Matthew- Clark, Project Manager Robert R. Fuerstenberg. Biologist & Team Leader Matthew J. Bruengo, Geologist Lee Benda, Geologist Derek Booth, Geologist Deanne Sheldon, Wetlands Biologist Cindy Baker. Earth Scientist Di Johnson. Planning Support Technician Robert Radek. Planning Support Technician Randal Bays, Planning Support Technician Fred Bentler, Planning Support Technician Mark Hudson, Planning Support Technician Sharon Clausen, Planning Support Technician David Truax, Planning Support Technician Brian Vanderburg, Planning Support Technician Carolyn M. Bverly, Technical Writer Susanna Hornig, Technical Writer Virginia Newman, Graphic Artist Marcia McNulty, Typesetter Mildred Miller. Typesetter Jaki Reed, Typesetter Lela Lira, Office Technician Marty Cox, Office Technician TABLE OF CONTENTS I. SUMMARY 1 [I. INTRODUCTION 1 [I[. FINDINGS IN LOWER GREEN RIVER BASIN 2 A. Overview 2 B. Effects of Urbanization 4 C. Specific Problems 4 1. Erosion damage 5 2. Threat of landsliding 5 3. Sedimentation 5 4. Destruction of fish habitat 5 IV. RECOMMENDATIONS 6 A. Prevent accelerated erosion and landsliding 6 B. Improve habitat 7 V. MAP 9 APPENDICES: APPENDIX A: Estimated Costs APPENDIX 13: Capital Improvement Project Ranking. APPENDIX C: Detailed Findings and Recommendations A -1 B -1 C -1 1. SUMMARY The tower Green River Basin is located in southern King County between the cities of Tukwila and Auburn. The study area considered here includes the unincorporated areas of the basin, which can be roughly separated into northern and southern portions that are divided by the Lower Green River. The two portions are distinctly different in their development patterns, with the northern area dominated by the commercial development of South Center shopping mall, two major interstate freeways, and light industrial activities. En the southern portion, single - family residential land uses dominate. Urbanization processes in this basin are expected to continue, with impervious surfaces in some areas expanding as much as five times their present levels. As might be expected in a basin so heavily urbanized, there are numerous environmental problems. The basin contains many sensitive areas, particularly along the steep slopes of tributary valley walls that are susceptible to erosion and landsliding. Stormflows, which have increased as the basin has been developed, have caused gullying, landsliding, and other damage along many steep slopes. These problems have also increased sedimentation downstream. Flooding has occurred in some places as both natural and artificial conveyance systems have become clogged with sediment. Worst -case examples of erosion were found at the Kent Highlands landfill, adjacent to King County's Grand View Park, where storm flows have caused erosion of the landfill material. Sediments and chemicals from decomposing trash have washed into the stream system. Flooding potential was found on Tributary 0068 at two locations. Fish habitat lassess were significant in the northern portion of the basin, with one of the worst examples located on Tributary 0036. Recommended solutions in the Lower Green River Basin include 1) preventing further erasion and landsliding by using both natural and artificial retention /detention (R /D), prohibiting certain harmful development practices (such as routing storm flows over steep slopes), and revegetating streambanks; and 2) improving habitat in the basin by preventing the further deterioration of water quality, protecting riparian corridors, and reestablishing streams and streambanks, where feasible. II. INTRODUCTION: History and Goals of the Program En 1985 the King County Council approved funding for the Planning Division (now called the Natural Resources and Parks Division), in coordination with the Surface Water Management Division, to conduct a reconnaissance of 29 major drainage basins located in King County. The effort began with an initial investigation of three basins -- Evans, Soos, and Hylebos Creeks -- in order to determine existing and potential surface water problems and to recommend action to mitigate and prevent these problems. These initial investigations used available data and new field observations to examine geology, hydrology, and habitat conditions in each basin. Findings from these three basins led the King County Council to adopt Resolution 6018 in April 1986, calling for reconnaissance to be completed on the remaining 26 basins. The Basin Reconnaissance Program, which was subsequently established, is now an important element of surface water management. The goals of the program are to provide useful data with regard to 1) critical problems needing immediate solutions, 2) basin characteristics for use in the preparation of detailed basin management plans, and 3) capital costs associated with the early resolution of drainage problems. The reconnaissance reports are intended to provide an evaluation of present drainage conditions in the County in order to transmit information to policymakers to aid them in developing more detailed regulatory measures and specific capital improvement plans. They P:LGR 1 are not intended to ascribe in any manner the causes of drainage or erosion problems: instead. they are to be used as initial surveys from which choices for subsequent detailed engineering and other professional environmental analyses may be made. Due to the limited amount of time available for the field work in each basin, the reports must be viewed as descriptive environmental narratives rather than as final engineering conclusions. Recommendations contained in each report provide a description of potential mitigative measures for each particular basin; these measures might provide maximum environmental protection through capital project construction or development approval conditions. The appropriate extent of such measures will be decided on a case -by -case basis by County officials responsible for reviewing applications for permit approvals and for choosing among competing projects for public construction. Nothing in the reports is intended to substitute for a more thorough environmental and engineering analysis possible on a site - specific basis for any proposal. M. FINDINGS IN LOWER GREEN RIVER BASIN The field investigation in the Lower Green River Basin was conducted in February 1987 by Ray Heller, resource planner, Arny Stonkus, engineer, and Lee Benda, geologist. Their findings and recommendations are presented in the following discussion. A. Overview of the Basin Geographic and land use features. The Lower Green River Basin is located in southern King County between the cities of Tukwila on the north and Auburn on the south. Parts of the cities of Tukwila, Kent, and Auburn lie within the basin, which is divided into two portions. The southern portion lies east of the Green River between the cities of Kent and Auburn; the northern portion lies west of the Green River between the Kent -Des Moines Road and State Road (SR) 518. The southern portion of the basin, which includes large residential and commercial areas within the city of Auburn, was not included in the study area. The areas that were studied - -the unincorporated parts of this southern portion of the basin -- are primarily contained in the Soos Creek Community Planning Area. Single- family residential land use dominates in this area, although small farms also occupy sizable acreages. The effects of future development may be dramatic, as some subcatchments are projected to expand in impervious surfaces to as much as five times their current levels. This development will be mainly single- family residential, interspersed with some multi - family units. The northern portion of the basin is dominated by the commercial areas of the South Center shopping mall, its surrounding commercial and light- industrial land uses, three major arterials (Interstates 5 [1 -5) and 405 [I -405) and Pacific Highway south), and the shopping district north of Seattle- Tacoma (Sea -Tac) International Airport. Single- family residences greatly outnumber multi - family units in this portion of the basin, which is contained in the Highline and Green River Community Planning Areas. Future growth in this northern portion will consist of commercial and multi - family land uses, including the conversion of some areas presently zoned single - family to denser zoning classifications. Dominant geologic and geomorphic features. The composition of the geologic materials in the Lower Green River valley is dominated by glacial sediments. The glacial sediments include an extensive till laver that is located at the top of the valley scarp. Deposits of recessional outwash sand and other glacio - fluvial sands are locally P:LGR interspersed on top of the till deposits and along the edges of the valley. The valley bottom is made up of more recent alluvial sand and silt deposited by the Green and White Rivers before diversion of the White into the Puyallup River in 1Q06. The wide floodplain through which the Green River used to meander (before it was diked) is composed of deep floodplain, channel, and lacustrine sediments up to 100 feet thick. There are a few outcrops of sedimentary and volcanic rocks of the Puget Group in the basin. The morphology of the Lower Green River basin is dominated by the valley that was formed by the Green and White Rivers prior to the most recent glacial advances. The east and west valley walls were cut by numerous minor tributaries originating in the uplands above the valley escarpment. These tributaries formed steep -sided valleys and alluvial -debris fans at the mouths of the basins. Along the tributaries, landslides and slumps play an active role in maintaining the steep, hummocky valley walls. Historically. the Green and White Rivers meandered through the extensive floodplain located between the valley walls. The White River was diverted south to the Puyallup River; the Green has been straightened, diked, and cleaned of organic and inorganic debris, such as trees and boulders. This essentially isolates the river from its natural floodplain and reduces its present role as a geomorphic agent along the valley floor and walls. The upland areas of the basin have a general morphology indicative of glacial abrasion. deposition, and more recent fluvial erosion caused by minor tributaries. Hydrologic and hydraulic features. The Lower Green River Basin is composed of numerous smaller subbasins which are significantly different from each other in their drainage characteristics. The subbasins are mostly urbanized in the northern and rural in the southern portions of the basin where flows enter the Green River via relatively natural stream channels. Alterations in natural stream corridors occur at or near either the Lower Green River itself or at 1 -5 culvert crossings. Whereas most subbasins studied exhibited serious effects from urbanization, many were in relatively good condition and /or might be potential sites for stream restoration projects. A number of wetlands in the southern section of the basin and a few small lakes scattered throughout the basin help to mitigate some of the effects of peak flows and excess volumes generated from urbanization. Tributaries flowing from the northern side of the basin into the Lower Green River are highly urbanized drainages which are in need of R/D facilities to reduce the present and anticipated runoff associated with expanses of impervious areas. The rural southern drainages are slated for the greatest increases in impervious surface due to proposed developments, and are in need of regional R/D/ facilities. Habitat characteristics. The habitat conditions in the streams of the Lower Green River Basin vary considerably. In the northern portion of the basin habitat has been almost completely destroyed; in the southern portion, there are reaches which have been damaged but might be restored to use by fish and other wildlife. At present, there are no tributaries in this basin which support anadromous fish. Commercial development in the northern portion of the basin has severely altered streams and riparian corridors. The clearing and filling of land, construction of buildings, and roadways and piping and diking of streams have eliminated spawning gravel, and other natural features necessary for fish use. In addition, the extensive acres of impervious surfaces associated with intense commercial development have greatly increased the volumes and rates of storm runoff, thereby eroding and destroying those P:LGR 3 few remaining natural reaches downstream in the northern portion. Complicating these conditions even further are the flap gates placed along the main stem of the Green River at most points where tributaries enter; these structures would effectively prevent anv fish from entering the streams. The southern portion of the basin experiences many of the same habitat problems as the northern portion, however to a lesser extent. This problems could worsen as residential development expands these next few years. Without specific efforts to protect the environment, habitat will be lost in the southern portion of the Lower Green River Basin, as it has been in the northern portion. B. Effects of Urbanization in the Basin As in many other rapidly growing basins in the County, the Lower Green River Basin suffers from increased rates and volumes of runoff generated by the impervious surfaces of roofs, roads, and parking Tots. When this runoff flows into natural channels, it causes erosion, scour, and downstream sedimentation. Sedimentation fills spawning gravels and pools, eliminates fish habitat; limits channel capacity, and creates the conditions for bank overtopping and flooding. Surface water originating on pavement incorporates greases, oils and other toxic hydrocarbons associated with urban areas. The stormwater that enters drainage ditches flows at an even faster rate than in natural channels, thereby magnifying the damage it can cause. The damages caused by increased runoff in urban areas such as the Lower Green River Basin might be less severe if wetlands, floodplains, and other natural features had been left intact to attenuate and filter the flows. These elements for the most part have disappeared with development. While development has been accompanied by the installation of artificial conveyance and R/D systems, these have often been undersized. poorly designed and installed, or otherwise inadequate to handle the cumulative effects of runoff from new development. For example, the lower portions of Tributaries 0061, 0068, and 0069 were found to contain particularly serious damage in the form of erosion, scour, sedimentation and the elimination of vegetation from streambanks and corridors. Flooding in these tributaries seems to have increased, in part, from the use of undersized drainage pipes. This problem is repeated along the lower reaches of Tributaries 0036A, 0036B, 0036C, and 0038, where flows have have been piped on their approach to I -5 or the Lower Green River. Several extreme cases of erosion - incised channels, and landslides -- in part resulting from flows diverted from their natural drainage course and passing through King County Grandview Park -- were noted on the Kent Highlands landfill area. The destruction of pre - existing tightlined conveyance systems has caused surface water at this location to flow unchecked over the unconsolidated former gravel pit slopes and natural hillslopes. Erosion in this case will also cause water quality deterioration, as toxicants from deteriorating garbage and sediments eventually enter the Lower Green River. C Specific Problems Identified Problems -- both existing and anticipated -- in the Lower Green River Valley are clearly development - related. Earlier descriptions of the basin and the effects of urbanization pointed out these problems in a general way. Specific details of the most serious problems identified during reconnaissance are provided below. 1. Erosion is damaging both public and private property in the Lower Green River Basin. The majority of the erosion problems in the basin are P:LGR 4 associated with the steep slopes within the small tributary valleys and along the major valley walls. a. Gully erosion is occurring adjacent to King County's Granthicw Park, where the routing of concentrated storm flows over the steep hillslopcs could cause even more serious mass - wasting. Such intense gullying is also occurring in the glacio- fluvial sand adjacent to the Kent Highlands landfill, a situation requiring immediate solution. b. Channel and bank erosion from high peak flows is occuring along many tributaries, particularly those with narrow, relatively steep sides. On Tributary 0016 (RM. 10) and Tributary 0069 (RM. 50) there are examples of this type of erosion. 2. Landsliding is both a present and future threat on steep valley walls. The removal of vegetation, as well as the routing of stormwater along steep slopes (see also 1.a. above), may result in landslides. Many of the valley walls show evidence of historic landslide activity, such as scarps, tilled blocks, chaotic terrain, and tilted trees. A portion of land along the valley wall in the landslide terrain has been put up for sale at S 312th St. and 104th Ave. SE. This area should be assessed for its stability prior to development and all regulatory safeguards (statutory and other regulations) should be used to prevent landsliding. 3. Sedimentation accompanies the kind of erosion processes discussed above. For instance sediment is filling the stream channel on Tributary 0068 at river miles .30 and .60. This is reducing channel capacity (increasing the possibility of flooding at these locations), as well as degrading fish habitat and water quality. Severe sedimentation in the lower portion of Tributary 0069, where a sediment fan presents a potential barrier to fish. 4_ Fish habitat has been destroyed by urbanization throughout the basin, particularly in the northern portion. a. The elimination of habitat features from streambeds and riparian corridors has made most of the basin's tributaries unusable for fish. As discussed in III.A. above, stream channels have been severely altered in the Lower Green River Basin. As a result, large organic debris, pools. gravels, and other elements of godd instream habitat have disappeared. One of the worst cases was found on Tributary 0036, along the north side of SR 518 near 42nd Avenue S. b. Poor water quality is caused by three separate problems in this basin. First, streams are contaminated by the domestic garbage dumped directly into streambeds and ravines. Second, streams are being adversely affected by the accelerated erosion in the Kent Highlands landfill. Sediment from the landfill is being carried downstream, polluting water and eroding banks along the way. The latter is expected to continue and worsen, if not addressed. Third, greases, oils, and toxic hydro - carbons from highways, parking lots, and commercial areas around South Center are degrading water quality. IV. RECOMMENDATIONS The solutions proposed for this basin focus on eliminating damage to the natural drainage system, restoring natural drainage conditions where possible, and preventing further damage P:LGR 5 throughout the basin as the urbanization process continues. In most cases these solutions will require the cooperation of local government and other interested agencies. At the present time such arrangements already exist among the King County Surface Water Managment Division; the cities of Tukwila. Kent, and Auburn; and the Washington State Department of Transportation. The purpose of these arrangements is to identify and propose solutions to hydraulic and habitat problems in the basin and to develop cost - sharing agreements where capital improvements are required. These efforts should continue, and similar joint work should be undertaken among other interested agencies, as appropriate. A. Prevent further accelerated erosion and landsliding in the Lower Green River Basin, where possible. Erosion is the source of many other problems discussed in this and other basins reports. By reducing erosion and landslide problems, sedimentation will also be minimized in the both natural and artificial conveyance systems. When sedimentation is reduced flooding problems will be reduced throughout the basin. The steps toward erosion control are listed below. 1. Preserve wetlands for their R/D values, and for the valuable roles they play in enhancing water quality (through filtration) and providing fish and wildlife habitat. Natural R/D facilities, such as wetlands help to attenuate storm flows and prevent accelerated erosion in downstream areas susceptible to erosion damage. The southern portion of the basin contains several wetlands that serve as natural R/D areas. 2. Promote infiltration of excess surface water in upland areas where geologic analysis indicates it will not cause landsliding and other similar problems. Groundwater contaimination should also be considered in this analysis. 3. Preserve vegetation along steep slopes by establishing native growth protection easements, and appropriate building setbacks, and prohibiting vegetation removal. Protected vegetation should include trees as well as shrubs and groundcover. 4. Prohibit the concentration of sormflows over steep slopes Require that stormflows be attenuated from above with adequate R /D, tightlined or diverted to stable channels. The drainage and erosion problem adjacent to King County's Grandview Park should receive immediate attention to alleviate the severe gully erosion that is presently occurring. 5. Prohibit construction along steep slopes identified as landslide hazard areas in the King County Sensitive Areas Map Folio (SAMF). In addition, strengthen the criteria used by Building and Land Development to review development proposals in landslide hazard areas . below valley walls. More restrictive criteria will minimize the potential for property damage for property damage caused by erosion and landsliding in the basin. 6. Prevent instream and bank erosion caused by livestock by limiting their access to stream channels. This will preserve streambank vegetation and eliminate the trampling of banks (a direct source of sedimentation). This is particularly important along the Green River, where livestock are presently causing damage. P:LGR 6 7. Construct or upgrade R/D facilities to assure adequacy to contain both current and anticipated stormwater flows a. Tributary channels currently experiencing channel and bank erosion (e.g.. 0061 and 0069) should be analyzed immediately for their R/D needs. Future developments should be reviewed using criteria that require R; D provisions to maintain stormwater runoff at the level necessary to preveet adverse impacts such as erosion. b. Upgrade the existing earthern berm and R/D pond on Tributary 0036D at collection point 7 (47th Avenue S and S 173rd) and add energy dissipators for outflow- from the pond. This will improve the overall function of the facility. 8. Replace undersized conveyance pipes, where necessary. Analyze the adequacy of pipes at key locations in all areas where development has occurred or is planned. Review natural capacities as part of this assessment for stormwater conveyance. B. Improve habitat in the Lower Green River Basin stream system where practicable. 1. Prevent the deterioration of water quality from the toxicants of road and parking lot runoff, from domestic trash (including erosion at the Kent Highlands landfill), and from sedimentation. a. Construct an R/D facility on Tributary 0069 adjacent to Wetland 3226 to provide 3 acre -feet of storage. The facility will intercept drainage from roadside ditches on Southeast 312th Street and cleanse it by means of an oil /water separator. b. Increase enforecment of regulations against the dumping of domestic garbage into ravines and stream channels. Garbage not only degrades water quality as it deteriorates, but it creates fish blockages in tributaries (e.g.. Trib. 0069 at RM .65). c. See A.4. above, regarding the attenuation of stormflows near Kent Highlands landfill and Grandview Park. Preventing severe erosion at these locations will also decrease the washing of chemicals and sediments from the landfill (adjacent to the Grandview Park) into the stream system. 2 Protect against further destruction to channels and riparian corridors in order to preserve the essential features of fish habitat. a. See A.2., 3. and 6. above for recommendations related to the protection of these resources. b. Establish stream - corridor guidelines to prohibit clearing, filling and building within riparian corridors. All streams in the basin would benefit from these guidelines. 3. Reestablish stream and streamside habitat in the northern portion of the basin where these elements have already been severely altered. These restoration efforts should occur during development (or redevelopment) of a site. Opportunities for restoration presently exist on Tributaries 0036A, 0036B, 0036D, and 0038. P:LGR 7 1st Turw�i3 ' 3' w.ay EXIT 154 Sotith Center EXIT 53Sxana9, STS 00360 - r1 af, aft c sm, (f.R. Kent rj r it o li July, 1987 Auburn n 7 EA HILL SE Ili: 3201 I C;RE:EN RIVER SE .3.2.? S' • till : sE SY: SE :4.. • •T Y0': .. . !25STSE 270t7722, - APPENDIX A ESTIMATED COSTS: PROPOSED CAPITAL IMPROVEMENT PROJLCI'S LOWER GREEN RIVER BASIN NOTE: Indicates project was identified by the Surface Water Management Division prior to reconnaissance. Project Collect. Number Point Project Description 3201' 18 Construct R/D facility with 3.0 acre -ft. of storage adjacent to upper end of Wetland 3226. Interceptthe roadside runoff on SE 312th so that it will he retained in the upper wetland. Further biological assessment is needed to assure this project does not decrease habitat values. 3304 15 Construct R/D facility on Trib.0061 at RM 1.25 which would have a capacity of approx. 3.7 acre ft. 3205' Install a control structure and excavate two existing stream channels to provide 2.5 acre -ft. of storage ('I'rih. 00368, 0036C). Problem Addressed Decreases potential downstream flooding and improves water quality. Lessen impact on downstream riparian habi- tat. Provides storage for runoff from future development. Eliminates channel scouring, road erosion and potential downstream flooding P:I.GR.APA A -I Estimated Costs and Comments $99,000 (subject to right of way acquisitions). $160,000 (dependent on land acquisitions). $85,000 (Dependent on right -of- way acquisitions) APPENDIX B CAPITAL IMPROVEMENT PROJECT RANKING LOWER GREEN RIVER BASIN A total of three sites had been proposed for Surface Water Management (SWM) projects prior to the field reconnaissance of the Lower Green River Basin. One project remains proposed as iden- tified, one project has been changed to an R/D facility, one RID facility has been added, and one proposed RID facility has been eliminated by the consensus of the field team because it is located in the wetland serving as the city of Kent's water supply. The previous SWM project list for the Lower Green River Basin had an estimated cost of 5700,000, compared to a revised figure of 5344,000 for the remaining three projects. The revised costs are a result of lower estimates for right -of -way acquisitions. These projects are listed in the table below, which summarizes the scores and costs of the proposed projects in the basin. These projects were rated according to criteria set forth by the SWM Program Citizen Advisory Committee. The first rating question, ELEMENT 1: "GO /NO GO," could be answered affirmatively for the projects below. These projects can now be considered for merging into the "live" CIP list. Any projects scoring more than 100 points should be considered for incorporation into the six -year CIP plans. Project No. Score Rank No. Cost 3201* 103 1 $ 99,000 3205* 73 2 85.000 3204 60 3 160.000 TOTAL S344,000 ` Indicates project was identified by Surface Water Management prior to reconnaissance. P:CLGAPB /mlm B -1 - .. -' -' -, - - - -' - APPENDIX C DETAILED FINDINGS AND RECOMMENDATIONS LOWL•'R GREEN RIVER BASIN ° All items listed here are located on final display maps in the offices of SuHace Water Management, Building and Land Development, and Basin Planning. Trih. & Collect. Item* River Mile Point Category Prop. Proj. 1 Section 15 12 Geology & I ydrology 2 0001 RM .29 -.30 3 0001 RM .31 16 Geology 20 Geology 4 000I 20 Geology It 30.60 Existing Conditions and Problems Runoff from Kent Highlands landfill and sub -basin tributary to King County Grandview Park is causing extensive gullying and steep - walled valleys. Presents a potential hazard. Extensive sedimen- tation is resulting from erosion. Lower portion of channel is experiencing channel and bank erosion. A very large gully (small valley) is developing due to discharging con- centrated flow on steep slopes. Landslide area is posted for sale. P:LGAPC /mlm C -1 Anticipated Conditions and Problems Continued extensive erosion. Fill material will continue to scour away because of lack of compaction. Considerable volumes of fill (contributing to poor water quality) will still be conveyed. Uncontrolled runoff is the Cause. Increasing erosion with in- creasing flows in the basin. Continued erosion; may be a public hazard due to 30' vertical walls. Possible hazards associated with development could occur. Recommendations 'I'ightline runoff down to valley floor in a safe, nonerosive manner. Plan and develop adequate regional 1t /D facilities in the basin. Determine whether existing facilities should he upgraded for greater control of flows and storage. 'I'ightline drainage to Cirecn River. Perform critical preJcv.•lopmcnt review. Recommendations 'I'ightlinc drainage. Install and maintain a wastewater treatment facility before releasing water to ditch and ultimately the Cireen River. Excavate and install control struc- ture for an R/D pond. This system needs R/D to lessen impacts on the system from urban runoff. - locate control at intersection of 'I'ribs. 36B and 36C. - Reduce existing storm flows. - Restrict future development to release runoff at nonerosive rates. - Require setbacks from tops of ravines. - Repair and replace pipes in manhole st ruct a re. - Stabilize roadfill. Build upstream RP) facility. 'crib. & Collect. Recommendations - Stabilize and upgrade earthen berm. - Provide energy dissipators for Urisco pipe outflow. - Establish a stream corridor pro- tecting the stream and adjacent ravine sideslopes from clearing. - Future development should release stormwater at noncrosive rates. - Develop adequate R/D for the basin to prevent erosion. - Reestablish the channel floodplain at the mouth of the basin. Use onsite infiltration to the maxi- mum extent passible for new construction. Trite. & Collect. Proposed Existing Item River Mile Point Category Project 15 0061 15 11ydrology 3204 RM 1.25 16 0061 14 Ilydrology RM 1.50 17 006% 17 RM .25 -.35 habitat 18 0068 17 1lydrology RM .25 19 0068 17 RM .30 habitat Conditions and Problems Stream segment meanders with little change in ele- vation. Erosion and down - cutting exist in lower segments of stream. Existing outlet of Wetland 3224. Floods over existing gravel road. This wetland is owned by the city of Kent as a water supply source (approx. 86 acres). Nice - looking stream with few pools. Good stream - side cover and instream stabil -ity. Lots of benthic organisms. No fish observed. Outfall has instream ero- sion taking place. Large fill of combustible and construction debris on left hank. Fill is unstable and sliding downhill toward stream, P:l.(iAPC /mlm C -4 Anticipated Conditions and Problems No change in existing con- ditions. Impact on downstream areas will con- tinue. Increased flows and flood frequency due to develop- ment. Use as a well field for water supply. Further instream instability from future development storm runoff. Probable vegetation clearing in stream corridor from development. Erosion of stream channel/ bank, if flows continue unchecked. Ilealth and water quality hazard. Recommendations Construct an R/D facility with 3.7 ac /ft. of storage to mitigate downstream problems. Develop an interlocal agreement to examine the possibility of using part of the wetland for a regional R/D facility. - Establish and enforce stream corri- dor guidelines. - Future development should release stormwaters at non - erosive rates. Subcatchment 17 should use onsite RID and infiltration systems to the maxi- mum extent possible for control of peak flows. - BALD grading and filling section has been contacted, - Stabilize and revegetatc ,:lope down to stream. - Prohihit filling in stream ravine. Stream becomes eroded from road ditch flows above 108th Ave. SL. Fill occurring adjacent to stream in SW corner of SE 299th St. and 108th Ave. SE. Minimal fish habitat potential in this stream. Access to stream is open to Green River, hut stream is heavily impacted by runoff. This is causing sedimen- tation of the channel in lower portion, erosion and garbage in mid- section, and ditches by trailer park in upper section. Iligh frequency of bank erosion, some small streamside landslides associated with bank ero- sion. Sedimentation resulting from channel and bank erosion described above. Sedimentation is occurring over a large area and may threaten private property. C -5 Anticipated Conditions and Problems More erosion and possible flooding due to fill in the stream corridor. Subcatchment projected to quadruple in amount of impervious surface. The suhcatchment is pro- jected to expand in imper- vious surface five times that in 1985. All problems exhibited in 1987 will pro- bably get worse. As development increases in the basins, erosion will increase. Sedimentation will increase with continued development in the basin. Recommendations No obvious regional It /D sites, so onsite R/D will be criticaI in this subcatchment. Release rate of stormwatcr should be al nonerusive levels. Assess the fish - habitat potential of this stream before doing any habitat projects. Reducing existing and future storm runoff will he key to maintenance of a good stream. Releasing stormwater runoff at nonerosive rates would help accomplish this goal. Plan and develop adequate R/D as population and development increase in the basin. Same as RM .I0 -'90. Also construct sediment detention ponds at the mouth • of the stream. I'rih. & Collect. Proposed Iteni River Mile Point Category Pro'cct 24 0069 18 RM .10 25 0069 18 RM .65 26 0069 18 It .90 -1.10 I lyd rology 1 labitat Ilydrology 3201 Existing Conditions and Problems Undersized pipe for existing flows. Evidence of debris from backwater. Garbage pushed over ravine embankment is blocking stream. Presents fish blockage and is visually very unpleasant. Wetland 3226 is hissected by SE 312th St. Flows into the northern wetland are blocked due to non- functional culvert on opposite side of SE 312th. This has caused the asphalt road to begin to fail from saturation and standing water. Wetland 3226 contains a wide variety of trees. P:I.GAPC /mlm C -6 Anticipated Conditions and Problems Increase in flows from development in upper catch- ment. lnstrcam erosion and headwall erosion will result. Possible water quality problem and further fish blockage. Potential road failure of SL 312th St. Continued impact on northern portion of Wetland 3226 if road- side ditch flow is not curtailed. Introduction of petroleum hy- products into wetland system. Recommendations Increase the capacity of the existing pipe system. Consider project to remove garbage to allow fish passage without further destabilization of the strcamhcd. - Construct an It /U facility on the southern portion of Wetland 3226. - intercept the roadside flows on SE 312th to southern portion of Wetland 3226. This will incorporate a major flow source of the region into an R /I) facility and mitigate a major impact on the northern section of wetland. - Perform a detailed wetland study to determine environmental impact. 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 The total site area to be developed is approximately 2.78 acres, which consists of till pastureland soil and and cover at this time. The project site is fairly level in nature and will remain that way after being developed. The site will drain as it does under existing conditions to the north into the right -of -way of Minkler Boulevard where it is collected in a catch basin collection system and routed into a 66 -inch diameter storm drain on the north side of Minkler Boulevard coursing in an easterly direction. The site is fairly irregular in shape since both the east and west property lines of the site are large diameter curves; however, the north and south property lines are straight as the site is bound on the north by Minkler Boulevard and on the south by Upland Drive. B. Developed Site Hydrology Under developed conditions, the site will utilize Level 1 Flow Control as adopted by the City of Tukwila, delineated further in the 1998 KCSWDM utilizing KCRTS methodology. Under developed conditions, the site is assumed to be 80 percent impervious totaling 2.22 acres with 0.56 acre of landscape area, considered to be till grass. The proposed location for the detention and water quality vault will be in the northeast corner of the project site ultimately discharging to a pump system that will pump runoff into the conveyance system located in Minkler Boulevard discharging into a 66 -inch diameter storm drain on the north side of Minkler Boulevard. C. Performance Standards The area- specific flow control standard, as determined from the City of Tukwila's requirements, is to utilize Level 1 Flow Control and delineated in the 1998 KCSWDM. The conveyance system capacity standard is to utilize the Modified Rational Method as delineated further in the previously mentioned manual. The Water Quality Treatment Menu followed for this project site was the Basic Water Quality Manu as dictated by the City of Tukwila. Additional water quality is being applied to runoff from this project site in the City of Tukwila's P17 Pond located east of the project site, which has its own dead storage for settling out sediments and, since it is a pond, it does provide some aerobic treatment capacity as well. Runoff should be fairly clean prior to being discharged in the ultimate downstream drainage course of the site which is the Green River. D. Flow Control System Please refer to the illustrative sketch on the following pages of this report for the flow control system utilized for this project site. E. Water Quality System Please refer to the illustrative sketch on the following pages of this report that delineates the water quality and detention feature proposed for this development, which is a wet/detention vault located in the northeast corner of the project site. 12961.002.doc DETENTION SIZING CRITERIA Total Site Area = 2.78 ac. Pre - Developed 2.78 ac. till pasture Developed 80 percent impervious = 2.22 ac. 20 percent till grass = 0.56 ac. Total 2.78 ac. 12961.002.doc SIZE THE BASIC WET VAULT = 3[0.9 A; + 0.25 Atg] 0.039 = 3[(0.9)(2.22) + (0.25)(0.56)](0.039)(43,560) = 10,896 cu. ft. 12961.002.doc KCRTS Command CREATE a new Time Series evl ; n kt e r O f} ce- r1 L Gvel 0ge 60Licoldvoy Production of Runoff Time Series Project Location : Sea -Tac Computing Series : 12961pre.tsf Regional Scale Factor : 1.00 Data Type : Reduced Creating Hourly Time Series File Loading Time Series File :C: \KC_SWDM \KC_DATA \STTP60R.rnf Till Pasture 2.78 acres Total Area : 2.78 acres Peak Discharge: 0.336 CFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:12961pre.tsf Time Series Computed KCRTS Command Enter the Analysis TOOLS Module Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Stage /Discharge curve:12961pre.tsf Flow Frequency Analysis Time Series File:12961pre.tsf Project Location:Sea -Tac Frequencies & Peaks saved to File:12961pre.pks Analysis Tools Command RETURN to Previous Menu KCRTS Command CREATE a new Time Series Production of Runoff Time Series Project Location : Sea -Tac Computing Series : 12961dev.tsf Regional Scale Factor : 1.00 Data Type : Reduced Creating Hourly Time Series File Loading Time Series File :C: \KC_SWDM \KC_DATA \STTG60R.rnf Till Grass 0.56 acres Loading Time Series File :C: \KC_SWDM \KC_DATA \STEI60R.rnf Impervious 2.22 acres Total Area : 2.78 acres Peak Discharge: 1.17 CFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:12961dev.tsf Time Series Computed KCRTS Command Enter the Analysis TOOLS Module Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Stage /Discharge curve:12961dev.tsf Flow Frequency Analysis Time Series File:12961dev.tsf Project Location:Sea -Tac Frequencies & Peaks saved to File:12961dev.pks Analysis Tools Command RETURN to Previous Menu KCRTS Command Size a Retention /Detention FACILITY Edit Facility Loading Time Series File:12961dev.tsf Time Series Found in Memory:12961dev.tsf Saving Retention /Detention Facility File:12961convey.rdf Starting Documentation File:C: \kc_swdm \kc_ data \example \kcbw \12961convey.doc Time Series Found in Memory:12961dev.tsf Edit Complete Retention /Detention Facility Design Saving Retention /Detention Facility File: 12961convey.rdf Starting Documentation File:C: \kc_swdm \kc_ data \example \kcbw \12961convey.doc Time Series Found in Memory:12961dev.tsf Retention /Detention Facility Design Route Time Series through Facility Time Series Found in Memory:12961dev.tsf Reservoir Routing [R /D Facility] Inflow /Outflow Analysis Flow Frequency Analysis Time Series File:12961pre.tsf Project Location:Sea -Tac - -- Annual Peak Flow Rates-- - Flow Rate Rank Time of Peak (CFS) 0.196 2 2/09/01 18:00 0.073 7 1/05/02 16:00 0.179 3 2/28/03 3:00 0.019 8 3/24/04 19:00 0.100 6 1/05/05 8:00 0.167 4 1/18/06 16:00 0.161 5 11/24/06 4:00 0.336 1 1/09/08 6:00 Computed Peaks Flow Frequency Analysis - - Peaks - - Rank Return Prob (CFS) Period 0.336 1 100.00 0.990 0.196 2 25.00 0.960 0.179 3 10.00 0.900 0.167 4 5.00 0.800 0.161 5 3.00 0.667 0.100 6 2.00 0.500 0.073 7 1.30 0.231 0.019 8 1.10 0.091 0.289 50.00 0.980 Flow Frequency Analysis Time Series File:12961dev.tsf Project Location:Sea -Tac - -- Annual Peak Flow Rates-- - Flow Rate Rank Time of Peak (CFS) 0.588 6 2/09/01 2:00 0.500 8 1/05/02 16:00 0.705 3 12/08/02 18:00 0.564 7 8/26/04 2:00 0.673 4 10/28/04 16:00 0.627 5 1/18/06 16:00 0.820 2 10/26/06 0:00 1.17 1 1/09/08 6:00 Computed Peaks Flow Frequency Analysis - - Peaks - - Rank Return Prob (CFS) Period 1.17 1 100.00 0.990 0.820 2 25.00 0.960 0.705 3 10.00 0.900 0.673 4 5.00 0.800 0.627 5 3.00 0.667 0.588 6 2.00 0.500 0.564 7 1.30 0.231 0.500 8 1.10 0.091 1.05 50.00 0.980 Flow Frequency Analysis Time Series File:12961rdout.tsf Project Location:Sea -Tac - -- Annual Peak Flow Rates-- - Flow Rate Rank Time of Peak (CFS) 0.394 2 2/09/01 16:00 0.079 7 12/28/01 17:00 0.151 5 2/28/03 7:00 0.074 8 8/26/04 6:00 0.096 6 1/05/05 15:00 0.163 4 1/18/06 22:00 0.177 3 11/24/06 7:00 0.956 1 1/09/08 9:00 Computed Peaks Flow Frequency Analysis - - Peaks - - Rank Return Prob (CFS) (ft) Period 0.956 0.394 0.177 0.163 0.151 0.096 0.079 0.074 0.768 6.68 6.57 6.40 5.86 5.41 4.15 2.79 2.46 6.65 1 100.00 0.990 2 25.00 0.960 3 10.00 0.900 4 5.00 0.800 5 3.00 0.667 6 2.00 0.500 7 1.30 0.231 8 1.10 0.091 50.00 0.980 Retention /Detention Facility Type of Facility: Detention Vault Facility Length: 108.00 ft Facility Width: 34.00 ft Facility Area: 3672. sq. ft Effective Storage Depth: 6.50 ft Stage 0 Elevation: 11.00 ft Storage Volume: 23868. cu. ft Riser Head: 6.50 ft Riser Diameter: 12.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 1.32 0.120 2 4.35 1.22 0.059 4.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac -ft) (cfs) (cfs) 0.00 11.00 0. 0.000 0.000 0.00 0.01 11.01 37. 0.001 0.006 0.00 0.03 11.03 110. 0.003 0.008 0.00 0.04 11.04 147. 0.003 0.010 0.00 0.05 11.05 184. 0.004 0.011 0.00 0.07 11.07 257. 0.006 0.012 0.00 0.08 11.08 294. 0.007 0.014 0.00 0.10 11.10 367. 0.008 0.015 0.00 0.11 11.11 404. 0.009 0.016 0.00 0.22 11.22 808. 0.019 0.022 0.00 0.33 11.33 1212. 0.028 0.027 0.00 0.44 11.44 1616. 0.037 0.031 0.00 0.55 11.55 2020. 0.046 0.035 0.00 0.66 11.66 2424. 0.056 0.038 0.00 0.77 11.77 2827. 0.065 0.041 0.00 0.88 11.88 3231. 0.074 0.044 0.00 0.99 11.99 3635. 0.083 0.047 0.00 1.10 12.10 4039. 0.093 0.049 0.00 1.21 12.21 4443. 0.102 0.052 0.00 1.32 12.32 4847. 0.111 0.054 0.00 1.43 12.43 5251. 0.121 0.056 0.00 1.54 12.54 5655. 0.130 0.058 0.00 1.65 12.65 6059. 0.139 0.060 0.00 1.76 12.76 6463. 0.148 0.062 0.00 1.87 12.87 6867. 0.158 0.064 0.00 1.98 12.98 7271. 0.167 0.066 0.00 2.09 13.09 7675. 0.176 0.068 0.00 2.20 13.20 8078. 0.185 0.070 0.00 2.31 13.31 8482. 0.195 0.072 0.00 2.42 13.42 8886. 0.204 0.073 0.00 2.53 13.53 9290. 0.213 0.075 0.00 2.64 13.64 9694. 0.223 0.077 0.00 2.75 13.75 10098. 0.232 0.078 0.00 2.86 13.86 10502. 0.241 0.080 0.00 2.97 13.97 10906. 0.250 0.081 0.00 3.08 14.08 11310. 0.260 0.083 0.00 3.19 14.19 11714. 0.269 0.084 0.00 3.30 14.30 12118. 0.278 0.086 0.00 3.41 14.41 12522. 0.287 0.087 0.00 3.53 14.53 12962. 0.298 0.088 0.00 3.64 14.64 13366. 0.307 0.090 0.00 3.75 14.75 13770. 0.316 0.091 0.00 3.86 14.86 14174. 0.325 0.092 0.00 3.97 14.97 14578. 0.335 0.094 0.00 4.08 15.08 14982. 0.344 0.095 0.00 4.19 15.19 15386. 0.353 0.096 0.00 4.30 15.30 15790. 0.362 0.098 0.00 4.35 15.35 15973. 0.367 0.098 0.00 4.36 15.36 16010. 0.368 0.099 0.00 4.38 15.38 16083. 0.369 0.100 0.00 4.39 15.39 16120. 0.370 0.101 0.00 4.40 15.40 16157. 0.371 0.104 0.00 4.41 15.41 16194. 0.372 0.106 0.00 4.43 15.43 16267. 0.373 0.110 0.00 4.44 15.44 16304. 0.374 0.111 0.00 4.45 15.45 16340. 0.375 0.112 0.00 4.46 15.46 16377. 0.376 0.113 0.00 4.57 15.57 16781. 0.385 0.120 0.00 4.68 15.68 17185. 0.395 0.125 0.00 4.79 15.79 17589. 0.404 0.130 0.00 4.90 15.90 17993. 0.413 0.134 0.00 5.02 16.02 18433. 0.423 0.138 0.00 5.13 16.13 18837. 0.432 0.142 0.00 5.24 16.24 19241. 0.442 0.146 0.00 5.35 16.35 19645. 0.451 0.149 0.00 5.46 16.46 20049. 0.460 0.152 0.00 5.57 16.57 20453. 0.470 0.155 0.00 5.68 16.68 20857. 0.479 0.159 0.00 5.79 16.79 21261. 0.488 0.162 0.00 5.90 16.90 21665. 0.497 0.164 0.00 6.01 17.01 22069. 0.507 0.167 0.00 6.12 17.12 22473. 0.516 0.170 0.00 6.23 17.23 22877. 0.525 0.173 0.00 6.34 17.34 23280. 0.534 0.175 0.00 6.45 17.45 23684. 0.544 0.178 0.00 6.50 17.50 23868. 0.548 0.179 0.00 6.60 17.60 24235. 0.556 0.489 0.00 6.70 17.70 24602. 0.565 1.050 0.00 6.80 17.80 24970. 0.573 1.790 0.00 6.90 17.90 25337. 0.582 2.580 0.00 7.00 18.00 25704. 0.590 2.860 0.00 7.10 18.10 26071. 0.599 3.120 0.00 7.20 18.20 26438. 0.607 3.360 0.00 7.30 7.40 7.50 7.60 7.70 7.80 7.90 8.00 8.10 8.20 8.30 8.40 18.30 18.40 18.50 18.60 18.70 18.80 18.90 19.00 19.10 19.20 19.30 19.40 26806. 27173. 27540. 27907. 28274. 28642. 29009. 29376. 29743. 30110. 30478. 30845. 0.615 3.580 0.624 3.790 0.632 3.980 0.641 4.170 0.649 4.350 0.658 4.520 0.666 4.680 0.674 4.840 0.683 5.000 0.691 5.140 0.700 5.290 0.708 5.430 Hyd Inflow Outflow Peak Target Calc Stage Elev 1 1.17 * * * * * ** 2 0.59 * * * * * ** 3 0.60 0.18 4 0.63 * * * * * ** 5 0.70 * * * * * ** 6 0.38 7 0.50 * * * * * ** 8 0.56 * * * * * ** 0.96 6.68 17.68 0.39 6.57 17.57 0.18 6.40 17.40 0.16 5.86 16.86 0.15 5.41 16.41 0.10 0.10 4.15 15.15 0.08 2.79 13.79 0.07 2.46 13.46 Route Time Series through Facility Inflow Time Series File:12961dev.tsf Outflow Time Series File:12961rdout Inflow /Outflow Analysis Peak Inflow Discharge: Peak Outflow Discharge: Peak Reservoir Stage: Peak Reservoir Elev: Peak Reservoir Storage: 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Storage (Cu -Ft) (Ac -Ft) 24541. 0.563 24123. 0.554 23505. 0.540 21523. 0.494 19850. 0.456 15245. 0.350 10246. 0.235 9051. 0.208 1.17 CFS at 6:00 on Jan 9 in Year 8 0.956 CFS at 9:00 on Jan 9 in Year 8 6.68 Ft 17.68 Ft 24541. Cu -Ft 0.563 Ac -Ft Flow Frequency Analysis Time Series File:12961rdout.tsf Project Location:Sea -Tac - -- Annual Peak Flow Rates-- - Flow Rate Rank Time of Peak (CFS) 0.394 0.079 0.151 0.074 0.096 0.163 0.177 0.956 Computed Peaks 2 2/09/01 16:00 7 12/28/01 17:00 5 2/28/03 7:00 8 8/26/04 6:00 6 1/05/05 15:00 4 1/18/06 22:00 3 11/24/06 7:00 1 1/09/08 9:00 Flow Frequency Analysis - - Peaks - - Rank Return Prob (CFS) (ft) Period 0.956 6.68 1 100.00 0.990 0.394 6.57 2 25.00 0.960 0.177 6.40 3 10.00 0.900 0.163 5.86 4 5.00 0.800 0.151 5.41 5 3.00 0.667 0.096 4.15 6 2.00 0.500 0.079 2.79 7 1.30 0.231 0.074 2.46 8 1.10 0.091 0.768 6.65 50.00 0.980 N. Jae Mambo. 12961 s An C2,, 5 F11r,P: \12000. \129 1\ prdmhory\ pre- 1 \12961-gArg Dat./Rm.:4 /23/4006 1O..33 Ml $c 10430046 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251 -6222 (425)251 -8782 FAX CML ENGINEERING, LAND PLANNING, SURVEYING. ENVIRONMENTAL SERVICES u.ag .d ...1i Onnrn _fiat Crwrge4 Aopra•.d Dote 3117/90 9colc NOrlro.tvl N/A Whom For ANDOVER COMPANY, INC 415 BAKER BLVD., SUITE 200 TUKWILA, WASH. 98188 ATTN: GEORGE ROCKWELL Oat. I By C . I row. I R.vl.bn TRie: D 0 Z �rn m ?� Z . D Low o 0 D A OQ Fl^Z^ D Z 0 �wD `Z Z D rn Ar AZ PRELIMINARY GRADING AND STORM DRAINAGE PLAN MINKLER OFFICE BUILDING *ref. $ CE7VAR,77) 1 10 l RECEIVED 'APR 24 2008' O DEVELOPMENT GEOTECHNICAL REPORT Minkler Professional Building Minkler Boulevard and Andover Park West Tukwila, Washington -r• •• .ar. e iii• .wblw'. ,•• • ,•"0 # �r .� .v .e .. ~ _ r Project No. T -6176 Terra Associates, Inc. Prepared for: The Andover Company, Inc. Seattle, Washington January 11, 2008 TERRA ASSOCIATES, Inc. Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences Mr. George Rockwell The Andover Company, Inc. 415 Baker Boulevard, Suite 200 Seattle, Washington 98188 Subject: Geotechnical Report Minkler Professional Building Minkler Boulevard and Andover Park West Tukwila, Washington Dear Mr. Rockwell: January 11, 2008 Project No. T -6176 As requested, we have conducted a geotechnical engineering study for the subject project. The attached report presents our findings and recommendations for the geotechnical aspects of project design and construction. Our field exploration indicates soil conditions consisted of four inches of organic material overlying seven to nine feet of fill material overlying alluvial silts and sands. The fill material appears to be in good condition, there is no documentation of the compaction or placement of the fill. The CPT test indicates the fill is dense to very dense. Our recent cone penetration testing revealed that under the dense fill material there are loose and soft interbedded layers of alluvial sands, silts, and clays to depths ranging from 14 to 20 feet. The upper alluvium is composed predominantly of loose to medium dense silt/silty clay /clay /clayey silt and is approximately 5 to 11 feet thick. Underlying this upper alluvial, the CPT data indicates medium dense to dense silty sand and sand. This sand alluvium is predominant to the termination depths of the CPTs, 40 feet. The formation is indicated to be in a dense field condition with a few softer interbedded layers of sandy silt. In our opinion, support of structures using standard spread footing foundations will be feasible. However, to avoid unacceptable building settlements, we recommend the building pad be surcharged to consolidate the compressible soils prior to construction or placed on piles. 12525 Willows Road, Suite 101, Kirkland, Washington 98034 Phone (425) 821 -7777 • Fax (425) 821 -4334 • terra@terra- associates.com Sincerely yours, TERRA ASSOCIATES, INC. Carolyn Schepper, E.I.T. Staff Engineer Theodore J. Schepper, P.E. President Encl: Mr. Randy Brown, Synthesis Mr. Joe Shutler, Shutler Consulting Engineers Mr. Dan Balmelli, Barghausen Consulting Engineers Project No. T -6176 Page No. ii TABLE OF CONTENTS January 11, 2008 Project No. T -6176 Page No. 1.0 Project Description 1 2.0 Scope of Work 1 3.0 Site Conditions 2 3.1 Surface 2 3.2 Subsurface 2 3.3 Groundwater 2 4.0 Geologic Hazards 3 4.1 Erosion 3 4.2 Seismic 3 5.0 Discussion and Recommendations 4 5.1 General 4 5.2 Site Preparation and Grading 4 5.3 Excavations 5 5.4 Surcharge 6 5.5 Foundations 7 5.6 Slabs -on -Grade 9 5.7 Drainage 9 5.8 Utilities 10 5.9 Pavements 10 6.0 Additional Services 11 7.0 Limitations 11 Figures Vicinity Map Figure 1 Exploration Location Plan Figure 2 Typical Settlement Marker Detail Figure 3 Appendix Field Exploration and Laboratory Testing Appendix A Page No. 12 Geotechnical Report Minkler Professional Building Minkler Boulevard and Andover. Park West Tukwila, Washington 1.0 PROJECT DESCRIPTION The project consists of developing the 2.47 -acre parcel with a two -story office building, associated paved access, parking, and utility improvements. Based on a preliminary site plan prepared by Synthesis PC, dated November 16, 2007, one, approximately 40,500 square -foot, two -story building will be constructed. The building will be constructed using precast concrete perimeter wall panels with interior isolated columns supporting the second floor and roof framing. We expect structural loading will be light to moderate with isolated columns carrying loads of 100 to 200 kips, and bearing walls carrying 4 to 6 kips per foot. We also expect that the main floor level will be constructed at grade at an elevation at or near existing site grades. Access to the site will be from Minider Boulevard and from Upland Drive. We understand that development stormwater will be discharged to the existing city regional facility. The recommendations in the following sections of this report are based on our understanding of the design features outlined above. We should review design drawings as they become available to verify that our recommendations have been properly interpreted and to supplement them, if required. 2.0 SCOPE OF WORK On December 14, 2007, we excavated 5 test pits to depths of 7 to 9.5 feet below existing surface grades. On December 27, 2007, this shallow information was supplemented by advancing 3 cone penetration tests (CPTs) to depths of 40 feet below existing surface grades and one cone penetration test to a depth of 14 feet below existing surface grade. Using the information obtained from our subsurface exploration, we performed analyses to develop geotechnical recommendations for project design and construction. Specifically, this report addresses the following: • Soil and groundwater conditions • Seismic • Site preparation and grading • Preload/surcharge • Excavations • Foundation support alternatives • Slab -on -grade support • Drainage • Utilities • Pavements January 11, 2008 Project No. T -6176 It should be noted that recommendations outlined in this report regarding drainage are associated with soil strength, design earth pressures, erosion, and stability. Design and performance issues with respect to moisture as it relates to the structure environment (i.e., humidity, mildew, mold) is beyond Terra Associates' purview. A building envelope specialist or contactor should be consulted to address these issues, as needed. 3.0 SITE CONDITIONS 3.1 Surface The site is a vacant 2.74 -acre parcel located between Minkler Boulevard and Upland Drive one - parcel west of Andover Park West in Tukwila, Washington. The approximate location of the site is shown on Figure 1. The project site is rectangular in shape with the north end of the site coming to a point at the northeast comer of the site. The site is bordered by railroads on three sides with Minkler Boulevard to the north, an industrial building to the west, Upland Drive to the south, and an office building to the east. The site is an open field that is generally flat. There is some garbage and concrete debris throughout the site. There are existing gas and water utilities that run on the south end of the property approximately ten feet north of Upland Drive. 3.2 Subsurface In general, soil conditions we observed at the test pits consisted of four inches of organic material overlying seven to nine feet of silty sand with gravel fill overlying alluvial silts and sands. Based on observations in the test pits and CPT data, the fill material appears to be well compacted. CPT data indicates that under the dense fill material there are loose and soft interbedded layers of alluvial sands, silts, and clays to depths ranging from 14 to 20 feet. The upper alluvium is composed predominantly of soft to medium stiff silt/clayey silt and is approximately 5 to 11 feet thick. Underlying this upper alluvium, medium dense to dense silty sand and sand layers are indicated to the termination depths of the CPTs, 40 feet. The Geological Map of the Des Moines 7.5' Quadrangle, King County, Washington, by D.B. Booth and H.H. Waldron (2004) maps the site as Alluvium (Qal). This mapped description is consistent with the native soil we observed below the fill material in the CPT Logs. The preceding discussion is intended to be a brief review of the soil conditions observed at the site. More detailed descriptions are presented on the Test Pit and CPT Logs attached in Appendix A. 3.3 Groundwater We did not observe any groundwater in the test pits. A pore water dissipation test was performed during the CPT testing. Results of this testing indicated the groundwater was approximately 10 to 11 feet below existing grades at the time of our site exploration. Fluctuations in the groundwater table will occur in response to seasonal changes. Given the time of year our field work was completed and the rainfall experienced in the region, the groundwater elevation indicated at the time of our work likely represents the near seasonal high level. Page No. 2 January 11, 2008 Project No. T -6176 4.0 GEOLOGIC HAZARDS 4.1 Erosion The Tukwila Municipal Code Chapter 18.45.120 defines erosion hazard areas as areas that are Potential Geologic Instability Designation of Class 2, 3, or 4. By definition, this site is Class 1 and; therefore, there is no erosion hazard. Regardless, it will be necessary to have appropriate Temporary Erosion and Sedimentation Control (TESC) elements in place before on -site grading activities begin. 4.2 Seismic The Tukwila Municipal Code defines seismic hazard areas as areas that are considered seismic hazards by the Washington State Building Code which in turn references the Intemational Building Code (IBC). Based on Chapter 16 of the IBC, the site is only a hazardous area if the soils liquefy. Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in water pressure induced by vibrations. Liquefaction mainly affects geologically recent deposits of fine - grained sands that are below the groundwater table. Soils of this nature derive their strength from intergranular friction. The generated water pressure or pore pressure essentially separates the soil grains and eliminates this intergranular friction; thus, eliminating the soil's strength. As described earlier, the soils indicated at the site by the CPT data consist of highly variable interbedded layers of fine grained sediments (silts and clays). and cohesionless layers composed of silty sand, sandy silt, and sand. The consistency of the fine grained sediments indicate that they would exhibit sufficient undrained strength to offset shear stresses imposed during an earthquake and would resist the liquefaction phenomenon. The indicated relative density of the coarser alluvial sediments also indicates that these layers have likely liquefied during past seismic events, thus increasing their relative density and making them more resistant to liquefaction during future events. We completed a liquefaction analysis using procedures outlined by Seed and Idriss. The analysis was completed using a ground acceleration of .2g. The results of the analysis indicate that the alluvial soils with N60 values of 20 and Less could liquefy under this acceleration. Most of the layers that the analysis indicates could liquefy are fine grained sediments. As noted earlier, these soils would not be subject to liquefaction because of the cohesive component of their shear strength. The remaining layers consist of sandy silt and silty sand. The impact to the site should these layers liquefy will be in the form of surface subsidence or settlement.. The settlement that would occur would result in cosmetic cracks in the building and would not be likely to cause structural damage, in our opinion. Estimated total potential settlement from, our analysis is in the range of one to two inches. Given the variability of the soils, all of this settlement could be differential in nature. In our opinion, the soil liquefaction hazard at the site and the associated risk to building performance is low. Page No. 3 January 11, 2008 Project No. T -6176 5.0 DISCUSSION AND RECOMMENDATIONS 5.1 General The results of our study indicate the upper fill soils are well compact and would be suitable for supporting the structure on conventional spread footing foundations. However, unless mitigated, the soft, fine grained native soil layers observed below the compact fill will consolidate under static dead loads imposed by the structure. Analysis indicates settlement approaching 2 inches with differential movement of 1 to 1 '/ inches is possible. To mitigate this potential settlement, we recommend surcharging the building location. As an alternative to surcharging the building site and supporting the structure on spread footings, the building can be supported on augercast piles transferring building loads to competent soils below the compressible stratum. The soils observed at the site contain a significant amount of fines and will be difficult to compact as structural fill when too wet. The ability to use native soil from site excavations as structural fill will depend on its moisture content and the prevailing weather conditions at the time of construction. If grading activities will take place during winter, the owner should be prepared to import clean granular material for use as structural fill and backfill. Alternatively, stabilizing the moisture in the native soil with cement kiln dust (CKD), cement, or lime can be considered. Detailed recommendations regarding these issues and other geotechiiical design considerations are provided in the following sections. These recommendations should be incorporated into the final design drawings and construction specifications. 5.2 Site Preparation and Grading To prepare the site for construction, all vegetation and organic surface soils should be stripped and removed from the site. Based on conditions observed in the test pits, required surface stripping depths will vary from four to six inches. Organic topsoil will not be suitable for use as structural fill, but may be used for limited depths in nonstructural areas or for landscaping purposes. Once clearing and stripping operations are complete, cut and fill operations can be initiated to establish desired building grades. Prior to placing fill, all exposed surfaces should be proofrolled to determine if any isolated soft and yielding areas are present. If excessively yielding areas are observed, and they cannot be stabilized in place by compaction, the affected soils should be excavated and removed to firm bearing and grade restored with new structural fill. If the depth of excavation to remove unstable soils is excessive, the use of geotextile fabrics, such as Mirafi 500X, or an equivalent fabric, can be used in conjunction with clean granular structural fill. Our experience has shown that, in general, a minimum of 18 inches of a clean, granular structural fill place and compacted over the geotextile fabric should establish 'a stable bearing surface. A representative of Terra Associates should observe all bearing surfaces to verify that soil conditions are as expected and are suitable for support of building _foundations, floor slabs, and site pavements. Page No. 4 January 11, 2008 Project No. T -6176 Our study indicates that the native soils contain a sufficient percentage of fines (silt and clay size particles) that will make them difficult to compact as structural fill if they are too wet or too dry. Accordingly, the ability to use these native soils from site excavations as structural fill will depend on their moisture content and the prevailing weather conditions when site grading activities take place. Native soils that are too wet to properly compact could be dried by aeration during dry weather conditions or mixed with an additive such as cement, cement kiln dust (CKD), or lime to stabilize the soil and facilitate compaction. If an additive is used, additional Best Management Practices (BMPs) to mitigate increases to the soils pH will need to be incorporated into the Temporary Erosion and Sedimentation Control (TESC) and Stormwater Pollution and Prevention Program (SWPPP) for the project. If grading activities are planned during the wet winter months, or if they are initiated during the summer and extend into fall and winter, the contractor should be prepared to import wet weather structural fill. For this purpose, we recommend importing a granular soil that meets the following grading. requirements: U.S. Sieve Size Percent Passing 6 inches 100 No. 4 75 maximum No. 200 5 maximum* *Based on the 3/4 -inch fraction. Prior to use, Terra Associates, Inc. should examine and test all materials imported to the site for use as structural fill. Structural fill should be placed in uniform loose layers not exceeding 12 inches and compacted to a minimum of 95 percent of the soil's maximum dry density, as determined by American Society for Testing and Materials (ASTM) Test Designation D -698 (Standard Proctor). The moisture content of the soil at the time of compaction should be within two percent of its optimum, as determined by this ASTM standard. In nonstructural areas, the degree of compaction can be reduced to 90 percent. 5.3 Excavations All excavations at the site associated with confined spaces, such as utility trenches and lower building levels, must be completed in accordance with local, state, or federal requirements. Based on current Washington State Safety and Health Administration (WSHA) regulations, soils found on the project site would be classified as Group C soils. For properly dewatered excavations more than 4 feet, but less than 20 feet in depth the side slopes should be laid back at a minimum slope inclination of 1.5:1 (Horizontal:Vertical). If there is insufficient room to complete the excavations in this manner, or if excavations greater than 20 feet in depth are planned, temporary shoring to support the excavations will be required. Properly designed and .installed shoring trench boxes can be used to support utility trench excavation's where required. Page No. 5 January 11, 2008 Project No. T -6176 Groundwater should be anticipated within excavations extending below depths of ten feet from current surface grades. Based on our study, the volume of water and rate of flow into the excavation may be significant and dewatering of the excavations will be necessary. Shallow excavations that do not extend more than one to two feet below the groundwater table can likely be dewatered by conventional sump - pumping procedures along with a system of collection trenches. Deeper excavation will require dewatering by well points or isolated deep -pump wells. The utility subcontractor should be prepared to implement excavation dewatering by well point or deep - pump wells, as needed. This will be an especially critical consideration for any deep excavations. This information is provided solely for the benefit of the owner and other design consultants, and should not be construed to imply that Terra Associates, Inc. assumes responsibility for job site safety. It is understood that job site safety is the sole responsibility of the project contractor. 5.4 Surcharge For building support using conventional spread footing foundations, if the estimated potential settlement from consolidation is not acceptable, we recommend surcharging the building site. For this procedure, we recommend placing a minimum of four feet of fill in the building area above the slab -on -grade subgrade elevation and delaying building construction until settlement under this fill load has occurred. The surcharge fill should extend a minimum of two feet beyond the outside edge of the perimeter building footings. The soil used for the surcharge does not need to meet any specific requirements other than having a minimum unit weight when placed of 120 pounds per cubic foot (pcf). It would be advisable to use a good quality fill source for the surcharge if structural fill is required in other areas of the site. Total settlement under the surcharge fill is estimated in the range of two to three inches. These settlements are expected to occur in about three to five weeks following full application of the surcharge fill. To verify the amount of settlement and the time rate of movement, the preload/surcharge program should be monitored by installing settlement markers. The settlement markers should be installed on the existing grade prior to placing any building fills. Once installed, elevations of both the fill height and marker should be taken daily until the full height of the preload is in place. Once fully preloaded, readings should continue weekly until the anticipated settlements have occurred. A typical settlement marker detail is provided as Figure 3. It is critical that the grading contractor recognize the importance of the settlement marker installations. All efforts must be made to protect the markers from damage during fill placement. It is difficult, if not impossible, to evaluate the progress of the preload program if the markers are damaged or destroyed by construction equipment. As a result, it may be necessary to install new markers and extend the surcharging time period in order to ensure that settlements have ceased and building construction can begin. Following the successful completion of the preload program, with foundations designed as recommended in Section 5.5 of this report, estimated maximum total and differential post - construction settlements are less than one -half inch. Page No. 6 January 11, 2008 Project No. T -6176 5.5 Foundations Spread Footings Following successful completion of the surcharge program the office building may be supported on conventional spread footing foundations bearing on the existing fill material. Foundation subgrade should be prepared as recommended in Section 5.2 of this report. Perimeter foundations exposed to the weather should bear at a minimum depth of 1.5 feet below . final exterior grades for frost protection. Interior foundations can be constructed at any convenient depth below the floor slab. Foundations supported on structural fill or preloaded native material can be dimensioned for a net allowable bearing capacity of 3,000 pounds per square foot (psf). For short-term loads, such as wind and seismic, a one - third increase in this allowable capacity , can be used. With structural loading as anticipated and these bearing stresses applied, estimated total foundation settlement of one -inch is expected. For designing foundations to resist lateral loads, a base friction coefficient of 0.35 can be used. Passive' earth pressures acting on the side of the footing can also be considered. We recommend calculating this lateral resistance using an equivalent fluid weight of 300 pounds per cubic foot (pcf). We recommend not including the upper 12 inches of soil in this computation because it can be affected by weather or disturbed by future grading activity. This value assumes the foundation will be constructed neat against competent native soil or back filled with structural fill as described in Section 5.2 of this report. The values recommended include a safety factor of 1.5. Augercast Piles As an alternative to surcharging the building site and supporting the building on conventional spread footings, augercast piles advanced through the compressible native soils can be used to support the structure. Augercast piles are constructed by advancing a hollow -stem auger into the ground to a predetermined tip elevation. When the bearing depth is achieved, grout is injected under pressure through the stem of the auger, which is then slowly extracted from the ground. Reinforcing steel, as required, is then set into the completed grout column. We recommend advancing augercast piles to a maximum tip elevation equal to 35 feet below current site grades. With piles advanced to this depth, the following allowable axial pile capacities for varying pile diameters can be used in design: Maximum Pile Capacities Allowable Axial Capacity (tons) Pile Diameter 18 -inch , 24 -inch Compression Uplift Compression Uplift 40 30 60 40 These allowable capacities are provided with a safety factor of 3.0. Full single -pile capacities can be used, provided the center -to- center pile spacing is at least three pile diameters. Page No. 7 Lateral Pile Capacity Analysis Lateral pile load capacity analyses were performed for a single pile. The analysis was based on subgrade modulus theory and assumes that the pile will act as a beam under the imposed loading. For the analyses, we used the computer program GEOPRO 3.0 — Laterally Loaded Pile. The design lateral load available will be dependent on the allowable lateral deflection than can be tolerated. The following table provides single pile lateral capacities for deflections of one -half and one -inch at the top of the pile for freehead conditions for both 18- and 24 -inch piles: Lateral Pile Capacity Pile Head Deflection (inches) Lateral Pile Capacity (tons) Pile Diameter 18 inches 24 inches 0.50 15 30 1.00 25 50 The maximum moment in the piles or point of zero shear occurs at depths of about 7 feet and 9 feet for the 18- inch and 24 -inch diameters, respectively. In addition to the lateral pile capacities, additional lateral resistance will be provided by passive earth pressure acting adjacent to the buried portions of the pile caps and grade beams. Passive resistance equivalent to a fluid weighing 350 pcf can be used to calculate this lateral resistance. Construction Considerations The auger should be extracted slowly and uniformly below a sufficient and consistent head of grout. If the auger is extracted too quickly, the pile may neck down and soil may collapse into the pile, reducing its structural integrity. At a point along the injection line, the piling contractor should use a pressure gauge to monitor the grout pressure during construction. The pressure used to inject the grout and construct the pile column will compress the soils immediately adjacent the pile. As a result, the amount of grout needed to form the pile will be greater than the computed grout volume. There will also be excess grout used to construct the piles because of the head of grout in the hollow stem auger that is required to construct the pile. Minimum grout takes should typically exceed the theoretical grout volume by 10 to 15 percent. Accounting for compression of the soils, maximum grout takes of 1.5 to 1.8 times the theoretical volumes should be _expected. The contractor must take this into consideration in estimating grout volumes. The grout pump should be calibrated with a stroke counter to allow for monitoring and verifying the amount of grout used to construct the pile. Page No. 8 January 11, 2008 Project No. T -6176 The pile installation sequence should be such that piles are constructed at a minimum spacing of five diameters. Once the grout has achieved its initial set, usually in 24 hours, installation between these locations can be completed. 5.6 Slabs -on -Grade Slabs -on -grade may be supported on subgrade prepared as recommended in Section 5.2 of this report. Immediately below the floor slab, we recommend placing a four -inch thick capillary break layer composed of clean, coarse sand or fine gravel that has less than five percent passing the No. 200 sieve. This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slab. The capillary break layer will not prevent moisture intrusion through the slab caused by water vapor transmission. Where moisture by vapor transmission is undesirable, such as covered floor areas, a common practice is to place a durable plastic membrane on the capillary break layer and then cover the membrane with a layer of clean sand or fine gravel to protect it from damage during construction, and aid in uniform curing of the concrete slab. It should be noted that if the sand or gravel layer overlying the membrane is saturated prior to pouring the slab, it will be ineffective in assisting uniform curing of the slab, and can actually serve as a water supply for moisture transmission through the slab and affecting floor coverings. Therefore, in our opinion, covering the membrane with a layer of and or gravel should be avoided if floor slab construction occurs during the wet winter months and the layer cannot be effectively drained. We recommend floor designers and contractors refer to the 2003 American Concrete Institute (ACI) Manual of Concrete Practice, Part 2, 302.1R -96, for further information regarding vapor barrier installation below slab -on -grade floors. 5.7 Drainage Surface Final exterior grades should promote- free and positive drainage away from the site at all times. Water must not be allowed to pond or collect adjacent to foundations or within the immediate building areas. We recommend providing a gradient of at least three percent for a minimum distance of ten feet from the building perimeters. If this gradient cannot be provided, surface water should be collected adjacent to the structures and disposed to appropriate storm facilities. Subsurface We recommend installing perimeter foundation drains adjacent to shallow foundations. The drains can be laid to grade at an invert elevation equivalent to the bottom of footing grade. The drains can consist of four -inch diameter perforated PVC pipe that is enveloped in washed pea gravel -sized drainage aggregate. The aggregate should extend six inches above and to the sides of the pipe. Roof and foundation drains should be tightlined separately to the storm drains. All drains should be provided with cleanouts at easily accessible locations. Page No. 9 January 11, 2008 Project No. T -6176 5.8 Utilities Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APWA), or City of Tukwila specifications. As a minimum, trench backfill should be placed and compacted as structural fill, as described in Section 5.2 of this report. Most native soils excavated on the site should be suitable for use as backfill material during dry weather conditions. However, if utility construction takes place during the wet winter months, it will likely be necessary to import suitable wet weather fill for utility trench backfilling. The utility contractor should also be prepared for encountering unstable soft alluvial soils below the pipe invert elevations. If not removed from below the pipe and replaced with crushed rock or additional bedding material, pipe deflections may occur as a result of the soil yielding and compressing in response to loading imposed during trench backfilling. The need to overexcavate and stabilize the pipe foundation before backfilling should be evaluated by observation and testing during construction. 5.9 Pavements Existing granular fill soils should be suitable as a subgrade soil for support of pavements. Pavement subgrades should be prepared as structural fill as described in Section 5.2 of this report. Regardless of the degree of relative compaction achieved, the subgrade must be firm and relatively unyielding before paving. The subgrade should be proofrolled with heavy construction equipment to verify this condition. We anticipate traffic in the parking areas will mainly consist of light passenger and commercial vehicles with only occasional heavy traffic in the form of buses, delivery, and refuse removal vehicles. Based on this information, with a stable subgrade prepared as recommended, we recommend the following- pavement sections: • Two inches of hot mix asphalt (HMA) over six inches of crushed rock base (CRB) • Two inches of HMA over three inches of asphalt- treated base (ATB) For travel lanes that will be subjected to more frequent heavy vehicle traffic, we recommend increasing the thickness of the AC surfacing to three inches. The paving materials used should conform to the Washington State Department of Transportation (WSDOT) specifications for 1/2 inch class HMA, ATB, and CRB. Long -term pavement performance will depend on surface drainage. A poorly- drained pavement section will be subject to premature failure as a result of surface water infiltrating the subgrade soils and reducing their supporting capability. For optimum performance, we recommend surface drainage gradients of at least two percent. Some degree of longitudinal and transverse cracking of the pavement surface should be expected over time. Regular maintenance should be planned to seal cracks as they occur. Page No. 10 January 11, 2008 Project No. T -6176 6.0 ADDITIONAL SERVICES Terra Associates, Inc. should review the final design drawings and specifications in order to verify that earthwork and foundation recommendations have been properly interpreted and implemented in project design. We should also provide geotechnical services during construction to observe compliance with our design concepts, specifications, and recommendations. This will allow for design changes if subsurface conditions differ from those anticipated prior to the start of construction. 7.0 LIMITATIONS We prepared this report in accordance with generally accepted geotechnical engineering .practices. No other warranty, expressed or implied, is made. This report is the copyrighted property of Terra Associates, Inc. and is intended for specific application to the Minkler Professional Building project. This report is for the exclusive use of The Andover Company, Inc. and their authorized representatives. The analyses and recommendations presented in this report are based on data obtained from the test pits excavated on the site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, Terra Associates, Inc. should be requested to reevaluate the recommendations in this report prior to proceeding with construction. Page No. 11 fO51ER • • HI -O, •144M 146TH .1 1 an S • itinir.it sr SEATn.F =10u IIAr: VW ie. • .1, WII •.�, 111 '"a`s.� *' N:1 "�,SiY'°'•= .� --.., 190111., `� T23N Nin�f -- I PL' >' Ti - - _E —1- ! 1921112 _ 5T REFERENCE: THOMAS GUIDE CD=ROM, KING /PIERCE /SNOHOMISH COUNTIES, 2004 S 188TH 5T a yI J I 1 _ S 19OTH ST 111 ' 1 _ _ _ ,r C ib�un c NOT TO SCALE Terra Associates Inc. Consultants.in Geotechnical engineering Geology and, Environmental Earth Sciences VICINITY MAP MINKLER PROFESSIONAL BUILDING TUKWILA, WASHINGTON Proj. No.T -6176 I Date JAN 2008 I Figure 1 NOTE: THIS SITE PLAN IS SCHEMATIC. ALL LOCATIONS AND DIMENSIONS ARE APPROXIMATE. IT IS INTENDED FOR REFERENCE ONLY AND SHOULD NOT BE USED FOR DESIGN OR CONSTRUCTION PURPOSES. REFERENCE: SITE PLAN PROVIDED BY CLIENT U1 APPROXIMATE SCALE IN FEET 100 LEGEND: ® APPROXIMATE TEST PIT LOCATION ® APPROXIMATE CONE PENETRATION TEST LOCATION Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences EXPLORATION LOCATION PLAN MINKLER PROFESSIONAL BUILDING TUKWILA, WASHINGTON Proj. No.T -6176 1 Date JAN 2008 I Figure 2 STEEL ROD SURCHARGE OR FILL / //,/ i , /,. //, // HEIGHT VARIES (SEE NOTES) PROTECTIVE SLEEVE SURCHARGE OR FILL NOT TO SCALE /,. /, / . %\ /i, / NOTES: 1. BASE CONSISTS OF 3/4" THICK, 2'x2' PLYWOOD WITH CENTER DRILLED 5/8" DIAMETER HOLE. 2. BEDDING MATERIAL, IF REQUIRED, SHOULD CONSIST OF CLEAN COARSE SAND. 3. MARKER ROD IS 1/2" DIAMETER STEEL ROD THREADED AT BOTH ENDS. 4. MARKER ROD IS ATTACHED TO BASE BY NUT AND WASHER ON EACH SIDE OF BASE. 5. PROTECTIVE SLEEVE SURROUNDING MARKER ROD SHOULD CONSIST OF 2" DIAMETER PLASTIC TUBING. SLEEVE IS NOT ATTACHED TO ROD OR BASE. 6. ADDITIONAL SECTIONS OF STEEL ROD CAN BE CONNECTED WITH THREADED COUPLINGS. 7. ADDITIONAL SECTIONS OF PLASTIC PROTECTIVE SLEEVE CAN BE CONNECTED WITH PRESS -FIT PLASTIC COUPLINGS. 8. STEEL MARKER ROD SHOULD EXTEND AT LEAST 6" ABOVE TOP OF PLASTIC PROTECTIVE SLEEVE. 9. PLASTIC PROTECTIVE SLEEVE SHOULD EXTEND AT LEAST 1" ABOVE TOP OF FILL SURFACE. Terra Associates, Inc. Consultants in Geotechnical Engineering Geolog and Environmentay l Earth Sciences TYPICAL SETTLEMENT.MARKER DETAIL MINKLER PROFESSIONAL BUILDING TUKWILA, WASHINGTON Proj. No. T-6176 I Date JAN 2008 1 Figure 3 APPENDIX A FIELD EXPLORATION AND LABORATORY TESTING Minkler Professional Building Tukwila, Washington On December 14, 2007, we completed our site exploration by observing soil conditions at 5 test pits. The test pits were excavated using a trackhoe to a maximum depth of 9.5 feet below existing site grades. On December 27, 2007, we performed additional site exploration by performing 4 cone penetration tests. The test pit and cone penetration test locations are shown on Figure 2. The test pit locations were approximately determined by measurements from existing site features. The Test Pit Logs are presented on Figures A -2 through A -6. The cone penetration graphs are presented on Figures A -9 through A -12. A geotechnical engineer from our office conducted the field exploration. Our representative classified the soil conditions encountered, maintained a log of each test pit, obtained representative soil samples, and recorded water levels observed during excavation. All soil samples were visually classified in accordance with the Unified Soil Classification System (USCS) described on Figure A -1. Representative soil samples obtained from the test pits were placed in closed containers and taken to our laboratory for further examination and testing. The moisture content of each sample was measured and is reported on the Test Pit Logs. Grain size analyses were performed on selected samples. The results are shown on Figures A -7 and A -8. Project No. T-6176 MAJOR DIVISIONS LETTER SYMBOL TYPICAL DESCRIPTION COARSE GRAINED SOILS More than 50% material larger than No. 200 sieve size GRAVELS More than 50% of coarse fraction is larger than No. 4 sieve Clean Gravels (less than 5% fines) GW Well- graded gravels, gravel -sand mixtures, little or no fines. GP Poorly- graded gravels, gravel -sand mixtures, little or no fines. Gravels with fines GM Silty gravels, gravel-sand-silt mixtures, non plastic fines. GC Clayey gravels, gravel- sand -clay mixtures, plastic fines. SANDS More than 50% of coarse fraction is smaller than No. 4 sieve Clean Sands (less than 5% fines) SW Well- graded sands, gravelly sands, little or no fines. SP Poorly- graded sands or gravelly sands, little or no fines. Sands with fines SM Silty sands, sand -silt mixtures, non - plastic fines. SC Clayey sands, sand -clay mixtures, plastic fines. FINE GRAINED SOILS More than 50% material smaller than No. 200 sieve size SILTS AND CLAYS Liquid limit is Tess than 50% ML Inorganic silts, rock flour, clayey silts with slight plasticity. CL Inorganic clays of low to medium plasticity, (lean clay). OL Organic silts and organic clays of low plasticity. SILTS AND CLAYS Liquid limit is greater than 50% MH Inorganic silts, elastic. CH Inorganic clays of high plasticity, fat clays. OH Organic clays of high plasticity. HIGHLY ORGANIC SOILS PT Peat. DEFINITION OF TERMS AND SYMBOLS COHESIONLESS Standard Penetration Density Resistance in Blows /Foot 2° OUTSIDE DIAMETER SPLIT I SPOON SAMPLER T 2.4' INSIDE DIAMETER RING SAMPLER OR SHELBY TUBE SAMPLER Y WATER LEVEL (DATE) Tr TORVANE READINGS, tsf Pp PENETROMETER READING, tsf DD DRY DENSITY, pounds per cubic foot LL LIQUID LIMIT, percent PI PLASTIC INDEX N STANDARD PENETRATION, blows per foot Very loose 0 -4 Loose 4 -10 Medium dense 10 -30 Dense 30 -50 Very dense >50 COHESIVE Standard Penetration Consistency Resistance in Blows /Foot Very soft 0 -2 Soft 2 -4 Medium stiff 4 -8 Stiff 8-16 Very stiff 16 -32 Hard >32 Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences UNIFIED SOIL CLASSIFICATION SYSTEM TUKWILA, PROFESSIONAL BUILDING TUKWILA, WASHINGTON '``�� Proj. No. T -6176 Date JAN 2008 Figure A -1 PROJECT LOCATION: DATE NAME: LOG OF TEST PIT NO. 1 Minkler Professional Building PROJ. NO: T -6176 LOGGED CAVING: FIGURE A -2 BY: CS Tukwila. Washington SURFACE CONDS: Grass. Brush APPROX. ELEV: N/A LOGGED: December 14. 2007 DEPTH TO GROUNDWATER: N/A DEPTH TO N/A DEPTH (FT.) SAMPLE NO. DESCRIPTION CONSISTENCY/ RELATIVE DENSITY o 3 POCKET PEN. (TSF)1 REMARKS - - 5— - 10-1 15— (6 inches GRAVEL, ROOTS) FILL: gray brown silty sand, fine grained, mottling, wet. FILL: brown silty sand, fine to coarse grained, moist, some gravel. - -r FILL: gray silty sand, fine to coarse grained, cemented, moist, some gravel. Brown elastic SILT, moist. (MH) Medium Dense Dense Very Dense Very Dense Hard 22.6 17.9 16.9 Test pit terminated at approximately 9.5 feet. No groundwater seepage observed. No caving was observed. NOTE: This subsurface information pertains only to this test pit location and should not be interpreted as being indicative of other locations at the site. Terra `' Associates, Inc. ;� ` Consultants in Geotechnlcal Engineering Geology and • 4% `r ' Environmental Earth Sciences PROJECT LOCATION: DATE NAME: LOG OF TEST PIT NO. 2 Minkler Professional Building PROJ. NO: T -6173 LOGGED CAVING: FIGURE A -3 BY: CS Tukwila. Washington SURFACE CONDS: Grass. Brush APPROX. ELEV: N/A LOGGED: December 14. 2007 DEPTH TO GROUNDWATER: N/A DEPTH TO N/A DEPTH (FT.) SAMPLE NO. DESCRIPTION CONSISTENCY/ RELATIVE DENSITY o POCKET PEN. (TSF)I REMARKS - - - 5— _ - 10- 15— (3 inches ORGANICS) FILL: gray brown silty sand, fine grained, mottling, wet. FILL: brown silty sand, fine to coarse grained, some cementation, moist, some gravel. FILL: gray silty sand, fine to coarse grained, moist, some gravel. Medium Dense Dense Very Dense Very Dense 27.9 19.2 13.6 Test pit terminated at approximately 7 feet. No groundwater seepage observed. No caving was observed. NOTE This subsurface information pertains only to this test pit location and should not be interpreted as being indicative of other locations at the site. Terra v Associates, inc. ` "" . Consultants in Geotechnical Engineering ^' Geology and -w..- - Environmental Earth Sciences PROJECT LOCATION: DATE NAME: LOG OF TEST PIT NO. 3 Minkler Professional Building PROJ. NO: T -6176 LOGGED CAVING: FIGURE A -4 BY: CS Tukwila. Washington SURFACE CONDS: Grass. Brush APPROX. ELEV: N/A LOGGED: December 14. 2007 DEPTH TO GROUNDWATER: N/A DEPTH TO N/A DEPTH (FT.) SAMPLE NO. I DESCRIPTION CONSISTENCY/ RELATIVE DENSITY o 3 POCKET PEN. (TSF) REMARKS - - 5— - 10- 15— (3 inches ORGANICS) FILL: gray brown silty sand, fine grained, mottling, wet. - -- FILL: brown silty sand, fine to coarse grained, moist, some gravel. FILL: gray silty sand, fine to coarse grained, moist, some gravel. Medium Dense Dense Very Dense Very Dense 23.1 19.7 19.0 Test pit terminated at approximately 7.5 feet. Slight groundwater seepage from surface water. No caving was observed. NOTE This subsurface information pertains only to this test pit location and should not be interpreted as being indicative of other locations at the site. Terra Associates, Inc. : ' " ' ' Consultants in Geotechnical Engineering Geology and ... - Environmental Earth Sciences PROJECT LOCATION: DATE NAME: LOG OF TEST PIT NO. 4 Minkler Professional Building PROJ. NO: T -6176 LOGGED CAVING: FIGURE A -5 BY: C$ Tukwila. Washington SURFACE CONDS: Grass. Brush APPROX. ELEV: N/A LOGGED: December 14.2007 DEPTH TO GROUNDWATER: N/A DEPTH TO N/A DEPTH (FT.) SAMPLE NO. DESCRIPTION CONSISTENCY / RELATIVE DENSITY ao 3 POCKET PEN. (TSF) REMARKS - - - 5— - - 10- 15— (3 inches ORGANICS) . FILL: gray brown silty sand, fine grained, mottling, wet. ,, FILL: brown silty sand, fine to coarse grained, moist, some gravel. *Thin layer of red sand, fine grained. - FILL: gray silty sand, fine to coarse grained, moist, some gravel. Medium Dense - Dense Very Dense Very Dense 20.0 18.7 21.0 Test pit terminated at approximately 8 feet. No groundwater seepage observed. No caving was observed. NOTE: This subsurface information pertains only to this test pit location and should not be interpreted as being indicative of other locations at the site. Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences PROJECT LOCATION: DATE NAME: LOG OF TEST PIT NO. 5 Minkler Professional Building PROJ. NO: T -6176 LOGGED CAVING: FIGURE A -6 BY: CS Tukwila. Washington SURFACE CONDS: Grass. Brush APPROX. ELEV: N/A LOGGED: December 14.2007 DEPTH TO GROUNDWATER: N/A DEPTH TO N/A DEPTH (FT.) SAMPLE NO. DESCRIPTION CONSISTENCY/ RELATIVE DENSrTY a° 3 POCKET PEN. (TSF)I REMARKS - 5— - - 10— 15— (3 inches ORGANICS) .. FILL: gray brown silty sand, fine grained, mottling, wet. FILL: brown silty sand, fine to coarse grained, moist, some gravel. 4 -inch layer red sand with silt, fine grained, moist. FILL: gray silty sand, fine to coarse grained, moist, some gravel. - Brown elastic SILT, moist. (MH) — Medium Dense Dense Very Dense Very Dense Hard 23.1 17.5 19.9 51.3 PLC PI =8 Test pit terminated at approximately 9.5 feet. Slight groundwater seepage from surface water. No caving was observed. NOTE: This subsurface information pertains only to this test pit location and should not be interpreted as being indicative of other locations at the site. Terra Associates, Inc. Consultants in Geotechnical Engineering ,: Geology and Environmental Earth Sciences • • E- m �B�pii7 O 0) 7p C _■ mm s 1"1 a to — • L). m" co • �, E 00 • L69- 'ON '.0J. 1ibMNALUI co D V Z �m 0 7J -o -ncn mN Dum oZ z D r- -1 Cn OCR Zr= z O HOI3M A: -3N13 1 21 SIEVE ANALYSIS HYDROMETER ANALYSIS SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH, US STANDARD 100 90 80 70 60 50 40 30 20 10 0 Co O J J -- [.f — W N o) A W N NA_a AC Co A A GRAIN SIZE IN MM O O O O O O 0) A W N O 0) O S W N O 0 „,„ • I 000 00 0 COBBLES _1l 1. 1 1 Co 0) 1 1 A W N II 1 I1 1 1 1 I I_ - be in A g O) S W GRAIN SIZE IN MILLIMETERS D o g ppb 0 b OOO O) . W N COARSE 1 FINE COARSE 1 MEDIUM 1 FINE GRAVEL Key • 0 Exploration Number TP -1 TP -3 Depth (ft.) 2.0 6.0 USCS SM SM silty SAND silty SAND SAND FINES Description Moisture Content ( %) LL 10 20 30 40 50 60 70 80 90 100 0 H91 .S -• k I. PL 22.6 19.0 O mmi 7 > M N < 7 VI MIN 0 o (D 0. 0 Erg m E m o g. gmikpph Q. m'• fD (C • y 9-roN'of [?ii U. •i 71 cc D 0o H I3M A: H3 1 33213. SIEVE ANALYSIS SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH, US STANDARD. 100 90 80 70 60 50 40 30 20 10 0) A Co 4) I�A-4 A0313 A A O O O HYDROMETER ANALYSIS GRAIN SIZE IN MM 0 0 o8 8 s bb 0Oo O b OD O) A W C N O 0 Ow O III 11 1 1 1 1 1 1 1 I g 000 00 0 0 COBBLES COARSE I FINE Key • Exploration Number TP-4 GRAVEL Depth (ft.) 2.5 USCS SM A W N C) A 4) IV GRAIN SIZE IN MILLIMETERS COARSE I MEDIUM I FINE 00 silty SAND SAND Description A W N 00 O pCp C O 0D Off) A W N FINES Moisture Content ( %) 18.7 LL 10 20 30 71 G') 4o 0 50 rn to 60 5 70 80 90 100 O PL Depth (ft) behavior type and SPT based on data from UBC -1983 0 5 10 15 20 25 30 35 40 Tip Resistance Qc TSF 0 Terra Associates, Inc. Operator: Nowak Sounding: CPT -1 Cone Used: DSA0902 CPT Datemme: 12/27/2007 9:22:14 AM Location: Minkler Professional Building Job Number: T -6176 Friction Ratio Pore Pressure Soil Behavior Type SPT N' Fs /Qc ( %) Pw PSI Zone: UBC -1983 60% Hammer -10 50 0 12 0 250 0 12 1 sensitive fine grained a 2 organic material 3 clay z k .I i II `I .I •i r-- 9-1-r- Maximum Depth = 40.19 feet (II — r� ti- _ 1 _ 1 L\ f J_ 7 — 1 — t — 00000,0 000000 000000 000000 0000'90 000000 000000 00.0000 000000 ,1-1-.471.71'1• trr 1' Igl ,'F a Depth Increment = 0.164 feet 50 H 11111 �z r t 1 7yti- 1 111x4 J J_ _L L 1— r— 4 silty clay to clay ®7 silty sand to sandy silt ■ 10 gravelly sand to sand a 5 clayey silt to silty clay &t 8 sand to silty sand ® 11 very stiff fine grained C) ®6 sandy silt to clayey silt C19 sand ® 12 sand to clayey sand (•) In Situ Engineering D( )th behavior type and SPT based on data from UBC -1983 0 5 10 15 20 25 30 35 40 0 Tip Resistance Qc TSF Terra Associates, Inc. Operator: Nowak Sounding: CPT -2 Cone Used: DSA0902 Friction Ratio Fs /Qc ( %) 250 0 6 —'L_ - J L J - -1 1 sensitive fine grained El 2 organic material 3 day — _ S —r — -I -1- Maximum Depth = 40.19 feet CPT Date/Time: 12/27/2007 11:17:56 AM Location: Minkler Professional Building Job Number: T -6176 Pore Pressure Soil Behavior Type* SPT N' Pw PSI Zone: UBC -1983 60% Hammer -10 50 0 12 0 000000 800000 ammo'�l'If V lnly a. Depth Increment = 0.164 feet 50 J tl' I _L -I J_ -T 11 _LL _LL 4 silty clay to clay ® 7 silty sand to sandy silt ®10 gravelly sand to sand 5 clayey silt to silty clay E 8 sand to silty sand ® 11 very stiff fine grained ( *) 6 sandy silt to clayey silt + 9 sand ®12 sand to clayey sand (') In Situ Engineering Depth (ft) ISoil behavior type and SPT based on data from UBC -1983 0 5 10 15 20 25 30 35 40 Tip Resistance Qc TSF 0 Terra Associates, Inc. Operator: Nowak Sounding: CPT -3 Cone Used: DSA0902 250 0 • Friction Ratio Fs /Qc ( %) CPT Date/Time: 12/27/2007 12:30:43 PM Location: Minkier Professional Building Job Number: T -6176 Pore Pressure Soil Behavior Type* Pw PSI Zone: UBC -1983 50 0 12 12 -10 7- I J _ - •1 _ 1 _ 1 _ Maximum Depth = 40.03 feet J_ _ 1 _ _J_ _ 1 _ 1} 0 0000,0 if 00000 ,- 00000.0 ,000000 000000 V'U u u U U' 000000 fin ,0000 '000000 Depth Increment = 0.164 feet SPT N* 60% Hammer 0 50 -1 ji .� 1f 11 J I• —1- Y -I JJ_ 7r L _1_L- 1 sensitive fine grained Ea 4 silty clay to clay ® 7 silty sand to sandy silt II 10 gravelly sand to sand ® 2 organic material ® 5 clayey silt to silty clay gr 8 sand to silty sand ®11 very stiff fine grained C) ® 3 clay 6 sandy silt to clayey silt P 9 sand ®12 sand to clayey sand C) In Situ Engineering Depth (ft) 0 5 10 15 20 25 30 35 40 Tip Resistance Qc TSF 0 Terra Associates, Inc. Operator: Nowak Sounding: CPT-4 Cone Used: DSA0902 Friction Ratio Fs /Qc ( %) 250 0 J J 1 - ' 1 sensitive fine grained ® 2 organic material ® 3 clay CPT Date/me: 12/27/2007 1:06:16 PM Location: Minkler Professional Building Job Number: T-6176 Pore Pressure Pw PSI 12 -10 1 ci d 4- II 7 - 1 -Y- L _ _J_ _ 1 , Maximum Depth = 14.11 feet ra 4 silty clay to clay 5 clayey silt to silty clay ® 6 sandy silt to clayey silt Soil behavior type and SPT based on data from UBC -1983 Soil Behavior Type* Zone: UBC -1983 50 0 12 SPT N' 60% Hammer 0 50 J_ — tYY111- _LL -r- 1 JJ_ -1 - - L L. - Depth Increment = 0.164 feet ® 7 silty sand to sandy silt 0110 gravelly sand to sand 12 8 sand to silty sand 011 very stiff fine grained (`) 19 sand 11112 sand to clayey sand (") In Situ Engineering Pressure (psi) 12 11 10 9 8 7 6 5 4 3 2 1 Terra Associates, Inc. Operator Nowak Sounding: CPT -1 Cone Used: DSA0902 CPT Date/Time: 12/27/2007 9:22:14 AM Location: Minkler Professional Building Job Number. T -6176 Selected Depth(s) (feet) 15.256 LJ - L J - ti--- r -- -r-1 r� L -4 J J --1 - -r 1 r LL L' 1 T T _J L J 4 _y ✓ TAT - r -r -i- -r J J L -I r L 11 L L J L 1- LL L J J 1 rr 1 r L 1 L r J 1 ✓ r -I T L L 11. rrrr J L L 1 r rT J 1 LJ J 1 J 11 J L 1 J 1 C - 1- I 1 10 100 1000 10000 Maximum Pressure = 11.793 psi In Situ Engineering Time: (seconds) First American Tide Insurance Company NATIONAL COMMERCIAL SERVICES Dear Valued Client: Please find enclosed your title commitment on CD -ROM. Included with your title evidence is a new feature that First American Title is pleased to offer its valued clients: a color plotted easement map that clearly identifies the easements affecting the subject property. First American is proud to be the first to deliver this innovative new product to our valued clients. We are dedicated to supporting your success through our value -added services. Please let us know if you have any questions regarding your commitment or if you would like information on any of our value -added services. We appreciate the opportunity to Work with you. Sincerely, Your National Commercial Services Team enclosure WWW.FIRSTAM:COM Form WA -5 (6/76) File No.: NCS- 318734-WA1 Commitment Face Page PSt AMe* C'' COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY First American Title Insurance Company, herein called the Company, for valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagor of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and B and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of the Commitment or by subsequent endorsement. This Commitment if preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six (6) months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. This Commitment shall not be valid or binding until countersigned by an authorized officer or agent. IN WITNESS WHEREOF, the Company has caused this commitment to be signed and sealed, to become valid when countersigned by an authorized officer or agent of the Company, all in accordance with its By -Laws. This Commitment is effective as of the date shown in Schedule A as "Effective Date." Fist American Tide Insurance Company 471- Attest: Secretary By: President By: FirstAmerrcan Title Insurance Company ' Countersigned Form WA -5 (6/76) Commitment First American Title Insurance Company National Commercial Services 2101 Fourth Avenue, Suite 800, Seattle, WA 98121 (206)728 -0400 - FAX (206)448 -6348 Jean Couch (206)615 -3118 jcouch @firstam.com To: Andover Company, Inc. 415 Baker Boulevard, Suite 200 Tukwila, WA 98188 Attn: George Rockwell SCHEDULE A 1. Commitment Date: September 18, 2007 at 7:30 A.M. 2. Policy or Policies to be issued: Standard Owner's Coverage File No.: NCS- 318734 -WA1 Page No. 1 File No.: NCS- 318734 -WA1 Your Ref No.: 300 Upland Drive Tukwila AMOUNT PREMIUM TAX $ 2,000,000.00 $ To Follow $ To Follow Proposed Insured: Wesmar Investments, LLC, a Washington limited liability company and /or assigns Extended Mortgagee's Coverage Proposed Insured: To Follow $ To Follow $ To Follow $ To Follow 3. The estate or interest in the land described on Page 2 herein is Fee Simple, and title thereto is at the effective date hereof vested in: Roffe, Inc., a Washington corporation 4. The land referred to in this Commitment is described as follows: The land referred to in this report is described in Exhibit "A" attached hereto. FiistAmer/can Tide Insurance Company Form WA -5 (6/76) Commitment EXHIBIT 'A' LEGAL DESCRIPTION: File No.: NCS-318734-WA1 Page No. 2 LOT 3, UPLAND'S TUKWILA INDUSTRIAL PARK, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 104 OF PLATS, PAGES 8 THROUGH 10, INCLUSIVE, IN KING COUNTY, WASHINGTON. EXCEPT THAT PORTION CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED AUGUST 29, 1994 UNDER RECORDING NO. 9408290326 First American Title Insuranw Company First American Title Insurance Company Form WA -5 (6/76) File No.: NCS-318734 -WA1 Commitment Page No. 4 SCHEDULE B - SECTION 2 (continued) SPECIAL EXCEPTIONS 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Tukwila is at 1.78 %. Levy /Area Code: 2340 For all transactions recorded on or after July 1, 2005: • A fee of $10.00 will be charged on all exempt transactions; • A fee of $5.00 will be charged on all taxable transactions in addition to the excise tax due. 2. General Taxes for the year 2007. Tax Account No.: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: 883650- 0030 -06 $ 20,387.16 $ 10,193.58 $ 10,193.58 $ 1,787,300.00 $ 0.00 3. Easement, including terms and provisions contained therein: Recording Information: August 19, 1929 under Recording No. 2554742 In Favor of: The Pacific Telephone and Telegraph Company For: Electric transmission line Affects: as described therein 4. Covenants, conditions, restrictions and /or easements: Recorded: February 24, 1965 Recording No.: 5847806 5. Easement, including terms and provisions contained therein: Recording Information: In Favor of: For: Affects: July 6, 1966 under Recording No. 6050874 Sammamish Commercial Co., Inc., a Washington corporation Road purposes as described therein Document(s) declaring modifications thereof recorded July 23, 1985 as Recording No. 8507230567 of Official Records. 6. Easement, including terms and provisions contained therein: Recording Information: For: Affects: June 16, 1972 under Recording No. 7206160509 Relocation and reconstruction of railroad tract as described therein 7. Easement, including terms and provisions contained therein: Recording Information: July 22, 1977 under Recording No. 7707220771 First American Tide Insurance Company Form WA -5 (6/76) Commitment File No.: NCS- 318734 -WA1 Page No. 5 In Favor of: Oregon- Washington Railroad and Navigation Company, a Utah corporation For: Reconstruction and relocation of railroad trackage together with the right of ingress and egress Affects: as described therein 8. Restrictions, conditions, dedications, notes, easements and provisions, if any, as contained and /or delineated on the face of the plat of Upland's Tukwila Industrial Park recorded in Volume 104 of Plats, Pages 8 through 10, in King County, Washington. 9. Reservations and exceptions, including the terms and conditions thereof: Reserving: Minerals Reserved By: Union Pacific Land Resources Corporation, a Nebraska corporation Recorded: April 27, 1978 Recording Information: 7804270035 10. Easement, including terms and provisions contained therein: Recording Information: April 27, 1978 under Recording No. 7804270035 In Favor of: Union Pacific Land Resources Corporation, a Nebraska corporation For: Railroad Affects: as described therein 11. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Roffe, Inc. Grantee /Beneficiary: Seattle Trust and Savings Bank, a Washington corporation Trustee: Pioneer National Title Company Amount: $190,000.00 Recorded: May 16, 1978 Recording Information: 7805160084 12. Evidence of the authority of the officers of Roffe, Inc., a Washington corporation, to execute the forthcoming instrument, copies of the current Articles of Incorporation, By -Laws and certified copies of appropriate resolutions should be submitted prior to closing. 13. Evidence of the authority of the individual(s) to execute the forthcoming document for Wesmar Investments, LLC,_a Washington limited liability_company, copies of the current operating agreement should be submitted prior to closing. 14. Title is also to vest in persons shown as "and /or assigns" on the application for title insurance, whose identity has not been revealed and when so vested will then be subject to matters which may be disclosed by a search of the records against their names. 15. Unrecorded leaseholds, if any, rights of vendors and security agreement on personal property and rights of tenants, and secured parties to remove trade fixtures at the expiration of the term. First American Title Insurance Company Form WA -5 (6/76) Commitment FrrstAmerrcan Tide Insurance Company File No.: NCS- 318734 -WA1 Page No. 6 Form WA -5 (6/76) Commitment INFORMATIONAL NOTES File No.: NCS- 318734 -WA1 Page No. 7 A. 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. B. Any sketch attached hereto is done so as a courtesy only and is not part of any titre commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. Ptn Lot 3, Upland's Tukwila Industrial Park, Vol. 104, P. 8 -10 APN: 883650 - 0030 -06 D. According to the application for title insurance, title is to vest in Wesmar Investments, LLC, a Washington limited liability company and /or assigns. Examination of the records discloses no matters pending against said party(ies). E. A fee will be charged upon the cancellation of this Commitment pursuant to the Washington State Insurance Code and the filed Rate Schedule of the Company. END OF SCHEDULE B FirstAmencan Tide Insurance Company Form WA -5 (6/76) Commitment .4- 1.1 AMER�c 4 4 First American Title Insurance Company National Commercial Services COMMITMENT Conditions and Stipulations Ale No.: NCS- 318734 -WA1 Page No. 8 1. The term "mortgage" when used herein shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of a defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment, other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any Toss or damage resulting from any act or reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclosure such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option, may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of Policy or Policies committed for, and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the Policy or Policies committed for and such liability is subject to the Insuring provisions, exclusion from coverage, and the Conditions and Stipulations of the form of Policy or Policies committed for in favor of the proposed Insured which are hereby incorporated by references, and are made a part of this Commitment except as expressly modified herein. 4. Any claim of loss or damage, whether or not based on negligence, and which arises out of the status of the title to the estate or interest or the lien of the Insured mortgage covered hereby or any action asserting such claim, shall be restricted to the provisions and Conditions and Stipulations of this Commitment. First American Title Insurance Company Forth WA -5 (6/76) Commitment The First American Corporation First American Title Insurance Company National Commencia /Services PRIVACY POLICY We Are Committed to Safeguarding Customer Information File No.: NCS- 318734 -WA1 Page No. 9 In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information particularly any personal or finandal information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy govems our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govem our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect indude: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, induding the period after which any customer relationship has ceased. Such information may be used for any intemal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. c 2001 The First American Corporation - All Rights Reserved First American Tide Insurance Company 7804270035 UIC LAW DEPT.DOC.NO. 1 -1479 The-Grantor, ORIGINAL F1110 FOR RECORD AT REQUEST OF SAFECO TITLE INSURANCE COMPANY 2616 4M AYfNUE. pATTl1 WA 98121, APR 261970 E4G9454 coamiguro.N, �' WARRANTY DEED UNION PACIFIC LAND RESOURCES a Nebraska corporation,.for and in "cans- ideration of $233,424.00 in hand paid-, conveys and warrants to • ROFFE, INC:, a. Washington O corporation, Grantee, the following described. real-estate: a®rn • A parcel of lehd.being all of Lot 3,_Up1a'nd's- Tukvila IndustrialPark, City.of Tukwila; King County, -State of Washington as recorded in:Volume.104'of flats, Pages 8, 9 and 10, Records of said County, Recording No. 7708290789: EXCEPTING ThEREFRON AND RKSKRVING unto the Grantor, its successors and assLgna, forever, all•minerals and • .all mineral rights of every -kind and .character now' known to -exist or hereafter discovered, including, without limiting the generality.of the foregoing, oil -and gas and rights-thereto,•toc ether with -the -sole, exclusive and perpetual right to explore for', remove and dispose of. said minerals by•any means or methods ,suitable to Ghe', Grantor, its successors and assigns, but vithout-entering upon or using..the surface-of the -lands hereby tonveyed, and in such - manner -as not to damage the surface. of said -lands or to interfere with the use thereof °by the Grantee, the Grantee's Successors or-assigns. RESERVING :unto Grantor, its successors and assigns forever, an easement for railroad purposes over the following 'described strip.of land: A' strip of land variable in width situate in-.the East One-Ealf (Eh) of Lot'3 of Upland's Tukwila Industrial • Park, in Section 26, Township 23 North, Range 4 East of .the Willamette Meridian, City of Tukvtla, King County, State of Washington, bounded and described as follows: Beginning at the southeast corner of:said Lot 3; • thence .along the south line of said Lot 3, North 87 degrees 55 minutes 04- •seconds West, a.distance of 19.58 .feet; - thence North 9 degrees 04•minuces 13 seconds East, a distance of 3.6.0 feet to the beginning of a tangent curve to the right having a-radius of 1124.16 feet;- - '° •' SrarE eF COnveyaxe = - strgtan . r —Tax- l ota "fn� -33.50 • • RFVcNUE - n -. ••:: -1- 78.04270035 . thence northerly along said-eurve to the right through •a central angle of 2,degreea.23 minutes -22 seconds, en arc distance of.46.88 feet to a point-that is 50.0 feet . - distant northerly, measured at right angles, from the south line of said Block 3; . thence South 87 degrees 55 minutes 04 seconds East, parallel` with -said south line, a- distance of 0.97- feet; - thence-North -2 degrees 4 minutes 56 seconds East, a- .distance of 5. -78 feet ':o the- beginning of a non- tangent curve to the right having a radius-of 1124.16 feet,' a- . - radial line at which point bears South 78 degreees 14 - minutes '30 seconds East; - • thence northerly along said curve to the right through. a central engl -e-of -1 degree 41 minutes 14 seconds, dn- arc distance of 33.10 feet, to a point of comptidnd curve to the right-having a radius of-374..26 feet; thence- northeasterly along- said.curve ft the right. throLgh-a central angle of-56 degrees -12- minutes -01 seconds., an arc distance-of 3.67.10 feet to a point -that'is 36.05 feet.distant.southerly from the north "inept said Lot 3; • thence along a .line parallel with said north line South 87 degrees 55 minutes 02- seconds East, a distance of 45.18 feet to.a- northerly corner of-said Lot.3, said Corner being on; a -non - tangent. curve - to the -left: - having a radius of 359.26•feet and a radial bearing of South 13•- degrees 34 minutes 29=opconds Ea°st.; thence-southwesterly-along said curve to the left through a central angle. of 62 degrees 58 minutes 47 seconds, and sic distance of 394:89 feet to a point of a compound - curve to the left having a *radius :of 450:96 feet; - thence southerly along said curve to the left thru'ugh a central angle.-cf 10 degrees 55 minutes 18 secends,`an arc distance -of 85,96 feet-to-the Point of Beginning. ALSO reserving unto the Grantor,. its, successors and assigns forever,. an,ease!ent -for railroad and Utility, purposes. over and along the Northerly 36.05 feet of.Lot 3. • c/ The •conveyance- herein made shall be and is Subject to .any and all existing exceptions, reservations, easements,, covenants, restrictions and conditions of record. DATED this • � • r:� • • At�st• ssis nt- Secretary i-1544` day of . DNION:PACItIC =LAND RESOURCES CORPORAT'IOE . By_ • -2- resident , .1978.- i • . . • STATE OF NEBRASRA).-: ) • COUNTY OF DOUGLAS). ..15.5?,,IAI -11VA 4978, before me, the undersigned, a Notary- 'Public in and for said-COunty and State, parsOnally appeared ,-"C_J24 • ..,knoin to me -. to be the ',President, and. J.:.J.. Weiebeaker . . known to me to be the Assistant' Secretary; of the corporatikin . that exeMutedrbe within initrumebt, known to me to be the perioni who.-executed the within instrument 'on behalf of the oration therain.nemed, and acknowledged-to me.thai duch-'corporation f'%•- N/ executed-the within instrument pursuant to its Bylaws or a resolution 1 1 -of its Board of 'Directors. WITNESS my- hand and-official deal. s. Notary Public in And for said --County and State * • . • WM AMY - ;tad Wadi PAUL a THORNBLAD lb Cam. Esp.* WM AMP • d! 1310 8 30 DirtiCT OR co:CORDS b ELECTIONS 1 519, ' 01 TM piagasoo0 gala 2556737 q. r-C° 2614742 1445-219 • situated in the County of Eing•State of Washington. Doted August 16. AIM. 1929. 'Signed in presence of,._ Robert M. Marshall Barbara Marshall state of )se , :County of King , TNI8 IS TO MUM. That on this 18th day of August.A.D. 1929. before Mb' the nadereigned. P 190- ., (liven under my hand and official seal the day end year in this eertdifinate first abeee tri. (g.W.R.IIotarial Seal) Maraca W.-Nall (Com. Itc.• Deo. 10. 1930) Notary Mu° in in for the State -eV Tii residing at Seatila. . if#, Piled for record at request of Washington Title Ins.do..Ang.17. Mt, at 07 min pistelIr • 82 4444444+14++ George 1.0rantaleuntraditor J. V. Visell To -Warranty Deed Ales 31. MacLean • : rff TRES IMMURE vinsumme. That 4,74111sell'. seldom. as his own it.. .d Iid party of the first part. f87 and in ocmsideratiOn of the ma oftenentneriaDillarer. of the United States of Ameriear to Mn in 41111-veld brAlexli.41abhan.jOirdrthe-ned**Vt,- granted• bargalnad and sold, and by these IMosiate doe*, grant, *win. sallvfmtoonvey•uneefmns( ty of the second part. aattolis hairs and ensigns. the following deacriiiWriellreiertepdi mid being in the County of lang,Iltate Washington. to-.its Lot five (8) in block three (3) Boasbilla Beach, King OomityWashington.accordinr‘, recorded in Volume 20 of Plate. page 9. rewords of said county. TO RAVE AND TO HELD. the said pronisee.eith all their ippurtensames.unto second part. and to his heirs and assigne.fereveri and the said J. F. linen. party of thoofiiiiii444 himself and for his heirs. executors. and administrators. does hereby covenant to andArithibe " of the second part, his heirs and assigns. that he is the owner in fee simple of said they are free !roman ineumbranoes, and that he will ~rant ind 'defend the title thereta-agaik lawful claim uhatsoever. . WITNESS ir hand and seal -this 17th dqy ofingnet. A.D. one thousand nine hundred-ant Signed. sealed and delivered in presence oft J. F. Visell (Beal) L. J. Whoosh Edith Demaris State of Washington )es County of Pierce I, Louis J. Mnseek,e Notary Public in and for the slid State. do hereby oertify .that M. 17th day of August. 1929. personally appeared before me. J. F. Visell. seldom, to melknoinito1411:: individual described in. and who executed the within instrument. nadAudomiltledgetthat-he -sighed the same as his free and voluntary act and deed. for the uses and purposes. therein mentioned.: WITNESS WHEREOF. I have hereunto set xy hand and atria:ad my offisial seal the dry and this certificate firet above written. (L.J.M.Botarial Seal) ' (Com. Rs. Nov. 12.1931) Louis J. them& Neter; Publics in and for the State at residing at Taeona. in said Count,. Piled for r000rd at request of L. J. Nem*. Aug. 19. 1929. at 08 min past 9 A.N. ' 82 Oeorge A.Orant.County Auditor ++++++44-14 Fred J. Nees ro The Penific Telephone and Telegraph Company Basement Bent,Washington. July 22, 1929. 7 AND IN CONSIDERATION of the mum of One Dollar (*1.00) receipt whereof is hereby aolusaa1.d the undersigned, hereinafter referred to as the grantor. does by tbese.presente grant. bargain. seIli.O - - vey and confirnunto The Paoific Telephone and Telegraph Company. a OaLtfornia eorporati on. besein401- referred toes the grantee. • perpetual easement for the pUrposmof .resting. 01911hneeeemarys. cablsvandfisturcetherfah, aeteli!e#,Iable 5 the following described lands, owned by the undersigned, situate..Jvtis and being in, Kinpstate of Washington: The northwest quarter of the southeast quarter (NO of Silt) lieetion twenty-three (23) North.Range four (4) East W.y., as acre partieuleh - shorn by the 1,6.; attached hereto. said drawing by thia reference thereto being sedge. Out Of this The grantee is also granted the right to place an. maintain cies in fences points eherethe right of way intersects /Aid fences. The grantee shall. at any time salmi necessary have access to the poles. cab tures thereon for purposes of repairs, etc.. provided always thatsaid-gramaikahall vIr for spy damage uhich may be done to the property and crops thsrdon. It ii understood that the grantee shall keep all gates placed or maintained closed so stook shall not enter or seeps therefrom. It ieNnsdoor . stood that the.grantee shall pay for all damage dons to erope by aitfta; entering upon the pronto.' through any gate.gates or openings nade.by tbs.greatee and crops destroyed byemployees.of the grantee upon the premises. • Should the grantee at any time abandon or oease to use the pole aaoroes the prs tnelnding portion in the ground with attashments of all kinds, shall be removed by ninety (90) days from.the time the poles leased to be used. this easement supereedes and cancels that certain easement dated April 21. Arciette.berein:by the greater herein, said easement be of record in the office of the'ligi* 4611.,CoW.:Washington in Volum* 1235 of Deeds. +4, me "4'. • - 14* --448;459uStions. and provisions of this easement shall inure tethe benefit of, leMen.leirOOesputors, adminietrators. successors and assigns, . of.the respective putiee. the parties .of the first part have hereunto_est their hands sedleili in ,this instrument first above written. IT.flearson Fred J. Mess Rupp -.4-ti; ;4*BU:titan )ss :EMS IS TO CERTIFY. That on this 22nd day of July. A.D. 1929, berme me. Ben J. '1,111Ralo in and for the State of Washington, duly commissioned and sworn, pereandly, a4aahelar, tome kocen to be the individual described in, amt who executed the et mentOsateohnowledged to ne that he signed and sealed the same as 142 free and voluntary ace fer.,tionses and purposes theretamentioned. Witness lay hand anioffioial seal the day and year in this certificate first abonveritmo . (i.JWiciotarial Seal) Ben J.Pearson (ak. Ex. Mar.29, 1933) Notary Publio in and for the State of *!f ton, residing at Timms.. Filed far record at request of Grantee. Aug. 19, 1929. at 10 min past 9 A.M. Gears* A.Grent.Coteity Auditor Evergreen Cemetery Co., of Seattle To Hugh Adams 4+11-1-H+1-1-4- EVERGREEN MEMORIAL PARK WARRANTY DEW THIS INDENTURE, made this 17th day of April. 1928. between Evergreen Cemetery 008. .... dive" dive" ocrporation organised under the lave of the State of Washington. party of th• first parts kb Adams, party of the second party, ETTNIOSSTH. That the said party of the first part. in oonsideratioa of the sum of One Hundred fe, .. , ncA00 Dollars ($140.00) the receipt whereof is hereby acknowledged. dces here by rent. ,,...--...,,4!,., and convey unto the avid party of the aseend pert, and to his heirs and assigns, forlov°" - ', 14..,*01 e fOr.!410Vi purposes oniy tl at. certain lot of land, in the oemettmv of firvit party, situated in AM ingten, desoribed es follasel The north eight (8) feet of the west nine (9) feet of lot tir0.....0ii fl. (205) in Seetion three (/II) of Evergreen Park, an shove by a plat thereof of reefed -. .. .:. 4.,!.-i-i iirlha:6Tfice-ot;theAediter of King County.Washington. in Volume_27 of Plats. at::',..: .. - Warranty Deed 255482 5847806 REAL ESTATE CONTRACT BETWEEN SAffidAMISN CCHMERCIAL COMPANY, INC., SELLER, AND ASSOCIATED GROCERS,, INCORPORATED. PURCHASER THIS CONTRACT, made as of the 5th day of February, 1965, between sammamish commerical company , INC. , A 1Jashtagtoa corporation (hereinafter called tha "Seller"), and ASSOCIATED GROCERS, INCORPORATED. a cooperative association organized under the lava of the State of Washington (hereinafter called the "Purchaser"), W I T N E S S E T 11: 1. The Seller agrees to moll to the Purchaser and the Purchaser agrees to purchase from the Seiler the following described real estate. with appurtenances, situated Ln King County, Washington; That portion of the Southwest k of the Southeast 14 of Section Z6, Township 23 North, Range 4 £.tat %I.)., TOGETHER WITH Chat portion of the Alnrthweat i of the Northeast of Section 15, Township 23 North, Range 4 East w K. in King County, described as follows_ Beginning at the Southwest corner of the Southeast 1 of said Section 26; thence Sou" 8) °44'08" East along the South tine of said Southeast t a distance of J40_18 feet to the true point of beginning; thence North 010E2'25" East parallel to the West line nC said Southeast _ a distance of 1318. 7 feet to the North line of the Southwest ' of said Southeast k; thence South 87°55'02" East along said North line a distance of 1185.75 feet to the Northeast corner thereof; thence South 01047129" west along: the East line of said. Southwest of this Southeast ' 0 distance of 1322.34 feet to the :forth fins of the Northeast : of said Section 35; theocc south 01°51139" West along the East line of the Northwest . of said Northeast a distance of 1242.18 fret to the Northerly margin of the C 8 Bissell County Road plc. 9; thenco North 87 °50'09" west along sold Northerly margin which in 30 feet Nurthurly of the South line of said Ng rib- weer } of the Northeast k a distance of ,u75.36 foot to the East line of the West 249.37 feet of sa.d Northwest k of Cho Northeast } as measured along the South liege of said subdivision; thence North 02°24'12" East along said East line a dl,:tance of 400 feet to the North line of the South 430 feet of said Northwest of the Northeast Y as measured Mang the IiJesi lino of said subdivision; thence North 87 °50'09" West along said North line a distance of 109.21 feet; thence Borth 02026'12' East parallel to tI West line of said Northwest k or the Northeast a distance of 594.23 feet to the true point of beginning; EXCEPT tha East 30 foot thereof which wilt be dedicated to the Town of Tukwila for road and utility purposes. 'via 4629 ma 2 (0 7; Situate iu the Town of Tukutla, County of King, State of r` Washington. em ll+ 2. The sale of the above described property >,s free of All Liens and encumbrances of every type and nature, and in respect thereto the following acknowledgments and agreements are exchanged between the parties; (4 At the time of the execution of this contract the Pacific Telephone and Telegraph Company, by instrument recorded under Auditor's pile No. 25S6741, has a right -of -way eaacu ns across the above described property. The Seller x111, on or before October 1, 1967, cause said telephone company to release said easement. ft Is understood that to effect the release of said easement Lt will be necessary for the Seller to pay some compensation to t.e said telephone company to effect the removal of its utility lines, and the Seller shall bear the full amount of soy such costa, And Purchaser shall in no manner be required to make any payment related thereto. Before February L. 1967 Sethi' will deliver to Purchaser binding commitment of the Totophoue company to purchaser that such easement w[II be released and its property removed ua or before octaber 1, 1967, all without cost or expt.nse to Purchaser. (b) At the time of the execution of this contract there Ls an case- ment for a drainage pipe 15 feet in width over a portion of the East Half of the Northwest Quarter of the Northeast Quarter of said Section 35 is created by instrument recorded under Auditor's File Ho. 2829202. Seiler will, without cost to the Purchaser, effect the termination of said easement and make all necessary array n_monts with the holder of sold easement to remove the drainage /lee now tnrtalltd an the property being sold, on or before December 31, lIb6. 3. Se11cl will retain the right of possession until December 31, 1)b5 of the prop.•tiv sold under the terms of this. contract, Seller _hall further have the right to remove any end all buildings now located upon the property described prior to December 3l, 1965. 11 the buildings aro nor removed by that date thee shall berm& the property of the Purchaser, and ail eights of the Sailer to the ntrueturer shalt terminate. The Seller is trot obligated to remove the buildings or any part thereof save and except that the Slier is rcquinud under separate contrast to fill said property to a height of 22±, and in the event that the removal of said buildings is required to accomplish said (111 the Seller shall be required as a part of said separate contract to bear the expense of such removal as may be required to accomplish the required filling operations- 4. The purchase price for said property is the sum of 5380,060.00, of which $100,000,00 has beeu paid, the receipt vberuof is hereb ..keowledgcd, and the Purchaser agree, to pay the balance of said purchase price as follows; Ca) The full balance of the purchase price a[11 be payable on February 1, 1967; conditioned upon the Seller having fully complied with all - 2 - vilt w29 PAGE 3 the terms and conditions of this contract on its part to be performed. (b) The Purchaser will haul the right to prepay Ibis contract at time. any me. (c) No interest shall bo payable upon the deferreet halanse of this Clntract provided that the 6e£ler, having fully performed till of its covenants and agreements under the terms of this contract by February 2, 1967, vi11 there- after be untitled to interest upon any unpaid balance of toe purchase price at 6Z per annum until paid. Receipt of the payment of such interest at any time after the maturity of the payment date of the balance of the purchase price s'u2l not waive any otncr rights of tho Seller under the terms and provisions of this contract. 5. The Purchaser agrees; (a) To pay the 1966 real estate taxes upon the property subject to sale, and all subsequently accruing real estate taxes; all such amounts to be paid before delinquency. (b) To pay all Inca: improvement assessments which may become a lien upon the property sold under the terms of this contract subsequent to February 5, 1965. In the event the Seiler shall receive notice of any proposed formation of a Local Improvement District incorporating this property prior to the conveyance of title thereto to the purchaser. It shall promptly advise the Purchaser of such proposed farmtion of a District or a proposed assessment by any existing District. Notwithstanding this sub - paragraph (b) in the event any such Iocal improvement assessment shalt be for1wprovomcnt of the property sold under the terms of this contract which the Seller has under separate contrnpt agreed to accomplish for Purchase=, the Seller Will pay the full amount of such assessment or Purchaser may at !to election deduct such amount from the final payment on February 1. 1967. (c) Purchaser will permit no waste upon the premises nor use the premises for any Illegal purpose. (d) If the Purchaser shall fail to pay before delinquency any taxes or assessments as specified in (a) and (b) above, the Seller may pay them and the amounts so pnid steal) be deemed part of the purchase price and shalt be payable forthwith. with Interest et the rare of 6Z per annual until paid. without irejudtcti to any ether rights of the Seller by reason of such failure. 6. The Purchaser aegumepa all rlek of the taking of any part of the property for a public use and agrees that any such taking shall not constitute n fal''lro of consideration, best ail eomeys received by the Seller by reason thereof shall be applied al n payment on account of the purchase price, less any sums which the Seller may be required to expend in procuring such moneys. 7. The Seller agrees, upon full compliance by the Purchaser with its ah;rwements herein, to execute and deliver to the Purchaser a warranty deed to the property, excepting any part which may have been condcened, free of cnrua►brances except those above expressly assumed hay Purchaser. and any that may accrue horeefter throng' any person ocher than the Seller. - 3 - n. The Seller agrees to furnish in ATA form a Transamerica Title Insurance Company Purchaser's Title Policy (or such other company as the Purchaser may expressly approve) upon the execution of this contract, insuring tam title to said property in the amount of the above purchase price, free of encumbrances except any which are assumed by the Purchaser and tha two easements described in paragraph 2 hereof; nothing hereto contained to it •ny way modify the obligation o_ the Seller to effect the r^leaue of said easements and the removal of the installations related thereto, all without cost to the Purchaser. 9. Notwithstanding any of the provisions herein contained, the Purchaser shall not be required to mike any final payment under the terms of this contract until such time as the title insurance company issuing the original policy of title insurance under the provisions of this contract shall issue to the Purchaser a supplemental policy showing that as of the date of the actual transfer of title to the property sold under the terms of this contract and the conveyance thereof by deed the property is free and clear of all liens and encumbrances upon account of the filling, in.tallation of utilities, and other improvements me provided for under the terms of a separate contract between the parties to be accomplished by the Seller and /or any other liens or encumbrances suffered by the Seller other than such as the Purchaser shall have neroed to assume and psy. In the event such liens and encumbrances are shown by search preparatory to the isruaece of ouch a policy in the supplemental title report of the title insurance company, the Purchaser may at its election apply any balance of the purchase pries. payable to the Seller upon account of the discharge of such liens send encumbrances unieis the Salter shall certify that such ilenr and encumbrances are the subject of dispute in good faith. and the Seller abate furnlbh such surety bond na the Purchaser may approve, indemnifying the Purchaser against any loss or injury by reason of the existence of such liens or encumbrances and any coat or expense of litigation resulting therefrom, Including any attorneys' fees which may he allowed to any such lion claimant, Nothing heroin contained shall be conatrucd as releasing in any manner the Seller from its obligation to Cully perform oil of the terms and conditions of this contract. 1' r- represent the additional cost by reason of such policy being in ATA form over .-ft the cost of said policy in the standard purchaser fora issued by the title Purchaser will pay title insurance premium coats for the initial Purchaser's Policy to be issued under the terms of this contract which shall insurance company. In like manner, Purchaser will pay tbL cost of the supple- mental search and policy as of the date of ultimate conveyance. 10. Time is of the essence hereof, and in the event the Purchaser s;a11 fail to comply with or perform any condition or agreement hereof promptly at the time and in the mangier herein required, the Seller may elect to declare all of the Purchasers rights hereunder terminated; provided, however, that blares the exercise of any each right the Seller shall give the Purchaser thirty (30) days notice in writing of the claimed default and the Purchaser shall have the right during said 30 day period to effect the cure thereof, and if such default is of a nature not capable of being cured within such 30 day period it shall not be declared in default an long as It shall with reasonable expedition and dispatch move to cure such default. In the event that after such notice the Purchaser shall fail to cute such default or promptly tale, action to centre such default in the event the nature thereof cannot be cure.: within 30 days, then the Seller may declare a termination of the Purchaser's rights hereunder, and all payments made hereunder and all improvements placed upon the premises Shell be forfeited to the SelIcr as liquidated damages, and the Seller shall have the right to re -enter and take posaesston of the property; and if the Seller _ alter such forfeiture shall commence an action to procure an adjudication of the termination of the Purchaser's rights hereunder, the Purchaser agrees to pay tho expense of searching the title for the purpn.o of such action, together viih all costs and a reasonable attorneys' (ce. 11. All notices required under this contract shall bd gives or dude to the reapective parties hereto at the followLig addressees TO SELLER: Sam amish Commercial Company, inc, an Harold 1. Iv 15700 57th Avenue South Seattle, Washington 98188 and, - 5 - 5 • VEIL 4629 Mil 6 GQ 2512 - 2nd Avenue Seattle, uashingtoa J: Attention: H. T. Harstad TO ?MEANER: Associated Grocers, Incorporated P. O. Box 3763 Seattle, Washington 98124 Notices under the provision hereof shall be .ent by registered mail addressed to the addresses specified above. No return receipt shell be required and such registered notice shall be considered as given when deposited in the United States Post Office, properly addressed, with postage properly prepaid, irrespective of whether or not such notice eual1 actua ly No received. By like notice any party may designate another or different address to which notice is to be given. IN IJITNEss W1:REOF the parties hereto have hereunto spt their bands and seals the date first above written. • tiPQR! t . • -6 SAHHAHISH COMMERCIAL CCIPAHY, INC. By Y President By Secretary SELLER SALES PAirro TAX LIEN FEa24 Ma wiumms nulAsuitint STATE OF cowlrrr OF as. X146291 7 On this 0144day of February, I965, personally appeared to me known to the President - respectively of SAMMANON COMMERCIAL COMPANY, INC., a lJeahington corporation, the corporation that executed the foregoing instrument, and acknowledged said instrument to Ise the free and voluntary act and deed of said corporation fer the uses and purposes therein meatiened, and on oath stated that they were authorised t,, execute the said instsizment and that the seal affixed is the corporate seal of said corporation. Iii vrnzsS WfEREOF, I have hereunto set my au nd and affixed my official seal the day and year st above written. , lei• and STATE OF WASHINGTON COUNTY OF KIM ) XS. "Ln and for of l��r� w L`� at v. e . tate _smelting Ors this ' day of February, 1965, personally appeared W. E. RHODES and a, 11. MOM to me known to be the President and Aaaistant Secretary respectively of ASSOCIATED GROCERS, INCORPORATED, a COOperative association organized under the taws of the State of Washington, ttw association that executed the foregoing instrument, and acknowledged said instrument to be the irce and voluntary act and deed of said association for the uses and purposes therein mentioned, and on oath stated that they wore authorised to execute the said instrument and that the seal affixed is the corporate seal of said association. IN WITNESS WHEREOF I have horeentrr set my land and affixed my official seal the day and year Ilrst above written. .rq Notary Public in and for the Stott' of Washington, residing at Rrilovue. - 7 - . INVERT Kan DEPUTY 6050874 GRANT OF EASEMENT ASSOCIATED GROCERS, INCORPORATED, a' cooperative asso- ciation, organized under the laws of the State of Washington, for and in consideration of the sum of ?en Dollars ($10.00) and other consideration of value, hereby grants and conveys to sAMMA ISE COMMERCIAL CO., INC., a Washington corporation, a non- exclusive easement for the benefit of the grantor and others for road purposes, for underground storm and sanitary sewers, and for other utilities, over, under and across the property of the grantor in King County, Washington, more particularly described es follows: Ard The northerly 30.0 feet in width of that portion of the southwest quarter of the southeast quarter of.$ection 26, Township 23•North Range 4 E.W:M., .lying east of the. westerly 140.16 feet thereof as measured along the south line of said sub- division. grantor grants and conveys to grantee a non - exclusive ease- :sent for the benefit of the grrntor and others for the installation of s sever pumping or lift facility over, under and across the or_ocrt7 of the grantor in King County, Washington, more partic- ulcrly described as follows: The south 50 feet of the north 8o feet of the west 50 feet of the east 80 feet of the southwest quarter of the southeast quarter of Section 26, Township 23 North, Range 4 S.W.M. The easements above recited pre granted subject so ell o=he,r easements, righto of way, or other encumbrance, whether of revorc or not, and grrntor makes no warranties of any kind of t..le, description or otherwise, IN VITNESS WHEREOF this instrument has been executed this 23rd day of June, 1966. `r •„I c- sax 'JUL.- 61966 ASSOCIATE OR9CEP, ITIPORATED f' eident Sec ttary • J j • STATE OP WASHINGTON ) ]) a8. COUNTY OP SING On the 2j ' day of June, 1966, before me, the uhder- signei Notary Pub cI� , personally appeared WILiARD E. RHODES-and HARRY HENKE, JR., to me !mown to be the president and secretary, respectively, of Associated Grocers, Incorporated,. the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said cor- poration for the purposes therein mentioned, and on oath stated that they were authorized to execute the said instrument and that the seal affixed is the corporate seal of slid corporation. WITNESS my hand and official seal hereto affixed the day and year first above written. kotary b is in and rorte o of Washington, residing at Seattle • RN ter acae • l94 ergo e.r met d INSERT Nf. ft erect 8507230567 Tukwila, Wa. 98188 City of Tukwila 6200 Southcenter Blvd. I ree SPACE 1,4101i WED 1.0R RECORDERS Ing 85/07/23 RECO F CASHSL Quit Claim Deed SAMMAMISH COMMERCIAL CO., INC., a Washington corporation to and fo carsideration oI coareYa and quit cbdms to relinquishment of rights in easements CITY OF TUBWILA thetotharingdetaked nalestataatuatedin the County of King StidedVinglington. togetherwitholl OW:acquired titled the grantor(o) therein: This quit claim deed is for the purpose of relinquishing all right, title and interest in and to the following listed easements to the named Grantee: Easement from J. C. PENNEY PROVERTD3S. INC., Recording No. 5890081 as described in Exhibit "A" attached hereto and a pare hereof; Basement from ONION PACIFIC RAILROAD COMPANY, Recording No. 973722 as described in Exhibit "B" attached hereto and a part -hereof; Easement from ASSOCIATED GROCERS, INCORPORATED. Recording No. 6050874 as described in Exhibit °C. attached hereto and a part nereor. Dated . July 18 ladindeat-;' • 19 85 I Secretary ) ' STATE OF WASHINGICON COUNTY OF Os this day penossOy spooned beam me to or berm to be the Minstar' described to and who esetuted the wn sort foregoing legirendni. sod sersaededged that .._ Agent dve same .... _ . 6.. mid vonsiew act and (WA to the ems red mows% Meads stectifted. GWEN Mew my had and acid pad this Norm TIMbe ist and for the State el Wodb. STATE OF WASHINGTON O. this _lath_ dm al jr.1 below ma. tee godenigmed. • Notary P Is sod ter the State el W. 6.▪ .▪ 11.5 to be the -----Parident — UNTIEHME4LikOMMNdfai the eglantine the eutaded the Somas ' the asid instrarsent to he the 115. sod crWelgammot- Mrs. fee the mem ad thre metdrsnI mejAndstp adies4thst ;Hord is thr emote th...lehaitimiamidi444•121 slime mines. Warms am Norm Poker is sod foe the. el ped. rm. 1‘. Wet El EXHIBIT 'A' legal description for recording #5890081; That p„rtion of the Northwest 1/4 of the Southeast 1/4 AND the North- east 1/4 of the Southwest 1/4 of Section 26, Towoshop 23 Worth. Range 4 Last. N.M. In Xing County. Washington. described as follow: Beginning at the Northeast corner of the Southeast 1/4 of said .. Section 26; thence North 88'03'42" West along the Worth line of said Southeast 1/4 a distaste of 1998.68 feet to the Nest line of the East 659.34 feet of said Wort est 1/4 of the Southeast 1/4; to thence South 01'47'29" Vest along said Nest line a distance of 658.25 r" iifeet to the true point of beginning; thence continuing along said West line a distance of 662.05 feet to the South line of said Northwest 1/4 of the Southeast 1/4; thence North 87'55'02" West along said South line a distance of 666.56 feet to the Southeast corner of the Northeast 1/4 of the Southwest 1/4 of said Section 26; thence North 87'55'53" West along the South line of said Northeast 1/4 of the Southwest 1/4 a distance of 631.20 feet to the Easterly margin of the Ness Brothers County Road No. 972; thence North 01'08'35" East along said Easterly aargin a distance of 660.17 feet; pthhence South 88'00'36" East a distance of 1305.23 feet to the true of Situate in thee Ciit� City of 'febrile, County of Xing. State of Washington, SUSJFCT T0: Easement for right of way granted to Pacific Telephone and 2elegrraph Company by instrument recorded under Auditor's file EXHIBIT 'B° Legal description for recording 15973722 PARCEL. A —11—strip of land 30 feet in width. situated in the S1 /2 of the E112 of 10:1/4 of the SE1J4 of Section 26, Township 23 N. Range 4 East of the Willamette Meridian in Ling County. Washington. bounded & described as follows: r- Beginning at a point on the north line of that certain Parcel "C" canteyed to Onion Pacific Railroad Co. as recorded in Volume 4624, page 606 Deed Records of Ling County, Washington, that is N 88° N r 05'42" W along the north line of said SEI /4, a distance of 1369.34 feet frau the NE corner of said 5E1/4; Thence S 01 °47'29" V. a distance of 1322.34 feet to a point on the south line of said Parcel "C" and the true point of beginning; Thence li 87'55'02" W, along said south line of said Parcel "C" a distance of 629.35 feet to the SW corner thereof; Thence A 01 °47'29" E. along the vest line of said Parcel "C" a distance of 30 feet; Thence S 87 °55'02" E, a distance of 629.35 feet; Thence S 01 °47'29" W, a distance of 30 feet to the true point of beg g• PARCEL B —171trip of land 30 feet in width situated in the N1 /2 of the S1 /2 of Section 26. Township 23 N. Range 4 East of the Willamette Meridian, in King County, Washington, bounded and described as follows: Beginning at a point on the north -south centerline of said Section 26, that is N 01'12'25" E, a distance of 1288.32 feet from the SE corner of the SW1 /4 of said Section 26; Thence N 87 °55'53" W, a distance of 631.2 feet to a point on the vest line of that certain Parcel'"D" conveyed to Union Pacific Rail- road Co. as recorded in Volume 4624, page 606 Deed Records of Ling County, Washington; Thence 5 01'08'35" E. along the vest line of said Parcel "D" a distance of 30 feet; Thence 8 87 °55'53" E, along the north line of said Parcel "D" a distance of 631.2 feet to the vest line of the SW1 /4 of the SE1 /4 of said Section 26; Thence S 87.55'02" E along the north line of said Parcel "D" a distance of 140.16 feet to the northeast corner of said Parcel "D "; Thence S 01'12.25" W along the east line of said Parcel "D" a distance of 30 feet; Thence N 87 °55'02" W a distance of 140.16 feet to the point of beginning. EXHIBIT 'C' Legal description for recording 86050874: The northerly 30.0 feet in width of that portion of the southwest quarter of the southeast quarter of Section 26, Tovnshop 23 North, Range 4 E.V.K., lying east of the westerly 140.16 feet thereof as measured along the south line of said subdivision. The south 50 feet of the north BO feet of the west 50 feet of the east 80 feet of the southwest quarter of the southeast quarter of Section 26, Township 23 North, Range 4 E.V.M. 7206160509 PACIFIC RAILROAD COMPANY, n Utah QUIT CLAIM DEED UNION PACIFIC LAND RESOURCES 1 LY A 30- "oot strip of land located .in the .^,esuta►:an;. c`• :hrter or the acutheaat quarter (SU.:GE.) of Section 2o, 'o •nnhip 23 north, Ring,: 1 East of the W111:t -eL1.1 ;• ?riif- t . };i: i. County, :.'asi;ihzton, bulr►g 13 feet in width an either rt 1i or the following described canter litre: Co::- craning at the south quarter corner of said 4 Section .:6; thence SA :th ' 374 t,„i; � u :''►sL along the scut..l 1' he of :ntd nec:!on :26 n distance n" 1h0.1b feet; thence North C1'1 ^, )r" - s tt•�. � � East a . :'saLn;sca or 1.0: f "et to The tree point of beginning; -_• � • thence :forth ,1°31-./52" 7:1at n d;a toncc ^or 17,E font, -ore or intr.. tc the berlrair:i- of a tangent . s's :•c ^c•-c ^» to aouth•_uat ! a�•inr, a radius of '•' _� ' == ten nor th• une`l along ;ail c urve an arc V ;h -or: or Inc-; thence nnr.Lr.; t' , 914 curve North 34 °04.59" x'13 :lstance "' 6 f"_•_:., -or•' 'or _ass, to •i►e • ezin al: . of :i Elect »rt r'r% zoncav' •.outherly hnvinr n rnelu, t, *' 4b1015 feet; thnnte elan: said curve nn are ':stance of ••f•.l•, -rre cr ln.. 7ontttinin►• en arcr of fl.3I or an acre. -ore or lens. Ai ".o, rXCEMI..G from :hire quitclais and RESERVING • • unto the grantor n PiRPE:V,1L s1,SFV;'r.,'? for the "•erotioa, :..air:_. tennnce, rupr.ir, renewal, relne(Liau and reconstruction of ;railroad: track: v upon and along a portion of the fire %, above -, :described parcel of land described as follows: A strip of land 30 feet wide situate in the South Half (S+I) or Section 26, Township 23 North, Range 4 Rant of the Nill'Imette Meridian, King County, Washing- ton, described as follows: !eglnninr; at t+te sout'.trrust corner of the Sauti- enst quarter ZS'ri) of said Section 26; thence South 67°44108" East a distance of 11 :O.16 feet; tncnce north 01.12'25" East a distance of 1286.77 fect to the true point of beginning; 'hence South 87`55'O:''' Fast o 1iatance of 1155.45 fan;; then -ze Nortn 01•47'P.4" East a distance of 30.0 feet; thence_ North :7'55'0%" V:ra a distance or 1157).75 feet: 1 y 2 7206160509 thence South 01'12,25" naet n distance of 30.0 fact to the true point of- bnginninC; eant 'itntn� isn on acre, tore an DATED/ f w V' net I" ii72. 8 aqunre foot or 0.796 of 1 '! ` ' ' • '. 8' ril, 1971.. ' a+ ilon PAC/FIC BA1LROAD COMPANY, 3 rea •cnt Aptcrte# as to won ow. wow' ckive4 a'a Anna eitcutiOn: A"t. GerAta1 AtIcansy I LAI? ihieT. C. 0. li 11 111 ulian P" OtZtlIA I I 11 . ` � . 1 Comp., , S:A a OF N1 :99tiS }:i, i . ! 1COUNTY O: DCJC =N.. On thes P ..r% _ day of _j_.,..,,- , 19k1. before ro, a Notary Public in and for said County in the State. aforesaid, personally appeared , i.r, twictit = , to »a personally ,- • 1 :nown, and to me personally known to be the t. **-1 I .1 of w:In:i PACIFIC RAILROAD COMPANY, and to be the some perso:t i n s ..} ' . instrument, • :thoae nrt::e is sJ crfbc, to thu ►ore;:ci :z and t.'ao, .73 ; . beinf; by ::e duly ;;worn, did ray that ho is ti .of Union Pacific rai1rand Co =;any; that tho seal affixed to; said iantr t:.^ont is the cor poratS :.col of said corporation; 'and tin:: said instrument vas aSrr. :d :. -:: Scaled on be'.. +f of ::aid corporation by authority of its ..,:.rd of di:acc.o:::; and ho said _, J.i2. KE ASK — .1eknowl.adscd Said. irwir'.:. ent «O ;bo his .rca and voluntary net and dcc.3, a :.. the free and �Y coaai .Sion expires , JAARCH 11. 1975 } 7707220771 ORIGINAL UIC LAW DEPARTMENT DOCUMENT NO. Ci8.237'10 THIS DEED, Made this Jolt day of • I 1977 between UNION PACIFIC LAND RESOURCES COR RATION, a � corporation of the State of Utah, Grantor, and OREGON - WASHINGTON RAILROAD 6 NAVIGATION COMPANY, a Cor- ti poration of the State of Utah, Grantee: WITNESSETH, That Grantor, for and in considera- tion of the sum of One Dollar ($1.00), the receipt whereof is hereby confessed and acknowledged, has granted, bargained, ti sold and conveyed and by these presents does grant, bargain, sell and convey unto Grantee, its successors and assigns, a PERPETUAL EASEMENT for a right of way for the construction, a operation, maintenance, repair, renewal, reconstruction and a relocation of railroad trackage over and across the land ° situate in King County, State of Washington, described in -A Exhibit A hereto attached and hereby made a part hereof, together with the right of ingress and egress to, from and FF upon said land and adjacent lands of Grantor for the put pose of exercising the rights herein granted, and, if and when necessary, removing said railroad trackage. This easement is made subject to all outstanding superior rights and to the right of Grantor to renew such rights and to extend the term thereof, and subject also to all conditions, limitations, restrictions, encumbrances, reservations and other interests of any person with respect to said land. It is expressly made a condition of this easement that if Grantee, its successors or assigns, shall abandon the premises described in Exhibit A for railroad trackage purposes, then and in that event all the rights herein granted shall cease and determine and the title to the land described in Exhibit A shall be relieved of the burden of this easement; and it is further agreed that nonuser of the easement herein granted for a period of one (1) year shall be deemed an abandonment of said premises. TO HAVE AND TO HOLD the above - mentioned easement unto Grantee, its successors and assigns, forever. IN WITNESS WHEREOF, Grantor has caused these pres- ents to be signed by ite.YiOe president and attested by its Assistant Secretary, and its corporate seal to be hereunto affixed as of the day and year first herein written. •:ji*lION. PACIFIC LAND RESOURCES In Presence of: .„ CORPORA Attar . - . �. res�l I "M r� 1% EXC E TAX NOT REQUIRED L �IGeg Co. ,Records Dwislon � • _ _ ...Is�L'Ai,�. � � n Ill,. ecre =ry • B _... __ . Deputy UIC LAW DEPARTMENT DOCUMENT NO. C.D. 237 -10 Page 2 STATE OF NEBRASKA ) ) COUNTY OF DOUGLAS ) On this/, day of , 19 1 , before .de, a Notary Pu lie in and fo sal County in the R State aforesaid, personally appeared 11. F. yonn , to me personally known, and to me personally know to be Ties President of UNION PACIFIC LAND RESOURCES CORPORATION, and to be the same person whose name is sub - 1■ scribed to the foregoing instrument, and who, being by me CD duly sworn, did say that he is Ties President uf I' Union Pacific Land Resources Corporation; that the seal affixed to said instrument is the corporate seal of said corporation; and that said instrument was signed and sealed on behalf of said corporation by authority of its board of directors; and the said M. F. Hanson acknowledged said instrument to be his frcc nd voluntary act and deed, and the free and voluntary act and deed of said corporation, by it voluntarily executed, for the uses specified therein. IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year last above written. My commission expires JAN 16 1al • Residing at (SEAL) • Notary Pub is EILEEN M. BENDER GENERA. WEARY �jState of Nab,m►a Co unimee Eau= AuL 11. IMO UIC LAW DEPARTMENT DOCUMENT NO. C.D.237 -10 Page 3 EXHIBIT A • -A strip of land. 30.0 feet in width situate in the Southwest Quarter of the Southeast Quarter (SWzSE!) of Section 26, To:onship 23 North, Range 4 East, Willamette :_eridian in the City of Tukwila, Ring County, State of Washington, said • strip of land lying 15.0 feet on each side of the following 'described centerline and said centerline prolonged: • P- Commencing at the northeast corner of that certain parcel of land heretofore conveyed by the Union Pa:ific Rail- road Company to the Union Pacific Land Resources Corporation by Quitclaim Deed, dated April 1, 1971, UPLRC Audit No. 494; CD thence South 1 degree 47 minutes 29 seconds West, a distance of 21.05 feet; ti thence North 87 degrees 55 minutes 02 seconds West, a distance of 0.09 feet to the TRUE POINT OP DEGINNING, said point being the beginning of a tangent curve to the left having a radius, of 481.448 feet; thence southwesterly along said curve, through a central angle of 8 degrees 00 minutes 00 seconds, an arc .distance of 67.22 feet; thence South 84 degrees 04 Minutes '58 seconds' West, A distance of 3.46 feet to the beginning of a tangent curve to •tbo left, having r r'dius of 359.26 feet; . .thence southwesterly ai.ong said curve, through a . central angle of 70 degrees 38 minutes 14 seconds, and arc distance of 442.91 feet to a point of compound curve, having • a radius of 450.96 feet; . thence continuing southerly along said curve, through a . central angle-of 11 degrees 46 minutes 47 seconds, an arc distance of 92.72 feet; thence South 1 degree 39 minuten 57 seconds West, a ' distance of 364.87 feet to the beginning of a tangent curve to the lest having a radius of 359.26 feet; . thence southeasterly along said curve, through a central angle of 32 degrees 10 minutes 12 seconds, an arc distance of 201.71.feet to the beginning of a• reverse curve to the'right having .a radius of 359.26 feet; thence southeasterly along said curve to the right, . through a central angle of 17 degrees 45 minutes 02 seconds, an .. are distance of 111.30 feet to a point of compound curve to the. right, having a radius of 408.34 feet; thence southerly along said curve, through a central • angle of 14 degrees 32 minutes 42 seconds, an arc distance of 103.6 feet; thence South 1 degree 47 minutes 29 seconds West, a • distance of 18.52 feet to the terminus 0 said centerline. A UIC LAW DEPARTMENT DOCUMENT NO. C.D.237 -10 Page 4 Also a strip of land 30.0 feet in width lying 15.0 feet on each side of the following described centerline and said center- line prolonged: Commencing at the southeast corner of that certain parcel of land heretofore conveyed by the Union Pacific Railroad Company. to the Union Pacific Land Resources Corporation by Quitclaim Deed, dated. April 1, 1971, UPLRC Audit No. 494; . thence North 87 degrees 55 minutes 02 seconds West, a distance of 257.80 feet to the TRUE POINT OP BEGINNING, said . point being the beginning of a non - tangent curve to tho left, -N. the center of the circle of which the arc is a part bears South 1%.* 07 degrees 01 minutes 24 seconds hest, a distance of 410.28 feet; . • thence northerly along said curve, through a central CD angle of 9 degrees 46 minutes 37 seconds, an arc distance of r- 70.01 feet; r` thence North 12 degrees 45 minutes 13 seconds West, a distance of 53.95 feet to the terminus of said centerline. . Also a strip of land 30.0 feet in width lying 15.0 : feet on each side of the following described centerline and said centerline prolonged: 3 . • t. .Commencing a the northeast corner of that .certain parcel of land heretofore conveyed by the Union Pacific Rail- road Company to the '.lion Pacific Land Resources Corporation by Quitclaim Deed, dated April 1, 1971, UPLRC Audit No. 494; thence South 1 degree 47..zainutte 29 seconds West, a distance of 21.05 feet; .. • . ' • thence North 87 degrees 55 minutes 02 seconds West, a distance of 322.44 feet to the TRUE POINT OP BEGINNING, sa:.d •• point being the beginning of a tangent curve to the left having a radius of 461.384 feet; • thence along•said curve through a central angle of 8 degrees 10 minutes 16 seconds, an arc distance of 65.80 feet; thence South 83 degrees 54 minutes 42 seconds West, a distance of 11.88 feet to the beginning of.a tangent curve to •••• . the left, having a•radius of 359.265 feet; • . thence southwesterly along said curve, through a central angle of 82 degrees 05 minutes 14 seconds, an arc distance of 514.72 feet; • • thence South 1 degree 49 minutes 28 seconds•West, a distance of 613.91 feet; . . - eet; - '' thence with sidelines of 15.0 feet on'tho west side and 10.0 feet on the east side, South 1 degree•49 minutes.28 seconds West, a distance of 183.00 feet to the terminus of said centerline. • UIC LAW DEPARTMENT DOCUMENT NO. C.D.237 -10 Page 5 Also, n strip of land 30.0 feet in width lying 15.0 feet on each side of the following described centerline and said centerline prolonged: Commencing at the northeast corner of that certain parcel of land heretofore conveyed by the Union Pacific'Rail -- road Company to the Union Pacific Land Resources Corporation by Quitclaim Deed, dated April 1, 1971, Unix Auciit No. 494; thence South 1 degree 47 minutes 29 seconds Nest, a distance of 21.05 feet; thence Worth 87 degrees 55 minutes 02 seconds West, a distance of 607.94 feet to the beginning of a tangent curve to the loft having a radius of 481.448 feet; CDthence along said curve through a central angle of CV 8 degrees 00 minutes 00 seconds, an arc distance of 67.22 C feet; thence South 84 degrees 04 minutes 58 seconds West, a distance of 7.00 feet to the beginning of a tangent curve to the left, having a radius of 410.875 feet; thence southwesterly along said curve through a central angle of 54 degrees 36 minutes 10 seconds, an arc distance of 391.56 feet to the TRUE POINT OF BEGINNING; thence South 29 degrees 28 minutes 48 seconds West, a distance of 41.25 feet to the beginning of a tangent curve to the left, having a radius of 481.448 feet; thence southwesterly along said curve through a central angle of 8 degrees 00 minutes 00 seconds, an arc dis- tance of 67.22 feet; thence South 21 degrees 28 minutes 48 seconds West, a distance of 14.49 feet to the beei.nning of a tangent curve to the left, having a radius of 410.875 feet; thence southerly along said curve through a central angle of 20 degrees 16 minutes 23 seconds, an arc distance of 145.38 feet; The sidelines of said strip of land will be shortened or prolonged to match the westerly boundary of said parcel of land heretofore conveyed to UPLRC. thence South 1 degree 12 minutes 25 seconds West, a distance of 682.45 feet to the terminus of said centerline, said strip of land being 20.0 feet in width lying 5.0 feet on the west side and 15.0 feet on the east side of this last. described course. • Also a strip of land 6.05 feet in width, bounded and described as follows: Commencing at the northeast corner of that certain parcel of land heretofore conveyed by the Union Pacific Railroad Company to the Union Pacific Land Resources Corporation by Quitclaim Deed dated April 1, 1971, UPLRC Audit No. 494; • A UIC LAW DEPARTMENT DOCUMENT NO. C.D.237-10 Page 6 thence South 1 degree 47 minutes 29 seconds Woof, a • 'distance of 30.00 feet, to the TRUE POINT OF BEGINNING; • thence North 87 degrees 55 minutes 02. seconds West, a distance of 1154.08 feet; . thence South 1 degree 12 minutes 25 seconds a distance of 6.05 feet; • thence South 87 degrees 55 minutes 02 seconds East, • a distance of 1154.82 feet; • thenco Ronth 1 degree 47 minutes 29 seconds East,. ' a distance of 6.05 foot to the TRUE POINT OF DEGIRRING. • • • N N i i N. I 0 P- P- I • FILED for Record at Request of Iwo T:D. UNeiGN who, SuITr 4oLfi — loot. 4.T0 /wE SEI4TTGE • 9 ,I 4 UIC LAW DEPT _ r.c�rs`... •• • •. 4• • • S87.55'02-61- 4I2 ...;;;•::;'40TE HORIZONTAL VERTICAL SHEET. ONE 0 F....*.T.,1-1REE , 1 2 g I Li, 1697-'7.7:1m ! I - 1,4•822.•12 Scee/%/00' t SE S. of SW 1/4 SE 1/4 See 26 UPLAND'S TUKWILA INDUSTRIAL PARK SW 1/4 SE 1/4 SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE 'MERIDIAN. CITY OF TUKWILA, KING COUNTY, WASHINGTON DESCRIPTION • .. . Th.. plot of UPLAND'S TUKWILA PCIUSTRIAL PARK is Imated in the:;Sau ;tremst Quarter at the Southeast Charier ( SW 1/4 SE 1/4 ) of Saction 26, Township 23 North', Rate 4 Rost at the Willamott• Meridion, City at Tukwila, King County, Slot* of Washinglon.i.•said plat beinp *me particularly described as follower • ;' ...•••••....... Commencit at the south quoit.* corner of said Section 26 ;.: .. ••• theme along 'the smith tine of said Soction 26, 5 87•44•013`E, a ../listance.ctt 140.16 feet; < ., thence N 1.1225%. a distance of 137.07 feet Pt Ow TRUE 907711.071 8E0INNPIC.,-.... sold point being the southwest corner of that motain mace' of land heretoh.the canveyed•by Union '':• Pattie Railroad Contony to Union Pacific Land Resources Corporation by0unclatm Diedl elated •)•.. April I. 1971, U.PL.RC. Audit No 490, King County Audit..., File Numb*, 7206,60500o .. thence along th. south line of said dmded parcel, $ 87•55•02E. , 0 distano•-•••ol. 258.76 feet to the beginning of a non-tangent curve to the right having a rodiarbearing al N8rafiei.v.......... and a distance of 35.00 feet ; .....;:::,... '1.... thence easterly along sold curve to the nght, thr095•4 • cenhal '<thole at 1.59.2122- , an arc distance of 78.42 feet to the beginning 07 a rmer# cur. ta theleft.•tqving ii•mMius of 20.00 feet; ftwnce easterly Mono .010 0.017 to the !eft, strewth a c001rh1 angle al 359 05' 504:••6t .............71: - are distance of 12.25 lerel ; .. •.. `.. thence tangent to the fast described curve, 07117.5.5'OCE, • diitipc• rd 117,96 feet ; them. N I. 49.28"E. a &stance of 156.00 int ; -,.. i thence $ 4.43'06"E, a distance of 157.1 1 (Om; %... . t them* 5 87•55'02"E. a distorts of 642 17 feat to the boning .772 tang•nt:curve to the *ft, hawing a radius of 40.00 feet; - tents north•astrly along said curve to the left, i07009h a centraVangle of 90.1729", al arc <Mame of 63 04 feet to a point on the w00.110,of Andalmr Pork Wet, 600,70.7 voids as now established ; thence along said mat lin•, 90•47'29"E, a theitoo 07789.79 feitt.t••• thence N 88•04•00"W, a cltstoice al 307.46 feet 1•••0* tegi•40•M•Of • non-tangent curve to tn• let having a mclial Marino of :56585733W, and a <etones of 359.26 feel ; Manes northwesterly atng ..d 00w, It•MIlilico central arc* cd 6.27748". an arc distanc• of 40.53 fsel to the Imprining;of a reveim ettyikt the rmiulloving a radius of 359.26 thence northerly along mad EL.:t to the kohl, through% central ',nolo of 31011212". an am distance of 201. 71 feet ; . •• . . thence N r 39'57"E, a 400014. 07 $1 !. 62 feet ; ..•.• .. tfh e n e 5 i87 .i 5. .....5'04r pl, a it.d i4s2 t a . . tc 1 .• .. 5.533y"..65 1 Mi'..e....t..... i• •.• "t; .' benm1 of o ot ed, c ur v e t o the rigt havng a radius of 50.00.102; thence southeastely.btohgiikturre to the 05hr:through 0 Mitre] angle of E94233" . e are 4i00a0ce 0778 9 foe! toYa 907n1 oMo wet ln.f Anover f!dri West; thence 0,009 sabi vnt Me, 111 .7772,56, iittpoo.of 506 33 feet. mare oess, to a oknt on the noth line of sod Souhwet Quart* of the Sauheast Ourter ( SW V. 5E I/4 • of said Section 26, said pokit also being th• otheOit.anar al said 001C•. of land catreyad o U. P. L . P.C. ; tote alongU*fmM flne, N•87!5•021, fretstooe• 1 1155 75 NM to ths eheest coea said bwayid:arct ; thence Mn the west l70 070070 cve74t0rcel,8 1225" W, a distanc* at 1181.7 0 et, mae or ess, to i, TRUE PNNTfBEGINNING. . . ,. ContaiMPO, Ir area .01'.86.01 acres,O;t9mor1ess. '..;,EASEMENT RESTRICTIONS .. . ...*.• • - •.•tgb..Peciestrion Eamtent subj., mall prior outstonding rights, mamma's, metric- ..,• tone and.'candifiops at rmord, ddtd In parttoulPi a perpstml easement granted tcs Or•oon- '..... ' 1.11.0Mn Raliraiid.and Novigatibn CoinpOny7 by 04.<1 001.d Ju7, 2C, 1977 rittorded 1 - King Cognty WashinPI•oo, Auditcy FID101.7707220771. '7, •5•5lect 70 me piihmtablit use of tit property for tilrood and hdosthol purposes, Ine„••••,.. O 111117 easentents"rthcated 00 1111 fate of 114. plat ore 70 71. used for the mitt? of 00.4 plat foi••••••• uedelgtound cublic•Usipty and groinage ptrfposes and incidental gurgOses thereto. Said 4a:erne?* crochs'etiefed upon at airs.lpture date for.Maintenance mrposes and lac the purposes el servrgg &tier oroptkat with utiliti••:Easement aieas and atproyerrents thereon Much ore damaged • The •• • course of servddipo rnaintojningplUttl•• shall be restored by the ewer of the U111117. • • . • • • 7•• •:. : • RESTRICTIONS •••11ttot•69to0*ion of elbi in this Pat shalt be divided ona sold or resold oi•twperstup ohmgod 00 tr0000r0e4 N;t11try. 1.90 0wn•11,9 of any Portion of this plal shal• be lass thcki•*.f.he 001. 00707104 for file use Orsttfot which located. • • •-•.• EluildIng ;Permits shall not b• tork60d04 for arh porter. of tote II, 9, 10 'Sot] to nitisfaelory totrosermal of M. roadway adjacent Km smith line .6 this plat 50m. '' ••• • • -.. .• .• • • • ' . . iItfe COIFTiOLLE.S ;CERTIFICATE COAT, COMPTROLLER hereby cmtiti tha all rom are pod, there are e dalintitn e .pmmt ossessmet certifed o this Wks tor collitogn ad that oti specal assesopavvibb 70 i •A off'. tot 01101100 m any of iie poperty iekkVcontainsidericatd as stes, itatm be c •••• .A lPda4y a0 lZ m,are cmd ; 100•■ .1 • O ,09 Coukty ConitrolteC.... Doted this wrifay. of OFFICE OF TkR COMPTR01:1:SR . • f •„. p.tp. d e 1.E • and a01 this DEPA9•70ENT OF 1555 r.. -tpi•R .,4a70 14. t-kE a/ry Co unty Co1m9p_07o ler l ( E ng A P PFVA LS A L: thgCounty r — AA DpNtig County Assesso K• '3.7082 §S.786'-.... RECORDING CERTIFICATE .• • ••t. FdeC toi•••:/ord KOMI ;mew of the City of Tukwila teem 29 cloy./ AUGUST ,131 minutes eat) 2.i2Q4 Li 004 ;mantled in mime •.(1? of Picas, al pope 8 TO 10. c Li 4T., •••••::. SupwintendeM of Records ••••• Itmoventrit may be btrige 4 or of her• se secured 711 any manner acre frtoSto to the •••••::•.••••'•••• eatneiV;Intt•ydoll be 011 00 amount 0400! to .5056 of tne estunotod oast of 1919 salt feet cry IrsiprOyment. ; • .. " • • SHE OR., THREE • 10 • ;1/4(..; " UPLAND'S SW 1/4 SE 1/4 TUKWILA INDUSTRIAL PARK SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE -MERIDIAN CITY OF TUKWILA, KING COUNTY, WASHINGTON .... APPROVALS Am/1W by 04 Tukwila City Caine! thisitny of :n49, rCtsrtii; Moor, City of Tukwila •• - AM:4mM by tits Tukwila Pluming Commission this At_ day of .:•:mlfil..-7•• F1ms Oirecks • Esomlzwd and abOloved this...A.1__0ov at 7-K1 • • 1:7 j „ D•portrnent of Public Works -••• ' • • Director City Treasurer CArtifiente J:' '''..... ....:. 1 two, unify that there are no deibidomil spatial assessaveras.dArl, Mal all sw.ial ossourents on any of the property Main cantoutid dodiaded as streots,iir.for acfi:K.putslic las.... • am paid in full. • . . ............0... Thisil_doy of _id f..2.,19 _."1.,..?_ 1 ..... • • .. • • - v •. DePartmont of Finoma / 7../.0 LP' '1 4./...::,,...:, •-.. •-.. t Tteastrer, Cifeof Tukwila '.„ .... '.. LAND SURVEYOR'S ..., CERT' Fl CATE .., ... . 1 Iamb, certify that 000.01000 of 1PLAND•S•41(BWIiii'll.f. PARK is lanai upon an adult msvity rad eubdivision afiiedim 26.T1,wa01ip 23141r1h,ftasakrri East That the spumes and istaucm or. sham correctly fitereon; 1000.10. rreamonesdivhoye Wen ust and the lot and Welt corms Naiad cerrectiy an le 9r000d.,6: 991fte000e 4 iiKKpleted. and thol I Assn fully compliod with Ka 000000.0, 9 Br plollitill ardnones, • DI C•italON • • ".. Know oll men by Mm prnit..triat o0.10,1 undgcfigrond. oibm 01 010 ample e' ipe land hereby plotted, hereby d•clams this plat. itiO.dedieates to•IIK.um of 164,publie foreseCiall strents •hown anted, , and the um ttifilsof for all sublia.porpeeerool inconsistent vflth the use thereof for public grant purposes; also the fight to maks atl' telpsmary Dept 9.9 pis oral fifis men 114 tots and blocks stnisn'etsihis plat in titi'prigmal mosoilizbie pv94..0114 stmt. shown !tenon, menpfing and reprving Oak isuMrsainn} ore,. its sPecessces god iissigris, Kw right to construct. m9n00t0, apse", an. 04144 railroad .lrockg :and :facilitate upon and across said struts in goat manner. faMmer. as not W*141,4414 l es i s4ii Me strut facilties ocatnd thrnd In witns awed we KM! hodl'ia eals. f, ''...UNION PACIFIC LANDt:RESOURCES CORPORATION f ACK NOW LE DO,E MENT STATE OF NEBRASKA ) COUNTY OF DOUGLAS ) . i -• ''... . . This a to certrty that an 1111-'•9•0* day 9 Xmg•T I91L, Worn rritt•yho undsmigItsil, a Nalary Public. pima/tally appeared J W Godfrey, President, 'Cnardpo7raItio"'n, 4sbnsiei:41incsedtr .tp be the etiiTykration that eascutsd Ms sithin dedication, and 'Amato. Secretory, .1410 Union Pacific Land Resources auk...Wand Pa said instilment to b•e'ilopArfik .1001 voluntary GO urd Mad of nig eapproton for 44 uses and wrpo..1 n;itsin manhonedifrition oath stiand that they sive authorized to nucule the sali'appirument and o11,9thd.Zsrl cabled is the corporote ssol of sad corporotan. Witness my end arer'iBlaial mal theday 0..911sar first thorn written. ... I: ••.y..,. ..., A • •• .• 010 007 Pu blic i an t o te Stole No 100s00ins00I4 at . , • • • • • • • • SHEET: ...Tf.IPEE THREE • • MY Gammission afriren Z 19A. ORIGINAL RUIJORRECOROATREQUEROF UIC LAW DEPT.DOC.NO. 1-1479 WIFECOMEINSAINCEMg At MS% 48110/PULMITT4.0 98121 1/ .'-; p% ...,,I. \ 1 I Cr) 1 WARRANTY DEED 1 APR 2 5 1978 ) CI r`. The Grantor, UN/ON 'PACIFIC LAND RESOURCES COR TIAN ,..- E469454 ; c.) . C■11 KT a Nebraska corporation,- for and in consideration of- $233,424.00 0 CO. in hand paid, conveys and warfants to ROFFE, INC., a Washington l'•■•• Corporation, Grantee, the following described real estate: .A parcel of lifid'being all of Lot 3, Upised's.,Tekwils Industrial:Fark, Citymf Tukwila; King County, 'State of • • Washington as recorded in Molume.104-of Plata, Pages 8, 9 and 10, Records of said County, Recording-No. 7708290789.' EXCEPTING TWEREFROM'AND RESERVING unto the Grantor, its successors and images, forever, s.11"minerals and .all mineral rights of every-kind and .character now 'known • to-exist or hereafter discovered, intruding, without limiting the generality of the foregoing, oil-and gas and rights thereto,-iocether with-the sole, exclusive and perpetual right to explore for; remoVe and dispose of said minerals by-anY means or methods-suitable to tte. Grantor, its succeisors and assigns, but Without-entering upon or usingthe surfacemf the-lands hereby conveyed, and in such-menner,as 'not to damage .the surface of said lands or to interfere with the Mae thereof by the drantee, the Grantee's successors or-issigns. • .RESERVFWG.unto Grantor, its successors and assigns 'forever, an easeMent for,railroad guipeses over the following described strip.of land: . • li A strip Of land variable in width situate in the East One-Ralf (MO Of Lot-3 of Upland's Tukwila Industrial • Park, in Section 26, Townihip 23 Sorth,-Range 4 East of the Willamette Meridian, City of Tukw4.1a, King County, - .'State vf Washington, bounded and deaciibedna follows: Beginning at the southeast corner of:said Lot'3; - thence along the south-1ine of said Lot-3, North 87 degrees 55 minutes 04-Meconds West, a distance of 19.58 feet; . . . . thence North 9 degrees 04-minuces 13 seconds East, a distance of 3.60 feet to the beginning of a tangent curve to the right having a-radius of 1124.16 feet;- sta.( (IF ,c7INConveyance ashingtOrlerr--Tax— ET- t.A..4 — bun ^?f•2678 2 3 3. 5 0 Etvaraue - —1— 78.04270035 . thence northerly along said "curve to the right through .4 central angle of 2- degrees'23 minutes 22 seconds, .an arc distance of_46.88 feet to a paint-that is 50.0 feet. distant northerly, measured at right angles, from the south line of said Block 3; . thence South 87 degrees 55 minutes 04 seconds East, •parallel' wit h -said south line, a- distance of 0.97 feet; - thence _ North -2 degrees 4 minutes 56_ seconds East, -a-.distance of 5.48 feet' :o the- beginning•of a non- tangent curve to the right having a radius of 1124.16 feet, a- - radial line at which point bears South 78 degreees 14 minutes'30 seconds East; . thence northerly along said curve to the right through. • a central -angle -of -1 degree 41 minutes 14 seconds, an- arc distance of • 33.10 feet, to- a posit of comptinnd curve to the right-having a radius of-374,26 feet; thence -northeasterly albng-said .curve tt 'the right. throt.gh-a central angle of-56 degrees -12- minutes -01 seconds., an arc distance of .3.67.10 feet to a point -that" is 36.05 feet- distant.southerly from the north line -of. said Lot 3; - thence along a .line parallel with said "north line South 87 degrees 55 minutes 02 seconds East, a distance of 45.88 feet to-a.northerly corner of said I,ot °3, "said Corner being on. -a - non - tangent. curve- to the-left;-having a radius of 359.26 -feet and a radial bearing of South 13 degrees 34 minutes 29'°seconds Ea°st.; thence-southwesterly - along said curve to the left through a central angle of 62'degrees 58 minutes 47 cecdnds, and arc distance of 394.89 feet to a point of a compound • curve to the left having a radius of 450.96 feet; thence southerly -along said curve to the left thx ugh a central angle of 10'degrees 55 minutes 18 seconds, an arc distance of 85:96 feet -to the Point of Beginning. ALSO reserving unto t-he Grantor,.its_auccessors and assigns forever,- an-easetoent -for, railroad and "utility. purposes. over and along the Northerly 36.05 feet of .Lot 3. The conveyance herein made shall be and is subject to any and all existing exceptions,. reservations, easements, covenants, restrictions and conditions of record. DATED this •t.t4 .4p,eGt. 01. F , .y F: o • • :a :. ':CS ■ At11st • io•' 1-15 day 'Of ssis nt - Sec retary ,1978. . UNIONPACITIC -LAND RESOURCES CORPOR TIOU -By - real wit: STATE OF NEBRASKA) ) - COUNTY OF DOUGLAS). ,1978, before me, the undersigned, a Notary - 'Public in and for said - County and State, - personally appeared 1,. . Nd��:.,o .Z_p ' : „known to me to be 'the ;President,-and. J.:.J.. Weiebeaker known to me to be the Assistant' Secretary, of the corporation . that executed-the within initrnmettt, known to me to be the Lt) M pers`one who.- executed the within instrument "on behalf of the-corp- 0- oration therein named, and acknowledged -to me that such-corporation C.: executed .the within instt:umenE pursuant to its Bylaws or a resolution Cry -of its Board of Directors. a ~ WITNESS my hand and-official deal. Notary Public in -and for said County and State • . aren sate - sa.dw.ai • PAUL a. ThORMBLAD *Comm B'v.trbn•ssla 7804«.7003; ••••••••1.104211•MMIX.W... . • Ito:4*ov.- • . •UIC LAW DEPT:DOC.NO. 1 -1479 ORIGINAL FILE!) FOR RECORD AT REQUEST. OF SAFECO TITLE INSURANCE COMPANY 2616 41h AVENUE, REATTIE.. WA. 98121 ill ,, f rPR 5 i ch ,P G 2 u 1970 1 0 - WARRANTY DEED E469454 J• The Grantor, UNION -PACIFIC LAND RESOURCES CO TION _,_,...'- - ca Nebraska . corporation,-.for and in.cons- deration of $233,424.00 cin hand paid -, conveys and wart'ants to ROFFE, INC., a.Washington r.. corporation, Grantee, the following desrr.ibed. real-estate: . A parcel of lehd •being all of Lot 3,.Up1a'nd's--Tukwila Industrial`Park, City.of Tukwila; Ring County,-State of • Washington as recorded in :Volume.104'of plats, Pages 8, 9 and 104 Records of said County, Recording No. 7708240789: 'EXCEPTING T$EREFRON'AND RES$BVING unto the Grantor, its successors and assigns, forever,_all- minerals and elf mineral rights of every-kind and-character now' known to-existor hereafter discovered, including, without limiting the generality.of the foregoing, oil -and gas . and rights thereto, tocether with-the sole, exclusive and perpetual right to explore for', remove and dispose of said minerals by-any means or methods .suitable to the Grantor, its successors and assigns, but Without-entering upon or using. the surface°of the -lands Hereby conveyed, and in such- manner:as not to damage the surface of said lands or to interfere with the use thereof 'by the Grantee, the Grantee's successors or-assigns. RESERVTNG.auto Grantor, its successors and assigns forever; an easement for railroad purposes over the following described strip.of land: A strip of land variable in width situate in .the East Onelalf (Eh) of Lot 3 of Upland's Tukwila Industrial Park, in Section 26, Yovnehip 23 North, Range 4 East of .the Willamette Meridian, City of Tukwila, King County, - State of Washington, bounded and described as follows: Beginning at the southeast corner of:said Lot 3; - thence. along the south - line of said Lot -3, North 87 degrees 55 minutes 04-.'seconds West, a distance of 19.58 feet; . thence North 9 degrees 04 minutes 13 seconds East, a distance of 3.60 feet to the beginning -of a tangent curve to the right having a'radius of 1124.16 feet;. t,ralrE ar Convey &;1Ce c 5 oegton;l�� —Tax— ‘ 1 1;0f CS ^N.2 E 2 3 3.50 — c. EIV2taUE - n ::iitt • t= • -1- 7804270035 . thence northerly along said "curve to the right thrbugh •4 Central angle of 2-degrees.23 minutes 12 seconds, .an . -arc:distance of_46.68 feet to a paint-that is 50.0 feet . - -distant northerly, measured.at right angles, •from the south line of said Block 3; . . thence South 87 degrees 55 minutes 04 seconds East, parallel'witheaid south line, &distance of 0.97, feet; • thenceNorth2 degrees 4. Minutes 56. seconds East, :a-Aistante of 5-78 feet".:o the-beginning of a non-tangent curve to the right havinge radius-of 1124.16 feet, a- - rsdial line at 'which point bears South 78 degreees 14 minuted 10 seconds East; • thence northerly •along said turve to the right through. • a central anile.Of 1 degree 41 minutes 14 seconds, an- arc . distance of 3.10 feet, to poiht of comptignd curve to the right-having a lading of 374.26 feet;' thence northeasterly alnag-said.curVe the-right. throLgh-a central angle . of-56 degrees-12.minutee 01 secands„ an arc distance of .367.10 feet to a point -that. is 36.05' feet distantsouther1y from the north line'of • said Lot 3; thenceelong a line parallel with said north line South 87 degrees 55 minutes 02 seconds East, a distance • of 45.418 feet to.a.northerly corner of said Lot.3,-said Corner being on:a montangentcurveto the lefthaving a radius of 359.26-fett and a radial bearing of South 13 •. degreed 34 minuted 29eicends East.; thenceettuthvesterly-along said curve to the left through a central angle.of 62.degrees 58 minutes 47 seconds, and arc distance of 394.89 feet to a point of a compound - Curve to the left having a tadius,of 450-.96.feet; thence . soOfherly"along said curve to the left ththugh a central angle of 10'degrees 55 minutes 18 seconds, an artdistance of 85.96 feet to the Point Of Beginning. ALSO-reserving unto the Grantor,. iteeucceisors and assigns forever, en. easement-for railroad and Utility, purposes over and along the Northerly 36.05 feet of .Lot 3. The conveyancehereiemadeehall be and is subject to any and all existing exceptions, reservations, easements, covenants, restrictions and conditions of -record. At /1 --fe, sais nt -Secretary • day-of :UNION :PACIPIC,LkND RESOURCES CORPOR TION By. resident 1 • STATE OF NBBRAS&A)•. ). COUNTY OF DOUGLAS). - -- • ,1978, =before me, the undersigned, a Notary - 'Public in and for said- County and State,- personally appeared • .Z.� • ,,known to me to be the --President, and . J, :.J.- Weiribeaker known to me to be the A8818t8at. Secretary; of the corporation that amicated -the within instrument, known to me to be the persona who.- executed the within instrument -on behalf of the -corp- oration therein.nsmed, and acknowledged -to me that such - -corporation executed the within instrument pursuant to its Bylaws or a resolutiot of its Board of 'Directors. - VIT1BSS my hand and-official Beal. Notary Public -in -and for said •County and State - giun MUT -wad Muds PAUL a.1HORNBLAD *COMM DA 1* t1.19i9 1 • 1 IscomiNci )MLTO �.u-- 40 d� s4ca IS 4 �. _. auip t `. Vol 048 ,a et61 7805160084 SHORT FORM DEED OF TRUST 2615 4th AVFNIIE, SEAI111, WA 93121, 17115 DEED OF TRUST is made This 25 BETWEEN Roffe Inc. day of April • . 1-0 7R as Matte-, whose address is 808 Howell Str cet. Seattle. Wa. 98101 end Pioneer National Title Company whose address is 719 Second Avenue, Seattle_ Wa. 98104 and 9EA,'ITLE Trust & Savings BANK a Washington Corporation ■s Beneficiary, whose address is 600 Olive Way. Seattle. Washington 98101 as Trustee, Grantor hereby irrevocably grata, bargains. sells and conveys to Trustee in trust, with power of sale, the following des- cribed property in Kink County. Washington: L. t 3 Uplands Tukwila Industrial Park according to plat recorded in volume 104 of plats. pages 8, 9 and 10, in King County, Washington TOGETHER WITH all the tenements. hereditaments and appurtenances, now or hereafter thereunto hclonging or in anywise - appeRaining, and the rents, issues and profits thereof and all other property or rights of any kind or nature whatsoever further set forth is the Master Form Deed of Trust hereinafter tefetred to, SUBJECT, HOWEVER, to the right, power and authority hereinafter given to and contested upon Beneficiary to collect and apply such rents, Issues and profits. THIS DEED 1S FOR THE PURPC OF SECURIN PERFORMANCE of each agreement of Grantor }'g- orporated by reference T. or contained herein and Payment of the sum of C., Hundred Ninety Thousand and no/100 DOLLARS is 190, 000.00 )with interest thereon according to the terms of to ,+romissory m: or even date herew.'J , pay- able to Beneficiary or order and made by Grantor; all renewals, modiflestiahs or extensions thereof; and also such further soma as may be advanced or loaned by Beneficiary to Granter. er aay.of th8ir sur:cessors or assign. together with interest thereon at -sock rate as shall be a5eed upon. By execrates sad deliveries Ws Deed of Trust red 0Ye Note secured hereby, the Parties agree that all provisions of Para- graphs I through 33 laa eda as the lmastar Foe Deed of Trost heretesfter refereed to, meat sorb paragraphs as are sgecItIcIlly excluded sr modified herds, are hereby bcerporated bete(ht by absence sad wade se integral pad bereof for all imposes the same as If set forth herein at le gab. red the Grantor hereby makes said covenants aid gyres to (0117 perform all of said provisions. The Sister Form Deed of Trust above referred to was recorded oe the tweed -Hlb MUM day of Judy. 1968. ID the OII1t:W Records of the offices of the Colorty Auditors of the following cantles In Rasbbyau la the boob. and at the pate designated after IDs agree of Poch county. to -wit: COUNTY Adams Amnia Beeem Chelan Clallem Clans Colombia Coedits Donates Terry Franklin Garfield dant Grays Herter Wend Jeoersee Bing 8116x1 Rialtos 8tictlut AUDITOR'S 8008 OR VOL. PAGE NO. FILE NO. 2 of Rowed. Ines. 313-16 1229/17 Microfilmed Oder Aedho>•s No. 101896 341 of Official Ree. 695A -C 592931 686 of 0141e1a1 We. 1662 -1665 661844 315 of 0(11.4.1 Rec. 195196 383176 A. 1l5Wnw No. 704659.707867 0.519255 49 of Deeds 198-201 F 3115 747 of Official Rec. 234-237 675475 125 of Meets. _ ees 126123 151893 28 of Dosch 413 -416 153150 11 of Official Rec. 138-141 309636 Mlerolllmed order Audit." No. 13044 44 of Rec. Doe. 373.376 538241 21 of General 31 -34 207544 181 of Official Rec. 710 -713 711628 4 of Official Rec. 316419 196653 5690 of Mtgs. 436-439 630309 929 of Official Rec. 480483 934770 111 of Mortpges 361-364 348693 100 of Mortgages 107 -110 131095 COUNTY Lewis Weeoln Mason PedOe Peed acme Pierce Smitten Skagit 1kama.1. Snohomish Simkins. Stamen Thurston 8.11. .11 sell, walla wlwt..m Whitman Yakima AUDITOR'S BOOK OR VOL. PAGE KO. PILE NO. 7 0: O1Nela1 Rec. 6.9.842 107 of Mortgages 776-779 Reel 48 yrom 835635 121 of almigsges 517 -519A 213 of Wield Rec. 649.652 27 of Mao. 1254 of Mtgs. 28 of Mtgs. 19 of Offiriel Roo. 47 of Mtg. • 233 of Official Rec. 14 of Official Rec. 109 of Mtg. 454 of Official Rec. 17 of Mortgages 305 of age. 82 of Official Rec. 1 of Klee. 712 of Official Roe. Ell 707 -710 459467 a0-a3 41.44 540.543 1048-1051 394 -397 731 -734 8943 711 -714 655-855 291.294 147 -150 725552 316596 236038 s60658 25707 126654 2250799 69582 716277 70197 2043549 376267C 390635 785350 24733 495721 1047522 362782 21:0555 A copy of such Master Poem Deed of Trust is hereby furnished to the person esse•Iting this Deed of Trust and by executing th:. Deed of Trust the Grantor acknowledges receipt of such Master Form Deed of Trust. The property which is the subject et this Deed of Trust is not used principally ur primarily for . +giculturel m (ermine. pur- poses FORM NO. 1 5C0 7.07F Y. 12'47 RE -42 Commercial Property I'.,,•.• Tse The Und,111S00d Grunlor rrqut•sts Ihat u copy of anv Nair.. of Ik4ault and W m.v Notice of Solo hereunder LW mulled 10 him at thy address hereinhefory set forth. CO O 808 Howell Street, Seattle, Washington 98101 O CO yea kO O ao rhe WITNESS the hand is) and seal (al of the Granturts) on the day and year first above written. • STATE OF WASHINGTON, County of King On this 15th SS. ROFFE, INC, ,President .� f d Qo President day of April before m very appeared Sam Roffe, President of Roffe, Inc. A. D., 19 78 to me Imoon to be the President of the corporation that executed the within and foregoing instrument, and ac!coowledged the said instrument to be the free and vol- untary act and deed of said corporation for the uses and proposes therein ,nentioatd, and on oath stated that _4p'; or AEI autitocized to execute said instrument. , %IN VABSS HEREOF, 1 Dave berme, aer -v bard and a//dared soy official sell ddy aid year /bd above • 's� ' r� 1 t Notary public :a god for the tram resfda, d Seattle, Wa. tt '`I"; Tt�]S" iS6Y/ i. Sac. +a y Thla Im.a.ea Company Of Washington — ACKNOWLEDGMENT — CORPORATION STATE OF WASHINGTON } ea. COUNTY OF On this day of . A.D.. 19 before me. the undersigned, a Notary Pub- lic in and far the Slate of Washington, duly commissioned and rwont personally appeared and to me knows to be the Secretary. reaprctively, of the corporation thrt executed• the within and foregoing in-' stromeat, and acknowledged the said instrument to be Ibe free and voluntary act and deed of said corporation, for the uses and pur- poses therein mentioned. and on oath each stated that he weft authorised to execute the said instrument and that the seal affixed is the corporate seal of said corporation. WITNESS my hand and official seal hereto •f'ixed the day and year in this certificate abort- written. President and 16 . _ , t r - 3n Notary PoFlic in and for the State of Washtltgton, residing at REQc1ST 94 e1'tL_ d I YANCI To he used only when all obaddrrons f(/QtrfMFreffp et the not* and 'hi' deed of Inuit. T• 'TRUSTEE. The undersigned is the legal owner and holder of the note and all other indebtedness secured hy the within Dead of Trutt. Said 0010, together with alt other indebtedness aceured by sort Deed of Trust. has been fully paid and satisfied; and you are here- by requested and directed, on payment to c•ru cf any sums owing to you under the terms of said Deed of Trust, to cancel said note abnre mi•atinnc I. ..rd all other eridenre of indebtedness secured by Deed o W hy delivere arms d to you of saideewith, together ith •he said Dead of Trost, and to recomry•, without warranty, parties a e:atair now held by you thereunder. Dated 1" \'ati r.,.me.• \an..• 1.• _ UPLANDS TUKWILA INDUSTRIAL PARK SW 1/4 SE 1/4 SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLALAETTE • IVfERIDIA CITY OF TUKWILA, KING COUNTY, WASHINGTTN CURVE DATA L R J L T J _ L J LU J NE Car. of SW V4 SE V4 Sec. 26 50 10.4..C., LM ENSEYEN* 1.5 E.Co MI' Cr CDC. 2.1 N°5"D,a" URCAND e SE , EASEMENT NEC_ NM WO. RP.0 EXACT,. T20,054 NANNY. ru R4¢p.D RAS •*SEiENT IID Alec mOPERT.T Lm0 •, .rrri w`i. UUND m cOuNNTTV +ua •I:E .Vern T2I02005Q4 SC •S1,WW1 Mr E..Z.1R1 .5 EACH SIDE Of CENTER LAW' t1a N[80 04'00 "W - Reimpong •• 56755.026'- 412,29' OTE• HORIZONTAL VERTICAL UPLAND'S TUKWILA INDUSTRIAL PARK SW /4 SE 1/4 SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLA(MEWE'IVIERID14N.. CITY OF TUKWILA, KING COUNTY, WASHINGTON DESCRIPTION • mb aat of UPLAND'S TUKWILA INDUSTRIAL PARK is localsd In thcSouthrkm Quarter .0 8. Soulteorl Quarter ( 1/4 SE 1/4) of Section 26, Township 23 Norlb; Ray. 4 Soft at *8. Willamette Muidion, Cily of Tukwila, King County, Slats of Washington...-. said plat Wiry lOye pulicularly downed as follows, ; .• • Comp...arm al the • south quarter earner of Paid Section 26 ;;.• thous Mang Wt. south hy of wood Section 26, 5 137•44•0111. 5, 0 8100ancW:9f 140.16 fest; thence N 1°11 25E, a distance of 137.07 fret la the IllUE POINT:SY 8F.300N8*G,-.•. said aobt being the soave.? =now of Mat certain parcel of land huetotYe conveyed...by •Jmon Paafoc Railroad Company 10 Wan Pacific Land Resources Corporation bio.Glantclaint Gyp datsel April I, 1971, U.PL.RC. Audit No. 494. King County Auditor's File Number 720616050*, ..... Monett ably OW Muth llne of 001440040d parcel, 587 55' 021i.E , a dostancedpf. ..• 258.76 feet to the hymning el a non.tangut curve to the right haong a rathofdlnaring of N81341Efiet;;;:d• and a distanc• of 35.00 fun ; 'h..o easterly along said *0000 10 the nght, *6,4440 cutrof 'Mogi, .1 •t28.22'22", an are distance of 76.42 feet to the beginning of a reversii morn to the 101;o41vi09 itipdius of 20.00 twit; - thence easterly alone 1014 awn to the left, Vouch a 644.58 00010 01 3;11%05' 504:•'do ......;.....f.;'.' arc distance of 12.25 leo ; .. •.. thence tampon m tho last describul cum, S117.5e0CE, a chslOgcS 01 117,96 feel; tlionca N 1.49'20%, a oceans of 156.00 int ; thence 5 4•43•06"E, a dblance 01 157_1 1 401; ''.. • thence 5177.55'02"E, a anon. of 642 a leet to the 40,bning of .t3 tangent: nave to Me left, having a radius el 40.00 feet; Moos northsallsrly abna said Our. 10 the lett, ?plough 0 centralangla 00904700" an an &stones of 63.04 len to point on the pet. by at Andiker Pork W.11, 60 0.(04 slide as now established ; ,;•.• • •" • • .... •••••..... .• Mance °long said out N,11'.47'29*E, 0 di018nc. ;028,79 1.1,,• thence N 88.04.00.W. a dostogic• al 307.46 feet lertim togifiranibi opn-tangent curve to 100 00* having a radial bearing 00.2 65•57'33"W, ond a disfune of 359.26 feel; thence northysbrly along leaf awn, 111;e10.115..0 central auk of 6.27'48", an ore diem. of 40.53 *00? to the bebnnina :of 0 Mine Cor811.10 the rIght•roving radius 0/ 359.26 Int; thsnet nOrthorly Wong said c.04. Po In right, through •ty central 0091. of 32.10'12", an art distenc. of 201. 71 feet ; thence N 1. 39.57”E. a dIS1OnaL 01 ci .62 feet; ..•.• ro. . .. thence 5 8755•04"E, a distance Zot,...533.65 feet.0101 e bebormitg of 0 Proem curve to the right having a roams of 50 00,000 1 .. .. thnce soulh000teely.465006Nkaor0e to *be now; through a ditral crow of E19.42331 on arc distance of 78.29 feet todb point on'taid west loug'clf Andover Park Mist; 'nano, along said. sess1 Ints, N I. ;itzp"E , a.d;itqatE6f 306. 33 feet, mon orbs., to a punt on the north Ione of send Southwest Otionb. of OW SOLI00001 Ouvlor ( SW /4 SE /4, 01 .0.4 Section 26. scud pabol also being Ow nowthoiif. tuner of 0014 pace: of :coo [coseyod b U. P. L . R. C. ; thy.. 018n904)4 041h ion, wig oz" W, a•litstonca of 1155 75 feet fa the nordonst arena ol wad aory:0:porcal ; nein. Moog the west . Ilatof , sold onnyibarce1„8 .12'25" w, down.. of 110, 70 et, mon o l•n, to 84 TRUE POINT.Yt BEGINNING. • • • ..; •• ContoopaY, pn area Wr.ss 01 ones ,M*Ww, or less .:* •••:, • • :'1.; • • .• • • .,. .'.• EASENCENT RESTRICTIONS ••• •;•. l .... ...ei; Pedestrian Etyrinnt subj.., 'wall prior outstanding right., easements, rasa.- 4 1 flans and.•condiNops of neon', d;4 In partocukrii o perpetual •0 seam* granted on Orogen- •••••.. WashingtUl Rallsabd.and Navigation Company': by Doed dated Jul, 2C, 197" recorded ir ... King CoOnto WashInillop Audlty Fltitd1.7 71572 207 71. ., . . •510act lo the beireattaht use‘IM Me property for Ralroad and national purpose., the; .;;;;;;... . "...... utility easernents•Indicated on the fact of fhb plat are to be us.d for the benefit of sold plat for.b• • •). "..... undaborbund poblic•Pulity ond drainage .lpPlifi and incidental purposu I0ere10 Sad *aunty,. `...; cabbbei•ragred upon at Pi... future dab for .naint.nonee wipes.. and for the purposes of Senu,lb UM, fropiillis with uloillieitEautment mba. and ormsovemerds Yawn which are damaged in ghe i;..... coyote of serviclya, cv maintejning.utilittri atoli be restored by the mow of the utility. ) ....• . • ...• CO@IPTROLLE.Fe S :CERTIFICATE COUNTY COMPTROLLER • 1 heroby [tali ?hot po I avert, Nay ore p01, nue are no atilionbut "ascot.; 1 .„ nonunion cenobite to this elfin ta correpugo that 0i:1 apeeont 0.001*260lNe00440 0, 17. \ offlc• for collection on any of ioje property lia0447containedgdedi60ted as streets, Din 14110 MAC uses,or• paid or fultt„ • Doted thiswli4 2ty • `71" •• 19.2.2 • OFFICE OF Th18 COMPTROLL.5 : woca, r King County Compuolf.b. • &boo King County Comptroller I• • /I • A P PRI5WA LS • ••. Exacriinsa end 00900040 IA', cloy of. A al_ DEPOR*.mENT OF ASSeSSMEclitt... •••••,..: • d /419/70E . 1) .11\nantsrev-• AsseaideR., DepoiRejtatib County Assessor , . -,.. ,.. -370132§1198§....„ RKORDING CERTIFICATE ••.• ••••.• FdeC lad'itclard *87100 ;guest co, the City of T k to th0 by of AUGUST ..".13_ZZ,ai41_,Nno.si9.9 21204 M.,and ".cordsd in volume _LC•• of Plots, co pop 8 TO /0 •• ,:•.;11km King.;Counto, Wasrobraon `g,....,; ..; ..,•; •„.; ••• fb() . C LI (. GI' •••••E,I4 0 1.1k.•• '' IIL:wr.) iti ATMALfl- Manoger ' ...bd. ..1' ••1 Sup•sIntendeM of *cards •• .. . ............................. -..... . . ...: RESTRICTIONS •• .1. ... ..::... .... •iie.lot.6For•00 of bib? in his Mat shall be divided an sold a resod of byship changed o tro:Orn . 1010*e1089,1011 p.n./ship of any portion of this plat shot' be hiss tharki.b. ' ono required for the use 'agile .0 ohieh 100ate4. ............... .. not be asthmatic/ for any por1 on. af lots IC 9, 10 •.0.ol ••-•. Piot to OpliefactOry crovolroont of too roadway adjoctnt the scuth line e4; this plat sas. knprosemyt may be bonded or otherwise seared M any ononner acceptai* to th. Cl?, ... (6usscii:;butikheoll be *01 00 amount equal to .5051. of the •slimatod cost al 'Nish salts - ••••..., fi[fory Iniprorienerd. ; • d:d ; 5.• SHEE1TE, THREE / r-.'Ac UPLAND'S TUKWILA INDUSTRIAL PARK SW 1/4 SE 1/4 SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMEl'i tVERIDIAN CITY OF TUKWILA, KING COUNTY, WASHINGTON- APPROVALS APP..1 by are Tukwila city Council lhismcday of .7t . . Lib, Clerk, City of Tulwiks Maio, City of Tukwila A00rased by the Tukwila PI..) Commlesion Ihis-dew--day of ..i.M•14.-1- • rhoirenan Examined and approved this_eSe_doy cd /h/,••• Deportment d Pttblitt %Yorke •-•••••••-w•••• I< • " -• ••••• • " Ober.•••••• • • City Treasurer Certificate 1 hereby certify That there are op defl.uenl special aseesibrils,ded..thal all special memo. on any of Me property herein canto:did dorlierned as ...is, Cir.100 rilibil,petilic use. ore pc00d in full. ...7•••••••••••,. ThIsyyday of A-, _171_ • Department of Flew. Li • "••• • DEDICAtION Know oll men IN these premonm.that we, Me ibiiiiNcigned, Mew! in fee sample Of). land hereby platted, hereby declares this plat, eli•.dedlcatee prfftg.,public keone. streets shorn thereon, and the use 046111 for all publki.burposed Car ecoasidist ydrg 10.0? 000.10.0 brew Re.yasslc also the fight, 0 .flak al( taicemarY ova* ti; cob and fills up0.o the lots and blocks sheirn'Idtthis plat in ti4briginal reosoWable gradiFdrpf the Wrests ehawn secebting and reiervirss uelb..the welersigreg owner, its sinicessors ond basigns, the right b construct, maintain, opeN., raw nadir. railroad /rack And facilities upon and across sod ergots in such manner, Pis...o not to'bigrisoneyety deoefild the etreef facilities located there. In mtnees whereof 0. he00y.1 0. harcli•Va ''...UNION PACIFIC LANI:F:RESOURCES CORPORATION .• I hereby arlde thal demo. of I.PLAND'S ituswtilttamitx PARK is bawl wein a.. and =MN.. al.tiectiem 26,1berns3'p 23floyth.Rangir4 East That the so.00 mid below. ars Oa. correctly Awe.; fhpe..th• nieweenenblfuhre be. eel and the bt block wows Wok.13 berecIty on die ground.... cishserection is cihpletetl, and MI I tehre d pIsttin-g onSeanib, • ACKNOWLEDGEMENT STATE OF NEBRASKA ) sm. t. . • COUNTY OF DOUGLAS • .., , This is la cert■fy lhot on thir 4. • day (0 ....LY 191L, before myth. ...pito.° Notary Public, 0.100A011, appeared .1 W Gadfrey, President, and T. r wautsba.:ter 'fitmistont Secretary, of..i.he Union Pacific Land Reeourees Corporation, to Ine 10.3.10.10 be the NNW... that belated Me within dedication, and acknowledged the said insliument lo Ihr.14.•Ne.1( WFW voluntary act 113 1300 of sob coporation for the uses and purposes bet sin nismened•'thici on oath stated that they itere authorised to es.. the eald,bytrurnent and Nicif theXpewl carved is the corporate seal d slid corporate.. Witness my hand arsiicial wat 100 001 arkfg.geor first above written. ... ` .......... ............., ....... - ...,„_,.......?.........- - ... • ..:.•:, 9408290326 WARAAN7Y DEED t5Unaery For tat 5 The Grantor, J GFFF 1NC a Ha t•Lip.r. i •'y Sauer an: :::roiar:ation the sum of Ter Allan ( O t]O' in hand paid, CONVEY and WARRANT THE rrry OF l f'A11'll �. the Grantee. the following described real es:au: Ac described in Exhiltil 'A' =ached hereto and itcatlyeascrl herein by refereax, and as shown as Parx1 N. lilt an Eshit 'B' attrtani hereto ands incorporated herein by reference. Situatea in the C un) of KING. State of Washington. Dated .19 `14 tlt►rtviaual) Individual) STATE OF WASHINGTON SS- County of Bv- ii tdividsl Acknowledgment) I, , Notary Public in and for the State of Washington. do he Cgy cenify that on this day of , 19_, personally appeared before me to be known to be the individual described it aril who executed the within instrument and acknowledged that siped the same as free and voluntary act and deed for the uses and purposes herein mentioned. GIVEN UNDER MY HAND AND OFFICIAL SEAL this day of , 19 STATE OF WASHINGTON, County of 16 ti L�r By: Notary Public in and for the State of Washington. residing at in said County. SS. tCorporate Acknowledgment) On this r H day 114,4:6 . 1911. before me personally appeared G R' leafs_ �R Rn;e .eetcet•r Rota= e. — to me blown to bee the ' Sat Rrt+t of the corporation that executed tie within and foregoing instrument, and acknowledged said msrromeet to be the free and volumary act and deed of said corporation, for the uses and purposes therein mentioned. and on oath stated th iq# fO ea* authorized to exonne said instnmieni and that the seal ffix aed is the corporate seal of said corporation. IN WITNESS WHEREOF I have hernutto set my band and affixed my official sea! the day and year fast above written. GIVEN UNDER MY HAND AND OFFICIAL SEAL this 21 day of .w3 . 19 j4 fly: 04_71 M Maury Public in and for the State of Washington, residing at t5t u. t V U Er t1!k in said County. 9C'F IA rS •11131 al/tri itI) w Detect CID -ROCK 08/2a/199♦ E. f 39PF! I •••••••••••••••• • •....114.•••• • A PARCEL 607 LECALDESCBEMLRICAELLIEMAY The north 30.00 feet of the southwest quarter of the southeast quarter of Seaion 26, Township 23 North, Range 4 East, W.M., lying within Lot 3. Upland's Tukwila Industrial Park, according to the Plat dieted recorded in Volume 104 of Plats, pages 8 through 10 inclusive, in King County. Washington. Mirdder Boulevard 84-RWO7 • • • NE1/4, sw1/4 • ••••••••■••••••■■••••••••• • • - 5.774.7:" 1.±508 I .54.4.4.4.4 5". , I fl••• . .1 • rf• ''''''' l•-.11::: '''' ..i'Lla••• -.. 0 ....-.3 . ' ' "4 4 \ b i IV, — L..--. MI 11:4 .! ' 4:■- Lit: . 1 ; : : .. 4. ,..:.4:• :1" .:. ':;., 1:1:k" .'" i• ii;! — ;....w: i.■ . SECTION 26.T23N.R4E.W.M. 605 C) • I " VbI.I:Itg' I I 609 699 NW1/4, SE1/4 76(71 (W 44 r•t•11:44 COSPOItstt Oast S. •—• 1/4 1:75.117.1"' CD :2117 I II•ttir ••••••• ••• IH• •C3Irt ••• •••■•••"{P , LIP1.44.4 lvietESS 608 COW./ 6.401.0:13.1.1)0 x ' •r• matt.314.■ "Ti. Mk la, faan• •1•4•0•• 1•11t• am Mont e•r•rt• Au """ se wan 0 000. f137:11111, 401 3 (2) LOT 3 • / rztga-ver• f TaTi ■ 1, 606 • • -0 go" UPLW.CS (o.W4.4 No pap. L . . UPLAND wive N, I F laCEL NUUDER SW1/4. SE'/4 .4 I 4' EXHIBIT "B" WOR.ICS DEPT. -110•0•••1114.043174118111.••••11101.41111Poll•Wkair•ft-IMALO.M. 1 I ....:*4-7.:" conemOteride Perampt Emalase•inf ...,■•■■■•• 11.11.111•111.■■■ 01 11 • Te •••••••“•• t•a••114,•••• MM.. ...I. I.: 1:171. • WO.. r• 041 CITY OF ruxwil.A. MINKLER BOULEVARD CITY OF TUKWILA R/W PLAN •, • �►s i �/, 4' �/ // CONDO DRIVE BUSINESS $ 1111N �- - --�- IS to • • s 11310 111 a 0310 AS ►c MID — — ��,;, , , ,., Y 6 First American Reference No.: 318734 Title Company County: King Plotted Easements Legend _ ��-- - - - -g-� _ . 4 r �•....__.___ __ - . �_. - . — . ;..___- --w.-- • _•_,�,,1 1 �y -m -o a ■vos0sMma ®:o o o w o_vw 2~o • - - ��w�'.w_ �.__' - -- �:. -. - • ._ PIQ 08/19/1929 # 2554742 (ROW -Not Plottable (Terms & Provisions)) 07/06/1966 # 6050874 �� & 07/23/1985 # 8507230567 (Road) - • -- - ems_ .._.. ..... - • -_ - -. - UPLAND•` :.- _ -.- _ DRIVE ..- ... I i I t..• .01%., r r . I •- 1- j I !`' - i i I Y !i-r i 06/16/1972 # 7206160509 (Perpetual Easement) 07/22/1977 # 07220771 (RailRoad) 04/27/1978 # 7804270035 (Railroad) El Plat Map Bk104 Pg8 (Utility) Tax ID: 883650- 0030 -06 Short Legal: Lot 3 Upland's Tukwila Industrial Park Plat Map Bk104 Pg8 -10 Map Not To Scale This map may or may not be a survey of the land depicted hereon. You should not rely upon it for any purpose other than orientation to the general location of the parcel or parcels depicted. First American Title expressly disclaims any liability for alleged loss or damage which may result from reliance upon this map. • • CITY OF TUKWILA r FIVE® Department of Community Developm 6300 Southcenter Boulevard, Tukwila, WA "�� 82 4 Telephone: (206) 431 -3670 FAX (206) 431 -360u UNLTY E -mail: tukplan @ci.tukwila.wa.us uEVELOPMENT PUBLIC HEARING DESIGN REVIEW APPLICATION NAME OF PROJECT/DEVELOPMENT: Minkler Blvd Office LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 300 Upland Drive, Tukwila, WA 98188 Upland Tukwila Industrial Park, Lot 3 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). Parcel #8836500030 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: Dan Balmelli Address: 18215 72nd Avenue South Phone: E -mail: Signature: 425.251.4228.2 Ura, .•a_melli @b_fgh,usen om PA W/, AAA.. 41111 9 /..IM..At I FAX: 425.251.8782 P: \Planning Forms \Applications \2007 Applications \BARApp- 12 -07.doc Date: `f December 5, 2007 FOR STAFF USE ONLY Permits Plus Type P -DR Planner: pity M --a File Number: L( -O 7-7 Application Complete (Dat /�% ) Project File Number: e b 7'D 3 L Application Incomplete (Date: 9'�i ) Other File Numbers: go %'00i NAME OF PROJECT/DEVELOPMENT: Minkler Blvd Office LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 300 Upland Drive, Tukwila, WA 98188 Upland Tukwila Industrial Park, Lot 3 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). Parcel #8836500030 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: Dan Balmelli Address: 18215 72nd Avenue South Phone: E -mail: Signature: 425.251.4228.2 Ura, .•a_melli @b_fgh,usen om PA W/, AAA.. 41111 9 /..IM..At I FAX: 425.251.8782 P: \Planning Forms \Applications \2007 Applications \BARApp- 12 -07.doc Date: `f December 5, 2007