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HomeMy WebLinkAboutPermit PL13-023 - COMPLETE TUKWILA VILLAGE ASSOCIATES - TUKWILA VILLAGE DEVELOPMENTTUKWILA VILLAGE TIB & S 144T" ST PL13-023 L13-0044 DESIGN REVIEW E13-011 SEPA L13-030 DESIGN REVIEW L13-031 SEPC PERMISSION L13-021 LAND DIVISION E13-011 SEPA King County Wastewater Treatment Division Community Services and Environmental Planning King Street Center, KSC-NR-0505 201 South Jackson Street Seattle, WA 98104-3855 August 14, 2013 gls 16 2413 Jack Pace, Director, Department of Community Development City of Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 RE: Tukwila Village, E13-011 SEPA, L13-021, L13-030, and L13-031 Dear Mr. Pace: The King County Wastewater Treatment Division has reviewed the Notice of Application dated August 7, 2013, for the Notice of Decision; to construct mixed used project comprised of five buildings that will be constructed in three phases. King County requires that a capacity charge be applied to any project that constructs a new connection to the sewer system, any reconnection within five years of a disconnection, or any change in use or building remodel that includes an increase in plumbing fixtures. King County generally receives notice of new construction; however, some sewer districts and/or the cities that represent them have neglected to report changes in use and tenant improvements that involve an increase in plumbing fixtures. In an attempt to remedy this problem, we are sending this reminder to you in response to the Notice of Application. We ask that you forward this reminder to the sewer district or city department responsible for Sewer Use Certification forms: Please complete and send a Non -Residential Sewer Use Certification form for the above projects to the King County Capacity Charge Program in a timely manner. The form should be sent to Ericka Stewart, Capacity Charge Program, KSC-NR-0502, at the address above. If you need additional forms or have questions about the program, please call Ms. Stewart at 206-684-1060. Thank you for the opportunity to review and comment on this proposal. Sincerely, 1 Bi•iana Ocheke-Ameh Water Quality Planner I Community Services and Environmental Planning cc: Ericka Stewart, Project Manager, Capacity Charge Program CREATING RESOURCES FROM WASTEWATER City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Notice of Decision To: Tukwila Village Development Associates, LLC c/o Bryan Park (Parties of Record, list each) Valley View Sewer District King County Water District 125 Tukwila School District Seattle City Light Puget Sound Clean Air Agency Qwest Communications Comcast King County Metro Waste Management State Department of Ecology, SEPA Division King County Assessor Project: Tukwila Village File numbers: E13-011 SEPA Associated files: L13-021 - Lot Consolidation; L13-030 - Design Review; L13-031 - Special Permission Parking Variance; Applicant: Tukwila Village Development Associates, LLC Request: Tukwila Village is a mixed used project comprised of five buildings that will be constructed in three phases. Phase 1 is Building A that is five stories with 80 total housing units; 4 live work units and commercial services/retail floor area at grade; and two levels of structured parking below grade. Included in this phase is a stand-alone one-story, 4,210 square foot community building - Building C - with an adjacent 27,000 square foot outdoor community space. Phase 1 occurs north of S. 144 Street and includes internal driveways, surface parking, landscaping and street frontage improvements along Tukwila International Boulevard and 5.144 Street. Phase 2, all occurring south of S. 144 Street, includes two mixed use buildings (Building D and E)and surface parking and landscaping. Building D is five stories of 70 total housing units over one story of commercial office space and one level of below grade structured parking. Building E is four stories of 124 total housing units over structured parking and commercial/retail street front uses including a City of Tukwila Police Resource Office. Phase 3 is Building B that is four stories of 125 total senior housing units over one level of at grade structured parking and 1,800 commercial/retail space. A separate parcel in the northeast corner of the intersection of S. 144 Street and Tukwila International Boulevard is reserved for a new 10,000 square foot one story Tukwila Library. The librar6is being developed separately by the King County Library System, but will share parking and utility connections with the Tukwila Village development. Location: 6.4 acres east of Tukwila International Boulevard and north and south of S. 144 Street and including 21 tax parcels and 41 Avenue S., a public street proposed for vacation. Decision: This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a Determination of Non -significance (DNS) for the above project based on the environmental checklist, additional reports and agreements, staff report and the underlying permit applications. Project materials related to the permits are available for inspection at: Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Monday through Friday 8:30 a.m. - 5:00 p.m. The project planner is Moira Carr Bradshaw who may be contacted at (206) 431-3670 for further information. The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). List of Documents/Information Submitted with Applications 1. 2. 3. 4. 5. 6. 7. 8. List of Tax Parcel Numbers Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report (Associated Earth Sciences, Inc. March 18, 2013) Phase I Environmental Site Assessment (Associated Earth Sciences, Inch November 30, 2011) Phase II Environmental Site Assessment (Associated Earth Sciences, Inc. November 22, 2011) Tukwila Village Development Proposal Project Description May 28, 2013 Plat Closure for Proposed Parcels A, B, C, D and E. Concurrency Test Notice Surface Water Certificate of Sewer Availability Valley View Sewer District 9. Certificate of Water Availability King County Water District #125 10. Tukwila Village Phase 1 Response to Design Review Criteria 11. Traffic Impact Analysis (Parametrix, May 28, 2013) 12. Arborist Report (Tina Cohen, Northwest Arborvitae, September 16, 2011) 13. Technical information Report with Subsurface Exploration, Geologic Hazards, and Preliminary geotechnical Engineering Report (AES, Inc. 9/20/2011) (Barghausen, May 22, 2013) 14. SEPA Checklist (Park, May 28,2013) 15. Disposition and Development Agreement, Tukwila Contract/Agreement 12-129 City Council Approval 10/22/2012 W:\Long Range Projects\Tukwila Village \PL13-023\NOD - SEPA .doc Page 2 of 2 eitg of Jusswiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl , HEREBY DECLARE THAT: Notice of Application X Notice of Decision Mailing requested by: Moira Bradshaw Notice of Public Hearing Notice of Public Meeting x Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _7th day of _August _, _2013_ Project Name: Tukwila Village Project Number: PL13-023 Associated File Number (s): E13-011 Mailing requested by: Moira Bradshaw 7) Mailer's signature: // /e W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC AGENCY LABELS ( ) US Corps of Engineers ( ) Federal HWY Admin ( ) Federal Transit Admin, Region 10 ( ) Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( ) US Dept of HUD ( ) National Marine Fisheries Service Section 2 WASHINGTON STATE AGENCIES ( ) Office of Archaeology ( ) Transportation Department (WSDOT NW) ( ) Dept of Natural Resources ( ) Office of the Governor ( ) WA State Community Development ( ) WA Fisheries & Wildlife, MillCreek Office ( ) WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 ( ) Dept of Social & Health Services ( ) Dept of Ecology NW Regional Office, Shoreland Div. SHORELINE NOD REQUIRES RETURN RECEIPT 044 Dept of Ecology, SEPA **Send Electronically ( ) Office of Attorney General ( ) Office of Hearing Examiner 44 ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 KC Wastewater Treatment Div ( ) KC Dept of Parks & Recreation kiKC Assessor's Office Section 3 KING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle �( ) KC Dev & Enviro Services-SEPA Info Center KC Metro Transit Div-SEPA Official, Environmental Planning ( .) KC Dept of Natural Resources ( ) KC Dept of Natural Resources, Andy Levesque KC Public Library System Foster Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOOLS/LIBRARIES 0- Westfield Mall Library 0...4 Tukwila School District ( ) Highline School District ( ) Seattle School District ( ) Renton School District QWEST Communications Seattle City Light ( ) Puget Sound Energy ( ) Highline Water District ( ) Seattle Planning &Dev/Water Dept (—XComcast Section 5 UTILITIES ( ) BP Olympic Pipeline j4Val-Vue Sewer District ) Water District # 20 11 Water District # 125 City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist () Seattle Public Utilities 'Waste Services ( ) Tukwila City Departments ( ) Public Works ( ) Fire ( ) Police ( ) Planning ( ) Parks & Rec ( ) City Clerk ( ) Finance ( ) Building ( ) Mayor Section 6 CITY AGENCIES ( ) Kent Planning Dept ( ) Renton Planning Dept ( ) City of SeaTac ( ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects ( ) Puget Sound Regional Council ( ) SW KC Chamber of Commerce ( ) Muckleshoot Indian Tribe * ( ) Cultural Resources ( ) Fisheries Program ( ) Wildlife Program ( ) Duwamish Indian Tribe * Section 7 OTHER LOCAL AGENCIES ('i'uget Sound Clean Air Agency ( ) Sound Transit/SEPA ( ) Duwamish River Clean Up Coalition * ( ) Washington Environmental Council ( ) People for Puget Sound * ( ) Futurewise * send notice of all applications on Green/Duwamish River ( ) Seattle Times ( ) South County Journal Section 8 MEDIA ( ) Highline Times ( ) City of Tukwila Website P:Admin\Admin Forms\Agency Checklist Public Notice Mailings For Permits SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division - SEPA Official would like to receive information about all projects that might affect transit demand Tribes - For any application on the Green/Duwamish River, send the checklist and a full set of plans with the Notice Of Application Send These Documents to DOE: SEPA Determination (from PermitsPlus) Findings (staff report, usu. with MDNS) ✓ SEPA Checklist (filled out byapplicant), ofr i-"aawhsi-..s_.-..Drawng/Plans of project (site plan,, elevations, vations, etc.fromPMT'S) ., davitofI iio oticewas mailed rnt tewspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The Notice of Application for a Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date of filing with DOE) - Notice to DOE must be by return receipt requested mail (this requirement included in SSB 5192, effective 7-22-11). Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (printed out from PermitsPlus) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements - Cross-sections of site with structures & shoreline - Grading Plan - Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:Admin\Admin Forms\Agency Checklist First Email Address Sara Sara.Edwards©4culture.orq Raya Raya.Leary(a)4culture.orq Deb Debra.Twerskya4culture.org Abdirisak abubakrdirector©gmail.com Alli aliahmed4@,msn.com Rita ritamayeuxcc'D,msn.com Laura lara.davisc artscorps.orq Scott scottb a(�,beacondevgroup.com Todd toddb©bergerpartnership.com Jackson yelina©billybaroos.com Al alsalliep@aol.com Cherilyn cherilyn73 cr,comcast.net Terrence proctor a(�.cbsr.orq Cynthia chesakcj@hotmail.com Trisha trishagilmore@yahoo.com Brian bkenn89310@aol.com Joe Joe.Duffie©TukwilaWA.gov Allan AIIan.Ekberg©TukwilaWA.gov 4920 S. 161st St Kathy Kathy. Hougardy©TukwilaWA.gov Kate Kate. Kruller@TukwilaWA.gov Desean DeSean.Quinn©TukwilaWA.gov Dennis Dennis. Robertson cr,TukwilaWA.gov Verna Verna.Seal©TukwilaWA.gov Dylan dylanflesch©gmail.com Sharon sjkfriend anhotmail.com Steve francisoa aacomcast.net Marie marieparrishamindspring.com Jim Jim.Haggerton@TukwilaWA.gov Todd tcutts(a)ci.seatac.wa.us Kate kkaehny©ci.seatac.wa.us Jeff jrobinson@ci.seatac.wa.us Dana Dana.Almberg©TukwilaWA.gov Moira Moira. Bradshaw©TukwilaWA.gov Pat Pat.Brodin an,TukwilaWA.gov David David.Cline@TukwilaWA.gov Bill B.Devlin@TukwilaWA.gov Eric Eric.Drever@TukwilaWA.gov Rebecca Rebecca. Fox©TukwilaWA.gov Stacy Stacy. Hansen@TukwilaWA.gov Melissa Melissa.Hart@TukwilaWA.gov Laurel Laurel. Humphrey a©TukwilaWA.gov Katherine Katherinec seattlesouthside.com Bruce B.Lintonc TukwilaWA.gov Kimberly Kimberly. Matej©TukwilaWA.gov Lynn Lynn.Miranda@TukwilaWA.gov Stacia Stacia.Norris@TukwilaWA.gov Christy Christy. OFlaherty(c�TukwilaWA.gov Jack Jack.Pace(a)TukwilaWA.gov Chris Chris. Partman(a�TukwilaWA.gov Cheryl Cheryl.Thompson c(DTukwilaWA.gov Mike M.ViIIa(TukwilaWA.gov Joyce Joyce.Trantina(c(c�TukwilaWA.gov Evie Evie.Boykan(c�TukwilaWA.gov Stephanie Stephanie.Gardner(cr�TukwilaWA.gov Rick Rick.Still(a�TukwilaWA.gov Elizabeth emorgan(a�collinswoerman.com Shirley shirleyb(c�commoncroundwa.orq Pete Pete.Mills(a�mail.house.ciov Matt Matt.Perry(c�mail.house.gov Kathryn kathrynkrygier@gmail.com Dave davesieminskiyahoo.com Dave davecrgrealty.com Maude maudes(a�djc.com Tom Terence terryqaduralasthomes.com Scott scotteaglerockventures.com Arash edgewoodaptcomcast.net Miguel associatea,elcentrodelaraza.orq Doris Mike mikeoverbeckexcite.com Rune runehAkiddermathews.com Duane dmiller(a�flahertycollins.com Chris choffer@forterra.org Skye skyes@cascadeland.org Georgia Paul psinluv(a�yahoo.com Faisa kaalanio c(Dgmail.com Adam Adam.Taylor(a�kingcounty.gov Diana dolsen@HealthPointCHC.org Debbie dwilkinson(a7HealthPointCHC.orq Lisa lyohalem@HealthPointCHC.org Matt mhoffman@htland.com Brandon hidefcutshotmail.com Natalie happilynatalie@gmail.com Dexter braveheartseven@aol.com Eric hteditor@robinsonnews.com Rachel rm.lusby(a�comcast.net Jenna smithjk70(yahoo.com Jay jay(a�jaymarcdevelopment.com Tony tonyh(cjohnIscott.com Diana dianakMohnsonbraund.com AJ AJ.McClure@kingcounty.gov Maria mshatcher(c�kcls.org 2420 2nd Ave 4301 Norpoint Way NE, 15-D Darth denielsen a(�,kcIs.orq Bill Billp@kcIs.org Adrianne akralph a@kcIs.orq Barbara barreich@kcls.org John jsheller@kcIs.orq Greg ggsmith@kcIs.org Jennifer jlwiseman@kcls.org Jeanne ithorsen(a,kcIs.orq Karen kstrue@gmail.com Hari qhadia hari@hotmail.com Ramesh rameshrabadia22@hotmail.com Sharon sharonl@lihi.org 2407 1st Ave, Ste 200 Bob Robert.Comiskey@partners.mcd.com Mike Mike@mcmcondos.com Mohammed Abdiwali@minimaxtax.com Rob mtv.rob@gmail.com Site Manager Eleanor ecarnay@murase.com Matthew mlandkamer@nbbj.com John john@newhometrends.com www.newhometrends.com DS dssobocinski@comcast.net Josh josh@dsbinvestments.com James normandycourta@comcast.net 1225 42nd Ave S Amy couturestudio@gmail.com Pam pamwen@juno.com Julie jcontests@gmail.com SHEILA SHEILABTHERE@AOL.COM Shirley shirley6504@comcast.net Sylvia sylvia.davila@realpage.com Rhonda rhdoug100@hotmail.com Ron gman07@comcast.net Antwon truebarber@gmail.com Bill bfortunato@pacland.com Jeri jerber40@hotmail.com Terry harveys mama@comcast.net 15165 Sunwood Blvd., #C-23 Ellen Ingnglr(a),gmail.com Susan & Chris susanq@comcast.net John deltaiv@comcast.net Dinah dinah herring@cable.comcast.com Aaron brieaaron@comcast.net Natalie natalie.hunter@seattle.gov Reuf zagradr@msn.com Kylene kylene@berryneonsigns.com Laura laurako()live.com 3452 22nd Ave West Japhet ikoteen@gmail.com Doug dlarson@htland.com Lori lorileberer(a,netscape.net Roy rIewis(a�triadassociates.net Ana Maria malaiermom2014(a�gmail.com Patti pmaltsberger2000(a�yahoo.com Orrin nIgmcomcast.net Heather hmcleland(a�comcast.net suada kalebgadiidvahoo.com Raymond k2rmorrow@aol.com David davidm a(�columbiapartners.com Kathy kathy(a vernonpublications.com J. Mylanicolas(a�yahoo.com Kaelene kaenobis a(�yahoo.com Kelli kellio526(cci)yahoo.com Amy amyandliz anhotmail.com Heather quantumfoamatb(c�gmail.com Don Marie marie.ramirez(cr�kingcounty.gov Blaine blainereeder(a�hotmail.com Shannon shannon.renner(a�comcast.net Nolita olynoli@yahoo.com Jacques uwiacques(a�gmail.com Deborah druaneffres.com shariffa ssabrie(agmail.com Philip pcsand(a�gmail.com Deb sorensen.d(a portseattle.orq Nancy nancysprk(c�aol.com Diane dianeskcha.orq Pam pi.2006 angmail.com Heidi heidi rosewatters(a�hotmail.com Paige paige.weinheimergmail.com Marilyn mjw305comcast.net Leta boopgirI2000(a@yahoo.com Jeff Bart bbrynestadpanattoni.com Loren Dan danielparkstoneinvestments.com Ahmed ahmed.abdille(a�gmail.com Henry ismarvin a(�earthlink.net Chuck chuckparrish2009@cimail.com Harpal Matthew matthew c(Dgblre.com Kaylee Joe joe a(�realsolutions.biz Amina aminarewa.org Nimo amaatulahna gmail.com Hafso hafso.abdulla(a�vahoo.com Jama anurjama(a�yahoo.com Sean seanalbert2001(a�hotmail.com Southcenter Rotary? 14120 34th PI S 2316 E Howell St. 4023 S 114th St. Brooke Barbara Barbara Sharon Jerry Patti Jim Esther Lillian Laura Leslie Pam Annomae Cynthia John Belinda Audrey Virginia Katrina Richard Ray & Lillian Jaime & Eva James Christian Bill & Pat Jeff Cheri Maxine Joan Stacy Donna Kathy Linda Joel & Sophia Devlon & Tracey Tek Georgina Mary Scott Ron & Nancy Roger Janice Nicole Sheila Sharon Dwight & Nancy Sam + Linda bmarie2@earthlink.net barbarabader@live.com barbarabader@live.com sharonmyklebust@gmail.com baroh5@aol.com iimbernhard@worldnet.att.net Iilysturf@gmail.com Iesliecampbell2@comcast.net pmcarter@ips.net chesakc@tukwila.wednet.edu johncruce@hotmail.com belindacueIIar777@yahoo.com virginiadelay@comcast.net Katrinadohn@gmail.com 23dunbar@comcast.net e ganoza@yahoo.com lirrmloyer22@comcast.net gorjance@aol.com ieffmgriff@comcast.net 14718 58th ave s 3128 S 149th St 13701 43rd Place South 14442 46th Ave S 5163 S. 170th St. 16037 45th Ave S. cmjoanh@aol.com hillinnium@hotmail.com eastbaylighting@comcast.net KJHougardy@conncast.net linda.ireland@ssamarine.com yoelbenruben@msn.com devlonj@hotmail.com tek kafle@yahoo.com georgina-on-the-Duwamish@comcast.net betsy-k@comcast.net 13802 Military Road lambtownwest@comcast.net yinemess@comcast.net cola1dew2@sahoo.com Malbrain53@yahoo.com sharon mann@msn.com d-I-mclean@msn.com sam.linda.mcleod@gmail.com Vern & Joan 4431 S 148th Ted tedichu(c�hotmail.com Ethan emolsee(a�gmail.com Edna Sunny sunnymulholland(a�hotmail.com Steve & Bonnie mulletsvillemsn.com Diane tedichu(a�hotmail.com Sharon Myklebust(c�gmail.com Sharon Bryan nelsonbubbas aC�gmail.com Jeff Lance weelzhotmail.com Bruce b-paquettecomcast.net Sallie alsalliep(c�aol.com Patricia patperry@comcast.net Lynn LynnP4321 c(comcast.net 15185 62nd Ave S Mary Desean deseanquinngmail.com 4636 S 150th St Dana danaramsmsn.com 14040 33rd Ave S. Simone RobersonCSMSN.com Beverly Sonya & Art asrosengrenyahoo.com 4022 S. 150th St. Sean dertiqergmail.com Carol Jeff ►eff@mapleapts.com Sue needlewit a(,msn.com Tasolo tsimpson16(a�hotmail.com Ruth Terra terra 100str(a�comcast. net Louise Ihstrander(a�hotmail.com PO Box 88636 Richard RLSPLUSVLS(c�comcast.net John jtakamicomcast.net Daryl dtolympic(cr7yahoo.com Peter John & Darleene darleene30(a�comcast.net Jerry jerrythornton(a�waterdistrict125.com Kelli greenrosel0(ci)msn.com Charles uwcharlietvahoo.com Linda Lindawkcha.org Mike Mikewisomedia.com 14864 Tukwila International Blvd Arlene Richard & Heather rcwieser(a�comcast.net Emily emilya57(cDcomcast.net 1700 53rd Ave S Paul paem2005comcast.net Laurie Laurietuk(c�aol.com Don dllovd(a�rushforth.com Mike MikelHsabey.com cx Monica monica manthevhermanmiller.com c� Meghan Meghan.Pinch@seattle.gov Build Smart Manager Jeff 1904 Third Ave., #710 Janice secretgardenstat@aol.com Shawn sboyd a(�sgi-usa.orq Bryan bryanphousing4seniors.com Bryan bryanp6550comcast.net Jay iaywhousing4seniors.com Tom tomroush(a�skylineproperties.com Barbara info(a�sococulture.org Abshir abshir.mahamed(a�gmail.com Osman talyan2001@yahoo.com Erin erinzdi(a�aol.com Brenna barnesenswkcc.orq barnessen c(�swkcc.orq Carol CKolson(a�swkcc.orq Ricardo Ricardo(a7memusic.com Mel mele@thelastudio.net Jessica jessicam@thelastudio.net Chris chrisp@thelastudio.net Rick rick(a�forschler.org 13529 Military Road S Joe JoeS@sabey.com Louise tukwilaheritagectr(a�tukwilahistory.org Dennis dboxkentreporter.com Steve shunter a(�tukwilareporter.com Ellen emorrison(a�rentonreporter.com Polly pshepherd@kentreporter.com Dean dradford(a%tukwilareporter.com. 425-255-3484, Ext 5150 Mary mfertakis(ccomcast.net Kathleen ciantzk(a@tukwila.wednet.edu Melody matthesm(c�tukwila.wednet.edu Linda sebringl cr tukwila.wednet.edu Gary gic3839(cr�aol.com Dawn store.418 c(r�unifiedretailer.com Ron UCPLLCaol.com PO box 1935 James james@washingtoncash.org Gylan cigreen a(�washingtoncash.orq Exec Director Beto Latino Program Director Dorothy francis219@comcast. net Carmen carmen. m. moore(cr�wellsfargo.com Loretta Loretta.Shindler@wellsfargo.com Mon monwig(a�wigproperties.com Nancy coogann@tukwila.wednet.edu Dawit dawittaveAyahoo.com Mary marywitvisuals.com Jerri jplumridge@seedseattle.org Mychal konakaicoffee(a�yahoo.com Irene thebalbuenafamilyacomcast. net Ryan Paul and Shirley Wayne and Jenny Elaine Patty ryanflesch(cilyahoo.com pscovenant1960 aC�msn.com jennyroseanne(a�gmail.com meayotte(cDcomcast. net kpphavong(c�yahoo.com City oirrukwila Department of Community Development 6300 Southcenter B oulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206-431-3665 Web site: http://www.TukwilaWA.gov DETERMINATION OF NON -SIGNIFICANCE (DNS) File Number: E13-011 Applied: 06/13/2013 Issue Date: 08/07/2013 Status: APPROVED Applicant: TUKWILA VILLAGE ASSOCIATES LLC Lead Agency: City of Tukwila Description of Proposal: The proposed Tukwila Village Development is mixed-use, three -phased development of a site owned by the City of Tukwila located at the northeast corner and the southeast corner of the intersection of Tukwila International Boulevard and S. 144th Street. The proposal is to develop four mixed use buildings, as well as a public outdoor open space (the "Community Plaza") and a public indoor community building coupled with a private Cafe / Coffee Shop (collectively, the "Community Commons Building" - or Bldg. C), which will occur on a separate Development Parcel known as the "Plaza Parcel." The four multi -story mixed use Buildings A, B, D and E will provide a total of 403 housing units and approximately 28,000 square feet of commercial/office/community resource square footage. The four mixed use buildings all contain structured parking. Landscpaing, driveways, private amenity spaces, service areas, street frontage improvements and surface parking are also included. The site's accessory uses and utlities will serve the southwest corner of the north block, which will be owned and is being developed by King County Library System. A new 10,000 square foot neighborhood library is proposed to replace the existing Foster Libary at 4060 S 144 Street. Location of Proposal: Address: Parcel Number: Section/Township/Range: 14242 TUKWILA INTERNATIONAL BL TUKW 1523049096 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197-11-340(2). Comments must be submitted by'U j�o��� . The lead agency will not act on this proposal for 14 days from the date below. Jack Pa , Responsibl Official City of ►' kwila 6300 Southcenter Blvd Tukwila, WA 98188 (206)431-3670 Date if.-DJ3 Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) doc: DNS -4/07 E13-011 Printed: 08-06-2013 FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST Project File No: PL13-023 Tukwila Village I. SUMMARY OF PROPOSED ACTION Redevelopment of an approximate 7 acre site into a mixed use neighborhood center designed to provide residences, retail stores, offices, and other community amenities. An associated project that will share access, parking and utilities is a new neighborhood library. The site will be developed in three phases. (See Phased Site Plan - Attachment A) II. GENERAL INFORMATION Project Name: Tukwila Village mixed use three-phase development Applicant: Tukwila Village Development Associates, LLC Location: The site is located east of Tukwila International Boulevard on the north and south sides of S 144th Street. The project site encompasses 21 tax parcels (See the Aerial Site Map - Attachment B) Zoning and Comprehensive Plan Designation: Neighborhood Commercial Center (NCC) and High Density Residential (HDR) with two overlays — Commercial Redevelopment Area and Urban Renewal Overlay The following information was considered as part of review of this application. 1. SEPA Checklist (Park, May 28,2013) 2. Endangered Species Act Screening Checklist (May 28, 2013) 3. Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report (Associated Earth Sciences, Inc. March 18, 2013) 4. Phase I Environmental Site Assessment (Associated Earth Sciences, Inch November 30 2011) 5. Phase II Environmental Site Assessment (Associated Earth Sciences, Inc. November 22 2011) 6. Tukwila Village Development Proposal Project Description May 28, 2013 7. Concurrency Test Notice Surface Water 8. Certificate of Sewer Availability Valley View Sewer District 9. Certificate of Water Availability King County Water District #125 Page 1 of 15 10. Tukwila Village Phase 1 Response to Design Review Criteria 11. Traffic Impact Analysis (Parametrix, May 28, 2013) 12. Arborist Report (Tina Cohen, Northwest Arborvitae, September 16, 2011) 13. Technical information Report (Barghausen, May 22, 2013) 14. Disposition and Development Agreement (DDA) (approved by the City Council in October 2012 and Contract number 12-129) between Tukwila Village Associates and the City of Tukwila 15. Development Agreement (approved by Tukwila Ordinance 2391 and Contract number 12- 176) between Tukwila Village Associates and the City of Tukwila NOTE: Technical reports and attachments referenced above may not be attached to all copies of this decision. Copies of exhibits, reports, attachments, or other documents may be reviewed and/or obtained by contacting Moira Carr Bradshaw, Senior Planner, 6300 Southcenter Boulevard, Tukwila, Washington, 98188, Phone: 206-431-3670. III. REVIEW PROCESS The proposed action is subject to State Environmental Policy Act (SEPA) review as the project does not meet the exemptions listed under WAC 197-11-800. IV. BACKGROUND/PROPOSAL The project site consists of 21 parcels plus the 41 Avenue S. street right of way that is proposed for vacation. Tukwila Village Development Associates, LLC, has obtained the exclusive right to acquire the project site from the City of Tukwila, the owner of the site, and to develop the project. The site is generally located on the east side of Tukwila International Boulevard and on the north and south sides of the intersection with S. 144 Street. The project known as Tukwila Village consists of 4 multistory mixed use housing and commercial buildings with a public use component in a separate one story building and adjacent public open space. The project also includes the construction of a new one story 10,000 square foot King County neighborhood library to replace the existing Foster Library, which is within the same block to the east of the site. Attachment C is a detailed Project Description. V. REVIEW OF THE ENVIRONMENTAL CHECKLIST The following is a list of elements contained within the Environmental Checklist submitted for the proposed project. The numbers in this staff evaluation correspond to the numbers in the Environmental Checklist. If staff concurs with the applicant's response, this is so stated. If the response to a particular item in the checklist is found to be inadequate or clarification is needed, there is additional staff comment and evaluation. Page 2of15 A. BACKGROUND: 1.-7. Concur with checklist. 8. City approval of Statements of Purpose and Design for the Plaza and Commons. 9. -12. Concur with checklist. B. ENVIRONMENTAL ELEMENTS: 1. Earth: a. — h. Concur with checklist. 2. Air: a. Applicant is required to obtain all relevant permits from Puget Sound Clean Air Agency to address any emission to the air. b. — c. Concur with checklist. 3. Water: a. (1)-(2) A Category IV wetland is located within this block on the south side of S. 144 Street and work will occur within 200 feet. The wetland's buffer is effectively stopped by S. 144 Street and no work is being shown to occur within it or the wetland. The storm water from this site and the sensitive area flow to Gilliam Creek. Exhibits F and I of the TIR (Barghausen, 2013) incorrectly state that there are no wetlands in the vicinity. (3-6) Concur with checklist. b. (1) and (2) Concur with checklist. c. (1) The project shall meet all King County Surface Water Design Manual drainage requirements. All impacts associated with drainage will be mitigated as part of the construction permit. c. (2) Best Management Practices must be followed to ensure that no construction debris enters the storm drainage system. All impacts related to construction debris will be mitigated as part of the construction permit. d. The project shall meet all King County Surface Water Design Manual drainage requirements. All impacts associated with drainage will be mitigated as part of the construction permit. Page 3 of 15 4. Plants: a. Concur with checklist. b. In addition to what the applicant has indicated in the checklist, the Arborist report identified 59 trees on the project site. 23 trees were identified as healthy, meaning that the tree has a normal vigorous appearance for the species and are the most viable candidates for retention. Of those trees, eight were identified as Superior trees and worthy of retention. The species that are viable for retention include Coast Redwoods, Douglas Fir, Bigleaf Maple, Incense Cedar and Western Red Cedar. An evaluation is needed to determine if the canopy and roots can withstand the construction that will occur adjacent to them. c. - d. Concur with checklist. 5. Animals: a. — b. Concur with checklist. c. This area is part of the Pacific Flyway, which is a primary corridor for migratory bird species. d. Concur with checklist. 6. Energy and Natural Resources: a. — c. Concur with checklist. 7. Environmental Health: a. (1) - (2) Concur with checklist. b. (1) Concur with checklist. b. (2)- (3) The project must meet City of Tukwila noise ordinance requirements. Compliance with applicable local, state and federal noise regulations will mitigate any potential adverse noise impacts, associated with the project. The hours during which construction noise is exempt is from 7 am —10 pm Monday —Friday and 8 am - 10 pm on weekends and holidays. 8. Land and Shoreline Use: a. — k. Concur with checklist. 1. The site is owned by the City of Tukwila and compatibility and compliance with plans has been discussed and reviewed during the review of the Disposition and Development Agreement and the Development Agreement. In addition, there have been multiple opportunities for community involvement and City Council review of plans and programming for the project and site. See the City's web site for a list of meetings and presentations: http://www.tukwilawa.gov/tukwilavillage.html The Statement of Purpose and Design for the Commons building and Plaza are also proposed to ensure compatibility. After applications were submitted, an Information Night was also held to obtain public review and comments. Page 4of15 9. Housing: a. — c. Concur with checklist. 10. Aesthetics: a. - b. Concur with checklist. c. The project is subject to design review by the Board of Architectural Review and any aesthetic impacts will be mitigated as part of that review process. The community adopted specific design guidelines for the Tukwila International Boulevard corridor to address the goals for a more pedestrian oriented neighborhood center. The applicant's Project Description also notes that there will be a south facing public outdoor landscaped terrace on Level 5, which will provide an opportunity to enjoy views of the Cascade Mountain range and Mt. Rainier. 11. Light and Glare: a. – d. Concur with checklist. 12. Recreation: a. The project site is one block east of Cascade View Neighborhood Park and the Tukwila Swimming Pool is located approximately one block east of the subject site. b. Concur with checklist. 13. Historic and Cultural Preservation: a. – c. Concur with checklist. 14. Transportation: a. – b. Concur with checklist. c. There are two discretionary applications that affect the parking supply for the site. The City must make an administrative decision on the number of required stalls for the new public library. The Tukwila Village project proposes sharing of parking stalls with the library and has applied for a 10% reduction in parking supply and consideration of on -street parking to meet parking demand. d. The City's concurrency management system provides a regulatory mechanism for evaluating the proposed project to ensure that adequate concurrency of transportation facilities to be provided within a reasonable time of the development impact. The concurrency management system also provides a framework for determining facilities and services needs and provides a basis for meeting those needs through capital facilities planning. A concurrency test notice of passing will be issued for Tukwila Village but a separate one will be required for the new library. Both this project – Tukwila Village and the associated library project will be subject to the traffic mitigation fees that will go towards the street improvements projects Page 5of15 that are in the City of Tukwila's Transportation Improvement Program and are in the vicinity of the proposed project. e. Concur with checklist. f. The Traffic Impact Analysis Report (Parametrix May 2013) will be reviewed to ensure that it is consistent with the City's concurrency ordinance. The trip generation, distribution, level of service at the intersection and impact mitigation fees are regulated by the Tukwila Municipal Code Transportation Concurrency Standards and Impact Fee Chapter (TMC) 9.48. g. The existing public street proposed for vacation, 41 Avenue S, serves as access to a parking lot for the Normandy Court property. Sheet 4 of 7 of the BLA/Lot consolidation shows "future access point" to the Normandy Court Condominium property. Sheet P1.0 of the Board of Architectural Review submittal shows a driveway from the internal Tukwila Village driveway circulation system into the Normandy Court property. Section 2.6 of the Disposition and Development Agreement describes the Street Vacation of 41 Avenue S. and the obligation to provide for permanent legal access easements to serve the Normandy Court property. 15. Public Services: a. There will be active recreation needs for the new residents. b. The City's Park and Fire impact fees (TMC 16.28 and 16. 26) will apply to the project and fees will be collected to mitigate the demand for recreational facilities. 16. Utilities: a. - b. Concur with checklist. V. COMMENTS: Comments received from the public at an information open house expressed community support for the proposed project. Some comments raised aesthetic concerns that will be addressed during design review adhering to the criteria of the adopted Tukwila International Boulevard Design Manual. VII. CONCLUSION The responsible official may issue a Determination of Non -Significance (DNS) based on conditions attached to the proposal by the responsible official or on changes to, or clarifications of, the proposal made by the applicant. Staff recommends that the following condition be applied. Prior to recording of an approved Boundary Line Adjustment/Lot Consolidation application (City of Tukwila File # L13-021,) the applicant shall prepare and receive approval from the City for a Private Ingress/Egress easement. That easement shall provide reasonable accommodation through the subject project site for the property owner(s) of Normandy Court Page 6 of 15 Condominiums (tax parcel# 6111100000) and for the maintenance of said access. The easement shall be recorded prior to recording of the Boundary Line Adjustment/Lot Consolidation and that recording number shall be shown on the approved recorded copy of the Boundary Line Adjustment/Lot Consolidation. With the above clarification and condition, the proposal can be found to not have a probable significant adverse impact on the environment and pursuant to the Threshold Determinations — Mitigated DNS section of Tukwila's Environmental Regulations Chapter (TMC21.04.150,) a Determination of Nonsignificance (DNS) can be issued for this project. This DNS recommendation is based on impacts identified within the environmental checklist, attachments, and the above "Final Staff Evaluation for Application No. PL13-023 (E013-011,) and is supported by plans, policies, and regulations formally adopted by the City of Tukwila for the exercise of substantive authority under SEPA to approve, condition, or deny proposed. This DNS is issued for a project that includes 3,930 cubic yards of cut and 31,210 cubic yards of fill, which exceeds the clearing and grading exemptions levels and therefore notice is required. The following public notice shall be given for this action per the Public Notice — Procedures section of the Environmental Regulations Chapter (TMC 21.04.210) Mitigation measures incorporated in the mitigated DNS shall deemed conditions of approval of the licensing decision and may be enforced in the same manner as any term or condition of the permit or enforced in any manner specifically prescribed by the City. Failure to comply with the designated mitigation measures shall be grounds for suspension and/or revocation of any license issued. Per the Threshold determinations - Mitigated DNS (TMC 21.04.150) the City shall not act upon a proposal for which a mitigated DNS has been issued for 15 days after the date of issuance. Page 7of15 Attachment C Tukwila Village Development Proposal Project Description The Applicant is Tukwila Village Development Associates, LLC, a Washington limited liability company. The proposed Tukwila Village Development (the "Project") is mixed-use, multi -phase development of a site owned by the City of Tukwila located at the northeast and the southeast corners of the intersection of Tukwila International Boulevard and S. 144th Street (the "Project Site"). The Applicant has obtained the exclusive right to acquire the Project Site and to develop the Project pursuant to the Disposition and Development Agreement dated as of October 30, 2012 entered into by and between the City of Tukwila and Tukwila Village Associates, LLC, and approved by motion of the Tukwila City Council at a Special Meeting on October 22, 2012 (the "Disposition and Development Agreement"). The Project Site consists of approximately 187,000 square feet of land immediately north of S. 144th Street and east of Tukwila International Boulevard (including approximately 23,000 square feet of 41st Avenue right of way to be vacated by the City of Tukwila) plus approximately 90,000 square feet of land immediately south of S. 144th Street and east of Tukwila International Boulevard, for a total of approximately 277,000 square feet or 6.4 acres of land. The Project Site consists of 21 parcels or tax lots which are proposed for consolidation into five development parcels pursuant to a Boundary Line Adjustment ("BLA") application. The proposed Development Parcels, Phasing and Buildings are illustrated on Attachment A. The proposed Project is being developed in accordance with the terms and conditions of the Disposition and Development Agreement, Recording No.20130212001612, as noted above, and the Development Agreement, Recording No. 20130212001613, dated as of December 21, 2012 entered into by and between the City of Tukwila and Tukwila Village Associates, LLC, as approved by the Tukwila City Council pursuant to Ordinance No. 2391 adopted on December 10, 2012. The Project Description corresponds to three development phases occurring on each of the corresponding Development Parcels in accordance with a Phased Development Plan. In addition to the three phases, the development of a public outdoor landscaped "open space" Plaza (the "Community Plaza") and a public indoor Commons or "community" building coupled with a private Cafe / Coffee Shop (collectively, the "Community Commons Building"), will occur on a separate Development Parcel known as the "Plaza Parcel," or Parcel C on the BLA application. Page 10 of 15 Phase 1— Proposed Parcel A Phase 1 of the Project will be developed with a single mixed-use structure labeled "Building A." The Plaza Parcel is also included in and labeled "Phase 1" for the reasons described above, but the description of the Plaza Parcel development is provided separately below. The site area of the Phase 1 Development Parcel (excluding the Plaza Parcel — Parcel C) is approximately 63,989 square feet or 1.47 acres. The gross building area of Building A is approximately 119,493 square feet, including approximately 78,944 square feet of gross residential floor area, approximately 8,165 gross rentable square feet of commercial/retail space, approximately 23,380 gross square feet of structured parking, and approximately 9,004 gross square feet of building services areas (e.g., mechanical and utility rooms). Building A includes: • two levels of structured parking containing 85 garage parking stalls for residential use only (Level P1 below grade and Level 1 at grade), • approximately 8,165 gross rentable square feet of commercial/retail space, approximately 1,271 square feet of lobby, management office and amenity space, and four (4) live -work studio loft dwelling units (Level 1 at grade), • five levels of residential dwelling units (Levels 2 - 6) containing a mix of studio, one - bedroom and two-bedroom apartments, private and semi -private outdoor landscaped terraces (Level 2), a south facing public outdoor landscaped terrace (Level 5), private exterior decks on selected residential dwelling units (Levels 2 - 6), and • approximately 43 surface parking stalls for residential and commercial/retail use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower two (2) levels (Level P1 and Level 1) consist of Type IA (post -tension reinforced concrete) construction and the upper five (5) levels (Levels 2 - 6) consist of Type VA (wood -frame) construction. There will be a total of 84 dwelling units including: • 4 live -work studio loft dwelling units with rentable floor area of approximately 665 square feet, • 10 studio apartment units average rentable floor area of approximately 463 square feet, • 39 one -bedroom apartment units with an average rentable floor area of approximately 650 square feet, with a range from approximately 618 square feet to approximately to 677 square feet, and • 31 two-bedroom apartment units with an average rentable floor area of approximately 951 square feet, with a range from approximately 878 square feet to approximately 985 square feet. Page 11 of 15 Plaza Parcel — Parcel C The outdoor community plaza and the indoor community building will be developed and constructed on the Plaza Parcel, the other parcel labeled "Phase 1" on the Phased Development Plan. The site area of the Plaza Parcel is approximately 31,863 square feet or 0.73 acres. The community plaza will consist of a wide variety of landscaped and hardscaped areas designed in accordance with the "Statement of Purpose and Design" for the Outdoor Plaza as contemplated in the Disposition and Development Agreement. Building C is the indoor community building to be developed and constructed on the Plaza Parcel and will consist of one (1) single level, mixed use structure that includes: (i) a large flex space designed in accordance with the "Statement of Purpose and Design" for the Indoor Commons as contemplated in the Disposition and Development Agreement containing approximately 1,711 gross square feet of assembly space, (ii) a catering kitchen containing approximately 368 gross square feet of space, (iii) approximately 200 gross square feet of storage space, (iv) approximately 215 gross square feet of reception space, (v) approximately 360 gross square feet of men's & women's public restroom space, (vi) approximately 88 gross square feet of building services areas (e.g., mechanical and utility rooms), and (vii) a Cafe / Coffee Shop containing approximately 1,268 gross square feet of retail space, including seating area, kitchen area, refrigeration area and office area; (viii) a covered entry of approximately 400 square feet, and (ix) an indoor/outdoor fireplace and outdoor seating area. The gross building area of Building C is approximately 4,210 square feet. The Indoor Commons and the Cafe / Coffee Shop will share the reception space, the public restroom space, building services areas, the covered entry area, the indoor/outdoor fireplace and the outdoor seating area. The Plaza Parcel also contains approximately 20 surface parking stalls dedicated for use by visitors and retail customers of the Indoor Commons and the Cafe / Coffee Shop. Phase 2 — Proposed Parcel E Phase 2 of the Project will be developed and constructed on the Development Parcel labeled "Phase 2" - Parcel E - with a two (2) mixed-use structures labeled "Building D" and "Building E." The site area of the Phase 2 Development Parcel is approximately 84,310 square feet or 1.94 acres. The gross building area of Building D is approximately 97,130 square feet, including approximately Page 12 of 15 64,330 square feet of gross residential floor area, approximately 13,000 gross rentable square feet of commercial office space, approximately 17,630 gross square feet of structured parking, and approximately 1,520 gross square feet of building services areas (e.g., mechanical and utility rooms). Building D includes: • One level of below grade structured parking (Level P1) containing 49 garage parking stalls (including 43 stalls for residential use and 6 for commercial office use) approximately 2,090 square of rentable storage and residential amenity space; • One level of approximately 13,000 gross rentable square feet of commercial office space (Level 1 and Level 1 Mezzanine ;) • Five levels of residential dwelling units (Levels 2 - 6) containing a mix of one -bedroom and two-bedroom apartments; and • approximately 22 surface parking stalls for commercial office use and landscaping, indoor and outdoor common areas and community facilities. The lower two (2) levels (Level P1 and Level 1) consist of Type IA (post -tension reinforced concrete) construction and the upper five (5) levels (Levels 2 - 6) consist of Type VA (wood -frame) construction. There are a total of 70 dwelling units in Building D including • 35 one -bedroom apartment units, with an average rentable floor area of approximately 587 square feet, with a range from approximately 475 square feet to approximately 658 square feet; and • 35 two-bedroom apartment units with an average rentable floor area of approximately 758 square feet, with a range from approximately 715 square feet to approximately 825 square feet. The gross building area of Building E is approximately 134,960 square feet, including approximately 101,670 square feet of gross residential floor area, approximately 3,150 gross rentable square feet of commercial/retail and police resource center space, approximately 25,968 gross square feet of structured parking, and approximately 4,172 gross square feet of building services areas (e.g., mechanical and utility rooms). Building E includes: • one level of structured parking containing 70 garage parking stalls for residential use only (Level 1 at grade), approximately 1,150 gross rentable square feet of commercial/retail space, approximately 2,000 gross rentable square feet of police resource center space, and approximately 1,200 square feet of lobby and management office space (Level 1 at grade); Page 13 of 15 • four levels of residential dwelling units (Levels 2 - 5) containing a mix of one -bedroom and two-bedroom apartments, semi -private outdoor landscaped courtyard (Level 1 at grade), private exterior decks on selected residential dwelling units (Levels 3 - 4); • approximately 7 surface parking stalls for commercial/retail use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower level (Level 1) consists of Type IA (post -tension reinforced concrete) construction and the upper four (4) levels (Levels 2 - 5) consist of Type VA (wood -frame) construction. There are a total of 124 dwelling units in Building E, including: • 70 one -bedroom apartment units with an average rentable floor area of approximately 556 square feet, with a range from approximately 475 square feet to approximately 720 square feet; and • 54 two-bedroom apartment units with an average rentable floor area of approximately 732 square feet, with a range from approximately 751 square feet to approximately 819 square feet. Phase 3 — Proposed Parcel B Phase 3 of the Project will be developed and constructed on the Development Parcel labeled "Phase 3" on the Phased Development Plan with a single mixed-use structure labeled "Building B." The site area of the Phase 3 Development Parcel is approximately 66,178 square feet or 1.52 acres. The gross building area of Building B is approximately 132,085 square feet, including approximately 102,375 square feet of gross residential floor area, approximately 1,800 gross rentable square feet of commercial/retail space, approximately 25,600 gross square feet of structured parking, and approximately 2,310 gross square feet of building services areas (e.g., mechanical and utility rooms). Building B includes: • one level of structured parking containing 70 garage parking stalls for residential use only (Level 1 at grade), approximately 1,800 gross rentable square feet of commercial/retail space and approximately 4,450 square feet of residential amenity space (Level 1 at grade), • four levels of residential dwelling units (Levels 2 - 5) containing a mix of one -bedroom and two-bedroom apartments, private and semi -private outdoor landscaped terraces and courtyard (Level 2), private exterior decks on selected residential dwelling units (Levels 3 - 4), • approximately 16 surface parking stalls for commercial/retail and flex use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower level (Level 1) consists of Type IA (post -tension reinforced concrete) construction and the upper four (4) levels (Levels 2 - 5) consist of Type VA (wood -frame) construction. Page 14 of 15 There are a total of 125 dwelling units in Building B, including: • 77 one -bedroom apartment units average rentable floor area of approximately 566 square feet, with a range from approximately 475 square feet to approximately 720 square feet and • 48 two-bedroom apartment units average rentable floor area of approximately 730 square feet, with a range from approximately 715 square feet to approximately 751 square feet. Library — Proposed Parcel D The Library Branch to be developed and constructed by the King County Library System is the subject of a separate Design Review application and is included in the Proposed Site Plan and the SEPA checklist but not in the accompanying Design Review submittal for Phase 1 of the Project. The Library Branch will contain approximately 10,000 gross square feet of space and feature a "green roof' with an area of approximately 8,395 square feet. The total impervious surface area contained on the Library Parcel is 12,220 square feet. Parking The completed Project will provide a total of approximately 463 parking stalls, including: (i) 127 on-site surface parking stalls, (ii) 300 on-site structured parking garage stalls, (iii) 18 on-site surface parking stalls dedicated to the adjacent Riverton Terrace public housing project pursuant to a parking easement, and (iv) 18 new on -street parking stalls. Parking is proposed to be provided in the following numbers and phases: W:\Long Range Projects\Tukwila Village\PL13-023\SEPA staff report -Tukwila Village PL13-023.doc Page 15 of 15 Residential Garage Commercial Garage Surface On -Street Total Phase 1 85 53 18 156 Phase 2 43+80 6 29 158 Phase 3 86 33 119 294 6 115 18 433 W:\Long Range Projects\Tukwila Village\PL13-023\SEPA staff report -Tukwila Village PL13-023.doc Page 15 of 15 Arborist Report: Tukwila Village Prepared for Mel Easter, ASLA The LA Studio 15200 5211a Ave S, Suite 210 Seattle, WA 98188 Site visit : September 13, 2011 Prepared by Tina Cohen, I.S.A. Certified Arborist #PN0245A Northwest Arborvitae Report date: September 16, 2011 Page 1 of 8 MEMBER Mc Cop j RECEIVED JUN 12 2013 • commuNI I Y DEVELOPMENT Page 2 of 8 Table of Contents Introduction and Scope of Work page 3 Summary of Tree Health page 3 Explanation of Spreadsheet terms page 4 Spreadsheet separate attachment Recommendations by Area page 5 Conclusion page 5 Limits to the Report page 5 Photos page 6-7 Site plan via postal mail Tina Cohen, Certified Arborist Northwest Arborvitae 8318 26th Ave NW Seattle, WA 98117 September 16, 2011 Mel Easter, ASLA The LA Studio 15200 52nd Ave S, Suite 210 Seattle, WA 98188 phone 206-789-3283 fax 206-789-0262 email tina@tinacohen.com Arborist Services Re: Tukwila Village, International Blvd & S. 144th Street, Tukwila, WA Site visit: 9/13/11 Dear Mr. Easter: On September 13, 2011 we met on site along with Jessica Marquardt from your office. I received the site survey, and evaluated the on-site trees. The purpose was to determine which trees are the healthiest and best candidates for retention. Scope of Work I determined the health, structure, life span, overall quality, positive or negative impacts on long — term survival, and positive or negative impacts to the development. The information is intended to guide the design as decisions are made about preserving or removing trees. I understand that the City of Tukwila does not have any tree preservation requirements, only guidelines. Summary of Tree Health The majority of the site trees are drought stressed, excessively pruned, and/or unaesthetic. I noted only 5 superior trees worth special retention consideration out of 59 trees evaluated. This project is an excellent opportunity to replace declining trees with vigorous, appropriate species. • North trees, north of the matchline, #1-18, 45-47: These are all unaesthetic and in marginal health. The exception is fir #18, which somehow escaped damage during the construction of the adjacent apartment building to the east. • East trees, #19-24: These are benefiting from the irrigation from the adjacent library's lawn and are the most vigorous on the site. See the photo on page 5. Page 3 of 8 • North of S. 144th St.: The trees are dying or very stressed from wounds, excess pruning, and drought. See the photo on page 6. The exception is Coast redwood #32; even with graffiti on the trunk it stands out as a superior tree. It can grow to 200 feet and live 300 years. This species is tolerant of disturbance. • Trees along S. 144th St.: Most were excessively pruned. The Lombardy poplars, although mostly healthy, are short lived (about 75-100 years) and are not the best candidates for retention for this reason. The London planes vary in condition, but they are long-lived (200+ years) and very tolerant of root and canopy damage. • South of S. 144th St.: The cedars adjacent to the barbershop have been excessively limbed up. The trunks are growing into the concrete bulkhead. They will tolerate these conditions, although the cut stumps of four adjacent cedars indicate the owner does not. Coast redwood #35 at the far southwest corner of the site is healthy. • West ROW along International Blvd: The hybrid Norway maples in the sidewalk vaults are healthy although drought stressed. Eventually they'll fill out to help soften the visual impact from the busy arterial. Two Red oaks are dying from drought, as noted on the site plan. • West on site: The Incense cedars are healthy with only two appearing stressed. They're a good choice for this location because they rarely damage sidewalks. They are small enough to transplant assuming they'll get water while being held for replanting. Details of Findings — Explanation of spreadsheet terms. Please see the following fields on the enclosed Excel spreadsheet. Tree #: Each tree is numbered corresponding to the site plan. Species: Common names are listed. Trunk diameter: I measured the trunk diameter inches at 4.5 feet from the ground if the survey didn't provide it. Health rating: Healthy = normal vigor and appearance for the species (these wiil be the best candidates for retention); Healthy fair = viable but not necessarily the best tree for retention; Poor = not healthy, in decline; Dying = will not survive another year. Structure: Characterizes the general shape of the tree. Codominant' refers to having two or more trunks or tops that are parallel, versus a single trunk. Many species do this naturally. Comment: The comment provides an opinion regarding esthetics and in the case of the incense cedars, transplant information. Canopy radius: I measured the extent of the canopy (its radius) from the trunk to the outer edge. This is a rule of thumb for distance to place protection fencing and stay away from a tree during construction. Current status: Viable refers to being alive now and remaining so into the future, assuming it would be protected during the project. Non-viable means the tree will not survive long term, whether or not it's protected. Page 4 of 8 Retention info: This will help you decide/justify if a particular tree should be saved or not. If a tree is noted as Superior, it should be saved if possible. Tolerant species will accept root loss; sensitive species are likely to decline. Recommendations by Area East: The best trees on the site are near the east property line, adjacent to the irrigated King County Library lawn. I recommend saving maple #20 and cedar #21, and protect them as a group at their dripline radii. Fir #18 is also worth saving if the design will allow it. West: The incense cedars are small enough and worthy to transplant except for multi - trunked specimens, or trees that are stressed. The ROW hybrid Norway maples should be retained and protected during the project. Replace the two ROW Red oaks with maples because of their condition. Central/southwest: The two Coast redwoods #32 and #35 are worth saving if they will have enough space to grow. These are very young trees. Along 144"' Street: The poplars are short-lived and not worth special design changes to accommodate them. If you decide to retain the most east poplars #23 and #24, they should be further inspected when the ivy is cleared. The London planes #36-39 will tolerate nearly any amount of disturbance and can be retained except for #38, which leans towards the street. They're young but already provide shade along the street. Consider if they have enough root space during the design process because they're well known for buckling sidewalks. Conclusion There really aren't very many trees worth saving on this site. They've suffered from excessive pruning, trunk wounds, and drought. The superior trees clustered near the east property line should be considered for retention. The small incense cedars near the west property line are tolerating the dry conditions and should be used elsewhere on the project. If there will be space for the Coast redwoods, they would create quite a statement in the new landscape. Limits Unless expressed otherwise (1) information contained in this report covers only those items that were examined and reflects the condition of those items atthe time of inspection, and (2) the inspection is limited to visual examination of accessible items without further dissection, excavation, probing, or coring. Loss or alteration of any part of a report invalidates the entire report. Notwithstanding the recommendations and conclusions made in this report, it must be realized that trees are living organisms and their health and vigor constantly change over time. They are not immune to changes in site conditions or seasonal variations in the weather. Page 5 of 8 There is no warranty or guarantee expressed or implied, that problems or deficiencies of the trees in question may not arise in the future. The report and conclusions expressed herein represent the opinion of Tina Cohen d/b/a Northwest Arborvitae. Our fee is no way contingent upon any specified value, a result or occurrence of a subsequent event, or upon any finding to be reported. Respectfully submitted, • 1444.11., Tina Cohen, ISA Certified Arborist #PN0245A American Society of Consulting Arborists, Registered Consulting Arborist #473 PNW ISA Certified Tree Risk Assessor #194 tina@tinacohen.com tinacohen.com Enclosures Excel spreadsheet `Tukwila Village Tree Data' Site plan via postal mail Page 6 of 8 MEMBER PHOTOS Trees near the east property line fence, north of S. 144th, are the healthiest because they receive irrigation from the adjacent library property. From the left the on site trees are #19 Lawson cypress, 420 Bigleaf maple; and #21 Western red cedar. Page 7 of 8 The left tree is Doug fir #41. It's dying because of damage from the asphalt poured over the roots. The right tree is Western red cedar #42 which has been excessively pruned. Many of the on site trees suffered extreme Iimbing and are unaesthetic. The tree in the distance, to the left of the salmon -colored building, is Coast redwood #35. It's in good health and should be retained assuming there's enough space for its roots and canopy. Page 8 of 8 MEMBE3t Site visit 9/13/11 Tukwila Village Tree Data 1 by Tina Cohen, Certified Arborist ir, t� .. i3.Fl y .,a .. pp ��y33tt .S ti u3 c.:, Y Vu!� -.:.;-.�, .+.Y ,. N', ..., .. n•L* . ,.. ; , ., h. i !. 1 J 'k t ppn: ,! rA:t !.�� r. r. I. .,l,:J f' ..: . .:�..'���!'�N';l��a',r,.R1�a+7'$sr5. :,6 s ..'.^x--: .: fY?. . Y 4 7DIY ..• <n -.n. y<'( � ,''�"" K{[[i. �'b'kib,�t ....s .. ;. �-r• ,. i kit 1 }! Q , . ,N iiZ .,R. Y PE t t...., . a, v.i7�. .� d','t: ok: ��"' �• U t4/.JEr• ...t4 x, ,?(v/.';i tS`Y d �}� ,p� Y,►� '��,`.;}Y����:�r� healthy ;e`k Y1^•W4,� p^..�•:�" -. 1-r 4 " r au3 ,t <,i; r :LSZ! fr�y, Xtt t i I!��yy , V. 4V ,r .(•.. 7 1'•t.. , .M1, a tL�r.y'ts•,:ra�.�r. . .,...,i , u, ` E yt, �`! '� tt 4 �'� 'R�tth...htr�+;i, Excess limbing ;ci 4' ,r I4 '*'t.. 7.i.",': 'yp! 3, , ?fill 7x Y 'roV p M;r! i. t :. ,)v iS t 'b, S :z,'k Wt'1' .�7 . 's. 1, n, : F: ..� i!• �?{elm.. .,f;.�lii�..,. .�di' `tt, r, '� y�'�h46 ���el���th..'.��`;n., ifs ,. .m1II''. t 1: Y:.: :.xS ,�� V t.ai s..fiC �!}: EF i A. .t�tiiv�.,. 4,4 i. .d>!��� §,A< 'gar if 'ivyr`•"f ' W, '`rIn>. f� . .� n ( & rr}} .MY ! � l47 • 7, SI, 4 k? SIH .11� ,.1..,a. e.� ft 'i.i{¢t�,:S ,F , � i Viable ,. '-' Sf+, 7: ux1 ! .: "F. 27, .'j .t ! e : 1 i ii t' t ,y, tolerant species "�,�..: olera 1 Pear 5 2 Pear 4 healthy fair codominant trunks 9 Viable tolerant species 3 Pear 10 healthy Excess limbing 9 Viable tolerant species 4 Apple 5 healthy fair Excess limbing not esthetic 9 Viable tolerant species 5 cedar, w red 4 dying Knocked over 5 Non-viable remove unhealthy 6 Hornbeam 5 healthy fair codominant trunks poor esthetics, ugly 9 Viable tolerant species 7 cedar, w red 12 dying Excess limbing dead top, drought ALL 12 Non-viable remove unhealthy 8 cedar, w red 14 dying Excess limbing 13 Non-viable remove unhealthy 9 cedar, w red 23 healthy fair Excess limbing 14 Viable sensitive species 10 cedar, w red 12 healthy fair Excess limbing 12 Viable sensitive species 11 cedar, w red 12 healthy fair Excess limbing trunk wounded 15 Non-viable remove unhealthy 12 cedar, w red 14 healthy Excess limbing must save group or none 14 - Viable sensitive species 13 cedar, w red 12 poor Excess limbing dead top 13 Non-viable remove unhealthy 14 cedar, w red 14,8 poor codominant trunks drought 12 Non-viable remove unhealthy 15 cedar, w red 8 poor Excess limbing wounded • 6 Non-viable remove unhealthy 16 Doug fir 12 healthy fair Excess limbing impacted by building; poor color , 14 Viable tolerant species 17 Doug fir 14 poor broken top 16,17 stressed 14 Viable remove unhealthy 18 Doug fir 15 healthy OK best of group 16 Viable SUPERIOR tree 19 Lawson cypress 21 healthy fair codominant trunks basal wound 9 Non-viable sensitive species 20 maple bigleaf 29 healthy codominant trunks 19 Viable SUPERIOR tree 21 cedar, w red 43 healthy codominant trunks 18 Viable SUPERIOR tree 22 Portuguese laurel 12 healthy codominant trunks ugly 10 Viable tolerant species 23 Lombardy poplar 45 . healthy OK ivy prevented full inspection 18 Viable Short lived species 24 Lombardy poplar 48 healthy OK 15 Viable Short lived species 25 Lombardy poplar 36 healthy fair Excess limbing if saving recheck after clearing ivy 10 Viable Short lived species 26 Lombardy poplar 36 healthy fair Excess limbing 15 Viable Short lived species 27 Lombardy poplar 36 healthy fair Excess limbing 10 Viable Short lived species 28 Lombardy poplar 36,24 healthy fair codominant trunks 15 Viable Short lived species See report for further explanation and summary of findings. 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Y,., �.3t r k Mi � £ � ..S i., y� qp��a +T �v+..^`��'? �. f ,. -. .. .. 1,,6:4 :F, YIt . 3}i, 29 Lawson cypress 8 dying OK suppressed 6 Non-viable remove unhealthy 30 Lombardy poplar 32 healthy fair Excess limbing basal wounds 15 Non-viable remove unhealthy 31 Copper beech 8 healthy Excess limbing trunk wounds 10 Viable tolerant species 32 Coast redwood 40 healthy OK trunk wound 21 Viable SUPERIOR tree 33 cedar, w red 18 healthy fair codominant trunks 33,34 limbed, impacted by wall, ugly 16 Viable sensitive species 34 cedar, w red 36 healthy fair codominant trunks 18 Viable sensitive species 35 Coast redwood 32 healthy Excess limbing adja bldg, carp ants 16 Viable SUPERIOR tree 36 Londonplane 16 healthy OK 15 Viable tolerant species 37 London plane 17 healthy Excess limbing 15 Viable tolerant species 38 London plane 16 healthy fair Excess limbing leans south 15 Non-viable tolerant species 39 London plane 31 healthy fair Trunk tore away, 18 Viable tolerant species 40 maple bigleaf 32 poor codominant trunks canopy dieback 18 Non-viable remove unhealthy 41 Doug fir 32 dyinQ topped in paviig 18 Non-viable remove unhealthy 42 cedar, w red 18.18.18 healthy fair codominant trunks ugly. trunk wounded 15 Viable sensitive species 43 Colo spruce 32 healthy fair Excess limbing trunk wounded 15 Viable sensitive species 44 Sweetgum 30 poor Trunk tore away 18 Non-viable remove unhealthy 45 Mt ash 6 poor codominant trunks stump sprout 12 Non-viable remove unhealthy 46 Mt ash 22 poor codominant trunks extensive wounds, poor canopy 18 Non-viable remove unhealthy 47 E dogwood 6 dying OK drought, anthracnose 5 Non-viable remove unhealthy 48 incense cedar 8 healthy OK transplant 4 Viable SUPERIOR tree 49 incense cedar 5 healthy codominant top looks broken, NOT suitable to transplant 6 Viable tolerant s • ecies 50 incense cedar 3 healthy multiple trunks NOT suitable to transplant 3 Viable tolerant species 51 incense cedar 3 healthy OK transplant 3 Viable tolerant species 52 incense cedar 6 healthy multiple trunks NOT suitable to transplant 6 Viable tolerant species 53 incense cedar 4 healthy OK transplant 3 Viable SUPERIOR tree 54 incense cedar 6 healthy OK transplant 4 Viable SUPERIOR tree 55 incense cedar 6 healthy OK transplant 5.5 Viable tolerant species See report for further explanation and summary of findings. 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"Ta;' ;,ts !. .. i 4'f Jfte�. ,, nY� s o 'r?{,4',?; i. p r ,�,i .2,��• ,� � 'ijll�� liSi�h ' >� ., ..'� ..�', ti 56 incense cedar 3 poor OK stunted, NOT suitable to transplant 2 Non-viable remove unhealthy 57 incense cedar 5 healthy OK transplant 4 Viable tolerant species 58 incense cedar 4 healthy fair codominant tops NOT suitable to transplant 2 Viable tolerant species 59 incense cedar 4 healthy fair OK thin canopy, NOT suitable to transplant 3 Viable tolerant species See report for further explanation and summary of findings. • 0270 S. 142ND ST. ROO POWER WWLT T oCA. C82 A . .nr N w wPNS I.P1PM. TMT2W. 1 Al ww 1401w II* OYt,T.t 6811 LAT, ro PRELIMINARY ALTA / ACSM LAND TITLE SURVEY UCNT POLE W/JBOX 4062 POWER POLE SXR, w/ +4 PRE wawa WAAA SEL W/JBOX TREE WELL (TW) TEL NANHO.1 UCHT POLE w/JBO0 r� u,.. POLE )6 TREE () TREE WELL (TTP) TREE KU. Ow) .8 POWER wANIKXE,P• ECO OIDCK (TV) CEDAR 4', QCBio CEDAR 4' 5-8•" CEDAR 5' FINE HYORYJT w/1AI.YE WATER MANHOLE POWER • vwlr JBOX FRE \I 57 NO-PARA/NG SCH SER VNAC( ) te BLOCKS' 2• OYP) TREE WELL (TV) SIGNAL POLE JBOX LIDHH P01E w/JBOX POWER YNJLT FIRE HYDRANT RANA BOLLARD JBOX CAS VALVE LIPR POLE V1/.130X TREE WELL (FIV) USHT POLE POWER witioLE POWER 161.1./1.0 TEL JBO6 // / TREE WEIL (11?) KEYSTONE 11.111.! w/anw r` KEYSTONE WALL 7 W/CEDAR 6' /AILENtfCYOA:PAS SIGN 6-5 55 . -+ .W A X .v; -1 • \ vor UOLIT ..' SOMY2{Y . 16731' .P' SS .0 .A MAO 1' RON PPE/ ND CAP 100 5/6' REBAR/GP 15423504 Fano//• . 0/CV A -PNM SCR - AoI ss mil sp W/IOWLARE , ANCHOR mr3r31V 10-11. a' a CULVERT FOAM 1/2" 16 STAL1S VICINITY MAP N.T.8 SURVEY INFORMATION BARS OF BEARING - NA08.3/91 PER CRY OF TUKWILA THE GARS OF BEARINGS FOR 1165 SuRvEY NAD 83/91 PER OTT OF 11.11OHLA OR OF TUKWILA HORIZONTAL CONTROL POINT NO. 17 (S. 1/4 CORNER Of SEC. 15) *AS Foo FOR POSITON AND A 1•40 BETWEEN SAO POINT NO. 17 IATI CRY OF TUKWILA Har.norm. CONTROL POINT NO. 1825 wAS HELD FOR ROTATION BEING MORIN IT SS 21, REST. VERTICAL DATUM - MAW aa PER ary or TUKWILA DE VERTICAL DADRA FOR MS PROJECT TS NMENNI PER C1TT OF TIROHA CITY OF 11.11.111LA CONTROL PONT NO 17 (S. 1/4 CORNER OF SEC. 15) WAS HELD FOR ELEVATION. ODIC 1813.757. A FEID TERME 1.61,4 1R1o3LL SRC' ROZOIX TOTIL STATION. TRWILE '56* RCOOTC MN STATION NO TCPCON 033 CPS SuPPLENENTED 111114 reo /CRS 11)10 PERFCRIAED. ESTABLE41/4 Tit ANOVA. CORM MD KRIM FIDATONSNPS CCEEDS 1/E SURDAROS FOR 14.113 BOUTORf SURAT'S 15 SET FORTH CAC 332-130-060. osur AmiZeTer (00u..0-28"3 Eto BLOCK .30 BOCK 15 1-3735 Wan q* 104 10' (4086) s (TTP) 1. 12' CONC. MART MUM 5, .41 12' CULVE}O CO PONIVi moat .0t4 pOST 12' CONC. CULvERT -40 MAPLE 211' It REM I/27 1.546422 PON PPE/ NO CAP WAKE 24' SHEET3 --oft LIJ i T v 4. 3 ti - e t - ACSM LAND TITLE TUKWILA VILLAGE u. Ln 0 EV CO ti z cn Lo CO 5 1415T ST 42/413 ST SITE 5 144TH ST Z„,6V4e 1 5 44 146111 ST SURVEY INFORMATION BARS OF BEARING - NA08.3/91 PER CRY OF TUKWILA THE GARS OF BEARINGS FOR 1165 SuRvEY NAD 83/91 PER OTT OF 11.11OHLA OR OF TUKWILA HORIZONTAL CONTROL POINT NO. 17 (S. 1/4 CORNER Of SEC. 15) *AS Foo FOR POSITON AND A 1•40 BETWEEN SAO POINT NO. 17 IATI CRY OF TUKWILA Har.norm. CONTROL POINT NO. 1825 wAS HELD FOR ROTATION BEING MORIN IT SS 21, REST. VERTICAL DATUM - MAW aa PER ary or TUKWILA DE VERTICAL DADRA FOR MS PROJECT TS NMENNI PER C1TT OF TIROHA CITY OF 11.11.111LA CONTROL PONT NO 17 (S. 1/4 CORNER OF SEC. 15) WAS HELD FOR ELEVATION. ODIC 1813.757. A FEID TERME 1.61,4 1R1o3LL SRC' ROZOIX TOTIL STATION. TRWILE '56* RCOOTC MN STATION NO TCPCON 033 CPS SuPPLENENTED 111114 reo /CRS 11)10 PERFCRIAED. ESTABLE41/4 Tit ANOVA. CORM MD KRIM FIDATONSNPS CCEEDS 1/E SURDAROS FOR 14.113 BOUTORf SURAT'S 15 SET FORTH CAC 332-130-060. osur AmiZeTer (00u..0-28"3 Eto BLOCK .30 BOCK 15 1-3735 Wan q* 104 10' (4086) s (TTP) 1. 12' CONC. MART MUM 5, .41 12' CULVE}O CO PONIVi moat .0t4 pOST 12' CONC. CULvERT -40 MAPLE 211' It REM I/27 1.546422 PON PPE/ NO CAP WAKE 24' SHEET3 --oft LIJ i T v 4. 3 ti - e t - ACSM LAND TITLE TUKWILA VILLAGE u. Ln 0 EV CO ti z cn Lo CO 0 15 20 60 SCALE: 1'-30• TEL R/W PER 20060501000631 vAULT SHEET2 WATER METER POWER CR00q 8005 Ufi7R POLE w/JBOX SIGNAL 0 11040 DCHT POWER 641100E POWER VALI.T JemOX WW0/ GAS VALVE DOLT POLE W/JBOXfat TREE WEIL V4 PRELIMINARY ALTA / ACSM LAND TITLE SURVEY FRE 1ORANI TER • , 4=HSI; POWER 0POWE3) VAULT 014. NO 1RESSPASS ihvc• rASw cipPrR5 POWER IETE4 k m CARMEL ON .POST • 90177741 �Z -'-- 226 3X CEDAR l8- 45..22041. 1115.11 10001.5 6' 8940.24 32' 55734152'( 106.11. .RR 32' MARE 28. RR • �. sor2r247 11313) POE. 56735'6'( 100.11' t a . 60127241 0447' ECO 81.00( ------t-. (3240). • 12549 ECO 17 CONC. CLAVERT E-204.05' �SEHER *,Slue • .r R£1/11,014/- 01711r /9 -Gala LAN/SM., n�.ctiss .. VR • CEDAR 4411 22 3) 9669 D5 -8•J PokrUWISE 7AV • .I V SHEET2 L >- w cc to w J 1- 1- z -J U H/C .44 RAMP VF-. -. ;4 344 10,0000 SS MOOoff70E NO TRESSPIISS SIGN LEE W POLE • wwATER E EP ` JOU ast-R 'be TEL 1a. .5 3)Y -._.-p_. _. �. ._ 2 - '` - - .. 3)87•11 6747 1472 i R •• m' W' 4 b - S I'•.. LIVRIG5 - JBOX y .moi 44 5S$ PEPOSER 01/4.EAF45RPLF 32' 41BPOM / LON� 00000105 31' OECt116' 45 17' OEC00005 1111735.3111 6.76' 3/5a1/W PER PUT • j, 32 CONIFIUT 2B• COAf\(O PWOOP 'NO -PARK tar /A• 1,3112 • Re){EH RAL PER 9510190955 LOG W/ 000 LIGHT POLE 3/160) wAT10 YAM. METER POPIIA 32• • w8 NOv 56.25' R//wW' PFR PIAT DOPUR(�9EWe' •w• 36'4 2 POPLAR 36' J!. 4800 POLE PEDES TEL RISER SIGNAL 460065 mANH11E MAL. AVOE5(2) 0617 POLE w/3801( /- 2.679}SF• /, HATER 4ETER • / 0:01574461 11 81.1110/15 fOOTPRK1. FF6301.75' 41' .r `•SPEED 1JNR \\ SIGN • sGIG04G a -A. SRN r CINMIYI4 FENCE SIGN FOUND 1/2' TER WIER W",REDAR/GP CEDAR X3 mu, 15132506 e 33 CED. 83 (141(24'x3e) 11• 4 I \ 4. 0 BOLLAROS� H/C CAS VALVE SS _1412•1 147.97 TOl000 CASED 3/41 COPPER kW /WDLM01 00NN 0.0' ACID FOR CENTER/1C EST AYE 5 PoIAR 45- POPIM 46'21• POGO 1/2' CAM VA4R1 REB5R/CAD TR. LS122341 PALLY WATER WEE STOP SIGN P0W£R ROL SIGNAL 605 PONER GN010 ROD 401.02718 E, POLL 177741 3010' ' POWER WJAT 15.7.. ORMWAY SPEED UNIT SIGN FF - GAS ',VCR '(('290.42 CATE 48255.3 ASPHALT IVA C1a4r1NK FENCE .2' OR KU- (/ . , •d. S1GN0,60X s, # FAULT ,y ECO BLOCK (1)74) 11tH POLE 1 W/JETS 0.0110✓ 35 -COAST COiLR 32' SIGNAL „BOL 113E R6ER TEL VAULT POWER vAULT TREE WELL (1m) UGHT POLE 0/JBOX 510551 BOX POWER VAULT JB0X 6'l t Of UGH/ POLE l�1� w/JB05 I ),77.POWER ' POWER VT MIT UGIT POUF I41/JBOX F01/210 ROIAR ALU1341M CAP LS4694 SPEED as S:P u.r6O; .Y JWA510 50.11 . ,44 T :a144 PNCC .. *re 777 /777/P? -7171,T177,11/77 57,7)77 ,,7.7 "TT -,-•. 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Dal 54511 !.005.1600' (00(71357' 062 .06 0044 rIC 511331 r410.731' 0014 Of 160 27000.1147 Ir WCE.4ue TOC 5.61.0! 59211 195 00O rCar 41614• Ir all ..vr rwe s.Mt2' (445wave SEWN 060 NOD TIC a.. (0054)00 5961 ON 006 4.A[*al4' 27COW 3UW TAC W. ki/3• Stop SIGN 51600 Box SIGNAL POE ANDS � TUKWILA VILLAGE LL z J Y 0- 0- u. LL 0 Y F U zE St 9 II iAti chI M \15255te01.dwg Dote/tn /23/2011 10:53 IX Sc CITY OF TUKWILA Public Works Department Permit Center 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 http: //www. 7'ukwilaWA. gov RECEIVE ift.y 12 `tM Cl)Mrnr1NI 1 Y 1)IVE-LUI'MEN r 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.: See attached Site Address: Tukwila International Boulevard & 5 144th St Tenant Name: Tukwila Village Development Associates LP Suite Number: nia PROPERTY OWNS& Name: Carter Danne / Parametrix Name: City: Bellevue State: WA Address: Phone: 425-458-6200 Fax: City: State: Zip: CONTACT;PERSON person receiving all,prolect ,comriii hicatlon.. _... #; - Name: Carter Danne / Parametrix Address: 411 108th Ave. NE City: Bellevue State: WA Zip: 98004 Phone: 425-458-6200 Fax: Email: CDANNE@PARAMETRIX.COM Scope of Work (please provide detailed information): Tukwila Village Mixed-use / multi -phased development Type of Existing Use: Size of Existing Use: Is existing building vacant? yes Type of work: ❑ New 0 Addition EX Change of use Type of Proposed Use: mixed-use neighborhood center For how long? ❑ Remodel Size of Proposed Use: ❑ Tenant Improvement 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 I 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 0 ►^ AUT ORI7 D AGT: Signature: Date: Print Name: 5-7 01. \ /r'I. 1 ✓/:._ Day Telephone: Mailing Address: �f — , 7 f 1-1,-C S E ! f3/d j (, ft Z...r''d fH i //b b, Wk' 7t r7,' City / r tale Zip H:\Appliations\Fornu-Applications On Line\2012 Applications\Traffic Concurrency Application 2-9-12 doex LL Page 1 of 2 !UN 1 2111 C V ►UNM<:N1 Public Works Department 11).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 --plea 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. See attached PROJECT ADDRESS: andNEC Tukwilaand InSEC of S. 144th St.VI Blvd. PARCEL #: Contact's Name: Chris Miller, Barghausen Consulting Engineers Contact Phone #: (425) 251-6222 Contact e-mail: cmiller@barghausen.com Contact Address: 18215 -72nd Avenue SouthLKent, WA 98032 PASSED This test notice is valid fodays 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: DOES NOT PASS /4-'9 By: -0% Print Name: Ryan D. Larson Approved 01202006 . 4.34/3 Date Sr. Surface Water Engineer TUKWILA VILLAGE Tax Parcel Nos: 152304-9092 155420-0010 152304-9096 155420-0015 152304-9242 155420-0020 004000-0145 155420-0025 004000-0146 155420-0030 004000-0180 155420-0033 004000-0191 155420-0034 004000-0194 155420-0035 004000-0196 155420-0036 004000-0198 155420-0037 155420-0005 15255.007 14016 Offtw, South P.O..Sok 69550 TPkiihigW4 9800 Pflone;006) 04240.30 Foie: (206) 2424527 CERTIFICATE OF SEWER AVAILABILITY/NON-AVAILABILITY \-/ Residential $50 t Certificate Of Sewer Availability OR 0 'Certificate 'Of Sewer Nth -Availability commercial: $100 Part A: (To Be Completed by Applicant) -15141)Pce."-c.o.r0e:rilt.*0; 0 Building Permit ' .0 PreliMinery Pilot or pLiit.). 0 Other . 0 shoitzubdivimaii 0 Rezone ),"CcIPPVPK O. A.Oeici.ellfial Singte.f.a.trillY 0 k04i0Pnlial Multi O Commercial 0 Other .,.....„ , _ ,. Applicants Name: AllSadt',.;Bargtidueeti Consulting Engineers Phone .0261201-62.4. POPPAY.1\441ess'or4orolOaloI00000.t.: Tax Lot Number NEC/SE-0, international Blvd.:84 S,144thSt See attached ' - - Legal petootiotottech Map and Legal Description if habeettityy:, See attached Olen . .. . .. Part B: (To Be Completed by Sewer Agency) • -•• „ t Cl a. eiVer'SerViOeNtrill be provided by side sewer cohhoOtioo only to an existing . . i . size sewer feet fram the site and the sewer has the Capacity to serve thebrOpOSOcills0. 0/4P3 b. SeWer terViCe will require -tin improvement Id the sewer eyttern of: U (1). .. feet of dewertrunkorlaterai :to reach the dite; andfor 0 (2) the:COnstroOtiOlt ON collection system on the site end/pr. 121 (3) other (describe): Sii +i"S-rfkr....--11i. 1 too.y.wrii›,, of :et Ocve_104,-. ., ... .... , .,....... .. Ey re...4y. i,;4., fi ri one:. eir t y '46.,..- i 4e. "4-1040 1-V, 4plit (Must be convietei.lii4.0:atiove is checked) 71 a. The sewer eyetertilinpreVernent is in conformance With a County approved sewer comprehensive plan, OR CI 11 The sewer system 'improvement Will reqUireateWer comprehensive plan arneridinent, . . . 3.. 10 a. The proposed project it within the corporate limitkOf :the Oistifot,,Or has beengrantedBoundary Review Board approval for eidendiOn of eerVICeoutSide theDlstrict, 00 a b, Annexation or BRB approval Will be necessary to ProVideservide. • ' . 4. ServiOe leeUbjedtte-the.folleiritig: PERMIT -$ 0 i p 57/ st 1-1.- b :0,1•144; a. Didtrid Conneetion Chargeedue prier to bonneOtion: 0 r .4r GECt $ . . SF.C::.$ . .. .. , UNIT: $ . .TOTAL: $ . . .. ($tibleotte Ohange On January fet) A King County/METRO capacity:chorgovnjthp billed directly by King County afterconnedion telthe teWerSyttere. b. Easements ; 51 Required 0 May be 4e.gliked. c.- Other: -C h '4 0'4 4-a4 . 4c, bi. roie a/ ff--e." .10'0./e-4, .ok, hiee. , . . , e.4:, .,Af -4. 4 .,.i:.A 74- J.e,y.f7'. .. . . !hereby per* that the above sewer agency information is true. This Certification shall be valid for one year frorn the date of signature. /4'1 et el Title Date iii2e7/ 3 ATTACHMENT TO VAL yuE SEWER DISTRICT CERTIFICATE OF SEWER AVAILABILITY/NON-AVAILABILITY 1Lefclinwing ti1..xi4Conditions Apply tO attaelied Val VW Sewer District (istrice) • -CerliAcitc of Sewer AVAilatiility/Non-Availability ("Certificate'). 1, This Certificate is valid only for thexpal property referenced herein ("Propetty'), Which is in the District's service area, for the sole purpose -of submission to the King county Department of Development And Environmental Services, King CountyDepartment of Public Health, City Of Seattle, City ofTukwila, City of Budenandior City of geatae. This Certificate is between the Distdct and the applicant only, and no third person or party shall have any rights hereunder whether by agency, third party beneficiary principles or otherwise. 2, This Ceftiifcate creates AO Contractual relationship between the District and the applicant and ittstreeetsOit and at tigrit,and doe§ not Coristitine and tidy riot beroliedupOii as theDistrict't guarantee that selvOr$erVica will be available at the nine the applicant may apply to -the District for such setvite. 3. A. offhe date ofthol)istrict7 Aig1140re onthis CrtiOc4t; 0.0.115triPirePtesOfS fliat gOtrOr service is available to the Propertythrough sewer systems that exist or that may be,eitended by the apPlicant. The Dislnct makes no other representations, express or implied, including without limitation that the applioaiit *ill be able to obtainthe riedegary permits, approvals and authorizations from ICing County, City of Seattle? City of Talicvlia, City enittrien, City of SeaTac or anyother governmental agency before the applicant can Utilize the sewerservice which is the subject ofthis Certificate. 4. If the Dittrict or the applicant mutt ;extend the Dittriert sewer system to provide sewer service to the Property, the District or applicant maybe requiredto obtain front the appropriate governmental agency the necessary permits, approvals and authorizations In addition, the governmental agency may establish teclUitergionta that ilititt be satisfied as a condition of granting any such permits, akin:Walt' bt auth�tizati�ns, hich itay Taake impractical ractieal.or itopottible the prevision of sewer sei-Vies to the Property. APgcati011 tgra44P9s01)1 PtQviOnn of OPWqr to 'rpperty1ia1be subject to 444 conditionedupon availability of sewer service to, the Property atthe fime of such applcation, and compliance -with federal, ttate„ Ideal and DiStrietlaWs, cirdhithiedd, policida„ aiid/Of tekdiatidlis hi effect at the lithd Of girth application. lfacknowtedge titatZhave thoCent:ft0.10 ofSrAvazability/Non-AvailabilityandthisAttaChmeni, gpdfully understand the terms and conditions herein. :2/EWO13 Applicant's Signature Date 4 City of Tukwila Department of Community Development 6300 Southcenler Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Web site: htrp://tiuww.ci.hativiia.wa.ns CERTIFICATE OF WATER AVAILABILITY PERMIT NO.: Part A: To be completed byappUcant Site address (attach inap and legal description showing hydrant location and size of main): NEC & SEC of International Blvd. and S. 144th St. Owner Information Anent/Contact Person. Name: Tukwila Village Development Assoc., Inc. Name:, -.Ali adr, Barghausen Consulting Engineers Address; 201 -27th Ave: S.E., Puyallup, WA 98374 Address: 18215=72nd Ave. S., Kent WA 98032 Phonc: (253) 231-5001 Phone: (425) 251-6222 This cenificate is for the purposes of ❑ Residential Building permit ❑ Commercial/Industrial Building Pernik ❑ Preliminary Plat O Rezone ❑ Short Subdivision ❑p Other Mix -Use Residential/Comm Estimated number of service connections and water meter size(s): 6 connections with meter sizes ranging from 1 -inch to 3 -inch Vehicular distance from nearest hydrant to the closest point of stricture is 40 6. Area is served by (Water Utility District): King County Water District No. 125 . 2/812013 Date Part Bi To be compteted by water utility district 1. The proposed project is Within 2. Q No improvements required. {City/County) 3. The improvements required to,upgrade the water system to bring it into compliance with the utilities' comprehensive plan or meet the minimum flow requirements of the project before connection and to meet the Sate cross connection control requirements: DEvEi.()Pi RS CXTEta%S%id.l' X,114;L48LE i AJ OAT ER Ai57AiCY Dr1=1C , i 4 tLJAY/ I (Use separate sheet if more nrom is needed) 4. Based upon the improvements listed above, water can be provided and Will be available at the site with a flow of 31410 gpm at 20 psi residual for a duration of 2 hours at a velocity of - a , 5fps as documented by the attached calculations. 5. Water availability: 12 -----Acceptable service can be provided to this project • Acceptable service cannot be provided to this project unless the improvements in item 13-2 arc met. Q System is not capable of providing service to this project. i hereby certify that the above information is trite and correct. kiss-YE/Coo tAjrrh. W 0 ATE isTRiCT (25 Agcnc}Phonc 2Drc- 2.12-7547 Prim,d 9.1407 Revisal: 1-2009 13y 2— t1-13 Date cxpiaas --1i—fy) Certificate of Water Availability King County Water District No. in s The following terms and conditions apply to the attached Certificate of Availability (`Certificate") 1. This Certificate of Water Availability is valid only for the real property referenced herein for the sole purpose of submission to the City of Tukwila ("City"). This Certificate is issued at the request of the City and is not assignable or transferable to any other party. Further, no third person or party shall have any rights hereunder whether by agency or as a third party beneficiary or otherwise. 2. The District makes no representations, expressed or implied, the applicant will be able to obtain the necessary permits, approvals and authorization from the City or any other applicable land use jurisdiction or governmental agency necessary before applicant can utilize the utility service which is the subject of this Certificate. 3. As of the date of the issuance of this Certificate, the District has water available to provide utility service to the real property which is the subject of this Certificate, and the utility systems exist or may be extended by the applicant to provide service to such property. However, the issuance of this Certificate creates no contractual relationship between the District and the applicant or the City, and the issuance of this Certificate may not be relied upon and does not constitute the District's guarantee that water utility service will be available to the real property at the time the applicant may apply to the District for such service. 4. Application for and the possible provision of District utility service to the real property which is the subject of this Certificate shall be subject to and conditioned upon the availability of water service to the real property at the time of such application, as well as all application for utility service, including conservation, water restrictions, and other policies and regulation then In effect. Applicant's Signature Date 2-k 1 r3 District Representative ILh It e 44 ; Date i 11-13 RECEIVED JUK 12 nrei DLVL-LUI'MLNT TUKWILA VILLAGE DEVELOPMENT PROPOSAL PROJECT DESCRIPTION May 28, 2013 The Applicant is Tukwila Village Development Associates, LLC, a Washington limited liability company. The proposed Tukwila Village Development (the "Project") is mixed-use, multi -phase development of a site owned by the City of Tukwila located at the northeast corner and the southeast corner of the intersection of Tukwila International Boulevard and S. 144th Street (the "Project Site"). The Applicant has obtained the exclusive right to acquire the Project Site and to develop the Project pursuant to that certain the Disposition and Development Agreement dated as of October 30, 2012 entered into by and between the City of Tukwila and Tukwila Village Associates, LLC, as approved by motion of the Tukwila City Council at a Special Meeting on October 22, 2012 (the "Disposition and Development Agreement"). The Project Site consists of approximately 187,000 square feet of land immediately north of S. 144th Street and east of Tukwila International Boulevard (including approximately 23,000 square feet of 41st Avenue right of way to be vacated by the City of Tukwila) plus approximately 90,000 square feet of land immediately south of S. 144th Street and east of Tukwila International Boulevard, for a total of approximately 277,000 square feet or 6.4 acres of land. The Project Site consists of multiple parcels or tax lots which will be consolidated and/or subdivided into Development Parcels pursuant to a Boundary Line Adjustment ("BLA") application submitted by the Applicant simultaneously herewith in accordance with the Disposition and Development Agreement. The proposed Development Parcels are illustrated on the Proposed Site Plan submitted by the Applicant simultaneously herewith in accordance with the Disposition and Development Agreement. Development of the Project will occur in phases on the corresponding Development Parcels in accordance with the Phased Development Plan submitted by the Applicant simultaneously herewith in accordance with the Disposition and Development Agreement. The proposed Project is being developed in accordance with the terms and conditions of the Disposition and Development Agreement, and the Development Agreement dated as of December 21, 2012 entered into by and between the City of Tukwila and Tukwila Village Associates, LLC, as approved by the Tukwila City Council pursuant to Ordinance No. 2391 adopted on December 10, 2012. 1 The following Project Description will correspond to the development of each three (3) Development Phases occurring on each of the corresponding Development Parcels in accordance with the Phased Development Plan. In addition to the three (3) Development Phases on the corresponding Development Parcels, the development of a public outdoor landscaped "open space" Plaza (the "Community Plaza") and a public indoor Commons or "community" building coupled with a private Cafe / Coffee Shop (collectively, the "Community Commons Building"), will occur on a separate Development Parcel known as the "Plaza Parcel." In accordance with the Disposition and Development Agreement, the development of Phase 1 must be accompanied by the development of the Community Plaza and the Community Commons Building on the Plaza Parcel. Phase 1 Phase 1 of the Project will be developed and constructed on the Development Parcel labeled "Phase 1" on the Phased Development Plan with a single mixed-use structure labeled as "Building A." The Plaza Parcel is also included in and labeled "Phase 1" for the reasons described above, but the description of the Plaza Parcel development is provided separately below. The site area of the Phase 1 Development Parcel (excluding the Plaza Parcel) is approximately 63,989 square feet or 1.47 acres. Phase 1 of the Project to be developed and constructed on the Phase 1 Development Parcel (excluding the Plaza Parcel) will consist of a single structure (Building A) including two (2) levels of structured parking containing 85 garage parking stalls for residential use only (Level P1 below grade and Level 1 at grade), approximately 8,165 gross rentable square feet of commercial/retail space, approximately 1,271 square feet of lobby, management office and amenity space, and four (4) live -work studio loft dwelling units (Level 1 at grade), five (5) levels of residential dwelling units (Levels 2 - 6) containing a mix of studio, one -bedroom and two-bedroom apartments, private and semi -private outdoor landscaped terraces (Level 2), a south facing public outdoor landscaped terrace (Level 5), private exterior decks on selected residential dwelling units (Levels 2 - 6), approximately 43 surface parking stalls for residential and commercial/retail use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower two (2) levels (Level Pland Level 1) consist of Type IA (post -tension reinforced concrete) construction and the upper five (5) levels (Levels 2 - 6) consist of Type VA (wood -frame) construction. There are a total of 84 dwelling units including 4 live -work studio loft dwelling units, 39 one - bedroom apartment units, and 31 two-bedroom apartment units. The average rentable floor area of the four (4) live -work studio loft dwelling units is approximately 665 square feet. The average rentable floor area of the ten (10) studio apartment units is approximately 463 square feet. The average rentable floor area of the 39 one -bedroom apartment units is approximately 650 square feet, with a range from approximately 618 square feet to approximately 677 square feet. The 2 average rentable floor area of the 31 two-bedroom apartment units is approximately 951 square feet, with a range from approximately 878 square feet to approximately 985 square feet. The gross building area of Building A is approximately 119,493 square feet, including approximately 78,944 square feet of gross residential floor area, approximately 8,165 gross rentable square feet of commercial/retail space, approximately 23,380 gross square feet of structured parking, and approximately 9,004 gross square feet of building services areas (e.g., mechanical and utility rooms). Phase 2 Phase 2 of the Project will be developed and constructed on the Development Parcel labeled "Phase 2" on the Phased Development Plan with a two (2) mixed-use structures labeled as "Building D" and "Building E," respectively. The site area of the Phase 2 Development Parcel is approximately 84,310 square feet or 1.94 acres. Phase 2 of the Project to be developed and constructed on the Phase 2 Development Parcel will consist of two (2) mid -rise structures. Building D includes one (1) level of below grade structured parking (Level P1) containing 49 garage parking stalls (including 43 stalls for residential use and 6 for commercial office use), approximately 2,090 square of rentable storage and residential amenity space (Level P1), approximately 13,000 gross rentable square feet of commercial office space (Level 1 and Level 1 Mezzanine), five (5) levels of residential dwelling units (Levels 2 - 6) containing a mix of one - bedroom and two-bedroom apartments, approximately 22 surface parking stalls for commercial office use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower two (2) levels (Level Pland Level 1) consist of Type IA (post -tension reinforced concrete) construction and the upper five (5) levels (Levels 2 - 6) consist of Type VA (wood -frame) construction. There are a total of 70 dwelling units in Building D including 35 one -bedroom apartment units, and 35 two-bedroom apartment units. The average rentable floor area of the 35 one -bedroom apartment units is approximately 587 square feet, with a range from approximately 475 square feet to approximately 658 square feet. The average rentable floor area of the 35 two-bedroom apartment units is approximately 758 square feet, with a range from approximately 715 square feet to approximately 825 square feet. The gross building area of Building D is approximately 97,130 square feet, including approximately 64,330 square feet of gross residential floor area, approximately 13,000 gross rentable square feet of commercial office space, approximately 17,630 gross square feet of structured parking, and approximately 1,520 gross square feet of building services areas (e.g., mechanical and utility rooms). Building E includes one (1) level of structured parking containing 70 garage parking stalls for residential use only (Level 1 at grade), approximately 1,150 gross rentable square feet of 3 commercial/retail space, approximately 2,000 gross rentable square feet of police resource center space, and approximately 1,200 square feet of lobby and management office space (Level 1 at grade), four (4) levels of residential dwelling units (Levels 2 - 5) containing a mix of one - bedroom and two-bedroom apartments, semi -private outdoor landscaped courtyard (Level 1 at grade), private exterior decks on selected residential dwelling units (Levels 3 - 4), approximately 7 surface parking stalls for commercial/retail use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower level (Level 1) consists of Type IA (post -tension reinforced concrete) construction and the upper four (4) levels (Levels 2 - 5) consist of Type VA (wood -frame) construction. There are a total of 124 dwelling units in Building E, including 70 one -bedroom apartment units and 54 two-bedroom apartment units. The average rentable floor area of the 70 one -bedroom apartment units is approximately 556 square feet, with a range from approximately 475 square feet to approximately 720 square feet. The average rentable floor area of the 48 two-bedroom apartment units is approximately 732 square feet, with a range from approximately 751 square feet to approximately 819 square feet. The gross building area of Building E is approximately 134,960 square feet, including approximately 101,670 square feet of gross residential floor area, approximately 3,150 gross rentable square feet of commercial/retail and police resource center space, approximately 25,968 gross square feet of structured parking, and approximately 4,172 gross square feet of building services areas (e.g., mechanical and utility rooms). Phase 3 Phase 3 of the Project will be developed and constructed on the Development Parcel labeled "Phase 3" on the Phased Development Plan with a single mixed-use structure labeled as "Building B." The site area of the Phase 3 Development Parcel is approximately 66,178 square feet or 1.52 acres. Phase 3 of the Project to be developed and constructed on the Phase 3 Development Parcel will consist of a single structure (Building B) including one (1) level of structured parking containing 70 garage parking stalls for residential use only (Level 1 at grade), approximately 1,800 gross rentable square feet of commercial/retail space and approximately 4,450 square feet of residential amenity space (Level 1 at grade), four (4) levels of residential dwelling units (Levels 2 - 5) containing a mix of one -bedroom and two-bedroom apartments, private and semi -private outdoor landscaped terraces and courtyard (Level 2), private exterior decks on selected residential dwelling units (Levels 3 - 4), approximately 16 surface parking stalls for commercial/retail and flex use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower level (Level 1) consists of Type IA (post - tension reinforced concrete) construction and the upper four (4) levels (Levels 2 - 5) consist of Type VA (wood -frame) construction. 4 There are a total of 125 dwelling units in Building B, including 77 one -bedroom apartment units and 48 two-bedroom apartment units. The average rentable floor area of the 77 one -bedroom apartment units is approximately 566 square feet, with a range from approximately 475 square feet to approximately 720 square feet. The average rentable floor area of the 48 two-bedroom apartment units is approximately 730 square feet, with a range from approximately 715 square feet to approximately 751 square feet. The gross building area of Building B is approximately 132,085 square feet, including approximately 102,375 square feet of gross residential floor area, approximately 1,800 gross rentable square feet of commercial/retail space, approximately 25,600 gross square feet of structured parking, and approximately 2,310 gross square feet of building services areas (e.g., mechanical and utility rooms). Plaza Parcel Community Plaza and the Community Commons Building will be developed and constructed on the Plaza Parcel, the other Development Parcel labeled "Phase 1" on the Phased Development Plan, with a single mixed-use structure labeled as "Building C." The site area of the Plaza Parcel is approximately 31,863 square feet or 0.73 acres. Community Plaza will consist of a wide variety of landscaped and hardscaped areas designed in accordance with the "Statement of Purpose and Design" for the Outdoor Plaza as contemplated in the Disposition and Development Agreement. The Community Commons Building to be developed and constructed on the Plaza Parcel will consist of one (1) single level structure including (i) a large flex space community room designed in accordance with the "Statement of Purpose and Design" for the Indoor Commons as contemplated in the Disposition and Development Agreement containing approximately 1,711 gross square feet of assembly space, (ii) a catering kitchen containing approximately 368 gross square feet of space, (iii) approximately 200 gross square feet of storage space, (iv) approximately 215 gross square feet of reception space, (v) approximately 360 gross square feet of men's & women's public restroom space, (vi) approximately 88 gross square feet of building services areas (e.g., mechanical and utility rooms), and (vii) a Cafe / Coffee Shop containing approximately 1,268 gross square feet of retail space, including seating area, kitchen area, refrigeration area and office area. The gross building area of the Community Commons Building (Building C) is approximately 4,210 square feet. The Community Commons Building will have a covered entry of approximately 400 square feet of covered area, an indoor/outdoor fireplace and outdoor seating area. The Commons and the Cafe / Coffee Shop will share the reception space, the public restroom space, building services areas, the covered entry area, the indoor/outdoor fireplace and the outdoor seating area. The Plaza Parcel also contains approximately 20 surface parking stalls dedicated for use by visitors and retail customers of the Commons and the Cafe / Coffee Shop. 5 Library Branch The Library Branch to be developed and constructed on the Library Parcel by the King County Library System is the subject of a separate Design Review application and is included in the Proposed Site Plan and the SEPA checklist but not in the accompanying Design Review submittal for Phase 1 of the Project. The Library Branch will contain approximately 10,000 gross square feet of space and feature a "green roof' with an area of approximately 8,395 square feet. The total impervious surface area contained on the Library Parcel is 12,220 square feet. Parking The completed Project will provide a total of approximately 463 parking stalls, including (i) 127 on-site surface parking stalls, (ii) 300 on-site structured parking garage stalls, (iii) 18 on-site surface parking stalls dedicated to the adjacent Riverton Terrace public housing project pursuant to a parking easement, and (v) 18 new on -street parking stalls. 6 A COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: ✓ 1. Application Checklist (1 copy) indicating items submitted with application. ✓ 2. Completed ESA Screening Checklist, SEPA Environmental Checklist and drawings (5 copies). ✓ 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". ✓ 4. Application Fee: See Land Use Fee Schedule. 5. Underlying permit application that triggers SEPA review. 1 PUBLIC NOTICE MATERIALS: ✓ 6. Payment of a $365 notice board fee to FastSigns Tukwila OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). ✓ 7. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks --must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will receive a separate bill for this fee. 8. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. H:U.and Use Applications In PDF\SEPA Environmental Review Application-Jan2011.Doc CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail:: planning@TukwilaWA.gov SEPA ENVIRONMENTAL REVIEW INFORMATION The State Environmental Policy Act (SEPA) requires all agencies to consider the environmental impacts of a development before making decisions (43.21C RCW). The purpose of environmental review is to identify a proposal's significant adverse impacts, measures to minimize or avoid such impacts, and allow wide public review for a wide range of projects. REQUIREMENTS: SEPA review is required for any action associated with the following types of decisions: 1. Developing 10 or more dwelling units. 2. Developing agricultural structures over 10,000 s.f. 3. Developing office, school, commercial, recreational, service or storage buildings over 12,000 s.f. and 40 parking spaces (certain utility lines, personal wireless communication facilities, and normal maintenance/replacement activities are fully exempt). 4. Developing parking lots with over 40 spaces. 5. Landfills and excavations over 500 cubic yards. 6. Installation of impervious underground tanks with a capacity over 10,000 gallons. The accompanying application must be completed for any new SEPA application or request to issue an addendum to any previous SEPA determination. If a question does not apply, "Does not apply" or "NA" may be entered. Complete answers to the checklist may avoid unnecessary delays later. City staff may also be able to help about governmental designations (e.g., zoning, shoreline, and landmark status). PROCEDURES: At the time you submit your application you must have all of the items listed on the attached "Complete Application Checklist" as well as the submittal for the underlying action (building permit, subdivision etc.). You may request a waiver from items on the checklist that are not applicable to your project. Please discuss this waiver request with City staff either at a pre -application meeting or at the time of application submittal. Within 28 days of receiving your application, City staff will determine if it is complete based on the attached checklist. If not complete City staff will mail to you a letter outlining what additional information is needed. If you do not submit requested materials within 90 days from the City's request for additional information the City may cancel your application. Once the application is "complete," substantive review will begin and a "Notice of Application" must be posted/mailed to begin a public comment period. After completing the environmental analysis and considering public comments, the Director will issue a determination for the project. A Determination of Non -Significance (DNS) says that the project as proposed will not have probable, significant, negative environmental impacts. A mitigated DNS will be issued if the project must be modified to mitigate its negative impacts. An Environmental Impact Statement (EIS) must be prepared if the probable negative impacts are unavoidable. H:\Land Use Applications In PDF Environmental Review Application-Jan2011.Doc STATE OF WASHINGTON CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TukwilaWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY 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 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 (city), (state), on , 20 (Print Name) (Address) (Phone Number) (Signature) On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF , 20 NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on H:U,and Use Applications In PDF SEPA Environmental Review Application-Jan2011.Doc City of 1 ukwila ESA Screening Checklist City of Tukwila Endangered Species Act Screening Checklist Date: 05/28/2013 Applicant Name: Tukwila Village Development Associates, LLC Street Address: 201 - 27th Avenue SE, Building A, Suite 300 City, State, Zip: Puyallup, WA 98374 Telephone: (253) 231-5001 DIRECTIONS: This Screening Checklist has been designed to evaluate the potential for your project to result in potential "take" of Chinook salmon, Coho salmon, or Cutthroat trout as defined by Section 9 of the Endangered Species Act. The checklist includes a series of "Yes" or "No" questions about your project, organized into four parts. Starting with Part A on Page 2, read each question carefully, mark the appropriate "Yes" or "No," and proceed to the next question as directed by the checklist. To answer these questions, you may need to refer to site plans, grading and drainage plans, critical areas studies, or other documents you have prepared for your project. The City will evaluate your responses to determine if "take" is indicated. H:U.and Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 1 City of Tukwila ESA Screening Checklist Part A: Please review and answer each question carefully. Consider all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1-0 1 Will the project require any form of grading? Grading is defined as any excavating, filling, clearing, or creation of impervious surface, or any combination thereof, which alters the existing ground surface of the earth (TMC 18.06.370). Please mark the appropriate response. NO - Continue to Question 2-0 YES - Continue to Question 1-1 (Page 3) 2-0 Will the project require any form of clearing? Clearing means the removal or causing to be removed, through either direct or indirect actions, any vegetation from a site (18.06.145). Please mark the appropriate response. NO - Continue to Question 3-0 1 YES - Continue to Question 2-1 (Page 4) 3-0 Will the project require work, during any time of the project, below the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers or in wetlands? Ordinary high water mark is the mark that is found by examining the bed and banks of a stream and ascertaining where the presence and action of waters are so common and usual as to distinctly mark the soil from that of the abutting upland, in respect to vegetation (see TMC Chapter 18.06, Page 18-15). Please mark the appropriate response. ✓ NO - Continue to Question 4-0 YES - Continue to Question 3-1 (Page 5) 4-0 Will the project result in the processing or handling, storage, or treatment of hazardous substances? This does not include the proper use of fuel stored in a vehicle's fuel tank. Hazardous substances are any liquid, solid, gas, or sludge, including any material, substance, product, commodity, or waste, regardless of quantity, that exhibits the characteristics or criteria of hazardous waste as defined by Washington Administrative Code 173-303 (TMC 18.06.385). This includes fuel or other chemicals stored on-site during construction. Please mark the appropriate response. NO - Continue to Question 5-0 1 YES - Continue to Question 5-0 5-0 Will the project result in the withdrawal, injection, or interception of groundwater? Examples of projects that may affect groundwater include, but are not limited to: construction of a new well, change in water withdrawals from an existing well, projects involving prolonged construction dewatering, projects installing French drains or interceptor trenches, and sewer lines. For the purpose of this analysis, projects that require a geotechnical report pursuant to the requirements of TMC 18.45.060 or would require a geotechnical report if not exempt should answer Yes. Please mark the appropriate response. NO - Continue to Question 6-0 1 YES - Continue to Question 6-0 6-0 Will the project involve landscaping or re -occurring outdoor maintenance that includes the regular use of fertilizers, pesticides, or herbicides? This does not include the one-time use of transplant fertilizers. Landscaping means natural vegetation such as trees, shrubs, groundcover, and other landscape materials arranged in a manner to produce an aesthetic effect appropriate for the use of the land (TMC 18.06.490). For the purpose of this analysis, this includes the establishment of new lawn or grass. Please mark the appropriate response. NO — Checklist Complete 1 YES — Checklist Complete H:U,and Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doe Page 2 City of 1 ukwila ESA Screening Checklist Part B: Please answer each question below for projects that include grading. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1-1 ✓ Will the project involve the modification of a watercourse bank or bank of the Green/Duwamish or Black Rivers between the ordinary high water mark and top of bank? This includes any projects that will require grading on any slope leading to a river or stream, but will not require work below the ordinary high water mark. Work below the ordinary high water mark is covered in Part C. Please mark the appropriate response. NO - Continue to Question 1-2 YES - Continue to Question 1-2 1-2 Could the construction, operation, or maintenance of the project result in sediment transport off site or increased rates of erosion and/or sedimentation in watercourses, the Green/Duwamish rivers, or the Black River? Most projects that involve grading have the potential to result in increased erosion and/or sedimentation as a result of disturbances to the soil or earth. If your project involves grading and you have not prepared a Temporary Erosion and Sedimentation Control Plan specifically designed to retain 100 percent of the runoff (including during construction) from impervious surface or disturbed soils, answer Yes to this question. If your project is normally exempt under the Tukwila Municipal Code and would not require the preparation of a Temporary Erosion and Sedimentation Control Plan, BUT may still result in erosion or sediment transport off site or beyond the work area, answer Yes to this question. Please mark the appropriate response. NO - Continue to Question 1-3 YES - Continue to Question 1-3 1-3 Will the project result in the construction of new impervious surfaces? Impervious surfaces include those hard surfaces which prevent or restrict the entry of water into the soil in the manner that such water entered the soils under natural conditions prior to development; or a hard surface area that causes water to run off the surface in greater quantity or at an increased rate of flow from the flow presented under natural conditions prior to development. Such areas include, but are not limited to, rooftops, asphalt or concrete paving, compacted surfaces, or other surfaces that similarly affect the natural infiltration or runoff patterns existing prior to development (TMC 18.06.445). Please mark the appropriate response. NO - Continue to Question 2-0 (Page 2) ✓ YES - Continue to Question 1-4 1-4 Will your project generate stormwater from the creation of impervious surfaces that will not be infiltrated on site? For the purpose of this analysis, infiltration includes the use of a stormwater treatment and management system intended to contain all stormwater on site by allowing it to seep into pervious surface or through other means to be introduced into the ground. If your project involves the construction of impervious surface and does not include the design of a stormwater management system specifically designed to infiltrate stormwater, answer Yes to this question. Please mark the appropriate response. ✓ NO - Continue to Question 2-0 (Page 2) YES - Continue to Question 2-0 (Page 2) H:V,and Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 3 City of Tukwila ESA Screening Checklist Part C: Please review each question below for projects that include clearing. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 2-1 ✓ Will the project involve clearing within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. NO - Continue to Question 3-0 (Page 2) YES - Continue to Question 2-2 2-2 Will the project involve clearing of any trees within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? A tree is defined by TMC 18.06.845 as any self-supporting woody plant, characterized by one main trunk, with a potential diameter -breast -height of 2 inches or more and potential minimum height of 10 feet. Please mark the appropriate response. ✓ NO - Continue to Question 2-3 YES - Continue to Question 2-3 2-3 Will the project involve clearing of any evergreen trees from within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis evergreen means any tree that does not regularly lose all its leaves or needles in the fall. Please mark the appropriate response. ✓ NO - Continue to Question 2-4 YES - Continue to Question 2-4 2-4 Will the project involve clearing within 100 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. ✓ NO - Continue to Question 3-0 (Page 2) YES - Continue to Question 2-5 2-5 Will the project involve clearing within 40 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. ✓ NO - Continue to Question 3-0 (Page 2) YES - Continue to Question 3-0 (Page 2) H:U,and Use Applications in PDF SEPA Environmental Review Application-Jan2011.doc Page 4 City of Tukwila ESA Screening Checklist Part D: Please review each question below for projects that include work below the ordinary high water mark of watercourses or the Duwamish/Green or Black Rivers or in wetlands. Review each question carefully, considering all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 3-1 ✓ Will the project involve the direct alteration of the channel or bed of a watercourse, the Green/Duwamish rivers, or Black River? For the purpose of this analysis, channel means the area between the ordinary high water mark of both banks of a stream, and bed means the stream bottom substrates, typically within the normal wetted -width of a stream. This includes both temporary and permanent modifications. Please mark the appropriate response. NO - Continue to Question 3-2 YES - Continue to Question 3-2 • 3-2 Will the project involve any physical alteration to a watercourse or wetland connected to the Green/Duwamish River? For the purpose of this analysis, "connected to the river means" flowing into via a surface connection or culvert, or having other physical characteristics that allow for access by salmonids. This includes impacts to areas such as sloughs, side channels, remnant oxbows, ditches formed from channelized portions of natural watercourses or any area that may provide off channel rearing habitat for juvenile fish from the Duwamish River. This includes both temporary construction alterations and permanent modifications. Watercourses or wetlands draining to the Green/Duwamish River that have a hanging culvert, culvert with a flap gate, diversion, or any entirely man-made or artificial structure that precludes fish access should answer Yes to this question. Please mark the appropriate response. ✓ NO - Continue to Question 3-3 YES - Continue to Question 3-3 3-3 Will the project result in the construction of a new structure or hydraulic condition that could be a barrier to salmonid passage within the watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, a barrier means any artificial or human modified structure or hydraulic condition that inhibits the natural upstream or downstream movement of salmonids, including both juveniles and adults. Please mark the appropriate response. ✓ NO - Continue to Question 3-4 YES - Continue to Question 3-4 3-4 Will the project involve a temporary or permanent change in the cross-sectional area of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, the cross-sectional area is defined as a profile taken from the ordinary high water mark on the right bank to the ordinary high water mark on the left bank. Please mark the appropriate response. ✓ NO - Continue to Question 3-5 YES - Continue to Question 3-5 3-5 Will the project require the removal of debris from within the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, debris includes, but is not limited to fallen trees, logs, shrubs, rocks, piles, rip -rap, submerged metal, and broken concrete or other building materials. Projects that would require debris removal from a watercourse or the Green/Duwamish or Black Rivers as part of a maintenance activity should answer Yes to this question. Please mark the appropriate response. ✓ NO - Continue to Question 3-6 YES - Continue to Question 3-6 H:U.and Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 5 Part D (continued) City of Tukwila ESA Screening Checklist 3-6 Will the project result in impacts to watercourses or wetlands that have a surface connection to another watercourse or the Green/Duwamish or Black Rivers but do not contain habitat conditions that support salmonid use? Such areas may include, but not be limited to hillside seeps and wetlands isolated from the watercourse or river that have a surface water connection to the watercourse or river but are not assessable, nor would be assessable to salmonids under natural conditions. Wetlands with a "functions and values" rating for baseflow/groundwater support of 9 and above (or moderate) as described in Cooke (1996) should be included. Please mark the appropriate response. ✓ NO - Continue to Question 3-7 YES - Continue to Question 3-7 3-7 Will the project include the construction of artificial waterways or wetlands connected to a watercourse containing salmonids? For the purpose of this analysis, the construction of artificial waterways or wetlands includes wetlands, channels, sloughs, or other habitat feature created to enhance wildlife use, particularly waterfowl use, or may be attractive to wildlife, particularly waterfowl. Please mark the appropriate response. ✓ NO - Continue to Question 3-8 YES - Continue to Question 3-8 3-8 Will the project include bank stabilization? For the purpose of this analysis, bank stabilization includes, but is not limited to, rip -rap, rock, log, soil, or vegetated revetments, concrete structures, or similar structures. Please mark the appropriate response. ✓ NO - Continue to Question 4-0 (Page 2) YES - Continue to Question 4-0 (Page 2) H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 6 SEPA Checklist STATE ENVIRONMENTAL POLICY ACT CHECKLIST Please respond to all questions. Use separate sheets as necessary. Applicant Responses: A. BACKGROUND 1. Name of proposed project, if applicable: Tukwila Village 2. Name of Applicant: Tukwila Village Development Associates, LLC 3. Date checklist prepared: May 28, 2013 4. Agency requesting checklist: City of Tukwila 5. Proposed timing or schedule (including phasing, if applicable): See Phased Development Plan attached hereto. 6. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Phase I Environmental Site Assessment dated November 30, 2011 prepared by Associates Earth Sciences, Inc.; and Phase II Environmental Site Assessment dated November 22, 2011 prepared by Associates Earth Sciences, Inc. 8. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Yes. A Design Review application for a 10,000 sq. ft. Library Branch submitted by the King County Library System. H:Uand Use Applications in POFSEPA Environmental Review Application-Jan2011.doc Agency Comments Page 1 SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 9. List any government approvals or permits that will be needed for your proposal. Storm Water Discharge Permit Proposed Site Plan Approval Phased Development Plan Approval Boundary Line Adjustment Approval; and Street Vacation (41st Avenue) Design Review Approvals - Phase 1, 2 & 3 Demolition Permits, Clearing & Grading Permits and Foundation Permits - Phase 1, 2 & 3 Engineering Permits and Building Permits - Phase 1, 2 & 3 10. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposal relates to the Tukwila Village redevelopment as contemplated in the Disposition and Development Agreement dated as of October 30, 2012 entered into by and between the City of Tukwila and Tukwila Village Associates, LLC, as approved by motion of the Tukwila City Council at a Special Meeting on October 22, 2012, and the Development Agreement dated as of December 21, 2012 entered into by and between the City of Tukwila and Tukwila Village Associates, LLC, as approved by the Tukwila City Council pursuant to Ordinance No. 2391 adopted on December 10, 2012. A brief Project Description is attached hereto. 11. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, the tax lot number, and section, township, and range. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The proposal is located at the northeast corner and the southeast corner of the intersection of Tukwila International Boulevard and S. 144th Street. A list of Tax Lots and a Legal Description are also attached hereto. A Proposed Site Plan, a Vicinity Map and a Topographic map are all included in the Architectural plans and drawings and the Civil Engineering plans and drawings submitted in connection with the Design Review submittal related to Phase 1 of the Tukwila Village redevelopment proposal. 12. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? No. RECEIVED JUN 12 2013 H:V.and Use Applications in PDF SEPA Environmental Review Application-Jan2011.doc Page 2 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: Flat with gradual slope toward the east, northeast and southeast. b. What is the steepest slope on the site (approximate percent slope)? Approximately 8% slope from the west to the southeast corner on the portion of the the project site south of S. 144th Street. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Existing fill material not suitable for structural support was observed in all but two (2) of the 20 exploratory locations at depths ranging from 3 to 13 feet and consisted of loose to medium granular sediments. Below the existing fill material and below the surficial topsoil where no existing fill was encountered, explorations encountered medium dense sand and silt with gravel interpreted to represent Vashon ice contact sediments with widely varying density and textural characteristics and highly moisture -sensitive. See Attachment B.l.c. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. The site does not have any significant risk of seismically induced ground rupture, landslides, liquifaction (when mitigated by the use of a deep foundation system as recommended), or ground motion (when mitigated by the uses of the proper structural design class of buildings as recommended). e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Re -use of excavated and properly moisture -conditioned Vashon ice contact sediment is acceptable. Otherwise, imported structural fill will be required. The quantities of cut and fill material are approximately 3,930 cubic yards of cut, and 31,210 cubic yards of fill material. H:\Land Use Applications in PDFISEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 3 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes. The potential erosion could be significant if soils were exposed without adequate mitigation measures. However, the most effective mitigation is adequate ground cover measures such as erosion control matting, plastic sheeting, straw mulch, crushed rock, recycled concrete or mature hydroseed. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 81% of the total site area will be covered with impervious surface including the proposed new Library Branch. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Ground cover atop disturbed soils such as erosion control matting, plastic sheeting, straw mulch, crushed rock, recycled concrete or mature hydroseed. 2. Air a. What types of emissions to the air would result from the proposal (for example, dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Emissions to the air during construction could result from dust during clearing, excavation and grading and from the operation of construction equipment and vehicles on-site of adjacent to the site. Emissions to the air from operations after completion of construction would result from natural gas consumed by gas-fired boilers on-site to provide hot water, vehicles operated on-site by tenants, employees and visitors, or maintenance equipment operated on-site by employees or independent contractors. Quantities are unknown. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. Emissions from vehicular traffic along adjacent Tukwila International Boulevard and S. 144th Street. H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 4 SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments c. Proposed measures to reduce or control emissions or other impacts to air, if any: Erosion control measures, as well as site watering and street cleaning measures, will reduce or control the impact of dust emissions. Use of mass transit by construction workers would reduce vehicular emissions during construction. Use of mass transit and alternate modes of transportation by residents (such as dedicated transit vans and electric vehicles and/or car -sharing programs would reduce vehicular emissions from operations. 3. Water a. Surface: 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No. 2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No. 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. N/A. FL land Use Applications in PDF'SEPA Environmental Review Application-Jan2011.doc Page 5 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. No. 5. Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. No. 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. None, other than automotive oils and fuels normally conveyed by storm water. b. Ground: 1. Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities, if known. No ground water will be withdrawn. The only water that will be discharged will be storm water and residential waste water conveyed via the sanitary sewer system. H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 6 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 2. Describe waste materials that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: None. All domestic sewage will be conveyed via the sanitary sewer system. c. Water Runoff (including storm water): 1. Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow? Will this water flow into other waters? If so, describe. The sources of runoff include storm water from rain, occasional snow melt, and landscape irrigation. The method of collection is by means of roof drains, footing drains and catch basins and disposal is by means of on-site detention. While exact quantities are unknown, the volume of on-site detention capacity is designed to greatly exceed relative historic runoff volumes. 2. Could waste materials enter ground or surface waters? If so, generally describe. In general, no, due to water quality treatment facilities that compliment the on-site detention system. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Rain gardens, pervious pavement, and "green" roofs are expected to be utilized to reduce or control surface, ground and runoff water impacts. H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 7 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 4. Plants a. Check or circle types of vegetation found on the site: ✓ Deciduous tree: alder, aple as en, other 1 Evergreen tree:r, ceda pine, other 1 Shrubs 1 Grass volunteer grasses and weeds Pasture Crop or grain Wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other Water plants: water lily, eelgrass, milfoil, other Other types of vegetation b. What kind and amount of vegetation will be removed or altered? The site contains a wide variety or predominantly ornamental trees and shrubs. The proposal includes the intended preservation of the significant Coast Redwood Tree located in the southeast comer of the portion of the property that lies north of S. 144th Street. Per the attached Arborist Report, the majority of the site trees are drought -stressed, excessively pruned and/or unaesthetic. Accordingly, with the exception of the Coast Redwood Tree, all other vegetation will be removed. c. List threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The proposed landscape plan consists of replacing existing trees and shrubs with an appropriate mix of native and ornamental trees, shrubs, grasses and ground cover material. This will include new and more appropriate varieties of deciduous street trees along the Tukwila International Boulevard frontage and along the frontage of both sides of S. 144th Street. In addition, the proposed landscape design will embrace the criteria outlined in the Crime Prevention Through Environmental Design (CPTED) guidelines. H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 8 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 5. Animals a. Circle any birds or animals which have been observed on or near the site or are known to be on or near the site: Birds: Hawk, heron, eagle,ongbir other: seagulls Mammals: Deer, bear, elk, beaver, other: Fish: Bass, salmon, trout, herring, shellfish, other: Other: b. List any threatened or endangered species known to be on or near the site. None known. c. Is the site part of a migration route? If so, explain. Unknown. d. Proposed measures to preserve or enhance wildlife, if any: N/A. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric, natural gas and diesel fuel energy resources, and potentially, solar power energy resources, will be used to meet the completed projects energy needs Electricity will be used for lighting and space heating in dwelling units, commercial/retail areas and common areas, and for ventilation and air conditioning in commercial/retail and common areas. diesel fuel will be used to power emergency generators. Natural gas will be used to provide hot water to dwelling units by means of gas-fired boilers. If determined to be financially feasible, solar power may be used to augment or offset the demand for electrical energy. H:V,and Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 9 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. The overall impact of the proposed project on the potential use of solar energy by adjacent properties would appear to be relatively minimal and would be limited to those properties immediately east of the project site -- the Normandy Court Apartments and the Riverton Terrace Apartments. A maximum of approximately 20% of the rooftop of Normandy Court would experience moderate shading starting in the early afternoon. A very small portion of the Riverton Terrace rooftop might experience minimal shading only in the late afternoon. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Adherence to the Seattle City Light Built Smart for Affordable Housing Program will result in the use of energy efficient light fixtures and appliances, energy efficient windows and low -flow showerheads, among other features. The use of dedicated transit vans and alternate transportation options, such as electric plug-in vehicles and charging stations and car -sharing programs, will reduce the overall energy consumption attributable to the operation of the proposed project. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1. Describe special emergency services that might be required. Fire department and emergency medical services may be required from time to time due to the higher concentration of elderly individuals that is anticipated to reside in the proposed project. 2. Proposed measures to reduce or control environmental health hazards, if any: N/A. H:U.and Use Applications in PDFSEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 10 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Primarily traffic noise associated with vehicular traffic along Tukwila International Boulevard and S. 144th Street, and potential aircraft noise from takeoffs and landings at SeaTac International Airport. 2. What types and levels of noise would be created by or associated with the project on a short-term or long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Noise from vehicular traffic and construction equipment in the short-term during construction of the proposed project, and only routine noise from vehicular traffic and from the operation of HVAC, and occasional noise from the operation of emergency generators and maintenance equipment on a long-term basis. Noise during construction would be limited to approximately 6:30 a.m. to 6:00 p.m. on weekdays (Monday - Fridays) and from 8:00 a.m. to 4:00 p.m. on Saturdays. Long-term noise tends to be limited to daylight hours. 3. Proposed measures to reduce or control noise impacts, if any: Traffic control plans and restricted construction hours to reduce or control noise impacts during construction. The use of dedicated transit vans, electric plug-in vehicles and car -sharing programs for residents, as well as structured parking garages for resident parking, to reduce or control noise impacts on a long-term basis. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The portion of the site located north of S. 144th Street is vacant land consisting of gravel, asphalt paving and vegetation. The portion of 41st Avenue located immediately north of S.144th Street is a public street which will be vacated. The portion of the site located south of S. 144th Street contains the following uses: (i) a vacant restaurant building and parking lot, (ii) a small commercial building containing a barbershop (currently open for business, (iii) parking easement for adjacent Riverton Terrace public housing project, (iv) a storage yard and storage building for the City of Tukwila, (v) ... continued on Attachment B.8.a. b. Has the site been used for agriculture? If so, describe. No. H:U.and Use Applications in PDFVSEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 11 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: c. Describe any structures on the site. Existing structures on-site north of S. 144th Street include the portion of 41st Avenue to be vacated. Existing structures on-site south of S. 144th Street include the following: (i) a vacant restaurant building, (ii) a small commercial building containing a barbershop (currently open for business, (iii) a storage building for the City of Tukwila, (iv) a two -car garage, (v) a basketball court. d. Will any structures be demolished? If so, what? All existing structures will be demolished. e. What is the current zoning classification of the site? The current zoning classification for the portion of the site north of S. 144th Street is NCC (Neighborhood Commercial Center). The current zoning classification for the portion of the site south of S. 144th Street is NCC (Neighborhood Commercial Center) adjacent to Tukwila International Boulevard and the remainder is designated HDR (High Density Residential)/Commercial Redevelopment Area. The entire site is located in the Tukwila International Boulevard Urban Renewal Overlay District. f. What is the current comprehensive plan designation of the site? The City of Tukwila's current comprehensive plan designations of the site is the same as its current zoning classifications.See the response to Item B.8.e. above. g. If applicable, what is the current shoreline master program designation of the site? N/A. H:U.and Use Applications in PDFVSEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 12 SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No. i. Approximately how many people would reside or work in the completed project? J• We estimate that approximately 496 people would reside on-site and approximately 71 people would work on-site in the completed project. Approximately how many people would the completed project displace? The completed project would displace no residential dwelling units. The completed project would displace the storage yard and building utilized by the City of Tukwila, the parking in the two -car garage, and the use of the basketball court. The completed project would temporarily displace the barbershop, as the operators have indicated a desire to relocate their barbershop into the completed project. k. Proposed measures to avoid or reduce displacement impacts, if any: N/A. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: One of the purposes of the Disposition and Development Agreement, and the Development Agreement, entered into by and between the City of Tukwila and Tukwila Village Associates, LLC, is to ensure that the Tukwila Village redevelopment as contemplated is compatible with existing and projected land uses and plans. H:U.and Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 13 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing? Approximately 84 dwelling units would be provided in Phase 1 of Tukwila Village which would be non -age restricted mixed -income, including 20% low-income and 80% market rate. Approximately 194 dwelling units would be provided in Phase 2 of Tukwila Village which would be age -restricted (senior living), including 30% low-income and 70% moderate -income. Approximately 125 dwelling units would be provided in Phase 3 of the Tukwila Village redevelopment which would be age -restricted (senior living) mixed -income, including 20% low-income and 80% market rate. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: N/A. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The tallest height of proposed structures along Tukwila Intemational Boulevard will be 70 feet, and elsewhere will be 65 feet. The principal exterior building materials will be brick masonry, metal and glass at the lower levels and painted metal siding, painted horizontal fiber cement lap siding and painted vertical fiber cement panels at the upper levels. b. What views in the immediate vicinity would be altered or obstructed? Southerly views of Mt. Rainier from Tukwila Intemational Boulevard and the property immediately north of the project site may be partially obstructed by the construction of Buildings D & E of Phase 2 of the Tukwila Village redevelopment. However, no existing residential views in the immediate vicinity will be obstructed. H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 14 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: c. Proposed measures to reduce or control aesthetic impacts, if any: The location and design of the public outdoor Plaza, the location and design of the low-rise public indoor Commons and the location and design of the low-rise public Library Branch are intended to maintain the transparency and openness of the proposed Tukwila Village redevelopment and to reduce or control aesthetic impacts. One of the purposes of the Disposition and Development Agreement, and the Development Agreement, entered into by and between the City of Tukwila and Tukwila Village Associates, LLC, is to reduce or control aesthetic impacts of the Tukwila Village redevelopment. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The proposed redevelopment would produce light or glare from vehicular traffic, interior and exterior building lighting and street lighting, which would occur primarily in the evenings. b. Could light or glare from the finished project be a safety hazard or interfere with views? No, it is unlikely that light or glare from the finished project would be a safety hazard or interfere with views. New street lighting is likely to improve safety. c. What existing off-site sources of light or glare may affect your proposal? None known. d. Proposed measures to reduce or control light and glare impacts, if any: Structured parking garages for resident parking tends to reduce or minimize the impact of light and glare from a significant component of vehicular traffic on-site. The use of light shades and uplighting tends to reduce the impact of exterior building and site lighting and street lighting. H:V.and Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 15 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 12. Recreation a. What designed and informal recreational opportunities are in the immediate vicinity? There are no major designed or informal recreational opportunities in the immediate vicinity other than those provided on the site of the Foster High School one block to the east of the project site and the existing basketball court on the portion of the project site south of S. 144th Street. b. Would the proposed project displace any existing recreational uses? If so, describe. The proposed project would displace the existing basketball court on the portion of the project site south of S. 144th Street. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Recreational opportunities to be provided by the proposed Tukwila Village redevelopment include the multi -functional public outdoor Plaza and indoor Commons, as well as the recreational opportunities to be provided by the proposed new Library Branch. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, National, State, or Local preservation registers known to be on or next to the site? If so, generally describe. No. H:U.and Use Applications in PDF SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 16 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. N/A. c. Proposed measures to reduce or control impacts, if any: N/A. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The site is currently served by Tukwila International Boulevard (State Highway 99) and S. 144th Street, and 41st Avenue which is to be vacated. Proposed access to the existing street system to and from the project site are reflected on the Proposed Site Plan. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes. c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project will provide a total of approximately 463 parking stalls, including (i) 127 on-site surface parking stalls, (ii) 300 on-site structured parking garage stalls, (iii) 18 on-site surface parking stalls dedicated to the adjacent Riverton Terrace public housing project pursuant to a parking easement, and (v) 18 new on -street parking stalls. Approximately 32 on-site parking stalls serving business will be eliminated. The 18 existing on-site surface parking stalls dedicated to Riverton Terrace will be replaced. H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 17 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). The proposal does not require any new public roads or streets but will require new private roadways to provide access and circulation. The proposal will require new frontage improvements along Tukwila International Boulevard adjacent to the project site and new frontage and half -street improvements on both sides of S. 144th Street adjacent to the project site e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. The project will not directly use water, rail or air transportation. However, the project will occur within the general vicinity of the new light rail station (approximately 10 blocks south on Tukwila International Boulevard) and within the general vicinity of SeaTac Airport(approximately one mile south on Tukwila International Boulevard). f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Approximately 3,505 new vehicular trips per weekday, including approximately 162 new A.M. peak hour trips and approximately 328 new P.M. peak hour trips. See the attached Traffic Impact Analysis Technical Memorandum dated May 28, 2013 prepared by Parametrix. g. Proposed measures to reduce or control transportation impacts, if any: The predominance of senior living residential dwelling units in the proposed project tends to reduce traffic and parking impacts. The use of alternate transportation options such as dedicated transit vans and car -sharing programs and shared parking arrangements tends to reduce traffic and parking impacts in connection with the proposed project. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. The completed project will result in a need for public services such as fire protection, police protection, health care, schools and emergency medical services, but rather than increase the overall need, it is more likely to centralize and concentrate the need into a convenient location. All covered floor areas will be fully sprinklered with smoke alarms, audio and visual fire alarms and CO detectors. The completed project will contain a police resource center. A new medical/dental center will be co -located adjacent to the project to serve the needs of the new community. Foster High School is located one block east. H:\Land Use Applications in PDF SEPA Environmental Review Application-Jan2011.doc SEPA Checklist Agency Comments Page 18 SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Proposed measures to reduce or control direct impacts on public services, if any. All covered floor areas will be fully sprinklered with smoke alarms, audio and visual fire alarms and CO detectors. The completed project will contain a police resource center. A new medical/dental center will be co -located adjacent to the project to serve the needs of the new community. 16. Utilities a. Circle utilities currently available at the site: sys em other: sanitary sewer septic b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity - Seattle City Light (installation of transformers, electrical vaults and distribution) Water - King County Water District #125 (extension of water main down S. 144th Street across Tukwila International Boulevard and looping on-site). Natural Gas - Puget Sound Energy (extension of natural gas main along Tukwila International Boulevard) ... Continuation on Attachment B.16.b. H:V.and Use Applications in PDFISEPA Environmental Review Application-Jan2011.doc Page 19 SEPA Checklist (NON -PROJECT PROPOSALS (E.G., SUBURBAN PLANS AND ZONING CODE TEXT CHANGES) MUST COMPLETE THE FOLLOWING PAGES). C. SUPPLEMENTAL SHEET FOR NON -PROJECT PROPOSALS (do not use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 1. How would the proposals be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: H:\Land Use Applications in PDF SEPA Environmental Review Application-Jan2011.doc Page 20 SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitats, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? H:V.and Use Applications in PDFISEPA Environmental Review Application-Jan2011.doc Page 21 SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public service and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with Local, State, or Federal laws or requirements for the protection of the environment. D. SIGNATURE Under the penalty of perjury the above answers under ESA Screening Checklist and State Environmental Policy Act Checklist are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: A• Date Submitted: 05/28/2013 H:\Land Use Applications in PDFI.SEPA Environmental Review Application-Jan2011.doc Page 22 Attachment B.1.c. See the attached Geotechnical Engineering Report dated March 18, 2013, prepared by Associated Earth Sciences, including in particular the discussion of "Vashon Lodgement Till" on page 5. Attachment B.8.a. (v) two car garage, and (vi) basketball court. Attachment B.16.b. Refuse Service — Waste Management (Construct staging area) Telephone — Century Link (Pull cabling) Sanitary Sewer — Valley Vue Sewer District (Relocation of sewer line) TUKWILA VILLAGE Tax Parcel Nos: 152304-9092 155420-0010 152304-9096 155420-0015 152304-9242 155420-0020 004000-0145 155420-0025 004000-0146 155420-0030 004000-0180 155420-0033 004000-0191 155420-0034 004000-0194 155420-0035 004000-0196 155420-0036 004000-0198 155420-0037 155420-0005 15255.007 Name: PARCEL A North: 176582.4911' Segment #1 : Line Course: S19°27'24"W North: 176550.6401' Segment #2 : Line East: 1278267.3384' Length: 33.78' East: 1278256.0865' Course: N70°32'36'9 Length: 119.35' North: 176590.3949' East 1278143.5521' Segment #3 : Curve Length: 343.54' Radius: 1960.00' Delta: 010°02'33" Tangent 172.21' Chord: 343.10' Course: N14°52'01"E Course In: N70°06'43' W Course Out: S80°09'16"E RP North: 177257.1546' East 1276300.4484' End North: 176922.0084' East: 1278231.5820' Segment #4 : Line Course: N73°14'00"E Length: 151.66' North: 176965.7585' East: 1278376.7945' Segment #5 : Line Course: S07°15'12"E Length: 135.11' North: 176831.7297' East: 1278393.8531' Segment #6 : Line Course: S01°27'24"9 Length: 65.00' North: 176766.7507' East: 1278392.2007' Segment #7 : Line Course: N87°35'31'W Length: 31.50' • North: 176768.0742' East: 1278360.7285' Segment #8 : Line Course: 601°27'24'W Length: 31.97' North: 176736.1146' East: 1278359.9158' Segment #9 : Curve Length: 24.30' Radius: 200.00' Delta: 006°57'36" Tangent: 12.16' Chord: 24.28' Course: SO4°56'12"W Course In: N88°32'36' W Course Out: S81°35'00"E RP North: 176741.1987' East: 1278159.9805' End North: 176711.9246' East: 1278357.8264' Segment #10 : Line Course: S08°25'00"9 Length: 105.72' North: 176607.3432' East: 1278342.3521' Segment #11 : Curve Length: 55.32' Radius: 64.00' Delta: 049°31'35" Tangent: 29.52' Chord: 53.62' Course: 673°39'13'W Course In: S08°25'00"W Course Out: N41°06'35'W RP North: 176544.0325' East: 1278332.9844' End North: 176592.2534' East: 1278290.9042' Segment #12 : Curve Length: 25.96' Radius: 40.00' Delta: 037° 11' 17" Tangent 13.46' Chord: 25.51' Course: 667°29'04'W Course In: N41°06'35'W Course Out: S03°55'17"E RP North: 176622.3915' East: 1278264.6041' End North: 176582.4851' East 1278267.3396' Perimeter 1123.21' Area: 63989 Sq. Ft. Error Closure: 0.0061 Course: S10°58'46"E Error North: -0.00594 East: 0.00115 Precision 1: 184132.79 Name: PARCEL B North: 176607.3490' Segment #1 : Line Course: N08°25'00"E North: 176711.9304' Segment #2 : Curve East: 1278342.3508' Length: 105.72' East: 1278357.8251' Length: 24.30' Radius: 200.00' Delta: 006°5736" Tangent 12.16' Chord: 24.28' Course: N04°56'12"E Course In: N81 °35'00'W Course Out: S88°32'36"E RP North: 176741.2045' East: 1278159.9791' End North: 176736.1204' East: 1278359.9145' Segment #3 : Line Course: N01 °27'24"E Length: 31.97' North: 176768.0800' East: 1278360.7272' Segment #4 : Line Course: 687°35'31"E Length: 31.50' North: 176766.7565' East: 1278392.1994' Segment #5 : Line Course: S87°35'31"E Length: 162.63' North: 176759.9234' East: 1278554.6858' Segment #6 : Line Course: S01°2724'W Length: 379.50' Course: N19°27'24"E Length: 33.78' North: 176380.5461' East: 1278545.0385' North: 176582.4907' East: 1278267.3366' Segment #T : Line Course: N87°35'31"W Length: 152.18' North: 176386.9401' East: 1278392.9929' Segment #8 : Line Course: N01°27'33"E Length: 155.52' North: 176542.4097' East: 1278396.9532' Segment #9 : Curve Length: 92.76' Radius: 64.00' Delta: 083°02'43" Tangent 56.67' Chord: 84.85' Course: N40°03'39"W Course In: N88°32'17' W Course Out: N08°25'00"E RP North: 176544.0425' East: 1278332.9740' End North: 176607.3532' East: 1278342.3417' Perimeter: 1136.07' Area: 66178 3q. Ft. Error Closure: 0.0100 Course: N65°06'21 "W Error North: 0.00419 East: -0.00904 Precision 1:113608.00 *****k******aFtttl LiiLitiii.Li Li4 LLALLL LL******!*********** Name: PARCEL C North: 176386.9353' Segment #1 : Line Course: N87°35'31' W North: 176388.2546' Segment #2 : Line East 1278393.0016' Length: 31.40' East: 1278361.6294' Course: NO2°27'55"E Length: 2.40' North: 176390.6524' East 1278361.7326' Segment #3 : Line Course: N84°49'09'W Length: 141.70' North: 176403.4479' East: 1278220.6115' Segment #4 : Line Course: N87°35'35"W Length: 18.17' North: 176404.2109' East 1278202.4575' Segment #5 : Line Course: N20°06'52"E Length: 155.94' North: 176550.6398' East 1278256.0847' Segment #6 : Line Segment #7 : Curve Length: 25.96' Radius: 40.00' Delta: 037°11'17" Tangent: 13.46' Chord: 25.51' Course: N67°29'04"E Course In: NO3°55'17"W Course Out: S41°06'35"E RP North: 176622.3971' East 1278264.6011' End North: 176592.2590' East 1278290.9012' Segment #8 : Curve Length: 55.32' Radius: 64.00' Delta: 049°31'35" Tangent 29.52' Chord: 53.62' Course: N73°39'13"E Course In: S41°06'35"E Course Out: N08°25'00"E RP North: 176544.0381' East 1278332.9814' End North: 176607.3488' East: 1278342.3492' Segment #9 : Curve Length: 92.76' Radius: 64.00' Delta: 083°02'43" Tangent 56.67' Chord: 84.85' Course: S40°03'39"E Course In: 608°25'00'W Course Out: S88°32'17"E RP North: 176544.0381' East: 1278332.9814' End North: 176542.4053' East: 1278396.9606' Segment #10 : Line Course: 601°27'33"W Length: 155.52' North: 176386.935T East: 1278393.0004' Perimeter. 712.96' Area: 31863 Sq. Ft Error Closure: 0.0013 Course: N74°2721 "W Error North: 0.00035 • East: -0.00126 Precision 1: 548423.08 ******************************************************************** Name: PARCEL D North: 176550.6366' East: 1278256.0852' Segment #1 : Line Course: S20°06'52"W Length: 155.94' North: 176404.2077' East: 1278202.4580' Segment #2 : Line Course: N87°35'35"W Length: 125.26' North: 176409.4682' East: 1278077.3085' Segment #3 : Line Course: N20°06'52"E Length: 184.93' North: 176583.1189' East: 1278140.9053' Segment #4 : Curve Segment #8 : Line Length: 7.74' Radius: 1960.00' Delta: 00013'35" Tangent 3.87' Chord: 7.74' Course: N20°00'05"E Course In: N69°53'08"W Course Out: S70°06'43"E RP North: 177257.1559' East: 1276300.4504' End North: 176590.3962' East: 1278143.5542' Segment #5 : Line Course: S02°24'25"W Length: 8.39' North: 176315.1301' East 1278216.8926' Segment #9 : Line Course: S88°52'26"E Length: 164.98' North: 176311.8877' East: 1278381.8408' Course: S70°32'36"E Length: 119.35' Segment #10 : Line North: 176550.6415' East 1278256.0886' Perimeter. 593.22' Area: 20799 Sq. Ft Error Closure: 0.0059 Course: N34°13'09"E Error North: 0.00490 East: 0.00333 Course: 601°06'33"W Length: 280.19' North: 176031.7502' East 1278376.4170' Segment #11 : Line Precision 1: 100545.76 Course: N87°39'54"W Length: 97.12' North: 176035.7071' East 1278279.3777' **********************ALAR{t**************************************#* **** Name: PARCEL E Segment #12 : Line North: 176028.1704' East: 1278181.9111' Course: 601°06'50"W Length: 11.50' North: 176024.2092' East 1278279.1541' Segment #1 : Line Course: N01 °07'07"E Length: 125.03' Segment #13 : Line North: 176153.1766' East: 1278184.3520' Segment #2 : Line Course: N87°39'54' W Length: 198.12' North: 176161.2485' East: 1277986.3965' Course: N87°39'54"W Length: 97.33' North: 176028.1747' East: 1278181.9049' Perimeter. 1332.79' Area: 84.310 Sq. Ft. Error Closure: 0.0075 Course: N55°42'15"W Error North: 0.00424 East: -0.00621 Segment #3 : Line Precision 1: 177705.33 Course: N20°06'52"E Length: 160.87' North: 176312.3066' East: 1278041.7191' Segment #4 : Line Course: S69°53'08"E Length: 5.00' North: 176310.5871' East: 1278046.4142' Segment #5 : Line Course: N20°06'52"E Length: 20.00' North: 176329.3673' East: 1278053.2921' Segment #6 : Line Course: N69°55'50"E Length: 2.71' North: 176330.2972' East: 1278055.8375' Segment #7 : Line Course: S87°35'35"E Length: 161.55' North: 176323.5127' East: 1278217.2450' 4 CITY OF TUKWILA Department of CommunDevelopm 12 2013 SEPA ity 6300 Southcenter Boulevard, Tukwila, WA 9888 E c VIRONMENTAL Telephone: (206) 431-3670 FAX: (206) 431-36��Lot �Mt - - E-mail.: planning(a,TukwilaWA.gov 1) REVIEW APPLICATION FOR STAFF USE ONLY Permits Plus TYPE: P-SEPA Planner: File Number: 6 / 3 ..._ 0/ Application Complete Date: Project File Number: / J Application Incomplete Date: /7_ Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Tukwila Village LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. See attached Legal Description for lots, blocks, and subdivisions. The access streets are Tukwila International Boulevard and South 144th Street. The nearest intersection is Tukwila International Boulevard and South 144th Street. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). See attached list of all tax lot numbers. 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: Bryan M. Park Address: 201 - 27th Avenue SE, Building A, Suite 300, Puyallup, WA 98374 Phone: (253) 231-5001 FAX: (253) 231-5010 E-mail: bryanp@housing4seniors.com Signature: , ' U `vim— Date: 05/28/2013 H:\Land Use Applications In PDFSEPA Environmental Review Application-Jan2011.Doc } Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning PROJECT DESCRIPTION AND ANALYSIS: .1 9. Vicinity Map with site location. ✓ 10. Provide four (4) copies of any sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See the Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. ✓ 11. Any drawings needed to describe the proposal other than those submitted with the underlying permit. Maximum size 24" x 36". H:V.and Use Applications In PDF\SEPA Environmental Review Application-Jan2011.Doc THE SAMARA APARTMENTS NORMANDY COURT APARTMENTS L� PROPERTY "UNE BUILDING B W-._ ._.P°HAE._.3._ I I I C -1 L i( RIVERTON TERRACE LEGEND: PHASE 1 OVERALL SITE • BUILDING C (THE COMMONS) • PLAZA • BUILDING A (LIBRARY BY OTHERS) PHASE 2 • BUILDINGS D & E PHASE 3 • BUILDING B PHASE BOUNDARY, TYP. UPPER FLOOR OUTLINE, TYP. o PROPERTY LINE --- • BLDG C t,.tG COtw�MONS) BUILDING A \\ PHASE 3 .71 1yw a �A /LATER Ai BCV'p NOTE: SEE CS SHEET FOR PROJECT STATISTICS BREAKDOWN BY PROJECT PHASE z,. 0 a GREAT BEAR MOTOR INN n PHASED DEVELOPMENT PLAN o 15 30 60 90 E03 c=00/ Issue Dates Rev Date Dese. 05/28/13 &R SUBIIIML TUKWILA VILLAGE RECEIVED JUN 12 2013 • (;O d AtJI- I 1 Y DEVL .O1'MENT 6,4 g VIA N gg a s§ 4 .1g 5$ rd a < 30 1 11 i A s oa P : w -,LL PP i l iti i22 PROJECT tk LA -1113 FILE NAME: LA1113-P1.1 DRAWN BY: CP/LP/MB PHASED DEVELOPMENT PLAN P1.1 BAR SUBMITTAL TUKWILA VILLAGE TIB &S144T"ST PL13-023 L13-0044 DESIGN REVIEW E13-011 SEPA L13-030 DESIGN REVIEW L13-031 SEPC PERMISSION L13-021 LAND DIVISION L13-030 DESIGN REVIEW Moira Bradshaw From: Diana Keys <dianak@johnsonbraund.com> Sent: Thursday, September 18, 2014 11:57 AM To: Moira Bradshaw Cc: Charles Romero; Brandon Francom; Greg Herring (gregh@intercitycontractors.com) Subject: RE: Tukwila Village Building A Steel VE items Moira, The evaluation of the VE/revised steel fabrication items should not open up the door for additional design revisions to the BAR approved building design. The building design, permit/construction documents are complete and have been bid. The BAR approved design had the "applied" sunscreen stacks at four locations on the corners of the building. The proposed design reduces the number of the applied sunscreens to the top level only and provides an additional sunscreen to turn the corners. The approved east facade does not have any sunscreens. You've expressed concern about this facade in your email below, however this facade has been approved as shown. The proposed sunscreen option actually would add sunscreens at the top level of the north & south corners, adding some visual relief to the top of the fagade. The sunscreen element is relatively small, so significant reductions in cost will need to be made in bigger moves, i.e. eliminating (10) of the (18) locations as proposed. We have already reduced the steel member sizes as much as possible to reduce cost and keep the approved look. Another option would be to revisit the sunscreen design altogether for a more cost effective solution. See images below forexample design: 1 These images are aluminum. I am working on getting pricing information now. The round pipe profile at the front edge would relate to the 4" steel pipes utilized in the steel fabrication below (i.e brackets at trellis, "branches" at columns.) I would recommend that these be colored the same "fir tone" of the steelwork below. I will follow up with a call to discuss. 2 Thanks, Diana Keys 1 Director of Housing 1 LEED AP JOHNSON BRAUND, Inc. 15200 52nd Ave S Seattle, WA 98188 T 206-766-8300 dianak@iohnsonbraund.com www.johnsonbraund.com From: Moira Bradshaw [mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Wednesday, September 17, 2014 4:59 PM To: Diana Keys Subject: RE: Tukwila Village Building A Steel VE items Diana — I'm wondering if there isn't some other material or a different design that might serve to cap the corners that would seem more organic and less applied. Something that is prefabbed for building energy that might be less expensive. In the Design Manual http://www.tukwilawa.gov/dcd/urbanplan/Southcenter%20Design%20Manual New.pdf (page 21 of document, 25 PDF) there are a few contemporary horizontal elements that serve as caps. I realize that most of the "approved" eyebrows are on the north and south/southwest walls. The fagade that concerns me the most however is the east. Not the street level but the top levels because they're massing wise unrelieved and long. I realize this is a tough situation because the project is done and it's difficult to make changes (or just come up with something) that will fit with the rest of the design. I'll be in mid morning tomorrow to talk about any other viable options. Moira Carr Bradshaw, AICP Senior Planner Community Development Department 6300 Southcenter Boulevard Tukwila, WA 98188 The City of opportunity, the community of choice www.tukwilawa.gov (206) 431— 3651 1 Monday - Wednesday 8:30 — 5:00 I Thursday 11:00-5:00 From: Diana Keys [mailto:dianak@iohnsonbraund.com] Sent: Tuesday, September 16, 2014 7:55 PM To: Moira Bradshaw Cc: Brandon Francom; Charles Romero; Greg Herring(gregh@intercitycontractors.com); bryanp@housing4seniors.com Subject: Tukwila Village Building A Steel VE items Moira, 3 Thanks for meeting with us yesterday to review the proposed revisions to the steel fabrication elements on Building A in response to the high bid prices. See attached for the revised 3-d views showing the updated designs for all of the steel elements. Our take -away from the meeting was positive on all of the elements proposed. The one exception where you wanted to review further was the "eyebrow" sunscreens. The pdf shows the preferred proposed design, reducing the number from (18) locations (stacked conditions at corners) to (8) locations (top condition/turns corner). Please let us know as soon as possible if this solution is acceptable to you. As discussed, we will need to revise the construction details and then have the steel elements re -bid. We only want to do this one time, and soon. Your timely response would be greatly appreciated. Thanks, Diana Keys I Director of Housing 1 LEED AP JOHNSON BRAUND, Inc. 15200 52nd Ave S Seattle, WA 98188 T 206-766-8300 dianak@lohnsonbraund.com www.iohnsonbraund.com 4 Project Name: Tukwila Village LAS Project No. LA 1113 Subject : Ph. 1 BAR - responses to staff recommendations Prepared by: Chris Petersen Date Prepared: 12/10/13 Responses to Ph. 1 BAR Staff Recommendations: Memorandum e' , �,�J C- C)?+LLC land planning landscape architecture land entitlement 1. Driveway entries and sidewalks: 1.1. Moved 8' wide sidewalk back to ROW line (library to match); 1.2. Area between sidewalk and curb will be planted. 2. Plant pallette at southern edge of plaza: 2.1. Will review prior to Bldg. C / plaza permit submittal. 3. Trash / recycling enclosure: 3.1. Revised enclosure design to Waste Management standard detail for two dumpsters; required 10' setback and increased enclosure width required losing one parking stall and compensating with additional stall along Bldg..A live -work frontage and changing four of those stalls to compacts. 3.2. Added gates on south side and removed opening on north side; 3.3. Will add cover over enclosure. 4. More functional service area for Bldg. C : 4.1. Replaced 6" curb with 3" high rolled curb (per WSDOT std. plan F-10.18-00, Curb 1); 4.2. Moved Tight poles back, out of sidewalk; 4.3. Moved fire hydrant back, out of sidewalk. 5. Show Tree Preservation techniques on grading and demolition plans: 5.1. Will provide for two trees on 144tH 6. Enhance pedestrian crossing between Bldgs. B & C: 6.1. Will provide contrasting paving color/pattern (2' sq. scoring; color: brick red, sim. to bldgs.); 6.2. Will provide focal point on north side of Bldg. C (TBD — will review prior to Bldg. C permit package submittal) 7. Recreation Space at Bldg. A terraces: 7.1. Inadequate space for active recreation on level 2 west terrace due to private patios; providing passive space for seating, viewing; 1 7.2. Inadequate space for active recreation on level 2 southeast terrace due; providing passive space for seating, viewing, small gatherings, fire pit; 7.3. Level 5 Roof Terrace limited to 750 SF usable space by code; inadequate for active recreation. 8. Screening of mechanical equipment: 8.1. Will provide screening landscape in Bldg. A permit submittal; equipment locations and sizes to be confirmed. 9. Planting: 9.1. Plants will be sized appropriate to spaces (will show on Bldg. A and C permit submittals); 9.2. Hardy groundcovers used along 144th ; 9.3. Will provide groundcovers in shrub beds (will show on Bldg. A and C permit submittals); 9.4. Plants will be "diverse, seasonal, and resilient". 9.5. Changed trees on north wall of Bldg. A to narrow conifers; 'green screens" will also be provided to soften wall; 9.6. Pot planting to be specified as part of Bldg. A and C permit submittals; 9.7. Changed planting bed to tree grate at SW corner of Bldg. A. 10. Signage: 10.1. Moved TIB project sign to north side of entry; design to be included in Bldg. A permit submittal along with sign lighting; 10.2. Reduced project signs along north side on 144th from two to one (at SE plaza entry); will include in Bldg. C permit submittal along with sign lighting; 10.3. Building C wall signs and lighting to be included in Bldg. C permit submittal. 11. Lighting and tree canopy size: 11.1. 144th street light style and height to be coordinated with Public Works; 11.2. Would like to use medium width tree canopy clue to proximity of building facades on south side of 144th (Ph. 2 Bldgs. D & E facade is 11' from street tree, canopy is 8' away) and to limit street light obstruction. 12. Art Process: need to set up meeting to discuss. 13. Outdoor Plaza: 13.1. Sidewalk width increased to 6' min. on north and east sides of Bldg. C and east side of plaza; 13.2. Increased radius to facilitate movement at NE corner of plaza; 13.3. Added bike racks on east side of Bldg. C; 2 13.4. Water feature to be multi -functional with year round use — fountain sprays to be flush with pavement; operable fountain in off-season fitted with LED lighting for evening displays; focal element in center (decorative pavement and/or sculptural element); 13.5. Cafe maneuvering space: table quantity reduced (table quantity and sizes will depend on tenant). Other Modifications to Site Plan: 1. Bldg. A shifted approx. 2'-6" east to allow for wider sidewalk on TIB side. 2. Area between library and plaza/Bldg. C: 2.1. Modified paving and kiosk location to work with library's wraparound stairs at SE corner; 2.2. Changed "stramp" to simple stairway, reduced length and added planting bed; 2.3. Removed paved walk at base of stramp, replaced with more grass; 2.4. Adjusted planter and stairway widths between library and building C; 2.5. Exploring changing pole lights to bollard lights along library east property line to unclutter view of library facade; 3. Adjusted seating, tree, stair, and lighting configuration around water feature; 4. Added planting bed near SW corner of Bldg. A; 5. Added paving score patterns; 6. Changed crosswalk striping to keyboard type at 41st Ave. and 144th St. (City requirement when non - signalized). 3 ' ek-Pra.a.- 7- 5 " MY-tAr- :I21iims ; d'odbLe c4'1cvrv..l i v\Stead zy- �LC.. , wan/ led or\l-e_azel 7//o1 > 7 / ,lia "I/rhes • Tibe. 5/d Uig • 4efrig ova 11 / (�7i4AsteSa7 M ,#t4/? 'a/(,,i n, e .)(4-7, �� DDa 91/42#:birc9G0 4 57,600 elly19-I 6rI1414"1111 I II Illa" I S1141 1. II ._:1 mtI!iiit'll!! 11 II ill !ill iltigft-rrir-aa-F.IN 11111 !,1:..! 1111 3 I. c1030 1. SE VIEW FROM PLAZA (Compare to approved BAR sheet P2.12) Ail MI i. 1 .... ... ...... -a 3 1 sr 11 t ii iii iv [ 11 rl d Id fd I ii ii I i : ! i , .1 :1 2 1 i 1 ii il I I I H V Min .1 il 1 /1 Ili '• 1 1.1 LII !! ull L 11 ±. ill ....._ ! II I LAIII Ill ...11111111 1. NE VIEW (Compare to approved BAR sheet P2.13) 11i;;;;;;;;IN1411111 111111111 1-111017 ------ : ------ Z.-. ----- HIS% ti I It I tit Mi Pt rtiii tilinttty ,„ --- • ,„„ ,„ III 101 t, gm ',lot, so ow mom 1IT11 stMI 1IS 1III MIiIl II II 0 Li as 2. , NW VIEW (Compare to approved BAR sheet P2.13) L /3 -036 1. SW VIEW FROM TIB (Compare to approved BAR sheet P2.11) City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF DECISION December 5,2013 TO: e Bryan Park for Tukwila Village Development Associates, LLC, Applicant — 4. d King County Assessor, Accounting Division Washington State Department of Ecology )vv,, - J Valley View Sewer District King County Water District 125 Seattle City Light Puget Sound Clean Air Agency Tukwila Village Parties of Record — ( ,k) This letter serves as a notice of decision and is issued pursuant to Permit Application Types and Procedures Chapter of the Zoning Code section of the Tukwila Municipal Code (TMC 18.104.170) on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L13-030 Applicant: Tukwila Village Development Associates, LLC by Bryan Park Type of Permit Applied for: Design Review Project Description: Phase 1 of Tukwila Village, which is a mixed used project comprised of five buildings that will be constructed in three phases. Phase 1 includes Building A, which is five stories with 80 market rate housing units; 4 live work units and commercial services/retail floor area at grade; and two levels of structured parking; and Building C, which is a stand-alone one-story, 4,210 square foot community building with an adjacent 27,000 square foot outdoor community space. Phase 1 occurs north of S. 144 Street and includes internal driveways, surface parking, landscaping and street frontage improvements along Tukwila International Boulevard and S. 144 Street. 6300 Southccnter Boulevard, Suite #100 • Tukwila. Washington 98188 • Phone 206-431-3670 • Far: 206-431.3665 Location: Associated Files: Comprehensive Plan Designation/Zoning District: The site is vacant and is generally located in the northeast corner of the intersection of S. 144 Street and Tukwila International Boulevard. The site consists of parcels numbered 1523049242, 1523049096, part of 1523049092, 1554200030, 1554200025, 155400020, 1554200015, 1554200010, 1554200005, and part of the 41St Avenue S. right of way, which is proposed for vacation L13-021 - Boundary Line Adjustment/Lot Consolidation L13-030 - Parking Standard and Administrative Variance L13-011-SEPA L13-020 - Parking Standard Determination - King County Library Neighborhood Commercial Center with Urban Renewal Overlay II. DECISION SEPA Determination: The City SEPA Responsible Official has determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non -Significance (DNS.) Decision on Substantive Permit: The City's Board of Architectural Review has determined that the application for a Tukwila Village - Phase 1 complies with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to the conditions that are set forth as follows: 1. In order to meet criterion #1 (accomplish a desirable transition with streetscape and adequate pedestrian movement), the access along S 144th Street and the southerly access along TIB shall be revised to leave the sidewalk at the same elevation. The site access shall be modified to a driveway as opposed to a curb return. Also, the eight foot public sidewalk along TIB shall be moved to the east property line 2. In order to meet criterion # 1 (Site Design for Safety), modify the plant palette along southern edge of the outdoor plaza, in order to allow visibility in the 3-7 foot line of sight from the public street. 3. In order to meet criterion #1(screening of service areas), create trash/recycling enclosure(s) to accomplish the following objectives: • staging of residential bins and accommodation of permanent commercial tenant bins, • screening on all sides, and • screening from above, for example a trellis over the top, so that residential views from the project are also screened. Page 2 of 5 4. In order to meet criterion #1(siting of service areas), create a more functional service and loading area for Building C. 5. In order to meet criterion #1 (Natural features and sensitive areas), show tree preservation techniques on the demolition and grading plan sheets for trees #18,20,21,32, 36, 37. 6. In order to meet criterion #1 (Pedestrian Circulation), enhance the pedestrian crossing between Building B and C. 7. In order to satisfy Zoning Code definition of recreation space requirements for Building A, consider programming and design options for more active recreation, such as lawn bowling, bocce ball, badminton, etc. 8. In order to meet criterion #2 (screening of mechanical equipment), incorporate a landscape screen compliant with safety clearances around the electrical transformer in the northwest corner of the site; locate and screen the electrical meters located on the wall of Building A to reduce visibility; and ensure that rooftop mechanical units are not visible from off-site. 9. In order to meet criterion #3 (Planting Design), • revise plant type to a size that is appropriate for the space; • utilize hardier groundcovers in the tree pits adjacent to the parallel parking stalls on S 144th St; • include groundcovers in beds where medium and large shrubs are proposed; • substitute narrow evergreen tree for the small deciduous trees proposed in order to add year round screening and interest along the large blank north wall of Building A; ■ utilize a tree grate instead of plant bed in area between the southwest corner of Building A and mid -block crossing, and • consideration be given to plant palette that is diverse, seasonal and resilient 10. In order to meet criterion #4 (Sign Design) applicant shall include the following additional details and these shall be approved by the DCD Director: • Sign lighting that is a positive architectural detail for the Building C; ■ Complementary wall signs for Building C; and • lighting for monument signs. 11. In order to satisfy the Comprehensive Plan Goals and Policies: ■ allow applicant to negotiate with staff on type and height of fixture on S. 144th Street ; and • where possible, select tree species with a broader tree canopy. 12. In order for the art to satisfy its role as Focal Points within the project, the applicant must receive approval by the DCD Director for a process prior to the issuance of a Page 3 of 5 building permit. The four areas identified are the roof cistern, the clock tower and the two columns framing the stage. The scope for the artist shall include the following minimum objectives: scale sufficient to act as focal points and in balance with the adjacent structural elements, and illumination (internal and/or external). The artist review process shall include the Tukwila Arts Commission approval. 13. In order to satisfy the criteria of the Statement of Purpose and Design for the Outdoor Plaza • modify the width and design of the east side of the Outdoor plaza so that there is a minimum of 6 feet of sidewalk; • modify the radius of the landscape design to facilitates movement around the northeast corner of the Plaza; • add bike racks near Building C; • provide greater detail for the area that includes the "water feature" such that it is interesting when the water is not in use and multi -functional year round; and • provide adequate space for pedestrian maneuvering around the raised landscaping beds, planters and the outdoor seating for the cafe on the north side of Building C. 14. Add architectural interest to the exterior fireplace wall on Building C. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Permit Application Types and Procedures Chapter of the Zoning Code (TMC 18.104.010.) Other land use applications related to this project may still be pending. One administrative appeal to the Hearing Examiner of the Board of Architectural Review decision is permitted. No administrative appeal of the DNS is permitted. 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, that is, by Thursday, December 26, 2013. The requirements for such appeals are set forth in the Appeals Chapter of the Zoning Code (TMC 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. Page 4 of 5 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS The Hearing Examiner appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in the Judicial Review of Land Use Decision Chapter of the Revised Code of Washington (RCW 36.70C.) An appeal challenging the DNS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Moira Carr Bradshaw who may be contacted at 206-431-3670 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. 044)40147.(7--- epartment of Community Development City of Tukwila W:\Long Range Projects\Tukwila Village\PL13-023\NOD BAR.doc Page 5 of 5 Cita of 1aIwiCa 1,41,partkortent Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl , HEREBY DECLARE THAT: Project Number: PL13-023 Notice of Application X Notice of Decision Notice of Public Hearing Notice of Public Meeting Mailer's si _ nature: Determination of Non- Significance — 1__......_......................_ Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this 5th day of _December , _201/3 Project Name: Tukwila Village , Phase 1 Project Number: PL13-023 Associated File Number (s): L13-030 Mailing requested by: Moira Brads . w Mailer's si _ nature: .4e- . — 1__......_......................_ W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC City of Tukwila Planning Commission Board of Architectural Review(BAR) Meeting Minutes Date: November 26, 2013 Time: 6:30 PM Location: City Hall Council Chambers Present: BAR Chair Thomas McLeod; BAR Vice Chair Louise Strander; Commissioners Mike Hansen and Sharon Mann Absent: Commissioners Brooke Alford, Cassandra Hunter and Miguel Maestas Staff: Moira Bradshaw, Senior Planner; Minnie Dhaliwal, Planning Supervisor; Nora Gierloff, Deputy Director; and Wynetta Bivens, Planning Commission Secretary Continuation: November 14, 2013 public hearing. Correction: Staff noted one correction that the applicant requested to the minutes from Novemberl4, 2013. On page 6 in response to the question whether it is easy to cover up graffiti on the metal it reads, "It can be re -painted." It should be changed to read, "The siding can be cleaned." Minutes: Commissioner Hansen made a motion to adopt the November 14, 2013 minutes as amended. Commissioner Strander seconded the motion. The motion was unanimously approved. At 6:30 PM Chair McLeod continued the deliberation on the project from the November 14th public hearing on: CASE NUMBER: L13-030 APPLICANT: Bryan Park REQUEST: Phase I of Tukwila Village project to include Building A, a six story commercial and residential building; Building C, a one story commercial, community building; and an outdoor plaza and accessory parking, sidewalks, landscaping and street frontage improvements. LOCATION: North east corner of Tukwila International Boulevard and S.144th Street. Commissioner Hansen asked staff to provide a recap on where the BAR left off on their discussion of Tukwila Village (L13-030) at the conclusion of the November 14th public hearing. He asked what needs to occur in order for the BAR to make a final decision. Moira Bradshaw, Senior Planner, Department of Community Development stated that the public hearing was closed on November 14th; therefore, no additional public testimony is allowed. She said the BAR needs to deliberate and make a final decision based on the facts as Page 1 of 3 BAR Public Hearing Minutes November 26, 2013 listed in the staff report, the plans, the public testimony from the public hearing, and any conclusions drawn by the BAR from their deliberations. Ms. Bradshaw stated that at the November 14th public hearing Mr. Park, the applicant, requested the Planning Commission consider the following three modifications: 1. Deny Staff's recommended condition (Condition #11 from the Staff Report) regarding the proposed street light fixture for S. 144 Street. The applicant would like the ability to negotiate the choice of street and pedestrian light fixtures with City Staff. He would like the fixtures along S. 144th Street to be consistent with the Tukwila Village project and the King County Library System rather than the fixture within the other sections of the street. 2. Make adjustments to the transitional area between the Library and the plaza. The applicant requests that the BAR approve the library's landscape architect's layout for both sides of their mutual boundary. 3. The applicant asks approval for their monument sign to be erected on the north side of the Tukwila International Boulevard driveway entrance and the Library's monument sign to be on the south side. The applicant also requests that the setbacks on the sidewalk be identical on both sides. (Condition #1 from the Staff Report) There was discussion and clarification on the applicant's requested modification number one. The BAR began their deliberation of the Tukwila Village project (L13-030) from the November 14th public hearing. The Planning Commission requested that the Staff provide additional clarification on the recommended conditions 1-13 as listed in the November 14th Staff Report. Amendments: The Commission moved to amend the following conditions: Condition Number 7: Commissioner Strander moved to amend the condition to read, "In order to satisfy Zoning Code definition for recreation space requirements for Building A, consider programming and design options for more active recreation, such as lawn bowling, bocce ball, badminton, etc." Commissioner Mann seconded the motion. All were in favor. Condition Number 8: Commissioner Mann moved to amend the condition to read, "In order to meet criterion number two, incorporate a landscape screen that is compliant with safety standards around the electrical transformer at the northwest corner of the site and administratively approved." Commissioner Strander seconded the motion. All were in favor. Condition Number 9: Chair McLeod moved to add an additional bullet to read, "To have consideration be given to a plant palette that is diverse, seasonal, and resilient." Commissioner Mann seconded the motion. All were in favor. Condition Number 11: Commissioner Hansen moved to eliminate the first two bullets and substituted, "The applicant shall negotiate with City Staff on type of fixture and appropriate heights on South 144th Street." No change was recommended for the third bullet of recommended conditions. Commissioner Strander seconded the motion. All were in favor. Condition Number 12: Commissioner Hansen moved to delete the word "scope" in the first sentence and add "approval" to the end of the paragraph to read, "In order for the art to satisfy its Page 2 of 3 BAR Public Hearing Minutes November 26, 2013 role as Focal Points within the project, the applicant must receive approval by the DCD Director for a process, prior to the issuance of a building permit. The four areas identified are the roof cistern, the clock tower and the two columns framing the stage. The scope for the artist shall include the following minimum objectives: scale sufficient to act as focal points and in balance with the adjacent structural elements, and illumination (internal and/or external). The artist review process shall include the Tukwila Arts Commission approval." Commissioner Strander seconded the motion. All were in favor. Condition Number 13: Chair McLeod moved to approve the condition with the following language added, at the end of the fourth bullet, "Provide greater detail for the area that includes a water feature such that it is interesting when the water is not in use and multi -functional year round." All were in favor. New Condition: Condition Number 14: Commissioner Mann moved that additional architectural interests are given to the exterior fire place wall on Building C. Commissioner Hansen seconded the motion. All were in favor. The BAR deliberated on the applicant's recommended modifications two and three. The BAR was in support of modification number two and modification number three was resolved during deliberation of Staff's recommended conditions. Commissioner Hansen asked to go on the record stating that he did not think there would be enough restrooms for the project. Chairman McLeod was in consensus. Commissioner Hansen made a motion to approve Case Number L13-030 Design Review, and associated permit numbers E12-011, L13-031, L13-020, with Staff's findings, conclusions and thirteen conditions as amended by the BAR with the new condition fourteen. Commissioner Strander seconded the motion. All were in favor. Director's Report: None Adjourned: 8:40 PM Submitted by: Wynetta Bivens Adopted: 2/27/14 Page 3 of 3 City of Tukwila Planning Commission Board of Architectural Review Meeting Minutes Date: November 14, 2013 Time: 6:30 PM Location: City Hall Council Chambers Present: Chair, Thomas McLeod; Vice -Chair, Louise Strander; Commissioners, Brooke Alford, Mike Hansen and Sharon Mann Absent: Commissioners Cassandra Hunter and Miguel Maestes Staff:Moira Bradshaw, Senior Planner; Minnie Dhaliwal, Planning Supervi Nora Gierloff, Deputy Director; Jack Pace, DCD Director; and Wynetta Bivens, Planning.Commission Secretary. Chair McLeod opened the public hearing at 6:30 PM. Minutes: Commissioner Hansen made a motion to adopt the 7nnut'ie'22, 2013 and August 22, 2013 minutes. Commissioner Strander seconded the motion The motion was unanimoust pproved. Chair McLeod asked staff to provide information on the BA; s role for the meeting. Nora Gierloff, Deputy Director, Community Development Department ebed the purpose is for the Board of Architectural Review to review the design of the buildings, site deWtrathe landscaping plan for the Tukwila Village and Tukwila Library. Their decision will itmade based on tillecign criteria in the code such as the color, the materials, and the design of the project.//fj/ ..,,. Case number L13-017, King County Library Systehas list ton the a"gemma. Commissioner Alford made a motion for case number L13-030, T kwila Village to be heardfirst (commissioner Hansen seconded the motion. The motion was unanimously ap �f ; ,ed ��� ����ii' • ��aii CASE NUMBER: APPLICANT: REQUEST: 18-030 ryan Park `lase I of T u " la Village project" to include Building A, a six story commercial and i `gyp *op' YIan re stdential,building; ; 'ildidg ;C, one story commercial, community building; and an outdo�I aza and ac ec sso i arking, sidewalks, landscaping and street frontage provements. east' otiier of Tukwila International Boulevard and S.144"' Street. 4 �y od opened the publiethearingaid swore in those wishing to testify. Moira Bradshaw., Senior Pla ,ner, Community Development Depaitment asked each of the Planning Commissioners 11 `appearance ofi fairness questions. Commissioners Mann, Strander, and Hansen disclosed w��t a of weren't communicdo�h ands they could be impartial to hearing the cases. There weren t any objections � to the Planning Comiifisr inners°hearing the cases. Staff provided information on the intent of the role of the Board of Architectural Review (BAR) as it relates to the project. The Tukwila Village project is unique, and as part of the project the City Council entered into an agreement and has a contract with the applicant. This is a public/private partnership and the City owns the land. The City Council agreed to a preliminary site plan, which the BAR is being asked to approve. The City Council also agreed to allow Tukwila Village to be developed in a phased manner. Additional criteria were provided for the BAR to use during the review process. Page 1 of 9 BAR Public Hearing Minutes November 14, 2013 There is a public right-of-way that provides legal access to the parking lot in the back of the Normandy Court Apartments. The City Council agreed to vacate the right-of-way with the condition that the apartment property owners will have legal access. Ms. Bradshaw provided a detailed overview of Phase I of the project, which consists of Building A, a mixed use building; Building C, a community building; and the community open space. Ms. Bradshaw stated it was important to review the site plan criteria of the overall concept in relationship to the street front, continuity of the buildings to the adjacent properties, and shared facilities. The City Council agreed to integrate the site even though the buildings would be developed in phases. ISSUES: 1. One of the criteria the applicant is required to meet is storm water etention. The storm water retention pipes for Phase I will be located under Building B, which is in Phase' lir The applicant asked permission to get a partial foundation permit for Phase III in order to reirt"forde i1 soi] due to poor soil condition before placing the storm water pipes. The soil will be reinforced with g o piers, which are cavities that are two feet wide and twenty feet deep and are filled with compacted rock. 2. Staff suggested the applicant address Phase III perta'n�tto the view of Building . ;from Building B. The applicant proposed a landscape focal point on theeast'side of Building B and an a t;'f_eature on the west side. 3. The applicant has provided a conceptual landscape design'but;l has given a range of possible plantings in each category rather than specific choices. 4. The following criteria are important concerns: • Focal point designs, such as bulidrng corners ;;. • Perspectives on the.ground as you' enter theXite par ularly community plaza • Lighting % , ',' RECOMMENDATIO AND COND IONS: The proposed project me the requrremetits--Staff recommends approval of the project with thirteen conditions as �� listed in the November 6, 2'613'f�r`eport: QUESTIONS!''' Comrhisstoner Alford • /hat is the process for ih'erecommendations to be approved? ' \Staff -Evaluate lan site and look for condition exceptions. 1Uidi • Does�staff.recommend aprons for the sidewalk which is a raised sidewalk? o Stiff - Only at•(litentrance to the site. Commissioner Mann • Will the building *mit be delayed until a decision is made regarding the art design? o Staff - A decision is not necessary on the art design prior to the issuance of the building permit. • What type of heat/energy will be used to heat the units? o Staff referred the question to the applicant. • How many monument signs are allowed and where will the signs be located on the project? o Staff - Four signs are allowed on the project. • Can the parcels on the site be sold separately? o Staff - The parcels could be sold separately but subject to overlapping of shared blanket easements and agreements. • Will there be required covenants pertaining to the land? o Staff suggested that she ask the applicant. • Are festival banners allowed? Page 2 of 9 BAR Public Hearing Minutes November 14, 2013 o Staff - If the content is not visible offsite then the banners are allowed. • Will there be a barrier at the most northern driveway at Tukwila International Boulevard to prevent people from making a left turn? o Staff - It will be a right turn in and right turn out drive with a c -curb to prevent left turns. • What is the capacity of Building C? o Staff referred the question to the applicant. Commissioner Strander Asked for clarification on the banner system that is proposed. • If a commercial tenant is located in Building C, will they be able to customize the exterior of the building pertaining to their company colors or logo? � o Staff - It is not likely and it is a gray area in the code. It is har .fn regulate color/paint changes over a long period of time. • On Tukwila International Boulevard (TIB) looking towards Building C would you see visible signage identifying the cafe? o Staff —The sign for the community building wo,�u'�l,d��be,somewhat visible from TIB due to the large set back, but it would be less obvious fortQcafe. • Would tenants have options for the location of signage?/' o Staff - Smaller signs are allowed but the main sign has to be on facade has a public entrance. • Is the area all wired underground? o Staff - Yes • What type of games will be available.in the gaming area?" o Staff referred the question t e landscape architect 4,474, Commissioner Strander also stated that she is interested.an covenants pertaining to the land as raised by Commissioner Mann. Commissioner Hansen Stated the project is exciting and there,are many aspects o'f the project to like. /\\' • Is the size and location adequate for the fireplace? Commissioner Hansen commented that the fireplace is under ` " stated. � ""� he applicant addressedtliis-ques uring their presentation. • W.11 a regnla or veneer�b,�rick be used for t e fireplace? ro' Staff'— eneer'brick will be used. • Will there be lighting onn the site that works well during the winter season when it gets dark early? o The apphcantaddressedthis yquestion during their presentation. • `Will -there be cameras for security. ?./ " o\The applicant addressed this question during their presentation. • What is th \height of the,lie/work spaces? o \Ste\ They, ave mezzanines on the inside for the living space. The applicant can show a copy` of the.`flo'or plan. • Will there be blue erne gency stations in the garages? • Where will the bus stops be located? o Staff - The bus stop is in front of the library. The library is proposing to move the bus stop south so it will not be in front of a major architectural feature they are designing. Commissioner Hanson questioned whether the bus stop should be located in the primary corner because it will block the visibility of people passing by. Chair McLeod • Would there be a mid -block crossing on 144th such as the one on TIB? o Staff - There will be a mid -block crossing lined up with Building E and the plaza. • Will there be a painted crosswalk or blinking light at the crossing? o Staff -There is a proposal for the lighting system. Page 3 of 9 BAR Public Hearing Minutes November 14, 2013 • Did the police and fire department have a chance to review and approve the project? o Staff indicated that they have reviewed and approved the project. They reviewed 144th street as well. • Is the width of the lanes adequate for ladder use? o Staff - The fire department looked at turning movements for the fire trucks. The police and fire departments wanted a mountable hard surface to use for turn -around on 144`h • Is there anything in the design to prevent teenagers from utilizing the plaza surfaces as a skate park? o Staff referred the question to the landscape architect. • Was there other siding that was considered for the design and how was it determined to use the metal siding on Building C? o Staff referred the question to the applicant. • Did the Somali community get a chance to give input on the multi -cultural facility? o Staff - Before the application was submitted, the Mayor' ca fice organized a meeting at Cascade View Elementary School. There was a huge turn0Cand a major discussion on the community open space, particularly the indoor/outdoksfiace. The design team for the applicant attended the meeting. Bryan Park, Tukwila Development Associates, LLC, for the pplicant, gave anNoy rview of Phase I of the project and the overall site plan. He stated the project will be de e oped in three phases which will consist of h����:iaa'd✓ o:+r ��'i �. mixed use, mixed income, mixed development, and. e,, i on -age restricted. Buildixtg C and frontage improvements on South 144th Street and TIB will be pt'l of the Phase I development Mr 'ark stated that he and City Administration agreed to use the design criteria statement and urposes, which meto„r 'exceeded the project requirements. He also gave some of the highlightso>hPhasel and III of the project. He mentioned there will be a Police Resource Center which will provide"addd,e rity. In addition, there will also be security cameras. Mr. Park said, "We are ol,upportive of the,cinditions with a couple of exceptions." He said he would like to later address some conflie's`: that are identifiable and can be resolved with guidance from the Commission. �"E` ya¢"'" t Thea applicant addressed the follo pp win g questionsraised{b Commissioner Mann • What is the cap, t, for Buildm 401,,� o Mr. ark -The capacit is dictated \b the development agreement. Administration has authont t approve e�ca acity whichll as already been approved as a part of the submittal. Thea licant has e '� pp g� �c��%he��S�a�einen�and Design Purpose, which drives the capacity and e ctates the Mot ot�the space. ere be coVen'aants for fhe roject? Mr. Park fhe coven�ts will be reciprocal easements agreed to by The City, Tukwila Village and the Libra t will be recorded against the property prior to the disposition of the property by ° 0 the City to Tdcw�"` iia Villand the Library. There will be an additional agreement between the Library and Tukwila Village on the specific details of implementation. • Whate of.heat will be used in the units? o Mr'*Park There The will be electric light and heat with the exception of the hot water that will be pr .ark b Wal gas fired broilers, which will provide more efficient use of hot water. missibners: 4,4 Commissioner Hansen • Is the location and size of the fireplace appropriate? o Mr. Park - Fireplaces will only be in common areas. There was concern expressed regarding fireplaces being located in individual units. In respect to Commissioner Hansen's comment on whether the commons fireplace was appropriately located and sized, Mr. Park stated it was designed initially as a feature for indoor tenant. The applicant decided to open an outdoor feature. To relocate would be difficult and would almost change the character of the entire development. If the fireplace is not liked at that location it could be eliminated on the outside. The fireplace was proposed by the commercial tenant, the cafe coffee shop as an indoor/outdoor feature for the cafe customers. Commissioner Strander Page 4 of 9 BAR Public Hearing Minutes November 14, 2013 • Are the tenants allowed to make exterior modifications such as re -painting or changing the logo? o Mr. Park - Ordinarily commercial tenants would not be allowed to make such changes to the exterior appearance without the city's approval. Chris Petersen, for the applicant, gave an overview of the landscaping details of the site. He said some of the factors that influenced the design were a desire to have a strong connection between the buildings and the outdoor area. The applicant addressed the following questions raised by the Commissioners: Commissioner Strander • What type of games will be available to the tenants? o Mr. Petersen - There will be a pavement checker/chess board hd"`ome permanent game tables with checker boards. • How tall is the light bollard? o Mr. Petersen - The light fixture will be approximate' ,tlii 'stx. to forty-two inches; it varies between three to three and a half feet and lights path along *rtth'the overhead fixtures. • Is there a cement design in the lawn area? f �e.syU o Mr. Petersen - It is a decorative recreational elerte t for children. a11t r • Would the design be repeated in the base of where they at�r feature is? � :A o Mr. Petersen - It wouldn't be repeated ecf1y but it would a ave a comphmeritom spiral concept. • Are green roofs being incorporated? o Mr. Petersen — Building A has a green roof ind of it can be usable space. Commissioner Hansen • What type of lighting will be installed on )site? o Mr. Petersen - The designed lighiting will ' a iinimu , pedestrian areas Mich was increased from, a origutal desil Chair McLeod Out there are code limits on how much • What will prevent e'nagers from ugin the mound file surface for skate boarding? o Mr. etersen - Fixing t ye dge of the s�at� wall will be a deterrence, which can be done in a one and a half foot candles in the ecorativemanner. Commission r.,Mann ,, • ° e of lig h° will be tnstalled around the common area? Mr. Peterse Ther ii'11, be fifteen foot pole mounted lights along the perimeter of the plaza spaced twenty the feeetkrt. They have fifteen foot mounted lights for the pathway and bollard lighting. There null also btftventy-two foot pole mounted lighting between the trees to light the roadway. There also lights on the building under the overhang. Pole lights will be on the back tls of the buil g Lighting will be adjacent to the doors including the service door. n„oun, � �y�y� • Will the tree acid plantm tithe site be seasonal? o 41ra Peterser- All planting on the site will be seasonal deciduous trees. • Will the trees aldnifil be a common tree? o Mr. Petersen - There will be a consistent single species of trees, the Ginkgo tree. Commissioner Alford • Why isn't the landscaping plan complete, is it because of the size of the project? o Mr. Petersen - A suggested plant palette is typically given, and specific detail isn't given until the design is further along and approved • Could more evergreen planting be included on the site, as well as trees with larger canopies? o Mr. Petersen - Incorporating more evergreen trees is more challenging on an urban site due to visibility and pedestrian circulation. Options of broad leaf evergreens can be considered. • How many bikes are they expecting to accommodate, will they have bike facilities that will accommodate increasing bike usage? Page 5 of 9 BAR Public Hearing Minutes November 14, 2013 o Mr. Petersen — There was minimum code requirements for each building. The majority of the bike racks are located in the parking garage for residents. Only a few bike racks are required in the exterior area for Building C. Additional bike racks can be provided adjacent to Building C if necessary. • Is the @ symbol shown on the side of the common building for branding? o Mr. Park responded they want to name the community center. The symbol is a place holder. • What will the water feature look like when the water is not running for the rest of the season? o Mr. Petersen - The plan is to have an enhanced paving design so it is visually interesting at other times of the year as well as adding planting around the feature. • Is there clear ADA access and is the amount adequate? o Mr. Petersen - There are accessible parking stalls and the option to get around the stairs without going too far out of the way. Diana Keys, for the applicant gave highlights on the project specifically on Building A. She stated the designs of w the buildings are shaped by the site plan. She said that a large amount of tt 'e�was spent developing the site plan, site focal points, appropriate scale and masking for the building. She al o stated this was the biggest scale density project on the corridor. She pointed out key views on the focal point o`f,, projedt �az d mentioned the commercial uses are on the ground floor. She pointed out the space that is 'eserved for restai i' use by the development agreement. The additional commercial space fronting along lB'c ates varied stre ts65cs for pedestrians and individual shop fronts for each of the commercial spaces hope .t'promote small start-up*Messes. The focus is to make Building A pedestrian friendly. She also provide* erview on building and color rtiat rials. K , t win t The applicant addressed the following questions raised-4the Co niissioners: Chair McLeod • Can the metal siding be dented, if for exu, bicycle crashedintoit? o Ms. Keys - It would have to be ho pretty)iard. • Is it easy to cover up graffiti on the metal. ''44411N"' Commissioner Mann • How many level sef arking+are there in Buildi parking inside building for con rierci tlzeal use? o Ms. Key's'n- here are w©1evelsAo parking ' 'th two separate entrances. Each of the access points ? Will residents have secure parking? Will there be to the garages itlfedhy gates °aridWeach resident will have a garage opener. All the parking 1 ,the,building`�tsifd -residents only. The s irface parking is for commercial use. • Is� then a plan to � , a full `kitehen in Building C? *is* �� �� o Ms. Key �i fere will° be,a catering kitchen in the community room. The restaurant itself and the cafe tenants'ov will have a hikitchen. • Could there be more emp`ha is on the`r' atment of the fireplace? o , Ms. Keys It iso b *ejected out from the facade. So this could be a place where we can transition aterials. Commissioner Hansen did: • How large is the 'co m9rcial space on the southwest end? o Ms. Ke The corner restaurant is 2,885 sq. ft., general retail is about 4,000 sq. ft., and the corner space with the round entry feature is about 1,200 sq. ft. A total of 8,165 sq. ft. of commercial space not including the live work. If we include the live work there is about 1,800 sq. ft. • Would a service corridor and restrooms be a part of the tenant improvement? o Ms. Keys - Everything that happens within the commercial area is part of the tenant improvement. The restaurant space has access to the garage so there will be direct access to a trash room. A grease hood shaft will go up through the roof of the sunroom. • How do you plan to manage the flow of materials and utilities? • How will tenants be allowed to use their balconies, views seen from the street are critical? o Ms. Keys - Balconies often become storage spaces and the management of the apartments will need to control balcony use so it will not become storage areas. Page 6 of 9 BAR Public Hearing Minutes November 14, 2013 • Will a two stall restroom be adequate to serve the public, particularly during large gatherings? o Ms. Keys -The building is compliant with code requirements. Commissioner Hansen commented he thinks the facilities are inadequate and in order to be successful it should be reviewed and accommodations made to service more people. • Is there a committed tenant for the cafe? o Mr. Park stated they do not have a lease agreement but a potential tenant is actively involved in the design programming of both the cafe and community space. The applicant proposed that the BAR approve their recommendations as follows: 1. Deny staff's recommended condition regarding the existing green street light standards. Applicant would like the ability to negotiate lighting with the city staff. He is asking the recommendation be consistent for the Tukwila Village project and the King County Library System. 2. Make adjustments to the transitional area between the Library and diet plaza. They are asking for the Commission to adopt the library's architect's landscape sketch and a .ly:,to both,sites. 3. Tukwila Village is asking approval for their monument sign to,erected on the or side of the entrance and the Library's on the south side. They are also asking that. el'etbacks on the side ikbe identical on both sides. Chair McLeod asked the applicant to submit the requested" ecommendaticgia o staff. Commissioner Hansen noted the first recommendation "5reference'd Item 11, Bullet 1-2. The second recommendation referenced Item 13, Bullet 1 , A, There was no public testimony. Chair McLeod recommended p . stponing deliberation of the T' 10.41, Chair McLeod closed the d b1ic heanng: 1 9:25 PM Staff requested the B Library System. .make a motion t end the mee itaAVillag�e`hearing to November 26, 2013. ,u 2v i' g in order to hear case number L13-017, King County Commissionet/Alfbrd movedkfo; extend the meering9:30 PM to hear the King County Library Case. Commissseobnded th notion. The motion was unanimously approved. Chaff 1V cLeod opened the ic heanrtg, or case number L13-017 at 9:30 PM. CASE NIjBBER: APPLICAN*� REQUEST: LOCATION: L13014 Ryan Bard, Perkins+Will for King County Library System New 10 square foot library with landscaping and pedestrian improvements 1438 ikwila International Boulevard Chair McLeod called f6i cess at 9:35 PM. Chair McLeod reconvened the public hearing at 9:40 PM. Chair McLeod swore in those wishing to testify. Moira Bradshaw, Senior Planner, Community Development Department asked each of the Planning Commissioners the appearance of fairness questions. Commissioners Strander and Mann both disclosed ex - parte communication. There weren't any objections to the Planning Commissioners hearing the cases. Ms. Bradshaw gave the presentation for Staff. The project consists of the building and pedestrian access only. She stated the vehicular access and the parking for the property will be on the Tukwila Village site. There are no specific criteria other than what's in the design manual. There was some negotiation with the City in terms of items Page 7 of 9 BAR Public Hearing Minutes November 14, 2013 that the City wishes to negotiate, which are contained as an attachment in the packet. The deal terms did not list any specific design issues other than requiring a minimum 10,000 sq. ft. building; the agreement to provide the shared infrastructure, and requiring the overall design to be of high quality. She gave an overview of the site plan for the project, discussed the building facades and the proposed landscaping. RECOMMENDATION: Staff recommends the BAR approves the project with four conditions as listed in the November 4, 2013 staff report. QUESTIONS: Commissioner Hansen asked staff for clarification pertaining to the monument sign Staff suggested the applicant add a sign perpendicular to the street. Staff pointed out the location of the proposedsign on the site plan. • Is there a shade system for the southern exposure where the glass is beat? o Staff - There are horizontal fins that are built on the outside. Staff alko referred question to the architect. • Do the horizontal elements in the view on page nine turn orfis there an interior solution? Ryan Bussard, architect for the applicant answered clan fy'mg.questions for the Commissioners. Chair McLeod said if the old library had thirty parking stallagr a 5,000 �area, is it sufficient enough to have forty parking stalls for a 10,000 sq. ft. area? o Staff said an administrative decision was made that itis sufficient enough. A Transportation Engineering Report Survey was revxewed that confilir0,the decision. Parking never appeared to be at full capacity at the existir g library' ut during special spec4l'events if necessary there is overflow parking located at 42 Avenuewhich can accdinrnodate the overflow. • Why was the color gray chosen for the bu lding? �� feature in the building. The architect will address this qo Suest on fu�rilierazmg was the predornin� Commissioner Mann`commented she h -es the look of elevation on page nine where gray is not the dominant color but a contrast with'fhe windows. Commissions S `h ria der asks 1 for explanationo the B sen roof. Staff referred the question to the architect. Greg S iith, Director ofFacilities, for the,applicant provided a copy of a booklet of past projects they have wori d'on and stated he would. like to et .i 'to discuss conditions later. Ryan Buss rd.,Architect, for the applicant gave an overview and pointed out some unique aspects of the project. Mr. Bussard addressed the questions raised regarding the roof, the color and the glass of the building. He discussed the challenges witir'the building. Commissioner Mannhad Concern on the service entrance and inquired if it's located in the correct place. The applicant stated if there aiAll.ggestions for a better location they are open to ideas. Chair McLeod inquired on the process regarding the public art and if a time frame could be added to the process. Mr. Bussard, for the applicant responded to Chair McLeod's inquiry regarding the public art. He stated that the King County Library System already has a process in place. Therefore, they are asking to be allowed to use their current process with the Art Commissioners approval of the actual art. Commissioner Mann stated she thinks the Art Commission should be allowed to approve the art. There was no public testimony. Page 8 of 9 BAR Public Hearing Minutes November 14, 2013 The public hearing was closed. MOTION: Commissioner Mann made a motion to approve Case Number L13-013 with staffs recommendations and conditions. With art approval being done prior to the issuance of the occupancy permit and approved before it is put in production by the Art Commission. Commissioner Mann made a correction to the case number for approval which is L13-017. Commissioner Strander seconded the motion with the correction. All were in favor. The BAR will hold deliberations on November 26, 2013 at 6:00 PM for the Tukwila Village project case number, L13-030. Adjourned: 10:50 PM Submitted By: Wynetta Bivens Planning Commission Secretary Page 9 of 9 Sign -In Sheet: Tukwila Village and Library Information Night Name Email Address City Zip Phone number Or p S eodeAickr✓iL /fp ,3 a/ Pry 1v& lae.-//111.4-17 C 6-3-Rsa- s s. P J / !"'741A3 9 07,l'Az �, n 1, :k1:7 -(L:0(_;% -t -' --X1-2-6- (2X0)2-4- r 1 3 fl7 GA\--j-No. 00LKc,,A\--k-a- \a (1,,L.,.(6) ,,,,,...S ) `f y Y Z Y ,11---S 1 LA,K.,,t1,4 e/6 a o(' , zY (r . c1892-6 J yea tt� ewwcasti,e1- /63/*1-7(6 F1.5 Tk,k ki f a q'F// cio9v� a( Q.,L kl do-- b Gcv �W ,�C�� L�251:( ZiL3e1;46v rl uL),- (Q_ 04T 2G6 -243-37(G Glh', (ter( mearziJ j is..,C et 9//5--C. /.39,e/ Si. ' Phith, P/ifjV /1 f2/2ka V_ C� eluzy.� /3bo1 4i 2 /1,4E- S. 7 l t k-w1�/4' 7 7q 3 -,/ k, -. (2,k, e: ary/5 11 _i kNr\‘ e.A trri s\A xx '`l'i-tiP 1?Ra c -4'e m Pe g t iCE gc+` 'aac 1377-t it 144 -PLO �1 orf 4 r -1,,./1,4, ; q 4%(‘' 3 / 7g -it Sign -In Sheet: Tukwila Village and Library Information Night Name Email Address City Zip Phone number /91/174 by iogi Cd wn,cJ aicid iQV01.012, k7 P OV E 5+iir17KC.0 r- v-rav V 9&i -- 2.6 T69. l Tt43 C, , 2 ", . Sicl luf7lm . 015.6 blues/me-A-. C-arn /%4145-45- i,{7 ` 1)-P /J 77, 1(./; (e.,_ A/ 2- 0r//moyi `F a vv Ja"r•2y,4 eeTivAtt g v,bott 5,,c-oi ilfi'( 6 Rparu AO 4 - 2.21.11 • -2-1f) e 1144fr 01..Slevvklvtle w1-bX 5litjs. '' d6 149-1151 * \C- k \ (AV' v- \ A1/4-,-,-- - , ' ---K,scis<d4-(- t(, 5 S -E-44 WilYs- 2.0c- (oc-) • (1" z4 / 14t Clk - J ` ..: •, (cam 124 kie S..40114 to ttr' 1 `f26 2 q 2 3 -e'er 4�C2 666W 10116 ? / ovj / r/ l i1 Gato _ . 156002 Aye 'fq64)1/*Q l'ilk igv(l/ O ,.61160ina • ---t—Jsufr_ r vA7F1 es c--WTIA.00 ..---- City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Staff Report to the Board of Architectural Review Design Review Tukwila Village Prepared November 6, 2013. Hearing Date File Number Associated Permits Applicant Request Location: Tax Parcel Numbers Comprehensive Plan Designation Zoning District Environmental Review Public Notice November 14, 2013. L13-030 Design Review E12-011 SEPA Decision L13-031 Tukwila Village Parking Decision L13-020 Tukwila Library Parking Decision Bryan Park for Tukwila Village Development Associates, LLC Approval of Phase 1 site plan, which includes the Outdoor Plaza, and Buildings A and C. (See Sheet P1.1 of Attachment A) 152304-9092;152304-9096;152304-9242;004000-0145;004000- 0146;004000-0180;004000-0191;004000-0194;004000- 0196;004000-0198;155420-0005;155420-0010;155420- 0015;155420-0020;155420-0025; 155420-0030; 155420-0033; 155420-0034; 155420-0035; 155420-0036; 155420-0037 High Density Residential (HDR,) Neighborhood Commercial Center (NCC) High Density Residential (HDR,) Neighborhood Commercial Center (NCC,) and Urban Renewal Overlay Determination of Non -Significance Notice of Application was posted on site and mailed to surrounding property owners, tenants, and agencies with jurisdiction on June 27, 2013. A public information meeting was held on site on July 10, 2013. Notice of Public Hearing was: 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 • Posted on site, mailed to surrounding property owners, agencies with jurisdiction and parties of record on October 30, 2013. • Posted on the City's web site on October 31, 2013. • Published in the Seattle Times on November 1, 2013. • Emailed to the list of interested parties to the Tukwila Village project on November 1, 2013. Public Comment Comments received are contained in Attachment B. Recommendation L13-030 Design Review Attachments A. Plan Set (Attached separately) B. Public Comments - Tukwila Village and Tukwila Library combined C. Project Description D. Preliminary Site Plan from Disposition and Development Agreement (City of Tukwila Contract #12-129) E. Applicant's Phasing Schedule F. Parking Notice of Decisions G. Arborist Report (Cohen September 2011) H. Applicant's Design Review Criteria Responses Garage Door sample images J. Conceptual Project Art K. Statements of Purpose and Design Indoor Commons and Outdoor Plaza L. Site plan showing location of recommended conditions M. Color and Materials Board (available at the DCD and at the public hearing) L13-030 — Tukwila Village Phase 1 Page 12 Table of Contents Pages Summary 1 Table of Contents 3 Findings 5 Background 5 Review Process 6 Related Administrative Decisions 7 Vicinity /Site Description 7 Environmental Review 11 Interagency Coordination 11 Design Review Authority 11 Design Review Criteria 12 A. Tukwila International Boulevard Design Manual 12 1. Site Design 12 2. Building Design 19 3. Landscape Design 22 4. Signs 23 B. Tukwila Comprehensive Plan 24 1. Community Image — Transportation Corridors 24 2. Land Use — Transportation Corridor 26 C. Disposition and Development Agreement 29 1. Vision Statement 29 2. Focal Point Design 29 3. Buildings Along Eastern Boundary 30 4. Minimum Interior Height 30 5. Landscaping Standards 30 6. Indoor Commons Statement of Purpose and Design 31 7. Outdoor Plaza Statement of Purpose and Design 32 Conclusions 34 A. Tukwila International Boulevard Design Manual 34 1. Site Design 34 2. Building Design 35 3. Landscape Design 37 4. Signs 37 B.Tukwila Comprehensive Plan 38 1. Community Image — Transportation Corridor 38 2. Land Use — Transportation Corridor 38 C. Disposition and Development Agreement 39 1. Vision Statement 39 2. Focal Point Design 39 3. Buildings Along Eastern Boundary 39 4. Minimum Interior Height 39 5. Landscaping Standards 39 L13-030 — Tukwila Village Phase 1 Page 13 I a. Indoor Commons Statement of Purpose and Design 39 b. Outdoor Plaza Statement of Purpose and Design 40 Staff Recommendation 41 L13-030 — Tukwila Village Phase 1 Page 14 Findings Background The 6.4 acre Tukwila Village project site consists of 21 parcels plus the 41st Avenue S. street right of way, which is proposed for vacation. Tukwila Village Development Associates, LLC, has obtained the exclusive right to acquire the project site from the City of Tukwila, the owner of the site, and to develop a project. The site is generally located on the east side of Tukwila International Boulevard and on the north and south sides of the intersection with S. 144th Street. Aerial view of Tukwila Village Project Site L13-030 — Tukwila Village Phase 1 Page 15 Acquisition and consolidation of property by the City of Tukwila along Tukwila International Boulevard implements the goal, policies and strategies created for the revitalization of the corridor. (Tukwila International Boulevard Revitalization Plan, January 1998) A Disposition and Development Agreement, (DDA) approved by the City Council on October 22, 2012, details conditions and transfer of ownership from the City to Tukwila Village Development Associates, LLC., the developer. The project, known as Tukwila Village, consists of 4 multistory mixed use housing and commercial buildings with a public use component in a separate one story building and adjacent public open space. Attachment C is a detailed Project Description from the applicant. The site will also include a new one story 10,000 square foot King County neighborhood library to replace the existing Foster Library, which is within the same block to the east of the subject site. Review Process Within the DDA is a section that provides guidance on site plan and design review. (DDA Section 2.3 Site Plan and Design Review Submittals) It stipulates that the BAR submittal must include a Proposed Site Plan that substantially conforms to the "Preliminary Site Plan" attached to the DDA. Attachment D. The Proposed Site Plan, if approved through the City's design review process, becomes the "Approved Site Plan." The Developer has the right to develop the property in up to four phases but must include the development of the Plaza Parcel, proposed parcel C, within the first phase. In accordance with Section 2.4 Phasing: Development Parcels of the DDA, the applicant has submitted a plan that divides the development of the project into three phases (Sheet P1.1, Attachment A.) For this request, the BAR is being asked to approve Phase 1, which includes Building A, Building C and the Outdoor Plaza, associated infrastructure and frontage improvements along S. 144thth Street and Tukwila International Boulevard (TIB.) The overall site plan, which includes Phases 2 and 3, is included in order to provide an understanding of how the various buildings and future parcels will be integrated. Attachment E is a Phasing Schedule provided by the applicant. In addition to the DDA, the City entered into a Development Agreement (DA) that entitles and vests the developer of the project with flexibility in specific development standards and stipulates the following: 1. Additional building heights for Buildings A and D — up to 70 feet, as opposed to 65 feet which is allowed if the urban renewal criteria are met (TMC 18.43.080 Basic Development Standards, Urban Renewal Overlay District) (DA, Section 6.7Additional Building Height ) 2. Additional relevant review criteria L13-030 — Tukwila Village Phase 1 Page 16 Section 6.5 Design Review Standards and Review Criteria of the DA also provides that, "...each Development Phase shall be considered as a single integrated site, as if there were no interior lot lines, for purposes of determining compliance with the dimensional and setback requirements for each Development Phase. Further, if the BAR determines that two or more Development Phases will function as a single integrated site, such Development Phases shall be considered as a single integrated site, as if there were no interior lot lines, for purposes of determining compliance with the Governing Regulations, which in this situation are building set -backs, recreation space, parking, and landscape requirements." (6.5.6 Integrated Site of the Development Agreement) The BAR submittal must also include the following: • Conceptual floor plans, floor areas and elevations of proposed new buildings and other structures. • Conceptual Landscaping plan. • A table of uses, element, floor areas and housing units consistent with Section K. (of the DDA) • Identification of facilities in conformance with the Restaurant/Retail Space Covenant of the Agreements (Section 2.11 DDA) • Identification of facilities in conformance with the Police Resource Center (Section 2.12 DDA) Related Administrative Decisions There are a number of underlying administrative decisions that were made relating to this project. In addition to making an environmental Determination of Non -significance, the Community Development Director administratively approved under a Type 2 process the following: • A parking standard for Live/Work dwelling units of 1 stall per dwelling unit; • A 10 % complimentary use allowance, which allowed 10 % of the usable non-residential floor area to be deducted from the total calculation for required parking; • Shared parking for all the development on the Tukwila Village site, including the new library, to be shared across the proposed lots A, B, C, D, and E. In a related decision, for the proposed Tukwila Library parcel: • A parking standard for the new library of 4 stalls per 1,000 usable floor area; and • Covenant parking for the library will be located "off-site" on the remaining parcels of the Tukwila Village site. Attachment F is the Notice of Decision for parking for the Tukwila Village project. Vicinity/Site Description A. Site Information The Tukwila Village site consists of 21 existing parcels arranged north and south of S. 144th Street and east of TIB. An 11 lot subdivision oriented along 41St Avenue S., a cul-de-sac, was previously developed with single family homes. The portion of the site fronting on TIB north of S. 144th Street L13-030 — Tukwila Village Phase 1 Page 17 was a motel and car wash. South of S. 144th Street, fronting on TIB is a vacant restaurant, a utilities storage yard, and a barber shop in a small commercial building fronting on S. 144th Street. B. Surrounding Land Use Neighborhood and regional commercial uses, such as drug and grocery stores, car repair and sales lots, and motels are located north and south of the subject site. Residences and public facilities are located east of the subject site, such as detached single family units, apartment buildings and schools. C. Topography The site is within the Gilliam Creek drainage basin. The northeast intersection of S. 144th Street and TIB is the high side of the site at 300 foot elevation and then drops to 288 feet in elevation along the east property line, which is about a 12 foot difference. There is a sharp drop down to the east from TIB on the southern portion of the project site, south of S.144th Street whereas there is a more gradual slope to the east on the northern portion. The soil is generally very poor and the water table high, thereby limiting surface water absorption and the ability to do low impact development or underground facilities. D. Vegetation Significant vegetation is on site and an arborist report was prepared. (Attachment G) The arborist recommends retention of five superior trees out of 59 trees evaluated. She summarized that this project is an excellent opportunity to replace declining trees with vigorous appropriate species. The applicant has incorporated one of the identified five into the development proposal. It is a 40 inch redwood that will be located just to the west of proposed Building B. Looking Southeast from S. 144th Street There are also a number of significant trees along the east property line, a 43 inch cedar, a 29 inch maple and a 15 inch fir that the applicant has identified for preservation, if possible. L13-030 — Tukwila Village Phase 1 Page 1 8 Looking northeast at eastern property line. Two London Plane trees are also identified for possible retention. The Arborist indicates that this tree species is tolerant of root disturbance and are long lived trees. (Sheet P3.20, Attachment A) E. Access The site sits on the northeast and southeast corner of the intersection of TIB, a principal arterial and S. 144th Street, a collector arterial. TIB was formerly a state highway that is now City of Tukwila right of way. Any modifications within the right of way are less complicated now that State review and approval is no longer required. An existing public right of way runs north/south through Phase 1 and Phase 3 of the site and currently provides access to the Normandy Court Apartments. Vacation and access agreements for the owner of the apartment property are part of the overall site proposal and will require Council action. Access for the apartment has been integrated into the site design. L13-030 — Tukwila Village Phase 1 Page 19 • S St • $ '4e.th St I: I ir MOS S 144th. SI S t 47.x9 ¢r Aerial of Tukwila Village site with zoning districts Pedestrian Separated sidewalks exist along TIB and a combination of separated and curb edged sidewalks are on S. 144th Street. A small section of S. 144th Street, in front of single family homes on the south side of the street, is without sidewalks and may stay that way until the City is able to fund the improvement. Bicycle The City's bicycle infrastructure is not well developed. Bicycle lanes are available in S. 144th Street between Military Road and TIB and are proposed for the section between TIB and 42 Avenue S. See Sheet P3.30, Attachment A. The north/south collector arterial, 42/40 Avenue S., and TIB are identified as "bicycle friendly" because they have a wider than usual lanes so that cyclists and vehicles can share the outside lane. Transit There are a two bus routes that directly serve the site. King County Metro #124 travels between downtown Seattle on 4th Avenue, to Airport Way through SODO, E. Marginal Way to TIB and south to the Link station with service of 10 - 30 minutes; King County Metro # 128 between West Seattle and Southcenter via the Link Station with service of 10 minutes. At the Link station, Metro Route #s 140 and Rapid Ride A are available. L13-030 — Tukwila Village Phase 1 Page 110 Vehicular The posted speed limit for the section of TIB between S. 139 and S. 152 Street is 35 miles per hour. The posted speed for S. 144th Street between Military Road and TIB and along 42 Avenue S. is 30 miles per hour. The posted speed limit for S. 144th Street east of TIB is 25 miles per hour. For the north half of the project site, there are two access points from TIB, and one from S. 144th Street. These accesses lead to an internal private driveway system that connects with each other. TIB has raised landscaped medians in portions of the block and "c" curbs that prevent left turns across the lanes of on -coming traffic. All the access points will be right turn in and out along TIB. A "frontage" road along the west side of Building A provides parking in front of the ground floor commercial spaces of Building A. This condition is similar to the streetscape in front of Appliance Distributors on the west side of TIB in the 14600 block. For the southern half of the project, for Phase 2, which is south of S. 144th Street, the western -most access is to the 182 surface and garage parking stalls in and adjacent to Buildings D and E. A second access currently exists for the King County Housing Authority and will be shared with Tukwila Village. This easement acts as a private driveway for the King County Housing Authority's Riverton Terrace Facility, and winds through their project's parking lot to S. 146th Street. It also provides access to parking stalls and potential entries in Building E, Phase 2, Tukwila Village. This shared drive aligns with the vehicular access to the north half of the project site. There are two different types of access designs shown, the northerly one along TIB uses a driveway approach, which means a vehicle moves up into the site and the sidewalk on either side stays level. The southerly one is a curb return, which is like a street and the pedestrian in the sidewalk moves down into the "street" and then back up on to continue on their walk. Turning into a driveway requires slower speeds and is more convenient and pedestrian friendly. The access on S. 144thth Street is also a curb return design. Environmental Review An expanded environmental checklist was submitted that included additional transportation, soils, surface water, and vegetation information. A Determination of Nonsignificance was issued on August 7, 2013. Interagency Coordination The site is within the Valley View Sewer District and Water District 125, who have each issued letters of availability. Developer extensions/relocations will be required for both water and sewer. Design Review Authority and Scope The purpose of Design Review is to ensure the public health, safety and welfare is satisfied upon approval of new development and specifically to promote well designed developments that are creative and harmonious with the natural and man-made environments. Tukwila Village, which is L13-030 — Tukwila Village Phase 1 Page 1 11 within the Tukwila International Boulevard study area (see Figure 18-9, Tukwila Zoning Code (TMC 18)), shall be reviewed using the design criteria and guidelines of the Tukwila International Boulevard Design Manual, as amended; http://www.tukwilawa.gov/dcd/apps/TIB Design Manual.pdf There are also additional criteria for Tukwila Village that are specified in the DDA and DA, which are covered below. The Board of Architectural Review is authorized to request and rely upon any document, guideline or other consideration it deems relevant or useful to satisfy the purpose and objective of Design Review and specifically including but not limited to the criteria listed below. The BAR's purpose is to only approve well-designed developments that are creative and harmonious with the natural and manmade environments. The applicant bears the full burden of proof that the proposed development plans satisfy all of the criteria. The BAR may modify a literal interpretation of the design review criteria if, in their judgment such modifications better implement the Comprehensive Plan goals and policies. A. Tukwila International Boulevard Design Manual The Tukwila International Boulevard Design Manual is organized into four sections: covering Site Design, Building Design, Landscape Design and Signs. Within each section are a number of subject areas, covering such issues as pedestrian circulation, architectural relationships, planting design and sign placement. For each subject area, there are one or more Design Criteria, which are general in nature. The Design Criteria explain requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. The Design Guidelines, which augment each Design Criterion, provide guidance to the project applicant, to City Staff and to the BAR in determining whether the project meets the Design Criteria. In the following discussion, the review criteria are shown below in bold italics, followed by Staff's findings. For the applicant's response to the criteria, see Attachment H. 1. Site Design a. Site Design Concept The five buildings that will eventually make up the project are arrayed around the perimeter of the site with the community open space a central feature whose presence is a major element on the S. 144thth streetscape. Two buildings are proposed for Phase 1 — Building A and Building C. Building A is activated on three sides, with pedestrian activity focused on the commercial tenant space facing west to TIB and south to the internal driveway. The apartment entry and the live/work entries are located on the east side of the building. The structured parking is located in two separate levels with two separate entrances and exits. One garage level is accessed off of the north facade and one on the east facade. Building C, which has a cafe with indoor and outdoor space and a community assembly room, opens onto the outdoor plaza is centrally located and is accessible by paved walkways. L13-030 — Tukwila Village Phase 1 Page 1 12 A major pedestrian crosswalk on S. 144th Street facilitates the movement of people back and forth between the two halves of the project and specifically Phase 1 and Phase 2. The recycling and trash areas for the residents are incorporated into the garages. On the day of pick-up, the dumpsters are transferred to the enclosure on the north property line. The enclosure will contain permanent recycling and trash receptacles for Building C and the commercial tenants in Building A and the future commercial tenants of Building B. The enclosure for the trash receptacles is 16 feet wide by 22 feet deep. A small vehicle pulls the dumpsters from the apartment garages and places them in the enclosure next to the existing dumpsters. The soils provide poor drainage. Stormwater for the site will for the most part be collected within large concrete pipes that are buried under the parking garages. (Sheet C6 of Attachment A) Porous surfaces are proposed in the surface parking stalls along the internal driveway system and in a limited pedestrian sidewalk area in Phase 2. The applicant has indicated (See Phasing Schedule, Attachment E) that they will request approval and issuance of a building permit for proposed Building B, which is in Phase 3, prior to a BAR decision on the that Phase. The purpose of the work is to reinforce the soils under the columns for the future Building B with "Geo -piers." Geo -piers are cavities two feet in diameter by 20 feet in depth that are then infilled with rock that is compacted in 12 inch lifts. The storm water detention system for Phase 1 and 3 is to be installed below grade within the building envelope of the Phase 3 building. Once installed the detention piping cannot be disturbed by the installation of the Geo -piers, thus the need for a phased foundation installation. No structure will be visible above grade once this phase of the work is completed. Staff agreed to allow the issuance of a development permit for this intermediate foundation system. b. Relationship to Street Front Of the 451 parking stalls built for the project, 323 are within structures; and a majority of the parking stalls are devoted to the residential/employee use of the project. (See Sheet P1.0, Attachment A) Except for the community open space, which is an amenity and enhancement to the S. 144thth streetscape, buildings are brought to the street edge, and one bay of convenience customer parking is provided in front of the buildings. Sidewalks around buildings A and C are a minimum of five feet. The widths of the sidewalks vary substantially depending on location and modulation of the adjacent building wall. Eight foot sidewalks are proposed along the S. 144thth Street frontage. The sidewalk along TIB varies from 5 feet to over 12 feet. Building C, which is central to the site and separated from the adjacent streets by buildings or open space, is oriented so that its entry is a focal point for the southernmost entry off of TIB. The commercial tenant entrances on Building A are oriented to TIB or the internal driveway. L13-030 — Tukwila Village Phase 1 Page 1 13 c. Street Corners The library occupies the street corner in Phase 1 and is not part of this review. d. Continuity of Site with Adjacent Sites. A small auto service business with two detached single story structures at 14120 TIB shares the northern property line. The northern driveway is on a shared easement. Pedestrian access from the commercial uses to the north will occur along the TIB sidewalk. The Samara apartments, which are addressed and oriented to 42 Avenue S. has parking along the subject site's property line. Another residential development, the Normandy Court, at 14225 42 Avenue S., has a parking lot on the west side of their building whose only access is off of 41st Avenue S, which is proposed for vacation. The applicant is therefore incorporating an access point into the parking lot from their internal driveway in order to provide access to the Normandy Court's parking lot to a public street. A sidewalk adjacent to the parallel parking stalls could provide a connection for tenants of the adjacent apartments. Looking east across Tukwila Village site to the west side of Samara and Normandy Court The last adjacent property in the north block is the King County Library System (KCLS.) A wooden fence separates the two sites. Foster Library includes a parking lot and their above ground storm water detention facility. This fence will border the east side of proposed Building B. A curb Tined sidewalk and a separated sidewalk on S. 144th Street fronts the existing library. L13-030 — Tukwila Village Phase 1 Page 114 Aerial of S. 144th Street between TIB and 42^d Avenue S. Although the south half of the project is Phase 2, continuity to this side of the project is important to the success of the overall project. Phase 2 is situated in the north half of a block bounded by S. 144th Street, 42nd Avenue S., S. 146th Street and TIB. The adjacent Great Bear Motor Lodge fronts on TIB, has a small landscape area and is a three story structure. The hotel parking lot extends along the south side of their rectilinear building and then wraps around the east side of the building. No pedestrian access occurs between the sites except along the public sidewalk on TIB. The Riverton Terrace borders the project site on the east. A long north/south driveway borders the western portion of the development. The driveway is an internal parking lot with speed bumps to discourage pass through vehicular traffic. The applicant will be replacing existing parking stalls on the subject site with stalls in the southeast corner of Tukwila Village that will be dedicated to the Housing Authority, which owns Riverton Terrace. A curb Tined sidewalk extends along the front of Riverton Terrace but ends there. e. Shared Facilities This five building (A, B, C, D, E) development (plus the library) will be sharing most accessory improvements, the parking, access, trash and recycling collection, and the pedestrian system. Building E (Phase 2) is also sharing a fire zone with the King County Housing Authority, the owner of Riverton Terrace. Side yard landscaping is not required unless the project is within 50 feet of a residentially zoned property, in which case 10 feet is required. This requirement may be waived if pedestrian connections are provided to serve these adjacent properties and the landscaping is placed elsewhere on the site. f. Site Design for Safety Motorists average 40 miles per hour, or higher, on TIB. There are two right in, right out only access points proposed on TIB for Phase 1. The northern access point is shared, straddles the northern L13-030 — Tukwila Village Phase 1 Page 1 15 property line, and takes advantage of an existing driveway designed into the previous TIB street improvements. The southerly access point is designed like a street, pedestrians traveling across the route will drop down into the "street" as opposed to staying at the same elevation. Motorists entering the site will turn right into what looks and feels like a street as opposed to a driveway. A driveway requires the car entering the site to go up in elevation. Motorists exiting the site are likely to look left and not right for pedestrians on the sidewalk. An internal driveway and parking area will replace the existing 41st Avenue S. and connect with the two driveways off of TIB. This driveway also aligns with the existing and future driveway to the south of S. 144th Street, which will be shared between Riverton Terrace and Phase 2 of Tukwila Village. The 26 foot wide concrete driveway allows two-way vehicular traffic. A three foot wide contrasting edge along the outside of the 26 feet visually narrows the drive aisle to 20 feet or 10 foot each way. (Sheet P.20 Attachment A) The design of the internal system includes 90 degree perpendicular stalls. Parking will have curbs between the stalls and the adjacent sidewalks. Where there is no parking there will is no curb. The "zero curbs," create separation and delineation with bollards, lighting, and street trees within curbed plant beds. Three loading zones have been identified. One is located "in front" of Building A and is a parallel stalls with a time limit. A second is located to the northwest corner of the library and is limited to library vehicles only. A third is by Building C, which has a service area identified on its east side. (Sheet P 1.0, Attachment A) Screening of this service area is not shown and the loading area (Sheet P3.0, Attachment A) is somewhat limited because there is no ramp for the curb thereby facilitating the use of a cart. The area is 24 feet long by 8.5 feet deep. There are also two landscape beds with ground cover within this area. The direct pedestrian route from Building B to Building C and the library is through two handicap stalls and a curb ramp. No on-site directional signage has been proposed. A crossing on S 144th St has been provided between the north half (Phase 1) and the south half (Phase 2) of the project. A center median with low plantings adjacent to the crossing delineates the location of the crossing and provides a small refuge midway across the street. The remainder of the median is to be paved in order to allow police and fire vehicles to drive over the median. A pedestrian warning system including rapid flash beacon / advanced warning for the crosswalk is proposed. (See Sheet C8, Attachment A) The City's Crime Prevention Officer reviewed the plans. Most areas on the site have some visibility from dwelling units or public space. The plant palate is such that most plantings have low shrubs and L13-030 — Tukwila Village Phase 1 Page 1 16 branching deciduous trees. The exceptions are the beds between the Plaza and the sidewalk on S. 144thm Street and in the median between the parallel stalls on TIB. Lighting plans were submitted to illustrate the minimum Tight levels achieved throughout the site. Throughout the interior of the site, the pedestrian poles are indicated to have a height of between 12-15 feet; although the lighting plan specifies a height of 14 feet. (Sheet P4.1, Attachment A) Sheet 4.4 shows two fixtures. Visionaire premier is proposed as the street and pedestrian pole for S. 144th Street and for the internal driveways. Lighted bollards are proposed for arrangement linearly along the walkways on either side of the main lawn. There are numerous walls around the outdoor plaza where recessed lights will be used. The wall fixture is on Sheet P4.3 Attachment A. g. Siting and Screening of Service Areas The applicant explains that each residential floor will have access to a trash/recycling room with chutes that lead to the collection containers on the ground floor of the garages where recycling and waste are collected. On pick-up days, which could be as often as 3 days a week, management will use a vehicle to move the containers out of the garages. The first floor plan for Building A shows the location of the trash room (Sheet P2.2, Attachment A.) Commercial tenants will share the bins that are to be permanently located in the enclosure area in the northeast corner of the site. Waste Management specifies that the dimensions for the four yard containers measure six feet in width, 5.5 feet in depth, and 5 feet in height. Screening of the waste collection point for the north half of the site is shown on Sheet P3.41 of Attachment A. The exterior collection point is a combination of brick columns and corrugated metal siding that is painted to match the color of the material on the building. According to the Landscape Architect, the cap on the brick column is precast concrete. No gate is shown over the entry to the collection area. There are two openings in the collection area in order to allow the vehicle that pulls the dumpsters from the garage to pull through. The size of the space is effectively 16 feet by 23 feet, which would allow three to be pulled into the enclosure in a line. The remaining width would allow containers for the commercial tenants. The applicant has indicated that the residents of Building B and A will have a total of six containers. The service area is conveniently located for the hauler at the end of the drive aisle, which also makes it a visual focal point from the interior of the site. A 10 foot by 10 foot transformer is located in the northeast corner adjacent to the collection point. An 8 inch to 24 inch parapet is located around the roof where mechanical equipment is shown. Grease hoods will be located above the kitchen in Building C and is carried upward to the sun room roof for the commercial restaurant tenant expected in Building A. The Code requires a minimum separation of 40 inches between hood, roof and any wall. For Building A, Sheet P2.7 shows the location of the hood, but the design is not carried further into the drawings to indicate where it will be visible. There is no indication on the roof of the sun room where the grease hood will project. Building C, Sheet P3.4, Attachment A has a tall parapet the screens the mechanical hood from ground level. L13-030 — Tukwila Village Phase 1 Page 1 17 Utility systems such as meters are not yet available for Building A although the architect has indicated that a bank of gas meters will be installed on the outside in the northern half of the building. Several elevations for Building C indicate the location and type of utility meters. h. Natural Features and Sensitive Areas As noted above, one tree is proposed for incorporation into the plan. The grading shows that the current elevation around the tree is 287 and the finished elevation in its vicinity will be 290. The base of the tree will therefore be in a depression of about 4 feet. The Civil drawings are not updated to show the five other possible trees the applicant may be able to incorporate into the development. The west facade of Building A will be particularly prominent to travelers heading northbound along TIB and in general from many points to the south because of the bend in the Boulevard at the subject site. The view southbound or the west elevation will also be prominent and is shown as a perspective on Sheet P2.13 of Attachment A. 1 Surface Stormwater Detention Facilities The applicant initially reviewed a number of low impact surface water treatment techniques that proved unworkable because of the high water table and poor soil quality. Detention pipes are now a significant element of the layout of the site and are shown on the Grading Plan (Sheet C5 of Attachment A) Some impervious paving is proposed under the entire surface parking stalls within the site. See also comment above under Site Design Concept regarding storm water detention pipes for Phase 1 that are located on Parcel B, Phase 3. j. Pedestrian Circulation Walkways front all sides of Building A and allow a person to circumnavigate the building on foot. Building C has a complete walkway system around it although there is a service and loading area on the east side where it might not be pleasant to walk. The walkway around the north side of Building C is limited to 5 feet although pedestrians may transition between walkway and driveway because of the zero curb. The pedestrian maneuvering space within the outdoor cafe also appears constrained. The applicant also provides a five foot walkway that will serve the parallel stalls and that almost connects with the Targe parking areas behind the adjacent Samara and Normandy Court Apartments. The walkways have elements of separation from the adjacent vehicular ways and vary in width from four feet to over 12 feet. Within the outdoor plaza and around Building C, pathways on the south and west side have wide flat surfaces that easily connect. Traveling along the north half of the plaza and the west half is more circuitous and less appealing because of grade changes, the narrower paths and sharp turns. L13-030 — Tukwila Village Phase 1 Page 1 18 k. Pedestrian Amenities The outdoor plaza and Building C are designed as the primary site amenities. Building A also provides private amenity space for the residents of the building. See Sheets 2.3 and 2.6, Attachment A, for the terrace spaces. A summary of compliance with the recreation space requirement is shown on P2.0. Recreation space is defined by the City to mean "covered and uncovered space designed and intended for active and/or passive recreational activity including but not limited to tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded areas, and specifically excluding any parking area, driveway, or rockery." (TMC 18.06.665 Recreation Space) Second floor plan shows landscape terraces on the east and west sides of the building as well as in the southeast corner overlooking the community open space. There is direct access for units on that floor as well as general access for all the units to the west terrace, the east terraces are semiprivate and the northeast terrace with arbor is for all the residents. Sheet P2.3 of Attachment A. A significant component of this project will be the residential use in Building A, which are market rate apartments open to all ages. The applicant has evaluated the recreation space requirements of the Tukwila Zoning Code and provides a summary of the amount of space available for recreation. See Sheet P2.0, Attachment A. The project meets the size requirements and has provided areas either outside or inside. The fifth floor also has a roof top terrace and a sun room. Sheet P2.6 of Attachment A. Trash receptacles are located throughout the site, the design of the trash can is not known at this time. Pictures of other site details are included on Sheet P3.40 and indicate that pots, tree grates, metal raised planter edges, special paving and a kiosk will be part of the site's amenities. Locations of those details are on Sheets P2.0 and P3.0. The bollards have not been chosen; although Attachment J, the Conceptual Project Art includes artist inspired bollards as well. 1. Vehicular Circulation The north half of the project site that is north of S. 144th Street, will effectively share access, circulation and trash collection for four buildings. m. Parking A parking decision was made that allows the applicant to reduce the amount of parking and allows a sharing of stalls across proposed lots A, B, C, D and E. The garage stalls are restricted access for the site's residents. In terms of design, the surface parking areas are small and interspersed throughout the site, the largest being the 24 stalls between the library and Building A. The surface parking is all located adjacent to buildings as opposed to one large parking area. 2. Building Design At this time the Board of Architectural Review is reviewing the design of only two buildings (Building A and Building C). Overall the Tukwila Village project (all three phases) comprises of five separate buildings. L13-030 — Tukwila Village Phase 1 Page 1 19 a— b. Architectural Concepts and Relationships Building A is a mixed use building that has a clear organization of entrances arrayed around the east, west and south sides. A hierarchy of entrances is established through the use of awnings and structural elements. The major building entry in terms of design emphasis is in the southeast corner under the rounded arbor on the second floor. This entry is to a commercial tenant space on the first floor. The second major entry is the southwest corner, which has the second most detailed awning design and a solid square building tower that rises above this corner. Awnings over the storefronts rhythmically carry the eye along the TIB facade. A generous canopy entrance for the apartment building is provided on the east side. The four live/work units are highlighted with shared colored metal canopies. (See P2.10, Attachment A.) Building C is a modern midcentury building that orients to the south and west. Although different in scale and function from Building A, the stylistic devices of material and small details are used to create a relationship between the two buildings. Materials of corrugated metal and hardiplank are duplicated between the two buildings. There is also a limited use of a six inch pipe column and asymmetrical arrangement. The scale of the six story structure along TIB is reduced through the stepping back of the upper floors and through the use of modulation, shape and color. Modulation of at least four feet is employed and can be seen on Sheet P2.0 — P2.7, Attachment A. The portion of the building that parallels TIB is a little over 130 feet on the east side. The four foot modulation on floors 2 — 6 can be seen in the outlines on each floor. The colored elevations, Sheet P2.9-2.10, Attachment A, demonstrate how the use of color also provides interest and breaks up the length and height of Building A. A variety of roof heights are also employed along with a variety of building materials. The different building materials are used to create distinct building geometry, such as a corner tower or vertical columns that act as separations. c. Building Elements, Details, and Materials Building A's significant corners are emphasized with special detailing. Metal canopies with rounded corners and supporting metal work are used. Terraces are provided on the second and fifth floors. Window "eye -lashes" are used in limited locations. Decorative three foot deep balconies are provided in some units. The color and materials board provides samples of the corrugated metal, and brick. The other major material is hardiplank. A simple cylindrical light fixture is proposed for the building's exterior. Recessed down lighting is located over the southeast and southwest corners. (Sheet P4.2, Attachment A) The detailing on the 10 inch by 10 inch metal square support with asymmetrical six inch tubes at the ground floor is carried up into the upper floors with the window eye -lash detail. A window "eye -lash" is provided as decorative detail and is located over the windows on the north facing "eaglet beige" colored hardiplank towers, over the south facing brick center window and on the west facing southern tower of hardiplank. L13-030 — Tukwila Village Phase 1 Page 120 Lighting for the ground floor commercial space is indicated on Sheet P2.9 where the wall sconce is proposed on the brick columns located between commercial tenants and sends out a down light and a narrow blue hued uplight. (See Sheet P4.2, Attachment A) Exterior lighting for the upper terraces is not indicated. Recessed can lights are shown for the roof overhangs in Building C. d. Pedestrian -Oriented Features Metal and glass storefront system in painted bronze is proposed for the commercial facades on Building A, which includes the TIB frontage. Building wall articulation, benches, trash receptacles, wall sconces, and awnings are features that enhance the pedestrian experience on the west, south and eastern sides of Building A. Paved connections with the street sidewalk are continuous. Large blank walls are limited to the north side and northeast and west corners of Building A. Green screens, or metal frames attached to the building wall incorporate landscaping and create vertical trellises along the east and north walls. See Sheet P2.10, Attachment A. Small deciduous trees are proposed in front of these walls as well. (See Sheets 2.20 and 3.50, Attachment A) A graphic logo is suggested for the west blank wall as well as signage. See Sheet P2.9, Attachment A. The gates over the two openings to the garages are 25 feet wide. Pictures of the proposed gate and screen are included as Attachment I. Building C, a smaller scale building than Building A, has expansive rooflines over the main pedestrian entry as well as the stage. The column and asymmetrical supports are located at the entry and acts as a support for the canopy roof. A low bench and trash receptacle are located to the north of the entry and a low seating wall is located to the south of the entry. Outside of the entry is a storm water collection device that will be designed by an artist. See location denoted by A2 on Sheet P3.0 Attachment A. In addition, an indoor/outdoor fireplace will be visible to the north of the main entry. e. Mechanical Equipment Two 10 x 10 foot transformers are located at the north end of the project site and no screening is shown. The grease hood terminates on the roof of the sun room on Building A. See Sheet P2.7, Attachment A. The roof plan — Sheet P 2.8 - shows the mechanical equipment, elevator penthouse etc. The parapets around the roof of Building A vary from 8 to 24 inches. Mechanical equipment is screened on the roof over the kitchen mechanical area of Building C. (See Sheet P3.2, P 3.3, P 3.4) There are no utility meters located on the exterior of the Building A, and some meters are shown on the facades around Building C's service area. L13-030 — Tukwila Village Phase 1 Page 121 3. Landscape Design a. Landscape Design The Landscape design is an informal asymmetrical curvilinear and circular motif. The ribbons delineated by score marks into the concrete pavement, the curvilinear pavement that is cast into the lawn, the ribbon walls and the steps all create strong edges. The elevation changes and site layout create a sense of enclosure that will be enhanced and softened when the plantings mature. There are two strong elements to the community open space. The "stage" setting outside the community assembly space of Building C faces the lawn. The stage (up to 25 feet deep) is flanked by two raised circles that are ten feet in diameter. They are 18 inches high on the "stage" side and three feet on the "audience" side. The applicant has suggested that the round circles could be filled with art. In front of the stage is a slightly sloping lawn. The lawn has a decorative border along the downslope edge and pavers and a raised bed along its uphill side. The raised planter along the back is 18 inches on the lawn side and two feet along the S. 144thth Street sidewalk. The second strongest feature is a spiral shaped water area in the southeast corner. It too is set off from S. 144thth Street with a raised bed that steps up in two steps from the water area and then steps down to the street and the southeast corner of the open space. See Section D, Sheet P3.21, Attachment A. The raised planter in this corner of the outdoor plaza is three and a half feet tall, and includes a pergola. The first step up from the water is two feet and the second is 18 inches. The cross sections shown on Sheet P3.21 help convey the use of walls throughout the design. The active side of the space is oriented around the game area and the water feature. The water feature will have a limited use, assuming it only operates during the summer months. Its surface is concrete with score marks that create curving lines that connect throughout the site's design. The paths of travel through the space are anticipated by considering entries to buildings and the site's layout in relation to points of pedestrian access and parking. Prominent travel paths are from S. 144th Street from the east and the parking stalls along the east side of the plaza to the Building C entry, to the Library and to the commercial spaces along Building A. Minimizing grade changes and obstacles should be a consideration. Some of the fundamental design features are unknown, such as the type of walls, or the edge around the plant beds between the bollards. b. Planting Design Empire Ash frames the parking and drive aisles, Western Red Cedar is used in the corners adjacent to the service areas. Red maple is used along TIB to complement the existing street tree. Small deciduous multi -stemmed trees are used adjacent to Building A. Gingko Biloba are used in the S. 1441h Streetscape. A decorative design within the grass area provides interest for the residents of Tukwila Village who will have views of the open space as well as a playful element within the lawn area. The grass area is about 5,000 square feet and includes the concrete pavers along the back and the decorative L13-030 — Tukwila Village Phase 1 Page 122 detailing along the front. The bands of grass between the concrete stripes are about the length of a parking stall. Large shrubs and small trees are located in the raised bed that separates S. 144th Street from the community open space. The small deciduous trees are proposed as framing the south and east sides of the Outdoor Plaza. The type of small tree in the conceptual plan includes a wide range of species — hazelnut, vine maple, Persian Parrotia, smoke tree, dogwood, witch hazel, and star magnolia. (Sheet P3.50, Attachment A) It appears that plantings may be missing between the east side of Building C and the low semicircular wall. Existing trees within TIB will be maintained (See Sheet P2.20 Attachment A) 4. Signs The applicant has submitted a signage plan on Sheet P1.3 on Attachment A. a. Sign Concept The applicant's concept is to use individual lettering throughout the site. Three Tukwila Village monument signs are proposed on Lots C and A. Two of the monument signs are proposed for Lot C, the outdoor plaza, facing out towards S 144th Street (Numbers 6 and 7). The third sign faces TIB and is mounted on a low wall. b. Sign Placement Sign 1 is an example of the commercial tenant signage. A canopy edge sign, which can be mounted along or above the canopy seems to be illustrated for the type of tenant signage the commercial uses could have along the storefronts. The letters are allowed to be up to 12 inches in height and no more than 2/3 the length of the canopy. Using individual letters allow the canopy details to show. There are two types of canopies employed on the building. (See Sheet P2.14, Attachment A.) The southeast and southwest corners have more detailing than the canopies facing TIB. The color of the lettering appears to be a dark neutral color that matches the color of the metal on the glass and metal storefront system. The signage for Building C is for the cafe and Indoor Commons and is conceptualized as two wall signs to the left and right of the main entry. One Flush mounted building sign per tenant is allowed. (Permanent Building Mounted Signs in Commercial Industrial Zones, TMC 19.20.050.A.2.) Once the building addresses are assigned by the Fire Marshal they will need to be incorporated into the overall site signage and directional information. c. Sign Design Lighting and type of material for the signs has not been shown. The applicant indicates that lighting of the individual letters will be used rather than a spot light system. L13-030 — Tukwila Village Phase 1 Page 123 B. TUKWILA COMPREHENSIVE PLAN The Tukwila Zoning Code contains a "Standards for Approval of Permits" Chapter that requires a determination of consistency with adopted plans and regulations. (TMC 18.100.030).The applicant must demonstrate the manner in which the proposal is consistent with, carries out, and helps implement applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, and other official laws, policies and objectives of the City of Tukwila. Transportation Corridors Element of the Comprehensive Plan addresses four categories applicable to this project: ■ Creating areas of focus ■ Improving private development ■ Enhancing and improving transportation choices and facilities ■ Developing partnerships and strategic plans. Community Image - Transportation Corridors Goal 1.8 Transportation Corridors A more attractive form of commercial development along major streets in the community, in which buildings and plantings are prominent and oriented to pedestrians, transit and automobiles. Policy 1.8.3 Upgrade the streets that serve principal transport corridors with curbs, gutters, sidewalks, and tree plantings. Plant trees in accordance with a street tree plan and street improvements. 1.8.5 As major new development or redevelopment occurs, require through -block pedestrian connections that follow adopted guidelines. 1.8.6 In new development and redevelopment, incorporate substantial landscaping both along street frontages and within parking lots. 1.8.7 In new and redeveloped building facades, provide pedestrian weather protection, see-through glass, and distinctive rooflines. On minor facades adjacent to secondary streets or pedestrian paths, incorporate interesting and pedestrian friendly features. 1.8.8 Encourage facilities and improvements that support transit use in new development, redevelopment, and street projects. The applicant will be upgrading the S. 144thth Street frontage. Sheet C8 of 14, Attachment A includes details of the street improvement. The cross sections on C14 of 14 show the widths of the various segments of the street for sidewalk, parking, bike lanes, travel lanes and median. Section A is from TIB east to the first cross walk, Section B is from cross walk to cross walk, and Section C is from the eastern cross walk to the project's eastern end. Except for the small areas immediately east and west of the western cross walk, the median is slightly raised island with a concrete paved center. A lighting and landscape plan are created for the street improvements (Sheet P4.4 and P3.30, L13-030 — Tukwila Village Phase 1 Page 124 Attachment A.) Curbside pavers allow passengers to easily exit the vehicles that are parallel parked. The widened planting beds under the street trees provide a greener streetscape. Low groundcovers are paired with Gingko Biloba. This male cuitivar of Ginkgo is practically pest free, resistant to storm damage, and casts dense shade. The tree grows to at least 50 feet tall but has a spread of only about 15 to 18 feet and resembles a fat, billowy column or oval. The dense crown makes it suitable as a screen or noise buffer. It makes a durable street tree where there is enough overhead vertical space to accommodate the large size. It has good usefulness as a city tree especially where there is narrow overhead space. Ginkgo tolerates most soil, including compacted, and alkaline. The tree is easily transplanted and has a vivid yellow fall color that is second none in brilliance. The light fixture for the street is the same ixture used throughout the project and differs from the pedestrian fixture used on S. 144thm and TIB. Pedestrian fixtures on TIB and S. 144th`h Street west of TIB. Natural Environment Goal 4.12 - Urban Forestry Trees are recognized by Tukwila citizens, businesses, City staff and decision -makers for their benefits to the environment, urban infrastructure and their aesthetic value. to L13-030 — Tukwila Village Phase 1 Page 125 Policy 4.12.3 Ensure that regulations recognize that larger trees provide more benefits than small trees. Goal 4.13 Overall city-wide tree canopy increased to a total of 29% by 2034. Canopy cover in individual zoning categories increased by 2034 as listed below: Office and Commercial: 3% increase from 29 %to achieve 32% cover Public Rights -of -Way: increase canopy coverage through street tree planting. Policy: 4.13.1 Promote tree retention throughout the City by: a. implementing educational programs for property owners and managers regarding tree selection and care, applicable regulations, selecting a qualified arborist, and other issues; b. except for hazard trees or trees that interfere with underground or overhead utilities, prohibiting removal of any tree four inches or larger in diameter at breast height (dbh) on all undeveloped property without an approved development or other land use permit, to provide the opportunity to preserve healthy trees during development; c. promoting the mutual goals of tree protection and urban development through the implementation of incentive programs and flexible site development regulations, especially to retain tree groves; and d. requiring financial assurances for required tree replanting and maintenance. Land Use — Transportation Corridor Goal 8.1 General Transportation Corridor Transportation corridors that are functional, attractive and diverse along their lengths both for the people who live along them, traveling through them and those traveling to visit these areas. Policies 8.1.1 Improve the pedestrian environment with street improvements that include curbs, sidewalks or trails, and regularly spaced street trees. 8.1.2 Provide pedestrian pathways between sidewalks and building entrances and between adjacent properties and buildings to ensure that parking lots are not a barrier to pedestrians within commercial areas. 8.1.4 Landscape interior areas as well as perimeter strips in parking lots. 8.1.5 Require mechanical equipment and trash and recycling containers to be incorporated into the overall design of sites and buildings and screened from view. 8.1.8 Encourage the development of corridor focal points, while ensuring higher -quality design. L13-030 — Tukwila Village Phase 1 Page 126 8.1.12 Require roof lines to be prominent and to contribute to the distinct characters of the areas. 8.1.13 Seek opportunities to integrate public art into public improvements Concepts of the art, shown on Attachment J, have not been submitted for review. The locations chosen for the art indicate the opportunities that the art could play in the overall design of the project. See Sheet P3.0 Attachment A. There are three locations where they could act as important elements in the overall design of impression of the site. The roof top drainage from Building C will be collected in a cistern on the east side of the building. The design of the storm water feature for the west side of the building is not shown. It will be located outside the main entry and could act as a gateway or sentry to the outdoor seating area and fireplace. The other two locations where art could figure prominently are on either side of the "stage" in the two 10 foot diameter columns and the clock tower by S. 144th Street in the southwest corner of the plaza. Building C has a prominent "butterfly" roofline that provides functional aspect of framing the outdoor stage and entry areas. See above discussion on pedestrian connections, mechanical screening and service areas. Goal 8.2 Pacific Highway Corridor Goal A Pacific Highway corridor that is an attractive, safe, and profitable place to live, do business, shop, and work, and is a positive reflection of the City as a whole and of the surrounding residential and business community. Policies 8.2.1 Mitigate transportation impacts associated with regional travel by the use of extensive amenities, transit service, and appropriate siting and design of new uses, including the highway itself. 8.2.2 Give priority to pedestrian safety over vehicle safety in street design. The small raised islands in the median at the crosswalk provide a refuge for the pedestrian crossing at this location. Only a small section is planted, the rest of the median is shown as paved with concrete. The use of a frontage drive between the travel lanes on TIB and the front of Building A, create a protected pedestrian zone and provide parking for customers and merchants. 8.2.3 Improve the street to encourage pedestrian and transit travel, and actively discourage additional lanes in order to protect and enhance the local commercial, residential and pedestrian character. 8.2.5 Include on -street parking stalls for local customer use as a design option for street improvements to enhance redevelopment options. L13-030 — Tukwila Village Phase 1 Page 127 On street parking stalls are being provided on TIB and on S. 144th Street. Five foot bike lanes proposed for installation on S. 144th Street, which continues the bicycle design on S. 144th Street from the east side of TIB. The curb return entry designed for the southern access point from TIB requires pedestrians to drop down into the vehicular way as opposed to the vehicle being required to drive up to the pedestrian level. 8.2.9 Improve South 144th Street (including right-of-way acquisition where necessary) between Military Road South and 42nd Avenue South to serve as a significant pedestrian corridor. The sidewalks are being sized larger than the standard five feet, decorative pedestrian lighting is shown installed and street trees are planted along the curb edge. The light fixture for the S. 144th Street improvements is the contemporary fixture proposed for use throughout the Tukwila Village project and is placed every 23-25 feet along the length of the improvement. The fixture is shown mounted at a height of 20-24 feet. 8.2.18 Encourage building design on the east side of Pacific Highway between South 137th Street (if extended) and South 144th Street to reflect the importance of the area as a visual focal point for traffic through the corridor. The L shaped design of Building A captures the eye of the southbound traveler as the road bends slightly to the west. 8.2.19 Where significant distant views occur along the corridor, encourage development to recognize and incorporate these into project design. Developments should minimize obstruction of views from nearby projects through appropriate landscape design, building design and site planning. The land drops to the east providing territorial views of the Cascade Mountain ranges if you are above the tree and building lines. This project's potential to have views of the Cascades and Mount Rainier is likely to be blocked by Phase 2 and 3 of the project. Views of the Seattle skyline will potentially be available to the residents on the north end of Building A. 8.2.20 Provide flexibility in the application of design standards in order to encourage pedestrian -oriented and pedestrian friendly development and to allow creativity in the design process. The Urban Renewal Overlay district and the TIB Design Manual and their implementation allow waivers on perimeter landscaping, setback and heights that are financially funding substantial green space and public amenity. The Development Agreement created for this project also provides flexibility. L13-030 — Tukwila Village Phase 1 Page 28 C. Disposition and Development Agreement According to the DDA and the DA, in addition to the design requirements of the BAR chapter of the Zoning Code, the following criteria shall be included in the review of the project. (DA Section 6.5 Design Review Standards and Review Criteria) 1. Vision Statement "Tukwila Village will be a welcoming place where all residents can gather and connect with each other. This mixed use development will draw upon Tukwila's strengths and include a library, a neighborhood police resource center, retail, restaurants, public meeting space and an outdoor plaza. The village may also include office, live/work, and residential space. This active vibrant place will set high standards for quality and foster additional neighborhood revitalization and civic pride." The proposed mix of uses does include the variety specified above. See Attachment C, the project description. 2. Focal Point Design "....prominent focal points, such as prominent building corners, must have a defined architectural expression and visual interest. By way of example and not limitation, such defined architectural expression and visual interest may include a rounded or chamfered wall, a tower, transparency or architectural lighting at night." There are a variety of focal points established as a result of the site's layout, many of them visible only to the residents and guests of the Project. As the public travels from the east, westward from 42nd Avenue S., the outdoor plaza will be framed by the future Building B. The proposed pergola, sign, low wall and plantings will act as a focal for the eye because it frames entry into that open space. The second major focus will be into the open space from S. 144thm Street as one travels eastbound from TIB. The proposed library occupies the corner and creates an edge. The southwest entry into the site is broken up with the proposed kiosk, triangular planter and clock tower. Behind these vertical elements is the expansive window/stage area with the two story glass wall and soaring roof of the southern elevation of Building C. Because the library is one story, the southern and southeastern edges of Building A will have some prominence for northbound travelers on TIB or those on the west side of the street. The southern corners of Building A have canopy details and vertical architectural design elements. The west and north facades of Building C will be focal points as customers and residents enter the site from TIB. Travel within the site at some locations and directions will be met with views of the trash enclosure because of its location at the end of the internal drive. L13-030 — Tukwila Village Phase 1 Page 129 In addition to the buildings and certain landscape features, art is proposed for prominent locations that frame and act as focal points. The two round areas to either side of Building C frame the stage; the roof storm water cistern adjacent to the entry is a focal point as one enters the site from TIB and is a gateway into the outdoor cafe. As described on Sheet P1.0, the applicant has a contract with an organization that is developing a process for selecting artists and locating art around the Tukwila Village site. Conceptual drawings have been developed as part of that effort. (Attachment J) 3. Buildings Along Eastern Boundary "If any portion of buildings B or E as shown on the Preliminary and Proposed Site Plan is proposed to be located within 30 feet of an adjacent property that is zoned LDR, MDR, or HDR, the BAR may require and allow portions of the building to have greater or lesser setbacks and/or lower height limits than allowed under the Governing Regulations, provided that the average setbacks and/or height limits allowed shall be consistent with the Governing Regulations. The BAR may encourage modulation of building facades and/or height modulation of buildings B or E as shown on the Preliminary and Proposed Site Plan in order to reduce the visual impact on adjacent properties, but such modulation shall not be mandated solely to reduce density that is otherwise allowable under the Governing Regulations." This criterion is not applicable at this time because the proposal does not include elevations for those buildings. 4. Minimum interior height Non-residential uses at street level shall have a floor height of at least 15 feet. The purpose of this requirement is to ensure that the building is designed such that the commercial space is as leasable as possible. Sheets P2.9 and P2.10 indicate that there will be 15 feet between slabs for the first floor. 5. Landscaping Standards. Normal landscaping standards and requirements under the City's existing zoning code and development standards shall apply to the Property, provided that the specific landscaping standards and requirements set forth in the Statement of Purpose and Design for the Plaza and the Commons shall be reflected in the design review submittals for the Plaza parcel. L13-030 — Tukwila Village Phase 1 Page 1 30 The Statements of Purpose and Design for each space are Attachment K. a. The Indoor Commons Building C is located in the central position of the overall property and is framed by the outdoor plaza to the south and the internal pedestrian/vehicular route through the property. Building C Commons mirrors in scale and orientation the proposed KCLS library, which is located at an angle adjacent to the outdoor plaza. The remaining buildings in the project exceed the scale of the Indoor Commons. The "community room" inside Building C, the Indoor Commons, is oriented to S. 144th Street whereas the more commercial aspect of the building is oriented to TIB. The internal driveway in Phase 1 provides the entry and sightline to Building C, the Indoor Commons, from TIB. A butterfly roofline converges in the middle of the building where there is a covered entry, rounded storefront system and a significant canopy and support columns. The community room is designed such that a cafe can operate on one side of the building and the other side can accommodate events in a 1,650 square foot open room that has an attached 372 square foot kitchen and 187 square foot storage space. The two distinct spaces share an entry, bathrooms, janitorial closet and loading and service area. The cafe is located around the north side of the building with several adjacent outdoor areas, one of which includes an interior/exterior fireplace. The materials for the building include a warm "Brick Paver" color, significant glass facades over most of the surfaces, and large pieces of naturally stained fir trim. The southwest exposure is designed with a two story glass facade. Operable windows and doors are located throughout the building, including two 8.5' (approximately) vertical roll up doors adjacent to the "stage" space on the south side facing the lawn. The operable windows in the community room consist of a total of four relatively small operable windows. The wall facing the stage and lawn has two large roll -up doors and flanking standard doors on either side. The internal window treatments are not detailed and provided. The surface treatment for the plaza area outside the community assembly room is treated with concrete similar to the other pedestrian areas. Sheet C5 and Sheet P3.0 indicate that there may be some banding within the concrete surface that encircles a "stage" around the Building C. The sheets however do not indicate that the band will be treated differently in terms of color or texture. Sheet P3.3 and P 3.5, Attachment A, includes a banner hanging system, which may be used on a temporary basis (once every two years) per the Sign Code (Special Event Signage, TMC19.24.060.), unless the graphics are not discernable off site. The floor plan for the Building C (Sheet P3.1 Attachment A) indicates that some type of transparency will occur behind the counter of the cafe so that employees there have visibility into the entry area of Building C. L13-030 — Tukwila Village Phase 1 Page 131 The Lighting Plan (sheet P4.3, Attachment A) indicates that canopy down lighting will be used under the east and west facade eaves. The use of glass, a warm well designed ceiling treatment of the community assembly room and the interior lighting could be a significant lighting feature of the proposal. b. The Outdoor Plaza The plaza has a pedestrian orientation including welcoming elements and safety and protection from vehicular traffic. Connections between the various uses in and around the Plaza should be clear, visible, convenient, and accessible. A sense of enclosure is created via a variety of design elements: the site layout itself, because the Library is several feet above the main elevation of the "stage" area, the presence of Building C as a backdrop/wall facing the Plaza itself, the use of 18 inch to 3 foot walls on the south and southeast side separating the plaza from S. 144th Street. The plaza designer states that concave walls will deter the skateboarders. Attractions and destinations will be created primarily through programming of the space. The cafe in Building C and the Library will create pedestrian traffic through the space. During summer the water feature and "game" feature should prove to be active destinations. The Arbor and wall at the southeast corner acts as a gateway and the information kiosk and proposed artwork and Library urban design at its southeast corner create a sense of entry on the west side. The northwest corner between the entry to Building C and the specimen tree proposed off the north east corner of the library will frame views into the plaza from this side. The area between Building C and the Library could have potential to provide more functional space but due to grade change it has three shallow steps and three raised planters. The largest area in terms of size is the lawn area. Drainage and slope will be key to its usability for more than just picnicking and the rigors of chairs, tables and foot traffic. Amenities that are offered through -out the plaza are shallow seating opportunities on low walls and shallow steps, more formal benches, a water feature in the southeast corner, a game area on the east side, and a playful labyrinth in front of the stage. Chairs and tables with umbrellas are not detailed although numerous options are indicated on the site plan outside Building C. According to the Landscape Architect, the water is interactive and operated by the user. It can be "turned off" by the manager for the off-season. The game area seems to be more a part of the parking stalls to the east as opposed to the plaza area. This area complies with the must have for the outdoor plaza which specifies tables for games or picnics. L13-030 — Tukwila Village Phase 1 Page 132 Details on electrical outlets and hardware for hanging flower baskets are not known at this time. A bike rack sample has been provided on P3.40. The applicant would like to locate the bike rack for Building C and the open space in front of Building B. L13-030 — Tukwila Village Phase 1 Page 133 Conclusions A. Tukwila International Boulevard Design Manual 1. Site Design Phase 1 of the project and its accessory site features, will display a clear and unifying site organization in terms of composition of buildings and landscape features. The project will upgrade the overall visual appearance of the Tukwila International Boulevard area. Employees, residents and visitors will find the site design promotes comfort and safety. Ease of use could be enhanced through site modifications that promote more direct connections from street to entries and more generous widths along pedestrian routes that are narrowed at specific locations. Building access is generally visible; however signage and way finding will be important because Building C, some of the commercial entries and the apartment entry do not front a street. A continuous street front is created along TIB with the placement of Building A and the design of the streetscape improvements for S 144thth Street and the southern perimeter of the outdoor plaza create a strong edge along this southern streetfront. Circulation improvements for vehicular access are generally well planned. The crossing between Building B and Building C could be emphasized with dramatic paving and a better visual connection. As noted above there are some pedestrian routes that are not as generous and direct as a pedestrian would likely create. The southernmost vehicular entry and pedestrian crossing along TIB should be modified so that the sidewalk doesn't drop down and veer west, which can be accomplished by keeping the sidewalk adjacent to the property line and installing a driveway entrance rather than a curb return. The sharing of site improvements is an integral part of the site's programming and layout. Way finding and directional signage needs to be developed, especially since parking will be shared between all Phases of the project and because there are some entries, such as the apartment lobby entrance, that do not front on a street. In Building A, the southeast corner landscaped terrace on the second floor and windows in the upper stories allow site surveillance of Building C and the outdoor plaza. Windows, terraces and decks encircle Building A and significant expanses of windows and outdoor areas are part of Building C, which allows observation by building occupants of outdoor activities. The plant palate of medium shrubs and small trees has varieties that aren't specified or will be shrub -like and not provide adequate transparency in critical locations such as between the outdoor plaza and S. 144thth Street. Low shrubs and groundcovers combined with trees that have branching patterns at 7-8 feet from ground level allows site surveillance from the street into the outdoor plaza and are needed along this street edge. The Lighting Plan displays a range of lumens from 1 — 5 for most of the site. A lumen rating below 1 is shown at the entrance to the first floor garage, which may need some additional light coverage. L13-030 — Tukwila Village Phase 1 Page 134 The main garbage area is located appropriately but is not sized adequately to accommodate the amount of bins that the site will have. The lack of a screen on the south side of the enclosure creates a visual focal point of the dumpsters. The location of the transformer is good but screening of this equipment has not occurred. Meter locations on the building A is not shown and could be sufficiently large in size that they should be screened. The service area outside Building C does not have a ramp or zero curb making loading problematic and the function of the small planting areas in this location is unknown. In order to incorporate natural features as amenities into the development of the site, additional efforts need to be employed in order to protect the trees identified for potential saving. The design and layout of Building A enhances the visual importance of the east side of TIB along this corridor. The use of zero curbs, extensive wide walkways and enlarged pavement in critical locations improves the pedestrian environment by making it easier and more comfortable to walk. Extending the proposed five foot sidewalk from the northeast property through the proposed planting area will allow pedestrian movement from off-site onto the internal walkway and thereby support movement to the property to the north. In addition to facilities that support pedestrian use, amenities, such as ground level windows, make the area interesting for pedestrians. Attractive detailing such as benches, high impact plants in pots, artwork, and on information kiosk, are all elements that are incorporated into the site design. A woonerf, which is a Dutch word for an area, usually residential, where motorists and other users share the street without boundaries, is created with the internal street design. Zero curbs are located where pedestrians may cross freely without having to "drop down" into a street to cross it. The use of curb cuts has been minimized. Sharing of access is occurring within the project itself and also with the property owners to the north. The Normandy Court apartments, who have an isolated parking lot on the west side of their buildings will have access through the site, and the property owner to the north shares a 20 foot wide access easement that is shared access off of TIB. The applicant, is sharing parking throughout the Tukwila Village project overall but also with the King County Library System thereby allowing reduced parking for the project. The applicant is also putting a substantial portion of the parking in structures. 2. Building Design The architectural design provides a strong concept that is easily understood and a positive element in the architectural character of the Tukwila International Boulevard Area. The design of the structures articulates their purpose and use. The building materials are complementary in color and choice. The neighboring structures that provide positive examples include the high school. The strategic use of high quality masonry at the pedestrian level with traditional detailing is also extended into the upper levels in order to integrate the commercial floor with the residential floors. Where brick L13-030 — Tukwila Village Phase 1 Page 1 35 is not used to connect the two uses, a complementary color is used. The largest building proposed for Phase 1 — Building A — is placed parallel to the 100 foot wide Tukwila International Boulevard. The 70 foot height is a 40 foot increase over the adjacent High Density Residential and Neighborhood Commercial Center. Vertical as well as horizontal modulation is used in Building A to mitigate its larger mass. Good proportions and relationships between major elements and design details are employed in both buildings. The cylindrical fixture chosen to decorate the ground floor of Building A is not consistently employed around the perimeter of the site. Lighting that contributes to the overall design of Building A should be considered. Illuminated signage can provide night time drama if appropriately lit and placed on the building, which is not indicated on the Signage Plan (Sheet P1.3, Attachment A) One of the ten steps to better lighting according the Lighting Lab is to illuminate architectural details and art work because it: • Give users a sense of depth, shadow and contrast for visual variety. • The eye needs variety to stay interested and awake. Blank walls are minimized and do not create a negative impact. The largest wall is decorated with a sign and logo for Tukwila Village. The green trellises soften the ground floor appearance of Building A and expand the amount of landscape on the site. Canopies are used to identify entry and enhancing the entry for customers, visitors and residents. Low walls, tables and chairs, benches are arranged adjacent to the entries of Buildings A and C The plan set does not show the roof top mechanical hood which may need to be screened. Although the some utility meters and HVAC units are discretely located in less public locations, additional screenin . can occur with landscaping or vertical hardscape plantings. Vertical screening examples L13-030 — Tukwila Village Phase 1 Page 136 3. Landscape Design There are public as well as private landscaping improvements that are part of the project. The public landscaping is creating an improved streetscape on S. 144thth Street and a modified streetscape along TIB. The private landscaping will reinforce the public improvements. The landscape design has been integrated into the architectural concept and site layout. Specific functions that the landscape design does not perform include are screening the service and utility locations, planting that enhances the site without limiting visibility into the site, specifically the community plaza. The type of edging and walls are not fully detailed. The planting beds adjacent to the service area of Building C and adjacent to the TIB mid -block crossing are in high traffic areas where plants could be damaged. The Planting plan is minimally defined at this time with a large list of potential plants. In some locations, the use of medium shrubs is potentially too large. The plan has a lack of layering because the choice seems to be either ground cover or shrubs. A more transparent transition between streetscape and the community open space needs to occur along the south edge by modifying the plant selection to specify single trunk small trees as opposed to hazelnuts that will be shrubby and limit visibility. Large shrubs often have a clearance between the ground and the bottom branches and should have groundcover in order to meet City standard of 90% coverage within three years. Efforts to conserve the significant vegetation on site are not carried out on the Civil Plans and will need to be incorporated into plan sets in order to be implemented. 4. Signs Some planning for project and tenant signage has occurred but has not been fully developed. The tenant concept is difficult to read and understand. The preliminary nature of the signage makes it difficult to assess its compliance with the Sign Code; although the freestanding sign section of the Code will limit the total number of monument signs allowed to two rather than the three that are proposed. The monument sign along TIB would be more effective if it were arranged perpendicularly to the street; however the amount of area devoted to landscape between property line and parking stall is eight feet, which does not leave the required setback depth of five feet. The edge of the street is 18 feet west of the property line and this is the same general location as the proposed monument sign for the Tukwila Library. The use of the larger blank sections of walls for signage is an effective architectural treatment. Lighting, scale and quality of sign materials and details are unknown and yet are important features for effective design. L13-030 — Tukwila Village Phase 1 Page I 37 B.Tukwila Comprehensive Plan and Codes 1. Community Image Goals and Policies The functionality, attractiveness and diversity of the TIB corridor will be improved with this project. Pedestrian pathways will be included and widened and enhanced with landscaping. In some locations a minimum of 6 feet should be maintained. On -street parking supports commercial businesses, slows down traffic, buffers pedestrians from vehicles, and on TIB will slow vehicular travel speeds. The project itself will be a corridor focal point by virtue of its overall scale and heights relative to the surrounding development. The community open space, the library, and the opportunity for community events will also support the function of the space as a focal point. Screening of mechanical/utility equipment and service areas has not been fully developed and is not adequately address in the spacing and design. 2. Natural Environment Goals and Policies A wider canopy tree may be available and appropriate for the internal drive and S. 144thth Street in order to maximize the tree coverage within the City and this zone. 3. Land Use — Transportation Corridors Goals and Policies The mid-century roofline for Building C echoes the historic character of the corridor. Pathways through the Outdoor plaza to building entries should be modified so that the space is not a barrier but is instead a pathway that draws one in and around the space. 0!OP D Co Door Zone Buffered Bike Lane Cis 80 7» 7N IM 111 /» lIN1S1 M Parking -r 7.5' at inii 171 .M tM PIT rel l Full Sized SUV, Truck or Van To Scate ^ 80" wide c, ri K i`. ll Open Door width: —116"=9'8"to-or +1 Recommended MIn. BL dist. s 15' "19' rr Recommended PAM. ES FShcst.■ 11/15/2010 Copyr gt1t 02004 —2010, w1wADuslChase.cam Door Zone Issues —P01 — Slide! 0 The bike lanes incorporated into the S. 144thth Street improvements are safer for cyclists than no facilities but when placed adjacent to parallel parking stalls, door swing accidents can be an issue for the inexperienced and unaware. Special paving treatment and education is warranted. L13-030 — Tukwila Village Phase 1 Page 138 Door swing hazard area The improvement planned for S. 144thth Street will reinforce and support its role as a major pedestrian corridor. The light fixture proposed is not at the right scale for pedestrians and should be resized to be no more than 15 feet in height. Poles have not been specified but should be finished with the same color and material as the fixture itself. Flexibility in many design standards has been provided in order to allow and encourage creativity and opportunity to gain synergy in development of multiple parcels. Specific standards on perimeter and interior landscaping have been waived. C. Disposition and Development Agreement/Development Agreement 1. Vision Statement The proposed design allows a mix of uses that could lead to the vibrant community destination. 2. Focal Point Design Prominent focal points are designed into the architecture of the buildings, providing visual interest. Focal points have also been incorporated into the landscape design. Nighttime drama and interest is not as strong an element, particularly in Building A. In addition to storefront light there should be better results in lighting of the building itself. There are three places, in addition to the water feature area, where suggested "art" will play a critical role: adjacent to the entry to Building C, where art will collect roof drainage under the west awning of the building, and to the east and west of the "stage" in the 10 foot wide columns. The ability of the art to act as a focal point is unknown. 3. Buildings along Eastern Boundary Not applicable. 4. Minimum Interior Height The criterion is met. 5. Landscaping Standards a. Indoor Commons The orientation and design of Building C creates a focal point for S. 144thth Street and the outdoor plaza. The inclusion a cafe, indoor/outdoor fireplace and the ability to have a space that can be indoor and outdoor is a valuable functional amenity. The interior specifications are not known at this time and the large expanse of southwest facing glass will be both an asset and a challenge with regard to glare and cooling. L13-030 — Tukwila Village Phase 1 Page 1 39 b. Outdoor Plaza The elevation changes within the Plaza provide variety and unique places within the relatively small area. The use of stairs and low walls provides a sense of enclosure. Of concern is the lack of opportunity for accessible travel to entries from important and prominent entry points and landscape elements that, instead of providing interest or continuity of design, act as barriers. In some situations, prominent landscape feature attract the eye, act as focal points and draw a person in to a space. There are many secondary paths that do not need to be direct and can provide variety. In addition to paths to building entries is the concept of circling a site. Pedestrians often desire to stroll around a site. If an activity is occurring within the Plaza, the option of walking around the "activity" is desirable. Activity often occurs on the edges, which is where sufficient space is needed for walking and observing. A secondary concern is the concept of multiple uses for the same site. The water feature holds a relatively important area of the Plaza. Activating the area when it's not in use as a water feature should be an objective. Detailing of the space is not provided. The Statement of Purpose and Design specifies that the water feature be attractive or unnoticeable when the water is turned off. The proposal is too schematic to conclude that this criterion is met. The materials are unknown (low walls and detailing) and relatively modest with simple score marks acting as embellishment in the concrete material. This space should be designed to be multi -tasked so that it is at least visually interesting all year round and not just functional when there is water in the space. The applicant offers art as an item of interest and variety in the space. Art can be a significant attraction, addition and detail that adds fun to a space. Grade change requires special treatment such as stairs, however, minimizing the transition and placing vertical features so that they function, as a gateway, a frame, or a focal point in the use of the site. Bicycle parking should be more convenient to the users of the Plaza and Building C; therefore, a more convenient location should be created within Parcel C. For the most part the plaza offers places to observe and be observed, places for activities and places for resting. L13-030 — Tukwila Village Phase 1 Page 140 Staff Recommendation Staff recommends that the Board of Architectural Review adopt the findings and conclusions of this staff report and approve the Phase 1 design of the project subject to the following conditions, which are numerically shown on Attachment L. 1. In order to meet criterion #1 (accomplish a desirable transition with streetscape and adequate pedestrian movement), the access along S 144th Street and the southerly access along TIB shall be revised to leave the sidewalk at the same elevation. The site access shall be modified to a driveway as opposed to a curb return. Also, the eight foot public sidewalk along TIB shall be moved to the east property line 2. In order to meet criterion # 1 (Site Design for Safety), modify the plant palette along southern edge of the outdoor plaza, in order to allow visibility in the 3-7 foot line of sight from the public street. 3. In order to meet criterion #1(screening of service areas), create trash/recycling enclosure(s) to accomplish the following objectives: ■ staging of residential bins and accommodation of permanent commercial tenant bins, ■ screening on all sides, and ■ screening from above, for example a trellis over the top, so that residential views from the project are also screened. 4. In order to meet criterion #1(siting of service areas), create a more functional service and loading area for Building C. 5. In order to meet criterion #1 (Natural features and sensitive areas), show tree preservation techniques on the demolition and grading plan sheets for trees #18,20,21,32, 36, 37. 6. In order to meet criterion #1 (Pedestrian Circulation), enhance the pedestrian crossing between Building B and C. 7. In order to satisfy Zoning Code definition of recreation space consider programming and design options for more active recreation, such as lawn bowling, bocce ball, badminton, etc. 8. In order to meet criterion #2 (screening of mechanical equipment), incorporate a landscape screen around the electrical transformer in the northwest corner of the site; locate and screen the electrical meters located on the wall of Building A to reduce visibility; and ensure that rooftop mechanical units are not visible from off-site. 9. In order to meet criterion #3 (Planting Design), ■ revise plant type to a size that is appropriate for the space; utilize hardier groundcovers in the tree pits adjacent to the parallel parking stalls on S 144th St; include groundcovers in beds where medium and large shrubs are proposed; L13-030 — Tukwila Village Phase 1 Page 141 • substitute narrow evergreen tree for the small deciduous trees proposed in order to add year round screening and interest along the large blank north wall of Building A; • provide specifications for the location and plants for the pots; and • utilize a tree grate instead of plant bed in area between the southwest corner of Building A and mid -block crossing. 10. In order to meet criterion #4 (Sign Design) applicant shall include the following additional details and these shall be approved by the DCD Director: • Sign lighting that is a positive architectural detail for the Building C; • Complementary wall signs for Building C; and • lighting for monument signs. 11. In order to satisfy the Comprehensive Plan Goals and Policies, • Use the Tight fixture for S. 144th Street that is the standard fixture used along TIB and S. 144th Street; ■ Limit pedestrian fixture height to no higher than 15 feet and use the same high quality colored material for the pole; and • where possible, select tree species with a broader tree canopy. 12. In order for the art to satisfy its role as Focal Points within the project, the applicant must receive approval by the DCD Director for a scope and a process prior to the issuance of a building permit. The four areas identified are the roof cistern, the clock tower and the two columns framing the stage. The scope for the artist shall include the following minimum objectives: scale sufficient to act as focal points and in balance with the adjacent structural elements, and illumination (internal and/or external). The artist review process shall include the Tukwila Arts Commission. 13. In order to satisfy the criteria of the Statement of Purpose and Design for the Outdoor Plaza • modify the width and design of the east side of the Outdoor plaza so that there is a minimum of 6 feet of sidewalk; • modify the radius of the landscape design to facilitates movement around the northeast corner of the Plaza; • add bike racks near Building C; ■ provide greater detail for the area that includes the "water feature" such that it is interesting when the water is not in use; and • provide adequate space for pedestrian maneuvering around the raised landscaping beds, planters and the outdoor seating for the cafe on the north side of Building C. L13-030 — Tukwila Village Phase 1 Page 142 &hi al J u;fuuiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl , HEREBY DECLARE THAT: Mailing requested by: Moira Bradshaw Notice of Application Mailer's signature: 7) Notice of Decision x Notice of Public Hearing Design Review Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _30 day of _October , 2013 Project Name: Tukwila Library and Tukwila Village Project Number: PL13-023 Associated File Number (s): L13-030 Mailing requested by: Moira Bradshaw Mailer's signature: 7) iK:( __r , W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC �,�ukwila Library and Tukwila Vil, City of Tukwila Notice of Public Hearing Design Review Project Applicant: Tukwila Village Associates LLC File Number: PL13-023—L13-030 Tukwila Village Project Description: 1.Buildings for Phase 1, which consists of Building A— a six story mixed use building with 80 units of market rate non -age restricted housing over commercial space and four live work units and Building C— a one story, 4,210 square foot communi- ty meeting and retail building with attached outdoor park on the north side of S. 144 Street 2. Site improvements including sidewalks, driveways, parking and landscaping for the overall Tukwila Village proposal locat- ed on the north side of S. 144 Street and TIB; Project Applicant: King County Library System File Number: PLI3-016—L13-017 King County Library System Project Description: A new 10,000 square foot, one story public library with land- scaping and pedestrian amenities in the northeast comer of S. 144 Street and Tukwila International Boulevard (TIB.) Board of Architectural Review Meeting Thursday, November 14, 2013 6:30 p.m. City of Tukwila—City Council Chambers 6200 Southcenter Boulevard Property Owner: City of Tukwila Project Planner: Moira Bradshaw (206) 433-3651; moira.bradshaw@tukwilawa.gov Project Location: On the east side of Tukwila International Boulevard and on the north side of South 144th Street. Comments and Appeals: You are invited to comment on the project at the public hearing or submit written comments by 5 p.m. on the day of the hearing, November 14, 2013, to the project planner. You may review the application at DCD, 6300 Southcenter Blvd., Suite 100; Tukwila, WA 98188. You may request a copy of any decision, determination and your appeal rights by calling 206-433-3670. You are receiving this notice because you are a property owner or tenant within 500ft of this project or have expressed an interest in being notified of actions related to Tukwila Village. Tukwila Library and Tukwila Village City of Tukwila Notice of Public Hearing Design Review Project Applicant: Tukwila Village Associates LLC File Number: PLI 3-023—L 1.3-030 Tukwila Village Project Description: 1.Buildings for Phase 1. which consists of Building A— a six story mixed use building with 80 units of market rate non -age restricted housing over commercial space and four live work units and Building C— a one story, 4,210 square foot communi- ty meeting and retail building with attached outdoor park on the north side of S. 144 Street 2. Site improvements including sidewalks, driveways, parking and landscaping for the overall Tukwila Village proposal locat- ed on the north side of S. 144 Street and TIB; Project Applicant: King County Library System File Number: PL 13-016—L 13-017 King County Library System Project Description: A new 10,000 square foot, one story public library with land- scaping and pedestrian amenities in the northeast corner of S. 144 Street and Tukwila International Boulevard (TIB.) Board of Architectural Review Meeting Thursday, November 14, 2013 6:30 p.m. City of Tukwila—City Council Chambers 6200 Southcenter Boulevard Property Owner: City of Tukwila Project Planner: Moira Bradshaw (206) 433-3651; moira.bradshaw@tukwilawa.gov Project Location: On the east side of Tukwila International Boulevard and on the north side of South 144th Street. Comments and Appeals: You are invited to comment on the project at the public hearing or submit written comments by 5 p.m. on the day of the hearing, November 14, 2013, to the project planner. You may review the application at DCD, 6300 Southcenter Blvd., Suite 100; Tukwila, WA 98188. You may request a copy of any decision, determination and your appeal rights by calling 206-433-3670. You are receiving this notice because you are a property owner or tenant within 500ft of this project or have expressed an interest in being notified of actions related to Tukwila Village. City of 7tckwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor 6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor TaxpayerFirstName Dawit & Tarike Muche TUKWILA TUKWILA TUKWILA TUKWILA Darlene L & Marvin D * TUKWILA Piotr & Ann C TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA Sam M & Eredulin TUKWILA Minh TUKWILA Lao & Hannah Ho TUKWILA TUKWILA * TUKWILA TUKWILA TUKWILA TaxpayerLastName Tegegn COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER Michaud SEATAC TUKWILA INVESTMENT L COMMUNITY MEMBER Stempa COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER Martin COMMUNITY MEMBER Pham COMMUNITY MEMBER Phan COMMUNITY MEMBER COMMUNITY MEMBER N K 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TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 108 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 109 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 110 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 111 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 112 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 114 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 115 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 116 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 117 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 118 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 119 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 120 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 121 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 122 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 123 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 124 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 201 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 202 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 203 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 204 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 205 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 206 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 207 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 208 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 209 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 210 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 211 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 212 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 214 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 215 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 216 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 217 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 218 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 219 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 220 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 221 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 222 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 223 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 224 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 108 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 109 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 110 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 111 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 112 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 114 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 207 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 208 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 209 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 210 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 211 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 212 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 214 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 215 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 308 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 309 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 310 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 311 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 312 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 314 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 315 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 116 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 117 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 118 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 119 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 120 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 121 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 122 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 123 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 124 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 201 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 202 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND 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42ND AVE S Apt 304 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 305 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 306 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 307 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 316 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 317 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 318 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 319 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 320 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 321 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 322 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 323 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 324 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 101 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 102 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 103 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 104 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 206 TUKWILA WA 98168 AGENCY FEDERAL TRANSIT ADMIN US E.P.A. US DEPT OF H.U.D OFFICE OF ARCHAEOLOGY WSDOT NW REGION WA STATE COMMUNITY DEV WA FISHERIES & WILDLIFE WASH DEPT OF SOCIAL/HEALTH DEPT OF ECOLOGY WA DEPT OF ECOLOGY WA STATE ATTORNEY GENERAL OFFICE OF HEARING EXAMINER KC ASSESSOR'S OFFICE KC HEALTH DEPT PORT OF SEATTLE KC DEV & ENVIRON SERVICES KC METRO TRANSIT/SEPA OFFICIAL KC LIBRARY SYSTEM FOSTER LIBRARY WESTFIELD MALL LIBRARY TUKWILA SCHOOL DISTRICT ATTN JACKSON FEDERAL BLDG DEVELOPMENT SERVICES NW REGIONAL OFFICE SEPA REVIEW ECOLOGY DEPARTMENT CITY OF SEATTLE ACCOUNTING DIVISION PERMITS SEPA INFO CENTER ENVIRONMENTAL PLANNING ADDRESS 915 2nd AVE, STE 3142 1200 6th AVE 909 1st AVE, STE 200 PO BOX 48343 PO BOX 330310, MS 240 PO BOX 48300 16018 MILL CREEK BLVD PO BOX 1788 3190 160th AVE SE PO BOX 47703 PO BOX 40117 PO BOX 94729 500 4th AVE, RM# 709A 401 FIFTH AVE, STE 1100 PO BOX 1209 900 OAKSDALE AVE SW 201 S JACKSON ST., MS KSC-TR-0431 960 NEWPORT WAY NW 4060 S 144th STREET 1386 SOUTHCENTER MALL 4640 S 144th STREET CITY ST SEATTLE WA SEATTLE WA SEATTLE WA OLYMPIA WA SEATTLE WA OLYMPIA WA MILL CREEK WA OLYMPIA WA BELLEVUE WA OLYMPIA WA LACEY WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA RENTON WA SEATTLE WA ISSAQUAH WA TUKWILA WA TUKWILA WA TUKWILA WA ZIP 98174 98101 98104 98504 98133 98504 98012 98504 98008 98504 98504 98104 98104 98104 98111 98055 98104 98027 98168 98188 98168 CITY OF TUKWILA Notice of Public Hearing PROJECT INFORMATION Tukwila Village Project 1. Buildings for Phase 1, which consists of Building A— a six story mixed use building with 80 units of market rate non -age restricted housing over commercial space and four live work units and Building C— a one story, 4,210 square foot community meeting and retail building with attached outdoor park on the north side of S. 144 Street 2. Site improvements including sidewalks, driveways, parking and landscaping for the overall Tukwila Village proposal located on the north side of S. 144 Street and TIB; Land Use Activity File Numbers are: E13-011 – SEPA; L13-030- Design Review; L13- 031 – Parking Deviation; L13-021 – Lot Consolidation Studies available with the applications are: 1. Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report (Associated Earth Sciences, Inc. March 18, 2013) 2. Phase I Environmental Site Assessment (Associated Earth Sciences, Inch November 30 2011) 3. Phase II Environmental Site Assessment (Associated Earth Sciences, Inc. November 22 2011) 4. Traffic Impact Analysis (Parametrix, May 28, 2013) 5. Arborist Report (Tina Cohen, Northwest Arborvitae, September 16, 2011) 6. Technical information Report (Barghausen, May 22, 2013) 7. SEPA Checklist (Park, May 28,2013) OPPORTUNITY FOR PUBLIC COMMENT You are invited to comment on the project at a public hearing before the Board of Architectural Review, When: Thursday November 14, 2013 at 6:30 p.m. Where: Tukwila City Council Chambers 6200 Southcenter Boulevard. FILES AVAILABLE FOR PUBLIC REVIEW AT: City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Boulevard, Suite 100; Tukwila, WA 98188; 8:30 a.m. – 5:00 p.m. Monday – Friday. Written comments may also be delivered no later than 5:00 P.M. November 14, 2013 to: Moira.bradshaw@tukwilawa.gov, or to the Tukwila Community Development Department. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431-3670. For further information on this proposal, contact Moira Carr Bradshaw, Senior Planner at (206) 431-3651, moira.bradshaw@tukwilawa.gov or visit our offices at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. - 5:00 p.m. Application Filed: 12 June 2013 Notice of Completeness Issued: 14 June 2013 Notice of Application Issued: 27 June 2013 W: \ Long Range Projects \ Tukwila Village \ PL13-023 \ Hearingnotice.doc City of Tukwila Department of Community Development FILE NUMBER PL13-023 Land Use Routing form for Revisions TO: ❑ Building ❑ Fire Dept. ❑ Police Dept ❑Parks/Rec ❑ Public Works: (please List the name) Project: Tukwila Village Address: Date transmitted 2 October 2013 Response requested by:9 October 2013 Planner:Moira Date response received: COMMENTS Sorry about the quick turnaround request. We are trying to be accommodating and getting this to the October BAR hearing. CO" 0A ahc‘iJSis r1g3 hez+ b'e►, i kvt, 1� --L bLd1k..i'd-c-, GIS S k i 1•. 4-1-e_ etS llro‘o-c ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Comments prepared by: AIA14 Plan check date: l0— (S-1 3 City of Tukwila Department of Community Development FILE NUMBER PL13-023 Land Use Routing form for Revisions TO: ❑ Building ❑ Fire Dept. ❑ Police Dept ❑Parks/Rec Public Works: (please list the name) RECEIVED OCT 0 2 2013 TUKVva - PUBLIC WORKS Project: Tukwila Village Address: Date transmitted 2 October 2013 Response requested by:9 October 2013 Planner:Moira Date response received: COMMENTS Sorry about the quick turnaround request. We are trying to be accommodating and getting this to the October BAR hearing. (Pu&u c Wor2kS 1(AS AI o Les/6N 1Q.V 1 EW awbioN ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: City of Tukwila Department of Community Development FILE NUMBER PL13-023 Land Use Routing form for Revisions TO: ❑ Building ❑ Fire Dept. ❑ Police Dept ❑Parks/Rec ❑ Public Works: (please list the name) RECEIVED OCT 02 2013 TUK4vi+ PUBLIC WORKS Project: Tukwila Village Address: Date transmitted 2 October 2013 Response requested by:9 October 2013 Planner:Moira Date response received: COMMENTS Sorry about the quick turnaround request. We are trying to be accommodating and getting this to the October BAR hearing. ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: <11% E1vG�t�� r Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 RECEIVED SEP 27 2013 • COMMUNI I Y DEVELOPMLNT September 27, 2013 CIVIL ENGINEERING, LAND PLANNING, SURVEYING RE: Responses to Public Works Department and Fire Prevention Bureau Comments Tukwila Village Overall Site Improvements City of Tukwila File Nos. PL13-023 / L13-030 / E13-011 / L13-031 / L13-021 Our Job No. 15255 Dear Ms. Bradshaw: We have revised the plans and technical documents for the above -referenced project in accordance with the Public Works Department and Fire Prevention Bureau comments attached to the Land Use Permit Routing Forms we received. Enclosed are the following documents for your review and approval: 1. Revised set of Civil Plans 2. Fire Truck Maneuvering Exhibit 3. Revised Boundary Line Adjustment 4. Draft of Legal Descriptions and Exhibits for Proposed Easements 5. Draft of Legal Descriptions and Exhibits for Easements to be Relinquished The following outline provides each of your comments in italics exactly as written,along with a narrative response describing how each comment was addressed: Public Works Department Comments by David McPherson, Development Engineer, dated July 24, 2013 Design Review— L13-030 1. Concurrency Test Notice for Surface Water has been PASSED by Public Works. 2. Traffic Concurrency Test Fee in the amount of $21,000.00 to be paid as part of Design Review — L13-030 under Public Works permit no. C13-008. Fee is based on 319 residential units, 17,210 s. f. of retail, and 15,000 s. f. of office. Includes Tukwila Village (Phase 1, Phase 11, and Phase 111). New Library is not included. Traffic Concurrency Certificate Application has been provided by the Applicant. Response: We acknowledge the comment. 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • OLYMPIA, WA • CONCORD, CA ♦ TEMECULA, CA www.barghausen.com roc Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -2- September 27, 2013 3. Pedestrian warning system for crossings at T.1.8 & S. 144th Street are required, including rapid flash beacon / advanced warning. (Design shall meet City Engineer approval) Response: A note requiring the pedestrian warning system has been added to the crossing on South 144th Street closest to Tukwila International Boulevard. See Keynote No. 4 on Sheet C8. Per conversation with City staff, a warning system will not be required at the crossing closest to where 41st Avenue South is currently. In the same conversation with City staff; however, it was noted that the replacement of the existing pedestrian warning system on Tukwila International Boulevard would be required. An email has been sent from Tukwila Village Development Associates, LLC (the "Developer") to Derek Speck, Economic Development Administrator, objecting to this requirement as being outside the scope of the Developer's obligations set forth in the Disposition and Development Agreement entered into by the Developer and the City of Tukwila. Parking Variance — L13-031 Public Works has no comments. Lot Consolidation — L13-021 Prior to Final Lot Consolidation, the following comments need to be addressed for Public Works: 1. Complete the (41st Ave. South - STREET VACATION). Response: The Street Vacation is to be initiated and completed by the City of Tukwila pursuant to the Disposition and Development Agreement entered into by the Developer and the City of Tukwila. 2. Provide a 'draft' copy of any Private Storm Drainage Easement and Maintenance Agreement for review by Public Works. Document(s) shall be recorded prior to recording of the Final Lot Consolidation, and the recording number be shown on the Lot Consolidation Survey Map. Response: A draft legal description and survey map exhibit for all proposed Private Storm Drainage Easements is included with this submittal. A final legal description and survey map exhibit will be incorporated into a draft Private Strom Drainage Easement and Maintenance Agreement to be prepared by the Developer and submitted to Public Works for review (deferred submittal). 3. Provide a 'draft' copy of any Water Easement and Maintenance Agreement for review by Public Works. Document(s) shall be recorded prior to recording of the Final Lot Consolidation, and the recording number be shown on the Lot Consolidation Survey Map. Coordinate with WaterDistrict 125. Response: A draft legal description and survey map exhibit for all proposed Water Easements is included with this submittal. A final legal description and survey map exhibit will be incorporated into a draft Water Easement and Maintenance Agreement to be prepared by the. Developer in conjunction with King County Water District No. 125 and submitted to Public Works for review (deferred submittal). Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -3- September 27, 2013 4. Provide a 'draft' copy of any Sanitary Sewer Easement and Maintenance Agreement for review by Public Works. Document(s) shall be recorded prior to recording of the Final Lot Consolidation, and the recording number be shown on the Lot Consolidation Survey Map. Coordinate with Valley View Sewer District. Response: A draft legal description and survey map exhibit for all proposed Sewer Easements is included with this submittal. A final legal description and survey map exhibit will be incorporated into a draft Sanitary Sewer Easement and Maintenance Agreement to be prepared by the Developer in conjunction with Valley View Sewer District and submitted to Public Works for review (deferred submittal). 5. Provide a draft copy of any Private Ingress/Egress & Utility Easement and Maintenance Agreement. Within new Parcels A, B, C, & D for the benefit of new Parcels A, 8, C, & D — as applicable. (1) Document(s) shall be recorded prior to recording of the Final Lot Consolidation Map, and the recording number be shown on the Lot Consolidation Map. (2) Any Private Ingress/Egress & Utility Easement and Maintenance Agreement should include language stating who will maintain the paved area and utilities, and by what portion. Response: A draft legal description and survey map exhibit for all proposed Private Ingress, Egress, and Utility Easements is included with this submittal. A final legal description and survey map exhibit will be incorporated into a draft Private Ingress, Egress and Utility Easement and Maintenance Agreement (including language stating who will maintain the paved areas and utilities and by what proportion) to be prepared by the Developer and submitted to Public Works for review (deferred submittal). 6. Relinquish any existing Easements as applicable. Response: A draft instrument identifying all existing Easements to be relinquished will be prepared by the Developer and submitted to Public Works for review (deferred submittal). Lot Consolidation Survey Map 1. New legal descriptions for Parcels A, B, C, & D; should include 'subject to' and/or 'together with' — reference the Private Ingress, Egress & Utilities Easement and Maintenance Agreement. (as applicable) Response: "Subject to Private Ingress, Egress and Utilities Easement and Maintenance Agreement as recorded under Recording No. , records of King County, Washington" has been added to the new legal descriptions of Parcels A, B, C, and D. The recording number of the Easement will be filled in once the document is recorded. 2. Provide Private Ingress, Egress & Utilities Easement and Maintenance Agreement (NOTE) on Lot Consolidation Map. SAMPLE (for information .only) follows — THIS LOT CONSOLIDATION CONTAINS AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES FOR THE BENEFIT OF THE OWNERS OF PARCELS A, B, C, AND D OF THIS LOT CONSOLIDATION. OWNERSHIP OF SAID PARCELS A, B, C, AND D WITHIN THIS LOT CONSOLIDATION INCLUDES AN EQUAL AND UNDIVIDED RESPONSIBILITY FOR THE Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -4- September 27, 2013 MAINTENANCE OF SAID EASEMENT AND THE CONSTRUCTION, MAINTENANCE, REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREIN. Response: The Private Ingress, Egress and Utilities Easement Note has been added to Sheet 1 of the map. 3. Provide a legal description of any Private Ingress, Egress & Utilities Easement on the Lot Consolidation Survey Map. Show and label any Private Ingress, Egress & Utilities Easement on the Lot Consolidation Survey Map. Response: The location of the Private Ingress, Egress and Utilities Easement has been graphically depicted on the map, along with a blank for the recording number of the easement, which will be filled in once the document is recorded. The legal description of the easement is made a part of the recorded document (draft legal description and exhibit is included in this submittal). 4. Provide a legal description of any Public Storm Drainage Easement on the Lot Consolidation Survey Map. Show and label any Public Storm Drainage Easement on the Lot Consolidation Survey Map. Response: The location of the Public Storm Drainage Easement has been graphically depicted on the map, along with a blank for the recording number of the easement which will be filled in once the document is recorded. The legal description of the easement is made a part of the recorded document (draft legal description and exhibit is included in this submittal). 5. Provide a legal description of any Private Storm Drainage Easement on the Lot Consolidation Survey Map. Show and label any Private Storm Drainage Easement on the Lot Consolidation Survey Map. Response: The location of the Private Storm Drainage Easement has been graphically depicted on the map, along with a blank for the recording number of the easement which will be filled in once the document is recorded. The legal description of the easement is made a part of the recorded document (draft legal description and exhibit is included in this submittal). 6. Provide a legal description of any Water Easement on the Lot Consolidation Survey Map. Show and label any Water Easement on the Lot Consolidation Survey Map. Coordinate with Water District 125. Response: The location of the Water Easement has been graphically depicted on the map, along with a blank for the recording number of the easement which will be filled in once the document is recorded. The legal description of the easement is made a part of the recorded document (draft legal description and exhibit is included in this submittal). Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -5- September 27, 2013 7. Provide a legal description of any Sanitary Sewer Easement on the Lot Consolidation Survey Map. Show and label any Sanitary Sewer Easement on the Lot Consolidation Survey Map. Coordinate with Valley View Sewer District. Response: The location of the Sanitary Sewer Easement has been graphically depicted on the map, along with a blank for the recording number of the easement which -will be filled in once the document is recorded. The legal description of the easement is madea part of the recorded document (draft legal description and exhibit is included in this submittal). SHTS. 1 thru 7 of 7 — (1) Provide Boundary Line Adjustment No. L13-021 on all sheets. (2) Show & label 'Utility Easement' as recorded under K.C. Rec. no. 20081212000814 — see enclosed. Response: The Boundary Line Adjustment No. L13-021 has been added to all sheets of the map. The Utility Easement recorded under KC Rec. No. 20081212000814 is not part of this project and was included in the comment letter in error. SHT. 1 of 7 — Add additional NOTES as applicable. Response: No additional notes were added to map, as none were provided. SHT. 2 of 7 — (1) Label all existing lots; (Title Parcel A) thru (Title Parcel J) as applicable. (See enclosed ALTA /ACSM LAND TITLE SURVEY- Shts. 2 & 3 of 3 and Existing Legal Descriptions Sht. 1 of 7) (2) Label (Title Parcel A-1) as applicable. (See enclosed ALTA /ACSM LAND TITLE SURVEY- Shts. 2 & 3 of 3 and Existing Legal Descriptions Sht. 1 of 7) Response: The existing lots have been labeled as applicable. SHT. 3 of 7 — Label all existing lots; (Title Parcel K) thru (Title Parcel Q) as applicable. (See enclosed ALTA /ACSM LAND TITLE SURVEY - Shts. 2 & 3 of 3 and Existing Legal Descriptions Sht. 1 of 7) Response: The existing Tots have been labeled as applicable. SHT. 4 of 7 — (1) Show and label all new utility easements as applicable. (2) Show and label any Private Ingress/Egress and Utilities Easement(s) as applicable. (3) Consider reducing the width of R -O -W Dedication along S. 144th Street and adding a portion of Public Easement adjacent to the new parcel lines (if affecting Building overhang, etc.). Response: All new utility easements have been graphically depicted on the map, along with a blank for the recording number of the easement which will be filled in once the document is recorded. The width of the right-of-way dedication will remain as -is. Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -6- September 27, 2013 SHT. 5 of 7 — (1) Show and label any new Private Utilities Easement(s) as applicable. (2) Show and label any new Private Ingress/Egress and Utilities Easement(s) as applicable. (3) Consider reducing the width of R -O -W Dedication along S. 144th Street and adding a portion of Public Easement adjacent to the new parcel lines (if affecting Building overhang, etc.). Response: All new utility easements have been graphically depicted on the map, along with a blank for the recording number of the easement which will be filled in once the document is recorded. The width of the right-of-way dedication will remain as -is. SHT. 6 of 7 — No comment SHT. 7 of 7 — Verify distance "16.29 FEET" at end of new Parcel C legal description. Response: The distance at the end of new Parcel C is 18.17 feet, and has been corrected in the legal description. Site Development Plan 1. Pedestrian warning system for crossings at T.1.8 & S. 144th Street are required, including rapid flash beacon /advanced warning. (Design shall meet City Engineer approval) Response: A note requiring the pedestrian warning system has been added to the crossing on South 144th Street closest to Tukwila International Boulevard. See Keynote No. 4 on Sheet C8. Per conversation with City staff, a warning system will not be required at the crossing closest to where 41st Avenue South is currently. In the same conversation with City staff; however, it was noted that the replacement of the existing pedestrian warning system on Tukwila International Boulevard would be required. An email has been sent from the Developer to Derek Speck, Economic Development Administrator, objecting to this requirement as being outside the scope of the Developer's obligations set forth in the Disposition and Development Agreement entered into by the Developer and the City of Tukwila. 2. Site development plan shall comply with Engineering Report, by Associated Earth. Sciences, Inc., dated March 18, 2013, and subsequent geotechnical reports /evaluations. Response: A note stating that the Site Development Plan shall comply with the report by Associated Earth Sciences has been added to the plan. See Sheet C 1, Note No. 1. Miscellaneous Comments 1. A Transportation Impact Fee applies to the future. Building permit(s) as follows: 2. Phase I (Building 'A') Transportation Impact Fee for building 'A' is based on 89 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $94,446.80- due at issuance of Building Permit for building 'A' (See Public Works Bulletin A3 — Transportation Impact Fees) Response: The Developer acknowledges the Transportation Impact Fees are to be paid by the Developer prior to Issuance of applicable Building Permits. Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -7- September 27, 2013 3. Phase III (Building 'B') Transportation Impact Fee for building 'B' is based on 26 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $27,591.20. due at issuance of Building Permit for building B'. (See Public Works Bulletin A3 — Transportation Impact Fees) Response: The Developer acknowledges the Transportation Impact Fees are to be paid by the Developer prior to Issuance of a Building Permit for Building B. 4. Phase I (Building 'C') Transportation Impact Fee for building 'C' is based on 14 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $14,856.80; due at issuance of Building Permit for building 'C'. (See Public Works Bulletin A3 — Transportation Impact Fees) Response: The Developer acknowledges the Transportation Impact Fees are to be paid by the Developer prior to Issuance of a Building Permit for Building C. 5. Phase 11 (Building D') Transportation Impact Fee for building 'D' is based on 101 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $107,181.20. due at issuance of Building Permit for building 'D'. (See Public Works Bulletin A3 — Transportation Impact Fees) Response: The Developer acknowledges the Transportation Impact Fees are to be paid by the Developer prior to Issuance of a Building Permit for Building D. 6. Phase 11 (Building 'E') Transportation Impact Fee for building 'E' is based on 27 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $28,652.40. due at issuance of Building Permit for building 'E'. (See Public Works Bulletin A3 — Transportation Impact Fees) Response: The Developer acknowledges the Transportation Impact Fees are to be paid by the Developer prior to Issuance of a Building Permit for Building E. 7. Turnover documents will be required for the new Public sidewalk, portion of asphalt pavement, curb/gutter, street lights, streetscape, crosswalks with Pedestrian warning system, and storm drainage within S. 144th Street / Tukwila International Blvd. Right -of -Way and Public Easement. Provide cost(s) for each item to be turned over. City will prepare documents for Owner(s) signature. Response: The Developer acknowledges that the execution of turnover documents (to be prepared by the City) will be required for items listed within the right-of-way, both existing and to be dedicated, in conjunction with the City upon completion of the proposed South 144th Street improvements. 8. Construct / install all development infrastructure under a Public Works permit. Response: A note stating that all development infrastructure shall be constructed under a Public Works Permit has been added to the Plan. See Sheet C1, Note No. 2. 9. Provide draft copy of Private Ingress, Egress and Utilities Easement and Maintenance Agreement for review by Public Works. This shall be a separate document from the Final Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -8- September 27, 2013 Binding Site Improvement Plan map. This document shall be recorded prior to recording of the Final Binding Site Improvement Plan map, and the recording number be shown on the (BSIP) map. (2) The Private Ingress/Egress & Utilities Easement should include language stating who will maintain the paved area and utilities, and by what portion. Response: A draft legal description and survey map exhibit for all proposed Private Ingress, Egress and Utility Easements is included with this submittal. A final legal description and survey map exhibit will be incorporated into a draft Private Ingress, Egress and Utility Easement and Maintenance Agreement (including language stating who will maintain the paved areas and utilities and by what proportion) to be prepared by the Developer and submitted to Public Works for review (deferred submittal). Fire Prevention Bureau Review Comments by Al Metzler, Fire Project Coordinator, dated July 15, 2013 1. The "Auto Turn" software analysis needs to be done for the entire site, particularly the "Normandy Court/Samara Apts." entrance. The fire apparatus specifications have previously been provided. Response: An analysis of the entire site using AutoTurn software is included in this submittal. As shown in the exhibits, it is not anticipated that the Tukwila Fire Department will encounter any issues serving the Tukwila Village development and the adjacent Normandy Court / Samara Apartments. We believe that the above responses, together with the enclosed revised plans and technical documents, address all of the Public Works Department and Fire Prevention Bureau comments. 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. Sincerely, opher H. P1 it P.E. roject Engineer CHM/dm 15255c.002.doc enc: As Noted cc: Mr. Bryan Park, Tukwila Village Development Associates, LLC Ms. Diana Keys, Johnson Braund Inc. Mr. Daniel K. Balmelli, Barghausen Consulting Engineers, Inc. c;4. .,„ TUKWILA • ' VILLAGE B.A.R. SUBMITTAL PHASE 1 : OVERALL SITE, BLDG A & C. AND PLAZA TUKWILA, WA THE COMMONS INDOOR COMMUNITY COMMONS VIEW OF MAIN ENTRY THE VISION: Tukwila Village will be a welcoming place where all residents can gather and connect with each other. This mixed-use development will draw upon Tukwila's strengths and include a library, a neighborhood police resource center, retail, restaurants, public meeting space, and an outdoor plaza. The Village may also Include office, live/work, and residential space. This active, vibrant place will set high standards for quality and foster additional neighborhood revitalization and civic pride. Approved by Tukwila City Council 9/17/07 BUILDING A MIXED-USE APARTMENT BUILDING VIEW FROM TUKWILA INTERNATIONAL BOULEVARD PROJECT TEAM PROJECT DESCRIPTION PROJECT STATISTICS OWNER: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC. 201 - 27TH AVENUE SE. BUILDING A SURE 300 PUYALLUP, WA90374 TEL' 253231.5001 CONTACT: BRYAN PARK EMAIL BRYANPOHOUSING4SENIORS.COM ARCHITECT: JOHNSON BRAUND INC. 15200 52ND AVE S. SEATTLE. WA 98188 TEL: (2081.766.6300 CONTACT: DIANA KEYS EMAIL: DIANAKE8JOHNSONBRAUND.COM CONTRACTOR: INTER -CITY CONTRACTORS, INC. 17425 68TH AVE NE KENMORE, WA 96028 TEL: (425) 806-8560 CONTACT: GREG HERRING EMAIL GREGHCINTERCIT'CONTRACTORS.COM CIVIL ENGINEER LANDSCAPE ARCHITECT: BARGHAUSEN ENGINEERS 18215 7260 AVE S. KENT, WA 98032 TEL (425) 251.6222 CONTACT: CHRIS MILLER EMAIL: CMILLEROBARGHAUSEN.COM THE LA STUDIO, LLC 15200 52ND AVE 5, SUITE 210 SEATTLE, WA98188 TEL: 206.204.0507 CONTACT: MEL EASIER EMAIL MELE(9THELASTUDIO.NET STRUCTURAL DAVIDO CONSULTING GROUP, INC. ENGINEER: 15029 6078011. WAY NE LAKE FOREST PARK, WA 98155 TEL' 208.523.0024 CONTACT: MATT SCHMITTER EMAIL MATTEDDCGENGR.COM GEOTECHNICAL ASSOCIATED EARTH SCIENCES, INC. ENGINEER: 911 FIFTH AVENUE. SUITE 100 KIRKLAND, WA98033 TEL (4251827-7701 CONTACT:KURT MERRIMAN. PE SURVEYOR TRAFFIC ENGINEER BARGHAUSEN ENGINEERS 16215 7290 AVE S. KENT, WA 98032 TEL: 1425) 251.6222 CONTACT: CHRIS MILLER EMAIL CMILLER@BARGHAUSEN.COM PARAMETRIX 411 108TH AVENUE NE, SUITE 1800 BELLEVUE. WA 98004 TEL (425)4566200 CONTACT: CARTER DANNE EMAIL CDANNE@PARAMETRIX.COM PHASE ONE OF THREE PHASE DEVELOPMENT OF A MIXED-USE NEIGHBORHOOD CENTER DESIGNED TO PROVIDE RESIDENCES AS WELL AS NEIGHBORHOOD RETAIL AND RESOURCES. PROJECT TO FULFILL THE VISION FOR TUKWILA VILLAGE AND TERMS OF THE DISPOSITION AND DEVELOPMENT AGREEMENT. TUKWILA VILLAGE SUMMARY BY PHASE 11'.7 UR!L':'. "J^:FI ONERALL STE PLM CONCEPT BUILDING INIAD IG C ONDOOA COMMON I IY COMMONS) OUTDOOR PLAZA LIBRARY PARCEL (BY OTHERS) 1 216351 .SF • 10.000 M0* SF PER 5K. 22780 THE DOA IUMDING D SURMISE W ADING 8 PROJECT SITE DATA C. .f ADDRESS: NORTHEAST AND SOUTHEAST CORNER OF SOUTH 144TH STREET AND TUKWILA INTERNATIONAL BOULEVARD, TUKWILA. WA LEGAL DESCRIPTION: BOUNDARY LOT UNE ADJUSTMENT IN PROCESS ASSESSORS PARCEL NUMBERS: 152304.9092, 152304.9098. 152304-9242, 004000-0145, 004000-0146, 001000.0180, 04000-0191,004000-0194, 0040000196, 004000-0196, 155420-0005.155420-0010, 155420-0015, 155420-0020,155420-0025, 155420.0030, 155420-0033, 155420-0034. 155420-0035,155420.036. 155420-0037 SITE AREA: NEW PARCEL A • 63,989 SF NEW PARCEL B • 66,178 SF NEW PARCEL C • 31,863 SF NEW PARCEL D • <20,799 SF> LIBRARY BY OTHERS NEW PARCEL E • 84.310 SF TOTAL- 248,340 SF (5.68 ACRES) <EXCLUDING UBRARY> ZONING: URO - URBAN RENEWAL OVERLAY DISTRICT NCC- NEIGHBORHOOD COMMERCIAL CENTER HOR - HIGH DENSITY RESIDENTIAL VICINITY MAP MNUET UTE, NON -AGE RESTRICTEDAPMTNENTS/ MXED USE CONSTRUCTION TIME: NUMBER OF STORIES SITE AREA: NEW PARCEL A (RLN BOLD W 6 ELR44MANY BY ROD* LEVEE USES TYPE SA OVEN TYPE IA PODIUM S STORIES OVER 15TONY • BASEMEN! 63,98930/ 147ACRE5 AREA NUKING I UNITS AFFORDMLE SENIOR APARTMENTS/ DUSE OFFICE CONSTRUCTION TYPE: NUMBER OF STONES SITE AREA. NEW PARCEL E (RLN • SITE FOR BOTH BLOCS 0 LE EULOICSUMMARYRYRDOI (FUEL USES TYPE SA OVER TYPE IAPODIUM S STOVES OVER I STORY• BASEMENT 84,31050 1.94 ACRES` AREA PARKING •UNITS KEDINCOAIE SENI01 APARTMENTS/ MED VSE RETMI CONSTRUCTION TYPE: NUMIER OF STORIES SITE MEA NEW PARCEL (SIN B U4DIN6 SUPAMMIT IY ROOR LEVEL USES TYPE SA OVEN TYPE U PODIUM 4170/0111 OVER 1 STORY 68,178 SF/ 1525 ACRES MEA PARKING R UNITS P2 AMONG 6MAGE &SERVICES 1 PARKING GARAGE, COINAEROAL! LIVE -WORK 2 RESIDENTIAL USES 3 RESDENTIAI USES 1 RESIDENTIAL USES 5 RESIDENTIAL USES 6 RESIDENTIAL USES 19200 24.630 16,113E 1623E 16231 11,954 11,545 3 0 2 4 19 lE h PMONG GARAGE & SERVICES 1 OFFICE INCLUDES MEZZANINE) 2 RESIDENTIAL USES 3 RESIDENTIAL USES 18 4 RESIDENTUR USES 13 5 RESIDENTIAL USES . 13 c RESIDENTIAL USES 21240 49 13,650 11.919 11.515 11511 11,519 12.180 0 0 14 14 14 11 14 1 RES. AMMTY,PARKINGGMAGLUNITS 6 RETWL 2 RESIDENTIAL USES 3 RE9DFNT1AL USES 4 RESIDENTIAL USES • RESDENTIH USS 34790 24,275 23,080 23,080 22250 06 0 0 0 S 30 30 30 30 LEVEL ONE cOM EM3AL USES 1 119,4911 S 1 at CONKER RESTAURANT' CNE GENERA/RETAIL 2.311 1.22* 4,052 ;16 •WCar PORTION OF LRE/WOIK UNIT 1,8y • IN CONFORMANCE WITH SECTFON 2.11 BLESTAUNANT NETNL SPACE COVENANT) OF131E ODA 97.1101 a 1 » LEVEL ONE COMIREKW USES' OFFICE SPACE OFRCE MEZZANINE 9790 3370 1 11.60.9 1 152,0851 86 LE91L ONE COM44ERC1N USES GENIAL RETIA PA8*N4PTIOVE ) 6A4AGE STALLS SURFACE STALLS 85 53 ARAM M000E0 GAUGE STALES SURFACE STALLS PARIAN1100 040 GARAGE STALES SURFACE STALLS mat Pa.TI[LT13TH9 d Park - ‘9Skyway •�'h,I� River40n P▪ ROJECT SITE G 4M44IR Riverton ` ights S was. Fri .. d, wa':e-1 T 4/ K 1 M G- p tl Sew.A Trr� F •may NOOOR COMMUNITY COMMONS AN D CNE CONSTRUCTION TYPE: NUNIFER0/ STORIES SITE AREA NEw PARrELC(BW 102011054.10100.10 BT BOOR LEM USES WTI SR 15TOIY 31253 SE/ .73 ACRES MEA PARKING 1 UM6 AFFORDABLE SEWN MARTAIENIS/MIXED USE (POLOS) COMMUNITY ROOM I CAFE' 1 RECEPTION 3 RESTRO061 a STORAGE S CATEWI6 KITCHEN c MECHANICAL LEM 04E CORMLIML 056 1.711 1268 215 207 3O 88 I 15 0 0 0 0 0 0 15 1 CONSTRUCTION TYPE: NU8*II OF STORES SITE AREA: NEW PARCEL E LILA • SITE FOR COM NOMAS, WL0106 SUMMARY SYROOI LEVEL USES 1 TYPE SA OVER TYPE 1A PODIUM STOVES 1 STORY 64310ST/ 1.94 ACR/3. COMIEROALI pN6CMMAQ/SUIVICESf UMLIS RESI034TI41 056 RE3DEN0IA1 USES RESIDENTIAL USES RESIDEN7111. USES ATEA 3,450 24,101 24,201 24280 23195 PARI/44 110 0 UMTS 2s 0032 COMAENOILL SPACE COAIWUI7Y SPACE RESIDENTIAL UNITS PARKING STALLS 11.293 2.942 84 554 IMAM 2 COM4ERDALSACE RESIDENTIAL UNITS PARING STALLS 16,.200 4195 200 PHASE 31 COAEENOALSACE 31 RESIDCNTIAL UNITS 30 PMKM16 STALLS 1.102 12S 121 REAR OPE COWEROAL USES 19a051 >d 1 123 TOTA6 CAFE. .1121 • IN CONIORAMNCE WITH SECTION 2.11 PIESTAURANT RETAIL SPACE COVENNR) CPTHE 008 NU610004000 POLICE RESOURCE CENTER. GENEUL RETAIL/0E0CE 2200 1,200 8) COMF0RAMNCE MRTH SECTION 2-12(MAKERESOURCE CENTE� DOA COMEROAL VAC* COAIAUNR4 SPACE RESOCN7IA.UNIT5 AMINE TOTALS WRNAION FOR MUM REMILTON 29.298 1,942 184 PA510146 P110910E9 GARAGE STALLS SURFACE STALLS (5141.11E0 PARKING ON P8CEL 1/PHASE 3) A/10/18 9110191041) O GARAGE STALLS 16 SURFACE STALLS 18 STALLS FOR 40919.1111114G EASEMENT 103 19 PARKING GUAM STALLS PARKING SURFACE STALLS ONSTOCLT PAIIIWC 323 51 •1115TH L5 FOR=HA PMONG EASEAEN7 to DRAWING INDEX SHEET TITLE DATE REV. 4 CS COVERSHEET 09127/13 SITE PLANS P1.0 OVERALL SITE PLAN 09/27/13 P1.1 PHASED DEVELOPMENT PLAN 09'27/13 P12 SENSITIVE AREAS PLAN 0927/13 P1.3 SIGNAGE PLAN 09/27/13 SURVEY 1 OF 3 ALTA / ACSM LAND TITLE SURVEY 09/01/11 2 OF 3 ALTA / AGSM LAND TITLE SURVEY 09101/11 2 OF 3 ALTA / ACSM LAND TITLE SURVEY 09/01/11 BUILDING A P2.0 BUILDING A SITE PLAN 09/27/13 P2.1 BASEMENT FLOOR PLAN 09/27/13 P22 FIRST FLOOR PIAN 09127/13 P2.3 SECOND FLOOR PLAN 09/27/13 P24 THIRD FLOOR PLAN 09/27/13 P2.5 FOURTH FLOOR PLAN 09/27/13 P2.6 FIFTH FLOOR PIAN 0927/13 P2.7 SIXTH FLOOR PLAN 0927/13 P28 ROOF PLAN 09/27/13 P2.9 EXTERIOR ELEVATIONS 09/27/13 P2.10 EXTERIOR ELEVATIONS 0927/13 P111 VIEW - CORNER 0 T.LB. 0927/13 P2.12 41079- CORNER PI04ZA 0927/13 P2.13 VIEWS -NESNW 09/27/13 P214 DETAILS 0927/13 P2.20 BUILDING A LEVEL 1 - LANDSCAPE PLAN 09/27/13 P221 BUILDING A LEVEL 2 - LANDSCAPE PLAN 0927/13 0222 BUILDING A LEVEL 5- LANDSCAPE PLAN 09/27/13 BUILDING C P3.0 PLAZA SITE PLAN 0927/13 P3.1 FLOOR PLAN 09/27/13 P32 ROOF PLAN 09/27/13 P3.3 EXTERIOR ELEVATIONS 09/27/13 P34 EXTERIOR ELEVATIONS 0927/13 P3.5 VIEWS - FRONT ENTRY 0927/13 P3.6 VIEWS 0927/13 P320 PLAZA LANDSCAPE PLAN 09/27/13 P321 PLAZA SECTIONS 09/27/13 P3.30 5. 144TH STREET LANDSCAPE PLAN 09/27/13 03.40 SITE DETAILS 09/27/13 P3.41 SITE DETAILS 09/27/13 P3.50 LANDSCAPE SCHEDULE. NOTES 8 DETAILS 0927/13 P4.1 OVERALL SITE LIGHTING PLAN 09/27/13 P42 BLDG. A UGHTING PLAN 09427/13 P4.3 PLAZA LIGHTING PLAN 0927/13 P4.4 5. 144TH 5T. UGHTING PLAN 09/27/13 CIVIL Cl COVERSHEET 0927/13 C2 HORIZONTAL CONTROL PLAN 09427/13 C3 T.E.S.C. PLAN 09/27/13 C4 DEMOLITION PLAN 09/27/13 C5 GRADING PLAN 09/27/13 C6 STORM DRAINAGE PIAN 0927/13 C7 STORM DRAINAGE PROFILES 09/27/13 S. 144TH ST. ROADWAY IMPROVEMENTS PLAN & PROFILE 08/27/13 C9 STORM DRAINAGE NOTES AND DETAILS 09/27/13 CIO STORM DRAINAGE NOTES AND DETAILS 0927/13 C11 STORM DRAINAGE NOTES AND DETAILS 09/27/13 C12 STORM DRAINAGE NOTES AND DETAILS 09/27/13 C13 T.E.S.C. NOTES AND DETAILS 09'27/13 C14 CONSTRUCTION NOTES AND DETAILS (1927/13 TRAFFIC 1 OF 1 SIGHT DISTANCE EXHIBIT 05/22/13 A`_ 4> JOHNSONBRAUND.. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www,PNNOrtemslearm ARCHITECTURE INTERIOR DESIGN Ong L ANA, AIA Jenny A M7•rna. AIA 1 / 1 REGISTERED 1 ARCHITECT. ,G L. .1LLn'IA 51 C OC wASHINGT511 ISSUE DATE: 09/27/2013 w Io co F 00 111 7 m O Z 5 H W cc S5 a ILL N H 0 PROJECT k. FILENAME: DRAWN BY: 1026 1028_OCS DNA( COVER SHEET CS BAR. SUBMITTAL cc 2U m a PARKING LEGEND ® NUMBER OF STALLS IN ROW c COMPACT STALL THE SAMARA APARTMENTS TRASH / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP ¢0 OD NORMANDY COURT APARTMENTS } 10 1NIDETYPE II • \\u\1\\•i\� ..\_\_,...„\\..\L�\,,,\S .\ , _ LANDSCAPE PERIMETER P.ROP.ERTYIIN_E_ r 10' WIDE TYPE II _ 1 LANDSCAPE PERIMETER i I —1' S 144th STREET LANDSCAPE PLAN SEE SHEET-P3:30— PEDESJR1 N CONNECTION ROUTE, T . 10'WIDETYPE II 1<A JQSCARE PERIMETER (5' PLAt((TWG 5' STALK) I/ UPPER BUILDING OUTLINE, TYP. 1 L1 J BUILDING B UNITS - 125 GARAGE PARKING STALLS - 86 I- J I I I I Irr 1 1 1 1 1 Yi N —�- 1 Iw 41ST AVE S 1 TO BE VACATED RIVERTON TERRACE The Village ARTwalk The Village ARTwalk will feature numerous forms of art, sculpture and photography created by members of the local art community. These art pieces will be prominently displayed at designated locations throughout Tukwila Village. ARTwalk will present art, sculpture and photography that are unique to the various cultures represented in this community. This could include the Foster High School art program and other local or regional art programs such as King County's "4Culture" programs. ARTwalk guide brochures can be produced for each new exhibit, illustrate the locations of the various art and sculpture work along with a description of the piece and a bio about the artist that created them. The ARTwalk work will be rotated on a schedule determined by the community management group. The work will be a combination of temporary and permanent installations. The Owner has enlisted the services of SEEDArts (SouthEast Effective Development) to assist in the implementation of the ARTwalk concept by generating thematic ideas and concepts for art elements, identifying potential site locations and features that would be appropriate for incorporation of art, and identifying potential local artists to create the various art works. PEDESTRIAN CONNECTION PARKING EASEMENT FOR KING ROUTE TYP. COUNTY HOUSING AUTHORITY M FIRE ACCESS LANE 0 o PROPERTY LINE 0 O 1 1 1 1 ®sib .. LI 411 41411 : tig' Ittb 4-4, r1. By r L1 L r BUILDING E "`'\`\`1 UNITS - 125 GRAGgll PARKING STALLS - 103 J 10' WIDE TYPE II LANDSCAPE PERIMETER 1 ____- .. VAN ACCESSIBLE STALL UPPER BUILDING OUTUNE, TYP. EXISTING BUILDING TO BE REMOVED r1 BUILDING A SITE PLAN - SEE SHEET P2.0 TUKWILA VILLAGE PARKING PHASE 1 PHASE 2 PARCEL A PARKING GARAGE = 85 SURFACE =53 TOTAL = 138 PARCEL C PARKING GARAGE =0 SURFACE =11 TOTAL =11 LIBRARY - PARCEL D SHARE PARKING ON PARCELS A,B,C PHASE 1 TOTAL = 149 STALLS PARCEL E PARKING GARAGE = 49 + 103 = 152 SURFACE =30 SURFACE (KCHA) = 18 PHASE 2 TOTAL = 200 PHASE 3 PARCEL B PARKING GARAGE = 86 SURFACE =34 PHASE 3 TOTAL = 120 S. 144TH ON -STREET PARKING = 18 STALLS SITE TOTALS = 469 + 18 (STREET) = 487 STALLS PLAZA SITE PLAN - SEE SHEET P3.0 1 1 1 EXISTING — BUILDING TO s I BE REMOVED n r, BUILDING S - �1 �1 UNIT70 GARNGE PARKING STALLS - 49 rFf6v-xi 3.76N, / • TRANSFORMER 10' WIDE TYPE II LANDSCAPE PERIMETER 4 1o' -r li1--1 PEDESTRIAN CONNECTION ROUTE TYP. TRASH / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP U J —Q ❑ OVERALL SITE PLAN 0 15 30 60 90 1' 30'-0' a r /Askin Ramer RLA ASU STATE OF WASHINGTON REOI$TERED NDSCApE AR� MEL [N 0. A&;w0 Issue Dates Re Date Desc. 05/28/13 BAR SUBMITTAL 09/12/13 RAZA REDESIGN 09/27/13 START COMMENTS TUKWILA VILLAGE 0 3 5 PROJECT #: LA -1113 FILE NAME: LA1113-P1.0 DRAWN BY: CP/LP/MB OVERALL SITE PLAN P1.0 NI BAR SUBMITTAL 1/ THE SAMARA APARTMENTS NORMANDY COURT APARTMENTS va, w�w�w��v��w�w�vv�w�� PROPERTYIINE LJ RIVERTON TERRACE LEGEND: PHASE 1 OVERALL SITE • BUILDING C (THE COMMONS) • PLAZA • BUILDING A (LIBRARY BY OTHERS) PHASE 2 • BUILDINGS D & E PHASE 3 • BUILDING B PHASE BOUNDARY, TYP. UPPER FLOOR OUTLINE, TYP. I�n o PROPERTY LINE L_r- BUILDING E Li L, PHASE 2 y =t NT NAT/pN AL vt) crap,/ 1 IA16 NOTE: SEE CS SHEET FOR PROJECT STATISTICS BREAKDOWN BY PROJECT PHASE °} • 'mac PHASED DEVELOPMENT PLAN cD 15 30 60 90 30•_0• - z STATE OP WASHINGTON REEEOISTERE0 _' APE ARCHITECT TE /%M OW - kyr MEIFiGIN R .E EASTECR I.FNOAC Issue Dates Rev Date Desc 05/28/13 BAR SMERA. 09/27/13 STAFF COMMEHIS TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113-P1.1 DRAWN BY: CPILPIMB PHASED DEVELOPMENT PLAN P1.1 BAR SUBMITTAL 1— •Z .J 1 .3 J > • 0 M v II I 1 ERTY LINE PROPOSED BUILDING B PROPOSED BUILDING C PROPOSED BUILDING A 45• POPLAR 48' POPLAR. B' owns �..., 40'.17081000 I 5• CEDAR Q 5' HOAH8FN1 5• 327,SP8000 i` B 0 1 6• DOGWOOD 0) g'5II ®I• .r. ©III• •1 6•/20' I:I I Ii SK71Rlc.M TREE TO 18E RETAINED F P0S9TAEI1 1 8• BEECH 16" LONDON PLANE SKINIRCANT TREE TO BE RETAINED IF POSSIBLE AI 32' FIR 32• MAPLE ® 1,32• ) 1 1 I O ®117• LONDONIPLANE r'. nn NOTES: I. NUMBERS AT EACH TREE LOCATION ARE TREE IDENTIFICATION NUMBERS FROM THE TUKWILA VILLAGE ARBORIST REPORT DATED SEPTEMBER 16. 2011. SEE REPORT FOR MORE DETAILED TREE INFORMATION. 2. PROTECTIVE MEASURES FON TREES TO BE RETAINED SHALL INCLUDE: A HIGH VISSIUTY PROTECTIVE FENCING 10 FT. BEYOND TREE OF6PLINE, SHALL BE PROVIDED WRING CONSTRUCTION OPERATIONS. NO VEHICULAR TRAFFIC OR EMINENT AND MATEF6AL5 STORAGE SHALL BE ALLOWED CUMIN INS PROTECTED AREA. FOOT TRAFFIC SHALL 8E UNITED TO PLANTING INSTALLATION OPERATIONS. B. ANY REWIRED TREE ROOT PRUNING TO ACCOMMODATE CONSTRUCTION SUCH AS UNDERGROUND UTILITIES OR BUILDING FOUNDATIONS SHALL FOLLOW BEST HORTICULTURAL PRACTICES & BE90ES SIGNIFICANT TREES. NO OTHER 5EN90VI: AREAS AREA ARE KNOWN TO BE PRESENT ON SITE. PROPERTY LINE PROPOSED BUILDING E 0 / ` I ! a 116• L !PLANE JJ"11 I. I I 1 ! L __ •-. CEDAR ® 1 II . .j 31" LONDON RARE i1 1 I. 10 I I II i k 18• CEDAR ® 36• CEDAR `I I f I F<1,St I o �/0 r,11? 1 i DINING BUONO TO BE REMOVED r --J 11 II I I 1 L_ Eb5T01C BOLDING TO BE REMOJED F7 z L PROPOSED BUILDING D PROPOSED LIBRARY (BY OTHERS) n:. D SENSITIVE AREAS PLAN C .° 15 30 60 90 1" = 30•_0• n 11 l L •0 U J J Melvin R. Easter RIA, ASIA STATE OF WASHINGTON //_J/pa/REEAGIISPSTERED /���� ARCIiITE� M R. EASTER cEAnrmnmE No.aae Issue Dates Rev. Date Desc. 05/28/13 09/27/13 BAR SUBMITTAL STAFF COMMENTS TUKWILA VILLAGE PROJECT #: LA -1113 FILENAME: LA1113-P12 DRAWN BY: LP/MB SENSITIVE AREAS PLAN P1.2 BAR SUBMITTAL r - BUILDING B H 1 it_ 1 J 1 1 1 ti NI _ 411M1.A� i. 1 r.II.;4:.:P.II�is;E•D•-4 uwifil 81=1.7'''IP A t ten kA Oly Z---s--Z_ f ----r7 i "-,ftj\ {per. 0 SIGN AT SOUTHWEST GATEWAY - TEXT: "TUKWILA VILLAGE" - 10" TO 14" HIGH LETTERS MOUNTED ON WALL ® SIGN MONUMENT WALL AT PROJECT WEST ENTRY OFF T.I.B. - TEXT: "TUKWILA VILLAGE" - 10" TO 14" HIGH LETTERS MOUNTED ON WALL SIGNAGE PLAN cD 15 30 60 90 1' s 30•_O O SIGN AT BLDG. A SOUTHWEST CORNER O SIGN AT BLDG. A NORTHWEST CORNER - TEXT: "(BUILDING NAME) @ TUKWILA VILLAGE" - MOUNTED ON WALL SIGN AT BLDG. A RESIDENTIAL ENTRY - TEXT: "(BUILDING NAME)" - CANOPY MOUNTED ® SIGN AT THE COMMONS BUILDING O SIGN AT COMMONS BUILDING CAFE - SIGNAGE FOR CAFE TENANT - MOUNTED ON WALL © SIGN AT SOUTHEAST GATEWAY - TEXT: "TUKWILA VILLAGE" - 10" TO 14" HIGH LETTERS MOUNTED ON WALL WASH OF g1/4MELVINI R. EG��IT/iE�Relru=--- GER"FIGTE r.O.LPo Issue Dales Rev. Data Desc. 05/28/13 BAR SUe6TTAL 09/27/13 STAFF COMMENTS PROJECT #: LA -1113 FILENAME: LA1113-P1.3 DRAWN BY: CP/LP SIGNAGE PLAN P1.3 BAR SUBMITTAL SURVEY INFORMATION BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA THE BASIS OF BEARINGS FOR THIS SURVEY IS NAD 83/91 PER CITY OF TUKWILA. CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 17 (5. 1/4 CORNER OF SEC. 15) WAS HELD FOR POSITION AND A UNE BETWEEN SAID POINT N0. 17 AND CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 1925 WAS HELO FOR ROTATION BEING NORTH 87 35' 22' WEST. VERTICAL DATUM - NAVD 88 PER CITY OF TUKWILA THE VERTICAL DATUM FOR THIS PROJECT 15 NAVD88 PER CITY OF TUKWILA. on OF TUKWIILA CONTROL POINT N0. 17 (5. 1/4 CORNER OF SEC. 15) WAS HELD FOR ELEVATION. BEING 288.757. PROCEDURE / NARRATNE: A FIELD TRAVERSE USING A TRIMBLE 5600' ROBO3C TOTAL STATIN, 1RIMBLE '56' 000011C TOTAL STA7101.1 AND TOPCDN GR3 CPS SUPPLEMENTED WITH FIELD NOTES WAS PERFORMED, ESTABUSHING THE ANGULAR. D5IANCE, AND VERTICAL RELATIONSHIPS BETWEEN THE MONUMENTS. PROPERTY UNES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESULTING DATA MEETS OR 000 05 THE STANDARDS FOR LAND BOUNDARY SURVEYS AS SET FORTH IN WAC 332-130-090 REFERENCE MAPS: 1. RECORD -OF -SURVEY REC.80.2 000705900010 2. RECORD -OF -SURVEY REC.N0.20010711900012 3. RECORD -OF -SURVEY 800.80.20050603900013 4. RECORD -OF -SURVEY REC.N0.20011029900014 5. PUT OF JAMES CURES GARDEN MORON VOLI3, P0,12 6. PUT OF ADAMS HOME TRACTS VOL10. PG.31 TOTAL AREA: 254,51435.F. (5.0432438E5) SURVEYOR NOTES: I, THERE ARE NUMEROUS UTILITIES ALONG THE WEST UNES OF TITLE PARCELS A B AND C NOT CONTAINED WITHIN EASEMENTS 2. THERE ARE A FEW ENCROACHMENTS ALONG THE BOUNDARIES. SEE SHEET 2 AND 3. 3. THERE ARE A FEW OVERLAPPING LECA. DESCRIPTIONS AS SHOWN. 4. THERE ARE TWO 51G811410 41 GAPS IN DESCRIPTIONS. ONE IN THE NORTH PORTION OF ME SITE AND THE OTHER 5 IN THE SOUTH PORTION OF THE SIE. SEE SHEETS 2 AND 3. TAX PARCEL NOS: 152304-9242, 152304-9096. 152304-9092. 155420-0005, 155420-0010, 155420-0015, 155420-0020, 155420-0025. 155420-0030, 155420-0036, 155420-0037. 155420-0033, 155420-0035. 155420-0034. 004000-0180, 004000-0194, 004000-0146, 004000-0145, 004000-0191, 004000-0196, 004000-0198. LEGAL DESCRIPTIONS: (PER PACIFIC NORTHWEST TITLE COMPANY ORDER N0. 1164187, SECOND REPORT DATED FEBRUARY 28, 2012 AT 8:00 AM,) 1711E PARCEL 0 THAT PORION Of LOi 9 IN BLOCK 3 OF AWES &ARK'S GARDEN 900TWN TO ME CM ...LE AS PER MAT REC0RDE0 IN VOLUME 13 OF PUTS. PAGE 12. RECORDS OF KING COUNTY AMIDIN; AND OF IRE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF 5EC18N 15, TOWNSHIP 23 NORM, RANGE 4 EAST W.M., DESCRIBED AS FOIL.. 0590046 AT THE NORTHWEST CORNER OF THE 0014111 8124 FEET OF THE EAST 4253 FEET OF SND SOUTHEAST 1/4; THENCE SWM 01.27130' WEST 200 RET TO THE TRUE POINT OF BEGINNING OF THIS DESCRIPTION: THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY UNE OF PACIFIC HIGHWAY SOUTH (STATE ROAD N0, I), DISTANT SOUTHERLY 250.50 FEET (AS 1 00 ALONG ANG SND EASTERLY UNE) FROLI THE INTERSECTION OF SND EASTERLY UNE MIM THE NORM UNE OF THE SOUTH 812.6 FEET OF SAID SOUTHEAST I/O: THEY. SOUTHERLY ALONG SAA EASTERLY HG.. UNE TOME SOUTH UNE OF SAD LOT 9: THEN. S000I Y KONG SND SWIM UNE TO THE 5304 0147 CORNER THEREOF: THEN. SOUME. TOA PONT ON THE !ORDERLY LINE OFA TRACT COM/EYED TO MA HUNTINGTON BY DEED RECORDED UNDER LNG COUNT RECORD L No. 412377: THEN. EASTERLY HANG SAID NORM LINE TOA POINT BEARS SOL.01.27'30' WEST MAI THE TRUE PONT OF BEGINNING:MEN. LW 0.41146106I,G EAST TOA POINT 40544 FEET WEST T 1710 FROM THE EAST UNE OF SND SOUTHEAST 1/4 OF SWM SOJTMYEST 1/4: THEN. NORM PARALLEL WITH SND EAST UNE 65 FEET: THENCE NORM.STERLY TO THE TRUE POINT DF BEGINNING. TIME PARFd A-1: DNON-EKCLUSIVE EASEMENT N FOR INGRESS AND EGRESS OVER A STRP OF LINO 20 FEET WIOM THE SOUTHERLY UNE OF WHICH IS ESCRIBED AS FOL.,. BEGRIMING AT A POINT ON THE NORTH UNE OF THE NORTH 398.1 RET OF THE EAST 525.5 FEET OF THE SWM 812.8 FEET OF THE SWIHEAST 4/4 OF THE SCUM 001 1/4 OF SECTION 15. TOWNSHIP 23 NORM. RAN. 4 EST W.LL, 100 FEET DISTANT EST OF ME NORINEST CORNER OF SND SUBON1 . NENSOUTH 01.2730' WEST 200 1061 FEET TO THE TRUE POLI ..GLUING OF 111E SOUT.M.11 LPN OF THE EASEMENT HEREIN DESCRIBE. THENCE SOUTHWESTERLY TOA PONT W 1 EASTERLY1 MARCNN OF moo 11 791 712 SOUTH (STATE ROAD NO 1) WITCH POINT 6 25050 FEET SOUTHERLY AS MEASURED KONG SAID MINN FROM A POINT IN ME GST MARGIN Of SAID HICNVAT DISTAL 23,40 FEET, MORE OR LE., WEST OF ..ST UNE OF ME SUBOMSION HERON DESCNBED AND M THE NORTH UNE MERE.. THE SINE 6 PRODUCED SITUATE IN THE G. OF MKNIU COUNTY OF KING, STATE . WASHINGTON, TILE PARCEL E: ME NORM 105.90 RET OF THE SOUTH 130.9 RET OF THE WEST 505 RE OF THE EAST 1,031 FEET Of THE SOUTHEAST QUARTER Of THE SOUTHWEST OUASTER OF SECTION 15. TOWNSHIP 23 NORTH, RANGE 4 VST, W.M, LYING EASTERLY OF WASHINGTON STATE HIGHWAY N. 1 (PACIFIC HIGHWAY SOUTH): MINE IN THE CITY OF TUKWIG GWR. OF KING , STATE OF WASHINGTON. TME PARCEL C: LOTS 1 DAMAN 6 INCUNNE, CNE. CONE, ACCORDING TO THE RAT THEREOF RECORDED IN VOLUME 48 OF PUTS, PA. 21, 04 KING CORNET, WASHINGTON: TILE PARCEL DI THE SCUM 245 FEET OF ME WEST 505 FEET OF ME FAST 1031 NET OF ME SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST w.M., LWNG EASTERLY OF THE STATE HIGHWAY N0. EXCEPT THE SOUTH 20 REI HEREOF CONVEYED TO LNG COUNTY FOR ROM BY INSTRINENT RECORDED UNDER RECORDING N0. 1156646 M AND EXCEPT TMT PORTION OF E SOUTHEAST 1/4 OF M40110 E SOM.. I/OL./4 OF SECTION 15, TOWNSHIP 23 NORM, RANGE 4 EST W.M., LYING SOUTHWESTERLY OF ME ARC OFA CIRCLE FINING A RADIUS OF 12.5 FEET WHIM IS TANGENT M THE NORM RIGHT OF WAY LINE OF SOUTH 1.TH STREET AND ME GSI RICHT OF WAY UNE OF PACIFIC HIGHWAY SOUTH, CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING N0, 740904396: SITUATE IN THE CITY OF MKNG COUNTY OF LNG, STATE OF WASHINGTON TIRE PARCEL L OLA . SMORT RAT NO. 90-9-55 RECORDED UNDER RECORDING N0. 9010240314, BEING A PORTION OF LOT 7, CHERRY UNE ACCORDING TO DHE PIAT THEREOF RECORDED IN VOL. 48 OF MATS PAGE 21. IN KING COUNTY, WASHINGTON: TITLE PARCEL F: OT B OF SNORT RAT N0, 90-9-55, RECORDED UNDER RECORDING N0, 9010240314, BEING A PONTIW OF LOT 7, CHERRY WALE, ACCORDING TO ME PUT THEREOF RECORDED IN VOLUME 48 . RATS. PKU 21, IN KING COUNTY, WASHINGTON: TITLE PARCEL 0 THE NORM 220 FEET OF LOT 7, CHERRY LANE, ACCORDING TO 11E PUT THEREOF RECORDED IN VOLUME 40 OF PUTS, PAGE 21. 10 0RC COUNTY, w.HINGTON: EXCEPT ME NORM 132 REL HEREOF: 11110 PARCEL It LOT 7, CHERRY UNE, ACCOPONG TO ME PUT THEREOF RECORDED IN VOLUME 48 OF PUTS PA. 21. 01 LNG COUNTY. 84S,L ON NOR220 FEET THEREOF: AND EXCEPT M ME SOUTH B4 TELT THEREOF: TILE PARA G THE SOLIDI 84 RET OF LOT 7, CHERRY UNE ACCORDING TO THE PUT T.REOF REOMDED IN VOLUME 48 . PUTS, PAGE 21, IN LNG COUNTY. WASHWGTOM: 1111E P2 ,J: E SOUTH 65 FEET OF ME NORTH 185 FEET 0f THE SOLIDI 414.5 FEET OF THE WEST 100 FSI OF ME EAST 120 FEET OF THE i 1/4 OF THE SOUTIMLST 1/4 OF SECTION 5. TOWNSHIP 23 NORM. RANGE 4 EAST W N, EXCEPT 42X0 AVENUE SOUTH SOUTHEAST AS WIDENED BY DEED RECORDED UNDER RECORDING NO 5596214, SITUATE IN THE CM OF TUMILA COUNTY OF KING, STATE OF WASHINGTON. 100E PARCEL K: THAT PORNON OF ME NORM 105.12 FEET . LOT 13 LYNG EASTERLY 6 STALE ROAD NO 1 IN BLOCK 2 OF AMIE 0049E 1RACTS, AS PER PLAT IN T RECORDED VOLUME 11 OF PLATS PAGE 31, RECORDS OF KING COUNTY, EXCEPT THOSE PORTIONS OF LOT 13 CONNEYED FOR ROAD PURPOSES TO LNG COUNT., STATE OF WASH0NGTW, RECORDED UNDER RECORDING NO 7501150141 AND TOME STATE OF WASHINGTON UNDER RECORD,. NO 96032604SL RECORDS OF KNG COUNTY. SITUATE M ME CRIT OF TUKKA. COUNTY OF LNG, STATE OF WASHINGTON, TILE PASSEL L THE WEST 60 REI . THE NORTH 85 TEM OF LOT 14 IN BLOCK 2 OF ADAMS HONE TRACTS, AS PER PUT RECORDED N VOLUME 11 OF PUTS, PA. 31, RECORDS OF LNG COUNTY, SITUATE IN THE CITY OF TUKWIIA COUNTY OF KING, STATE OF WASMNGTON. TILE PARCEL It MAT PORTION OF LOTS 13 AND 14 IN BLOCK 2 OF ADAM HOME TRACTS DESCRIBED AS (04,095 BEGINNING AT A PONT 60 FELT EAST MID 159 FEE NORM OF ME SOUTHWEST CORNER OF TRACT 14; THENCE WESTERLY ROD FELT: THENCE NORTHERLY 26 FEET: MOI. WESTERLY 7831 FEET TO ME EASTERLY MARGIN OF PACIFIC NORVAL SOUTH THEN. NORTHEASTERLY KING MID HIGHWAY 23.74 FEET: THEN. EASTERLY 109.85 IEEE HENCE NORTHEMY 2210 FEET; HENCE EASTERLY 80 FEET: THENCE SO... 70.60 FEET TO POINT Of BEGINNING: SITUATE IN THE COUNTY OF LNG, STATE OF WASHINGTON, TITLE PARCEL N: THAT PORTION OF LOTS 12, 13 AND 14 IN BLOCK 2 OF ADAMS HOME TRACTS DESCRIBED AS FOLLOWS: BEGINNING 60 FEET EAST AND 125 FEET NORM OF THE SOUTHWEST CORNER OF TRACT 14: THENCE WESTERLY 198.14 FEET TO THE EASTERLY WARN OF PA0HC HIGHWAY 50U. MENGE NORTHEASTERLY KING SND HIGHWAY 63.02 FEET: THENCE EASTERLY 78.51 FEET: 15/00/10NU SOUTHERLY 26 RET; MEFASIEPLY ICO FEET: EN. SOUTHERLY 34 RET . POINT OF BEGINNING, ALTA / ACSM LAND TITLE SURVEY 111147E IN ME COUNTY OF KING, STALE OF WASHINGTON. TILE PARCEL 0 LOT 14 IN BLOCK 2 OF ADWS HOME TRACTS, AS PER PUT RECORDED IN VOLUME 11 OF PUTS, PACE 31, RECORDS OF KING COUNTY; EXCEPT THE WEST 60 RET THEREOF, SITUATE IN THE CITY OF NKRU COUNTY OF KING, STATE OF WASHINGTON. 181E PARCEL P, E WEST 20.6 RET OF LOT 15 IN BLOCK 2 OF MWS HOLE TRACTS, AS PER PUT RECORDED IN VOLUME 11 OF PUTS, PAGE 31. RECORDS OF KING COUNTY: 80101E IN THE CM Of MKMG COUNTY . KING, STATE OF WA802041 N, TILE PA960 LE IAT 15, BLOCK 7- MWS HOME TR .. ACCORDING TO TIE PUT THEREOF, RECORDED IN VOLUME 11 OF PUTS, PKU 31, IN KING COUNTY, EXCEPT ME WEST 291 FEET THERE.: ANO EXCEPT THE SOUTH 11.5 FEET THEREOF: AND EXCEPT ME EAST 3.0 FEET THEREOF. SPECIAL EXCEPTIONS: (PER PACIFIC NORTHWEST TIRE COMPANY ORDER N0, 1164187. SECOND REPORT DATED FEBRUARY 28, 2012 AT 8:00 A.M.) 1. 0EN OF THE REAL ESTATE EXCISE SALES TAX AND SURCHARGE UPON ANY 501E OF SAID PREMISES, IF UNPAID. AS OF THE DATE HEREIN, THE EXCISE TAX RATE FOR THE CRY OF TUKWILA IS AT 1.78%. LEVY/AREA CODE: 2413 AND 2401 (NOT-PLOTIABLE) GENERAL TAX NOTE 2. THE PROPERTY HEREIN DESCRIBED 45 CARRIED ON THE TAX ROLLS AS EXEMPT: HOWEVER, IT WILL BECOME TAXABLE FROM THE DATE OF TRANSFER TO A TAXABLE ENTITY. (NOT-PLOTTABLE) GENERAL TAX NOTE 3. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOT-PLOTTABLE) 4. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOT-P101088LE) 5. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOT-PLORABLE) 6. MEMORANDUM OF LEASE: LESSOR: FREDRICK W. MCCONKEY D84 MCCONKEY ENTERPRISES LESSEE: BRIAN 51NGH HARE AND J430100ER PABLE 084 INTERNATIONAL 1501AN CUISINE DATED: AUGUST 13, 1999 RECORDED: AUGUST 16. 1999 RECORDING NO.: 19990816000531 AFFECTS: PARCELS K AND L (NOT-PLOTTABLE) 7. UNRECORDED I FACFHOLDS, 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. (NOT-PLOTTABLE) B. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: GRANTEE: THE STATE OF WASHINGTON PURPOSE: TO EXTEND SLOPES, GRADES OR EMBANKMENTS AREA AFFECTED: PORTION OF PARCEL N RECORDED: MARCH 08, 1930 RECORDING NO.: 2591475 (PLOTTED HEREON) ONLY OVER LOT 12 9. AN EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED THEREN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: FOR: DRAINAGE PIPES AREA AFFECTED: PORTON OF PARCEL N DISCLOSED BY INSTRUMENT RECORDED: JULY 03, 1947 RECORDING NO.: 3702188 (NOT-PLOTTABL9) BLANKET IN NATURE OVER A PORTON THE WEST 60' OF LOT 14, AREA GENERALLY PLOTTED HEREON. 10 EASEMENT AND THE TERMS ANO CONDITIONS THEREIN, INCLUDING. BUT NOT LIMIED T0, THE FOLLOWING: GRANTEE: KING COUNTY WATER DISTRICT /38 PURPOSE SEWERS MEA AFFECTED: PORTION OF PARCEL P RECORDED: NOVEMBER 18, 1947 RECORDING NO.: 3745751 (NOT-P101180LE) BLANKET IN NATURE OVER A THE WEST 28.6' PF LOT 15 11, EASEMENT PRONSIONS, COVENANTS, 0ONDITIONS, RESTRICTIONS, 0901061005. '10925815, 80165 9ND 07401 MATTERS AN CONTAINED IN THE PUT OF CHERRY UNE RECORDED IN VOLUME 48 OF PUTS, PAGES 21, IN KING COUNTY, WASHINGTON. AFFECTS: PARCELS 0, E, F, G, H AND (NOT-PLOTTARLE) 12. AN EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED THEREIN, INCLUDING, BUT NOT LIMITED T0. THE FOLLOWING: FOR: DRIVEWAY AREA AFFECTED: WEST 10 FEET OF PARCEL 0 DISCLOSED BY INSTRUMENT RECORDED: MARCH 25, 1948 RECORDING NO.: 3785994 (PLOTTED HEREON) 13. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: F. M. LONG, ET UX, AND KING COUNTY WATER DISTRICT /38 DATED: JANUARY 31, 1948 RECORDED: OCTOBER 10, 1952 RECORDING NO.: 4280075 REGARDING: CONNECTION TO DRAINAGE UNE AFFECTS: PARCEL P (NOT-PLOTTARLE) 14. AGREEMENT AND 1449 TERMS AND COND111055 THEREOF: BY AND BETWEEN: WILLIAM MANNING. ET AL AND KING COUNTY WATER DISTRICT /38 DATED: MAY 28, 1949 RECORDED: OCTOBER 10, 1952 RECORDING NO.: 4280076 REGARDING: SEWER UNE MAINTENANCE AFFECTS: PARCEL P (NOT-PLOTTABLE) BLANKET OVER SOUTHERLY PORTON OF LOT 15 15. DRAINAGE RELEASE AND ME TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: JOHN A DEAN, ET UX, AND KING COUNTY DATED: FEBRUARY 03, 1953 RECORDED: FEBRUARY 11, 1953 RECORDING NO.: 4314485 REGARDING: CONSENT TO THE NATURAL ROW OF SURFACE WATER FROM THE PUT OF CHERRY UNE TO BE CARRIED IN ITS NATURAL CHANNEL ACROSS THE SUBJECT PROPERTY AND TO HOLD KING COUNTY BLAMELESS FOR ANY DAMAGE THAT MAY BE CAUSED BY SAID DRAINAGE FLOW. AFFECTS: PARCELS E THROUGH I (APPROXIMATELY SHOWN) SEE THE LOCATION OF THE DRAINAGE CHANNEL ON SHEET 2 16. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT IMBED T0, THE FOLLOWING: GRANTEE: VAL W9 SEWER DISTRICT PURPOSE: A GRAVITY SANITARY SEWER LINE OR UNES AREA AFFECTED: PORTION OF PARCEL D RECORDED: JANUARY 02, 1958 RECORDING NO.: 4862270 (PLOTTED HEREON) 17. EASEMENT AND THE TERMS AND CONDI0ONS THEREIN, INCLUDING, BUT NOT UNITED T0, THE FOLLOWING: GRANTEE: VAL VIDE SEWER DISTRICT PURPOSE A GRAVITY SANITARY SEWER UNE OR UNES AREA AFFECTED: PORTION OF PARCEL A RECORDED: JANUARY 08, 1958 RECORDING NO.: 4863932 (PLATTED HEREON) 16. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: GRANTEE: VAL WE SEWER DISTRICT PURPOSE: A GRAVITY SANITARY SEWER UNE OR LINES AREA AFFECTED: PORTION OF PARCEL A RECORDED: JANUARY 08, 1958 RECORDING NO.: 4863933 (PLOTTED HEREON) 19. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: JUNE 13, 1963 RECORDING NO.: 5593214 GRANTEE: KING COUNTY AFFECTS: PORTION OF PARCEL J (NOT-PLOTTABLE) BLANKET SLOPES OVER 1111E PARCEL J. WHICH 6 NOT A PART OF 1E6 ALTA 20. EASEMENT AND THE TERMS AND CONDITIONS RIERDN, INCLUDING, BUT NOT LIMITED T0, 711E FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTION OF PARCEL. 0 RECORDED: JUNE 19, 1974 RECORDING NO.: 7406190219 (PLOTTED HEREON) 21. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT UNITED T0, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE SLOPES AREA AFFECTED: PORTON OF PARCEL 0 RECORDED: JUNE 19, 1974 RECORDING NO: 7406190221 (PLOTTED HEREON) 22. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED A5 GRANTED IN DEED: RECORDED: SEPTEMBER 04, 1974 RECORDING NO.: 7409040396 GRANTEE: KING COUNTY AFFECTS: PORTION OF PARCEL D (NOT-PLOTTABLE) BLANKET IN NATURE 23. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: GRANTEE: KING COUNT( PURPOSE: SIDEWALK AREA AFFECTED: PORTION OF PARCEL D RECORDED: SEPTEMBER 04, 1974 RECORDING 110.: 7409040397 (PLOTTED HEREON) 24. EASEMENT AND THE TERMS AND CONDITIONS THEREIN. INCLUDING, BUT NOT UNITED T0, THE FOLLOWING: GRANTEE: THE CRY OF SEATTLE PURPOSE: ELECTRIC TRANSMISSION AND DISTRIBUTION UNE FACILITIES AREA AFFECTED: PORTION OF PARCEL D RECORDED: NOVEMBER 01, 1974 RECORDING NO.: 7411010445 (DOESN'T AFFECT) DESCRLPNON 5 WEST OF INTERNA1101U1 BLVD. 25. EASEMENT AND THE TERMS 410 CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTION OF PARCEL L RECORDED: NOVEMBER 12, 1974 RECORDING NO.: 7411120163 (PLOTTED HEREON) 26. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED T0. THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTON OF PARCEL K RECORDED: NOVEMBER 13, 1974 RECORDING NO.: 7411130393 (DOESN'T AFFECT) AREA NOW IS WITHIN PUBLIC VW 27. RICHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: JANUARY 15, 1975 RECORDING NO.: 7501150141 GRANTEE: KING COUNTY AFFECTS: PORTION OF PARCEL K (801-PLOTTABLE) BLANKET IN NATURE 28. CONDITIONS, NOTES, EASEMENTS, PROVISIONS AND/0R ENCROACHMENTS CONTAINED OR THE SURVEY RECORDED UNDER RECORDING NUMBER 7611029008, IN KING COUNTY, WASHI AFFECTS: PARCELS 0 AND P (PLOTTED HEREON) 29, CONDITIONS, NOTES, EASEMENTS, PRWISIONS AND/OR ENCROACHMENTS CONTAINED OR THE SURVEY RECORDED UNDER RECORDING NUMBER 8001239002, IN KING COUNTY, WASH! AFFECTS: PARCELS B AND C (NOT-P101178LE) DELINEATED ON THE FACE OF NGTON. DELINEATED ON THE FACE OF NGTON. 30, RIGHT OF ENTRY AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: TCI CABLEV1510N OF WASHINGTON, INC.. AND LEO MALFM RECORDED: JULY 01. 1988 RECORDING NO.: 8807010903 AFFECTS: PARCEL D (NOT-PLOTTABLE) 31. AGREEMENT AN0 THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: VAI WE SEWER DISTRICT AND THOMAS M. AND BARBARA L. 8461150 DAZED: SEPTEMBER 06, 1988 RECORDED: SEPTEMBER 26, 1988 RECORDING NO.: 8809260958 AFFECTS: PARCELS 3, H AND I (NOT-PLOTTABLE) 32. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN SHORT PUT N0. 90-9-55 : RECORDED: OCTOBER 24, 1990 RECORDING NO.: 9010240314 AFFECTS: PARCELS E AND F (NOT-PL011024E) 33. 008010ON5. NOTES, EASEMENTS. PROVISIONS ANO/OR ENCROACHMENTS CONTAINED OR 0EUNEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 9210079005, IN KING COUNTY, WASHINGTON. AFFECTS: PARCEL J (NOT-PLOTTABLE) 34. EASEMENT AND THE TERMS MD CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: PURPOSE: GAS LINE AREA AFFECTED: PORTION OF PARCEL I RECORDED: MARCH 21, 1994 RECORDING NO.: 9403212327 (PLOTTED HEREON) 35. UNRECORDED AGREEMENT AND THE TERMS MD CONDITIONS THEREOF: B1 AND BETWEEN: KING COUNTY UBRM1 SYSTEM AND SCOTT 001014E DATED: OCTOBER 1. 1992 DISCLOSED BY INSTRUMENT RECORDED: DECEMBER 22, 2000 RECORDING NO.: 20001222000514 AFFECTS: PARCEL J (NOT-PLOTTABLE) AFFECTS TIRE PARCEL 1, WHICH 5 NOT A PART OF THIS ALTA 36. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING. BUT NOT UNITED T0, ME FOLLOWING: RESERVED BY: THE HOUSING AUTHORITY OF THE COUNTY OF KING PURPOSE PARKING AREA AFFECTED: PORTION OF PARCEL 0 RECORDED: JUNE 14. 2002 RECORDING NO.: 20020614001446 SAID EASEMENT 15 FURTHER CLARIFIED BY INSTRUMENT RECORDED UNDER RECORDING N0, 20070330001697. (PLOTTED HEREON) VICINITY MAP N.T.B SURVEYOR'S CERTIFICATION: T0: THE CRY OF TUKWIU, A MUNICIPAL CORPORATION & PACIFIC NORTHWEST TRE COMPANY: THIS 15 TO CER1FY THAT THIS MAP OR PUT AND THE SURVEY ON WHICH IT 05 BASED WERE MADE IN ACCORDANCE WITH THE 2011 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/AC59 LAR0 TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS AND INCLUDES RENS 5, 7(B1)(C), 6, 9, 11 (A)03), 16, 17 AND 18 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED IN MARCH, 2012 DATE OF PUT OR WW1 MARCH 15, 2012 1001, ]/9/12 DATE BRAN D. N REGIY, P.LS. DAIS WASHINGTON REGISIRATIO N0. 46315 ACSM LAND TITLE SURVEY TUKWILA VILLAGE O LL 00 S 140TH ST 5 141ST ST NT S 142ND ST y1 lSITE P4• .. %: AQ K// A o 9 144TH 51 gS A G ] �F 5 146TH 5T SURVEYOR'S CERTIFICATION: T0: THE CRY OF TUKWIU, A MUNICIPAL CORPORATION & PACIFIC NORTHWEST TRE COMPANY: THIS 15 TO CER1FY THAT THIS MAP OR PUT AND THE SURVEY ON WHICH IT 05 BASED WERE MADE IN ACCORDANCE WITH THE 2011 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/AC59 LAR0 TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS AND INCLUDES RENS 5, 7(B1)(C), 6, 9, 11 (A)03), 16, 17 AND 18 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED IN MARCH, 2012 DATE OF PUT OR WW1 MARCH 15, 2012 1001, ]/9/12 DATE BRAN D. N REGIY, P.LS. DAIS WASHINGTON REGISIRATIO N0. 46315 ACSM LAND TITLE SURVEY TUKWILA VILLAGE O LL 00 S. 142ND ST. - T - POWER VAULT UCH0 POLE W/.1808 TEL .1008 LIGHT POLE W/JBOK ALTA / ACSM LAND TITLE SURVEY 16 C81 TREE WEU. P(OH) POKER'm - 'ma — $IGNIl W/ANCHOR FRE HYDRANT w/VALVE BOUARD TEL JBOX , LIGHT POLE • 61.1606 TREE NELL (7YP) YANH0E LOT 7 PLAT OF JANES CLARK'S GARDEN I ADDITION UGNTROLE VOLAS, PG.12 8001 POLE W/JBOK FRE HYDRANT _/ALVE WATER UGHr 41.160 TREE WELL MR) SIGNAL PCE JBOX DONT POLE / w/.6806 POWER VAULT FIRE HITRANT w/VALVE BOLLARD .1608 Gly VALVE LIGHT POLE w/JBO8 TREE WELL (TM) POWER CABINET SHEET3 1LGH1 P01E w/JBD6 POWER MANHOLE POWER VAULT TEL .808 TEL 1601 LIGHT POLE W/JBO9 .608 // b 0 TREE WELL (ITP) J TREE wELL1 (rrv) •� 20'i AP:URANF IENINGRESS / 4 EG0ESS 81 PELN0.200211I]002013002063� 1 A FOUND 1' IRON PRE/NO CAP 0.06' S. h 0.18' E OF COR 11 I I 1 'I I, 24 1 II 4044,1k' I f!!I • 7 1.v 1/ • /IvAL /. • I/I 12 / ;. IW / • IF... / i g01Z ,1 O0. % •y l/ jC 1.4 he 'Vi ,s.CB25�k . I POLE ,i / '/ • 5 K 14 7 : 7 /.✓ / USK 111,14i 1, C/ / I1./'l� d• .�,-I ; .., .7 CURB 6.6'SW. OF PROP. UNE .7. FOUND 5/6' REE R/CAP LS123504 0.35' N. & 0.35' E OF COR. ,i SI 2 ..• CCDAR 5- 1 .. , POKER FOUND 5/8' REBAR N. WNHOLE I I . ' £ F333 N. POWER I & 0.1' E COR ..� VAULT -- /i0 -PARK ,FRE -0, K'i9LE S. 130.9'. , • .O SIGN ., - HYDRANT . / O WAS -PARKING SIGN, 5 SEWER EASEMENT AK 416108 2) •.- �1 �; 0AB6]932 •O REC.41048639333 % r1 ss — •�°-- .y �i SS 55 44# SSS 58755/11 130.91• W/T RE & Il ANCHOR /6735'3117 45.11' D I ., \ • . CULVERT 'I IES 8 5' \ - CBI 12- D. ., \ IE -285.9285.9 3'' .._ .O ; :IT BOLLARD .00' L. 7.82' E BLOCK (1YP) $✓ �gFORM M1�z�y�-�.\ N. QF N0 -PARK �, SIGN 55100 0 15 20 60 SCALE: 1--30' 16'ST 'FOUNO� /2•' • /735'3118 .177.92`. .� 'LRT I.OT RE.�CAP •.� LIOHT� U . ' ON PRDP.'GyT KEYSTONE WALL W/CEDAR 6' SIGNAL POLE N0 -PARK POWER POLE. BOLLARDS (TSP) FOUND I/2• ROAR/CAP L546422 0.14' N. OF COR BLD. 4.9' E OF MOP. UNE FOUND I/2 RCN PIPE/60 CAP 0.27' E OF DOR. BLD. 4.9' E OF PROP. UNE d `: N67351'31'W 1.17.53':. .FOUND 13y' 58735.506105.11' . POWER WEIER # . 6.101 C461N4T. 5' SENOR ✓>ASENENTI REC.,NO.2270. 1®7353 12' CONC. CULVERT 75.284.85' ,I t. .I 32' ' • MAPLE 28 CEON9 0. I O H\�l'A. MAPLE 24- 7 •o L SHEET3 J NOT A PANT L 7/9/12 1 1) G Z >00 i > _ cc 13 cs, D LL N S. N CO o FV CO ty� Z UFq} St Z a r 7C c7 N Z b ill LTA - Z z =us Y u- o a- id Z 3 I v a I- W AS LL _ o 1— U ACSM LAND TITLE J 9E TUKWILA VILLAGE 0 is - 8 0• Y g S 0 W LJ W W 0 CV CO Z 01CV h 10 CO N 00 I I 3u In N N N N CO W . v 0 1',.K/• J� b#0 Q )' O i l9. i 6 1 -_ ;coQ6 to N M N C- 0 15 20 60 SCALE: 1-.30' TO- W PER 20060501000651 MAT SHEET2 LIGHT P010 6/5804 TREE WEU (TMP) POWER CABINET WATER MEIER POWER GROUND RODS LIGHT POLE /JBOX SIGNAL PEDESTAL C W ALTA / ACSM LAND TITLE SURVEY 1x.61 POLE W/5600 POWER 14.81110E POWER VAULT TEL .1034 JB�OX UGH1 POLE W/JBOX GAS VALVE f f, /'6 s ,' 1 l riE /7 I$IONi lit; �:5NO'iRESP..A55 M • ,.:--,-- :....� 58735 '( 105.11 4? C 1E4284 5' SEWER'tYDLjEUE41TN REC.)lO.4962270. I PO'W'ER NETER. B. TEL CABR7-R �>.:I '5(10 �11 9OU. 0 : Ki•u.' --21 .. 1.. ...... ,.. NO FMEYE6T 1f0060 FOP 07.0550 WE /L"L"F( UNE •r X CEDAR 1' 58735'52T1105.11' 68735'3 , 117.82' 32' 45.801E 28' POPLAR 54735'54'('750 • :0' . ♦T' 0.57' , : -.W. LINE ----.� PUT. POWER HANK / 95 WE _ 4•QOWEQ - - 0410 (• • � � .. 641or42 u 3151DEW6x 4t\�_- ...,.•a RE�.N0.74090EEl4034ei 41266 .1ii0• WOC40: CE 4 •r 735'3)9) 175.81' 910 TRESSPASSJ/•� POLE X 'roSY W/J0y ,r R/1 PER 9510190955 IIGNT POLE w/JBozSiGNAL ..' 500511/ /,•'/ 0GHT POLE W/JBOX WATER VAULT WMETER TREE (1YP) tho BLOCK _ r -----k- Po - •• •• 64005705\POLE 11.20.00' ',PP STO L.31.75. SIGN ,r DECIDUOUS 6' / DECIDUOUS 31",,EG,. DECIDUOUS 17' / 108735'31V 84.78, ' Ell 0 OW �r - - _ - i48?35 M 361.00 5560051 %ANG Q 2 R ,� - - SS ���)I' 1SSUNtt _ WIPO •.*It:l. LRA ORNEWAY 6. f r 1 I� 32' POPLAR SEE EXCEPTION N0. 13 REC.N0.4314485 REGAR DAMAGES a Ri00450 00jj OF TliE5 FOR NATUGEC Ifl09 OF 1170 0051645E CIJW 601 -SGIS EJSENE0NNT RECN0.94p 882327 PORAR(I) �4 DIFENCE 1.5' E. OF PROP. UNE s L SHEET2 POPLAR 45' R ...2ER pLAT_ 1 1 m- ak `- POWER PIXE ••1'1724`6 5�.4 63735'30. 1,742' 6AN _$_y, _ X0.00 •• PD7(ER• - POPLAR 48' 001881 1/2• CABLE VAULT REBAJVCAP TEL LSi22341 vNJLT POWER POLE JBOI/ PEDESia TEL RISER SIGNAL J80XE5 SGML POLE JBDXE5(2) 5' SLOPE •EkSE 'REC.H0.71 SPEED 51170 GN • ,r TEL AMNHOLE LIGHT POLE w/390X TEL 166604E 5.60.74061 _CAPP X FENCE SIGNFOUND 1/2• ATER 00109 'r REBAR/C4P '1440 ,44 3' SLOPE FASUIE 1 r /--3,5/32506 ,5EC.N0.7408190221:. 6873531O11/ 4) CED4R�1L)� �� ST (181 WATER .. yLWER- %3 /aV (14%247(36y J 40 I •r 1E.Y DRNEWAY TER / METERSOw:;Pi .. .� WB�7 � -=t-1411 �t_� ; - 'Ho�iEs - �i./�•� STOP SIGN POWER JBOX SIGNAL BOX POWER GROUND R00 EBAR 0.1' F6NO CASED 3/8• COPPER NAIL /WPVNCH ' DOWN 0.8' 11E1D FOR CDRERLK 4151 AVE 5 CAS VALVE • s. 735:304 60.02' •.4 E/ 'f F 11 PEBAR !.8500.8513, • CAP 45 35519 /09.93 / _ /15/6454LS76454 :.ii3,1: i r / /0:-E00 ' .,,� A tlOS�r• • N87'32:410...77.60' I 1j/ / O2 070 / "/NAGEP' F116µ,1 •'-n_T/ If �NI SEPTIC ON ES'S pDL. / I REC.N0.3702188 (BEN6R5 LOj N) / ' 11 N8739'54Y' 400.0D (d I (/•r \ 11 d ` .r 030 COS`FER 32' ` \ \ '. N5739'544. 090 4500.86 W/V1LVE uGHT, POLE W/JBOX TREE WELL MP) I 10•I SLOPE FASO4ENT REC.N0.2541415 JSiGNAL 6 (ON 10 OVER LOT 12) �WAHIt YETEiEJd 1.1` .�-- '.� FENCE -_ /177 7-/.77T7/�/7Tr%1777" 7-^0• _{> m7imTi7ri7rrrim7, 613.0' 5, 00 S OF PROP. UNE EXISTING BUILDING CE CH4NUNK FENCE 0.7 S. OF PROP. UNE TI' ALE ARCEI..Co NOGNI .16.5 .0•_P EXISTING / ,0•i BJ07174G / G FOOTPR FF4286.67 _ _ G 895±u •r � 8 5IALLS b PARKING 000F4FNT 1E •4" 9EC340.2002064430)490 A4ENDED BY 000.80. FOUND 200JO,T3010109 TACK/WASHER �0 , 14 .LUJ �88l�1.s61__ ,r UGlPOLE 9/4900 SIGNAL BOX POWER VAULT 400%, J80X CABLE RISER TEL VAULT POKER vA1LT -10' DRIVEWAY EASEMENT �RfQ.N4}785994 8 10' 50WER 045(0407" RECN0,741'1029000 7-y FOC( 10.01 E OF PROP.'' UNE .0 r 5 r • i s 0.9' 25_ LGM POLE W/J90X ,r BASKET BAIL - CO1RI E. LNt;,Ar. 3 295" Gr .r ,r 1 .r LINK FENCE - .a SIR%! ../.,., if��L1CFIi POLE �:� W/JBOX fV))�1POWER MANHOLE POWER VAULT / LIGHT POLE / W/JBOX v sr • ! SPG) RETAINING i fir:WALL ON ARNP. UNE ( 39'549 97 r Y7TT//17'1?'!/7ri/mi ...CONC. WNL .r FOU -�, MK FENCE1040/16 A FOL6A 1/2' RE/8/GAP RE BASKET BALL COURT 1.8• S. OF PROP. 161E 551613 NAME SPEED 1041 P0WER 4 N \(DPW) WATER METER ..1805 1569 190E WvER1 1 PEDSTWAN SIGN IW¢s1 3 6000x1 4 PER CM 8971101 10091 91816.28427 (18142919' CM C9DU1 X036 ,r so.0DI3C Il'MF5.S.9' 011 CC 00/10) 31.11 If.11.} .01' 2(02991902' 22.914331• ' MI (MUM '00 OD 16 )X11 MIX 24 161191300' 09 C9)0107) 13114 12.0810' 10•4357-X022' 114196.5019' 6'945.3191• 6'945.3191 0? 8)9X15) 5019 2.04X.017 12•4X1491r 9.804849' CD 18)1010) I2.773100.29 0.90943177' 10930150' 0.46583,8140' 4 01010) ,41094 3193 WAX 0' 645 93019• 0' 016.310' 1 89 8 (110) '19192 1141 0'00 00 CB 00) 582 8'014x41 012 0 M 18714 012 0)40) IAIM 1r MP9x1X 0•00,4..181' 014 8640) IRON MD CD 00) till 12' Mi.5352 ' 1100541434• 016 C0 000.1 '00951 42480X642 1}'.439x141 I 011 0900) '19735 1r404438413' M..39154.11' 0•481.X4.3' 560 0900) '1653 1r21508036• 8l'1439139' I O0 09.80) '16U9 N. I0WM' 6'645913.0 Ox COMM) , 21691 Ir Ax 1.25656 12 .11,106.56" 81 (11 MID 21015 I2•53 9.18611 011 CD MIDI 16648 813 CII DIM 16614 It4051.3541• Ir 859.16141• r 0 0414.41 ON 89901 I3)311 1'438x0 .7' 40 14.6.181.0 ' b •A310.18101' 815 0(90) 141591 12• A36.19000' Ir 7739.1010. 8111 0 00 :IMO 18'486.x68• 1r5.0977 x55.1847 M11 0919) 3214 18'4801 014• 18'.'0'91x54• 1r488.1844' C. 06 (s0) ', 6611 224805066' 12.40949562 819 0(90) -MIL If .11,491V 4(48541152' Ir.01.3462' 83 01901 'MIX 8'CW1.1098' rOM WWI' 160094812' 00 8990) 6654 10480390' 00500644.44' LT' 4XI.N439' I 89 CD MD) all 0.484.£48' 10 MS S.N00 1r.A•830.1x97 011 CD MAD 314 109.318' 0.060818' ON CO 001 90.0 ,8'48019149' Ir4094949• 11456.3937 08 8(00) X03 Ir64903047 I2•.181.8617 0.6451.0947 Call 8911 SOA O'400JN81' 0.645934.0• OO MI (MD 353 18'645418152' 1r AM 40.10131' 89 0910) 5020 O'AOWPM" 11 48 94 8181 811 CD (40) 1896 0'6459.8412' 0'64593194' 0'.83081x' 040 0 577) 8132 1108 0.31,48' 0.10 0.32.00 00 CD 011) 8112 WOOS I1'409.801 00 8940) 3149 r910.13.40' Ire 80 0 941 MR Ir W' 0x 27 It 015 08617 844 C0 XV) MIL Ir09X500 22'0404.129' 42'COW 0.1340' COO CO MM) 1 4641 If 88 50.8617 Ob 89®)) MIX 20•014x28' 047 0514) 12069 21.099.x04' IrCOW 4104214' 11X357454.0• 046 89101' SIX Ir090310' 1r OP1.280' 0.4444236' ' 802 8(90) OIL Ira.60131' 10409.9115• 2 83 58(91' x,01236.014' Ir409.3564• 82 8990) 340 641800 i 81 CD 00) MAX rCOW 104R18' 0.CMC 021L' ,..r OM 1.3142' 0OM4.1112' 81 09D)' 3134 0'6001x0' 20• 0 0 140 42' ON 56 944) , 3249 8' 94 923565' ' 815 8911, 58.19 170901x41• IYCl. I.1614r Ir 8,90.x64: CMI 5690). x591 rOC 4.1100 02 C1) (30/ Mill Ir.0334• I 086 9014 1 2140 00854.29' r80x.1813' IrCMC 5.2913' 1 990- - 156- -318- .r4'C..212' _ rC6 1521617 1910 156 1 217M 0COW 64)82' 0.069.2x3' __. _.___.- 961 004 Mill 9002101351 8.8892034' 5966 1964 2268 r CCW 016461' r CM 4.1459' ' M40 0914 X. r SIC 5,•27711 088 914.0' 8' CWC 64776' 5916 1912 ' MIL re WX111 0.OWS.ID' 694028167 500 5916 I 34.61 8'1160x541• 0•4X21049101' 3519 0914 ! 29I40 r 0640x59' 8.409x400 828 .2. ' 31.3 15'4r0.24747 9.093667 096420 094 M. 8'450040156' 0•804.31.44• I 99011 XII x916 Il'WY01314' 023• 4l' WIx Ir 009.210: I SWIM SSW ' MIL 19491X42' 19414X3' 54593 0961 I 15641 8.9464x2• 2.94643x' 09140 096) 5 MIMI 27459X104' 15. CAC 1.00.0. rOM IMMIX 09 173 0961 XIII Ir 0.40• Ir6014132' 0X COW 14001 x0' 191416 00114 ' ASLO 19414180' 0949.1338' 59920 5914: 49443 1946.x721 40• COM 1401,0 r413.230 STOP SIGN 51GNAL BOX SIGNAL POLE AND SIGNAL BOX SIX A ›- cc cc co LAND TITLE 2 co 0 U. 0 TUKWILA VILLAGE LL N 7, W (0 3 w Z f7 Z • a • cc W � = Z .41 ccO W Z • M • N UJ a `l) 3 F H w W CITY OF TUKWILA O v a W CV CV 0 CV CO CO 40 SIX) N I I U7 N N r v1 40 N Z N N a co 5000,\15255\survey\l EXIST. CHAIN LINK FENCE ENCLOSURE, SEE SHT. P3.41 TRASH / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP TRANSFOR\MER i 11} 20' WIDE ACCESS EASEMENT STEEL PICKET FENCE, 6' HIGH, MOUNTED ON RETAINING WALL RETAINING WALL, SEE CIVIL 5' WIDE CONC. SIDEWALK LINE PAVEMENT LEGEND 4 iiiQ. a i•iii /e. ,.. . 2 VAN ACCESSIBLE STALLS CONCRETE PAVEMENT PERVIOUS CONCRETE PAVEMENT CONCRETE ACCENT BAND, 3' 7 WIDE WITH CONTRASTING COLOR/TEXTURE ACCESSIBLE AISLE, 8' WIDE LIGHT POLE, TYP., SEE LIGHTING PLAN -o FLAG POLE BOLLARD, ART LEGEND ITEM 6 ON SHT. P3.0 CURBLESS ROAD EDGE BIKE RACK (2 BIKE CAPACITY), SEE SHT. P3.40 GREEN SCREEN AND PUBLIC ART FEATURE, TYP. TRASH RECEPTACLE, TYP. SD EXISTING DRIVEWAY CURB CUT EXISTING LIGHT POLE TO REMAIN, TYP. METAL BENCH, SEE SHT. P3.40 WALL MOUNTED SIGN, SEE SIGNAGE PLAN Jul1.4 6. R. A/4770A/ - ,BLlipj LOADING STALL, 8'-6- x 30' EXIST. LIGHT TO REMAIN PLANT POT ALONG T.I.B. BLDG. FRONTAGE, TYP., SEE SHT. 3.40 BUILDING A RECREATION SPACE REQUIREMENT (84) MARKET RATE UNITS X 200 SF = 16,800 TOTAL SF REQUIRED RECREATION SPACE BUILDING A - SOUTH END GATHERING AREA FIRST FLOOR LOBBY FIFTH FLOOR LOBBY/SUN ROOM SECOND FLOOR OUTDOOR TERRACES (3) FIFTH FLOOR ROOF DECK 6,645 SF 1,108 SF 1,026 SF 7,234 SF 3,853 SF TOTAL: 19,866 SF TREE GRATE, 4' SQ. TYP. ALONG T.I.B. FRONTAGE BLDG A — SITE PLAN cD 8 16 32 48 1/16' m 1'-0- i RELOCATED LIGHT POLE 9, 7> 1 VAN ACCESSIBLE AISLE, 8' WIDE ACCESSIBLE STALL METAL BENCH, TYP., SEE SHT. P3.40 PLANT POT, TYP., SEE SHT. P3.40 y TREE GRATE, 5' SQ., TYP., ALONG SOUTH SIDE BLDG. A LOADING STALL, 8'6- x 30' WASTING REGISTERED EEADARCHITECT MVA R. EASTER C T W Issue Dates Rev Date Desc 05/28/13 8W SOU11TAL 09/12/13 PLAZA REDESC9 09/27/13 SWT commons TUKWILA VILLAGE 111 N W U C\2 Lu W tg 5 13 3 dos �LLi OE - WO ; iE- . PROJECT #: LA -1113 FILE NAME: LA1113-P2.0 DRAWN BY: CP/LP/MB BUILDING A SITE PLAN P2.0 BAR SUBMITTAL GENERAL NOTES / / / / / j _ 1 )-- �.'-•� 1. BUILDING A 15 TO BE DEVELOPED AS PART OF PHASE 1 OFTUKMLA VILLAGE. PARKING REQUIREMENTS PER REDUCTION OF E-RESTVARIANCE FOR 10% REDUCTION OF NON-RESIDENTIAL USES. 3. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS. USES AND PARKING TOTALS. 0 JOHNSON BRAUND .... 15202 Suite 52nd Ave. South Suite 300 Seattle, WA 7R6.s3 phono 206.766.8300 w.w.ia+Nwwmunteem INTERIOR DE SEGN Grp L APvin., AIA Jeffrey A WEI, AU i .r0 ,r r�/•r..,- a //I' / ,J' } / . r r - /// F /iii/r r r/ r r r '.... a ..a ... 200•-T 12-7 r .Y � / 1 ..... ,/ j��yy+++X / / �1� 4 L J ,_ J �____l I I:. � -ill I 3390 ARCHITE ATE OF WASHINGTON t Fl UNE OF BUILDING ABOVE 1 ' y ELECTRICAL \� b ELEVAT R.._ m 1 d1 . . _ 1O O2 O3 4O l'-' ® O6 O7 O O9 10 11 12 13 14 15 16 I C C C9 1 C C �� s-"fi'c�, 1 T. an F ‘y�r ti_:`._ "\\`\`^ik 6•-6- I l 6•-0• L - 8 J¢. P210 © LOWER PARIONG GARAGE LEVEL T T �" m� j I 21 COMPACD (8-0"X16'O') ONE WAY \ � I SLIDING GARAGE GATE 22 COMPACT (8'-0" X 16'-0') 72 C O a0 /•y GARAGE RAMP UP <_� I F.F 53 TOTAL STALLS RAMP UP b % % N � ENORTH RY 14% SLOPE 1288.95' i 291T.00'F.F I 284.00•F.F 0 C 5T NR1 � \ OC •_ O 52 51 O O O 47 46 O O O @ 41 O W ISSUE DATE: 0927-2013 BOILER/FIRE Ij� __ ___ irirriir iw < { — 1:1III!!■; 0C 1 hM re •NF O wAY /� ',/ ,� . / UNE OF BUILDING ABOVE ce.// L e \ i 1 �iN?-" jam BTORAGE 'O\ ,,, STORAGE '- `A( / �.) ,I, BKES) is . 4e ♦ 10 C 3 O TUKWILA VILLAGE - BUILDING A TUKWILA INTERNATIONAL BOULEVARD 8 S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 -27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231-5010 MBE [ZINGS VVIE,4 MEZZO FOR u VILLAGE' PROJECT NM.. vm0 JOINSON i 0 i...1.....-.- .. f 12T-6" 31'-4" O C ® O !!! C, 33 O k{ .Iillti PROJECT et 1026 DRAWN BY: CMR CHECKED BY: DSM< BASEMENT PARKING n BASEMENT GARAGE LEVEL C • 2 BAR SUBMITTAL GENERAL NOTES / .... _ -- " "-- _- y;^'f 1 --- /" ------------- - . __ _._.,-...._.Platte i .... - .. .... _ ... _.._... ..._...._ .... _..__.. -_.. � 1. BUILDING AIS TO BE DEVELOPED VAS PART ILLAGE OF PHASE 1 OFTUIM.lLA 2. PARKING REQUIREMENTS PER COMPUMETARY USES REDUCTION FOR NON-RESIDENTIAL USES. AJL BREAKDOWN OF BUILDING AREAS USES AND PARKING TOT JOHNSON BRAUND ,.., 75200 52M Ave. South Suite 300 Seattle, WA 98188 206.766,8300 wvomphnsoregratreriwm ARCHITECTURE INTERIOR DESIGN Greg L Menne, AM '1. ' 2017 3" F �t X i- '-'- -_-r __ i z 'ik' ;`f \ yl :.,.1.. .. �::;y r C 152_23,4"� .:�.:1 1),- / �'1'l F 1// \ f-83/4 37- I i I C p �„'z t '-"."-.. `. /'1 I _. j `. ;�/:. . _)..:yam~`\\ .-i ,> iy�q✓...JJJ'''"'%)V' I:?i I'7Ky! ,t Ir }, H 93.00 F.F. 1 %C\t ., / i e •- r / � G v. --` '� 1 \ � } --\e,.> �.�w L /mil r �.,. �',ii 3 ..:/ _/ �\L� T`/ 4A:' t�� ! � �.'n T� " . / `4 r "' �`(� I i , / '1/� r;; I♦ All =_. F �7 -�"- _- F^. -' Al }NENJORK UNRI 293.00'F.F. RAMP UP I r 3380 CIL d -`. ..•...______�:`.. Ail like \ REGISTERED GENERATOR ROOM , ),IVENJORK UNIT d }NEhYORK UNIT JNEMIORK UNIT z _ f �.. ARCHITECT lcro .71. i 93.0Q F.F. 293.00'F. F. 29300 F.F. 293.00'F. F. 1 TE a WASHINGTON r wa H f/-q. \ :' , ,, 5'• I OFF i l 2 \' \ m is ✓ O O O O O I O O O O b 10 11 ilf°ill 12 13 14 15 c 16 c 17 c \ SLIDING GARGE ENTRY DOOR 294.60' F.F. li. 'tjl{{ f 'I\ },:".-1,..:,'': '�\ \ ; O\ \ ��[IP P2.10 2 UPPER PARKING GARAGE RESIDENTIAL LOBBY / k?1 N b � 300,40'F,F. (9 STANDARD STALLS (8E"X19-0") (3COMAPCTSTALLS (8,0 X18-0" ' I I J`f -- ', COVEREDPORCH_Itli ,. _�.....,., I g E �O �i m b I I RAMP UP b 98.95'F.F( RAMP UP (32)TOTAL STALLS \ ' '� 1, `'�' �0 94.60'F.F. '��! __ ,r-�i 'y 5/72 Ni \ •� COMMERCIAL (//{..J /7/' -711 ) STAIR 7 Uj( [ i cs, CO3.�2 : rr. HC ,.7..‘T.....,& _" 1VANTRASH O O O O O O bm O O O O O O O •..,.... ROOM 1111111 '`.... 11E111 te `\` t ,.,� ;'^�_ \ ISSUE DATE: 0327-2013 • 11■I11 _ ! ���I \ 1 - ____ �, ii.ii1 COMMERCIAL / (� ♦J �` 295.35 F.F. FIRE COMMAND CENTER 7L.. ' GREASE HOOD SHAFT ABOVE l k ii I Ii COMMERCIAL,1 1 ' sf >+"r(1 / i sI % 1 / \ \ d j-- b i .......... POTENTIAL FOR "INCUBATOR' BUSINESSES t k I I � �,. !s , 45.6' 9-0` - -,. . ... 9' Cr ._.�. 25 v 7 COMMERCIAL TUKWILA VILLAGE - BUILDIN TUKWILA INTERNATIONAL BOULEVARDS S 144TH STREET, TUKWILA, WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE. BUILDING A, SUITE 300 PUVALLUP, WA 98374 T : (253) 231- 5001 F : (253)231.0010 e _- .. 156• - \ y,[ _ -`-' `-- RESTAURANT USE PER / DasecnoNzll -ff ,r• ^err .,.. `- \ •, _,.._._; 01 '.....-\ IIP ., VK ILq TER Ak 4118,v,„'"=-.---, J\i,- ---"""tel � r .r - 1ONq i, iii -is -` -.._-. / , L i E [ �/ _...__ - ��� � q RD / Jf1 / , - PROJECT k 109 DRAWN BY CMR CHECKED BY DWK FIRST FLOOR PLAN - n FIRST FLOOR PLAN P2.2 BAR SUBMITTAL GENERAL NOTES -• P210 1. BUILDING AIS TO BE DEVELOPED AS PART OF PHASE I OFTUKWILAVILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS AND USES. (,�np V JOHNSON BRAUND .<. 15200 5944 Ave. South Suite 300 Seattle, WA98188 Phone 276.766.8300 en. pbnaonbmorpcom ARCHITECTURE INTERIOR DESIGN Greg L Memo MP Jeffrey A moms. AIH I { 0:-3' lir BO REGISTERED /AR//CHyAIT'ECT�_ •AiEOr WASHINGTON 30-23/4" 34'-0 24'-0' 24'-0" 34'-0 24'-0 24'-01/4" 1 I ��1.1 �' ry .. ... f t a � [[[[ �.Sk �LANDSCAPEDj I » .... t TERRACE 4 .. y UNEOFDECKABOVE 41 I 11 LINEOFDECKABOVE UNEOFDECKABOVE a°ry — I I —..._ b, \ — PATIOPATIO� at PATIO• -1- _ PATIO - DECK DECK 11 �i �~ 11 U NpLLLL 11 b 2.338ED 2.13BED 1.1-1 BED 11� 1BED 2.13BED 1.01BED ". 1.7-IBED III II / 6F mm 1211 1 / 1203 1 Q 1207 1 =11211 I 1213 I _ r N f - rj in -, �� r r- - N _f N & �� 1 i 1, , 1 .,�.�, r t pN_ NI���.,,�; , 1, 7 171_, =�15. H 1] rl I �,� ,- . 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DECK ABOVE/ .,.%...� r _ '�.^-^k _,_, .-c_ -,, f t. ;"`*, ' . ,��� Z 1 °.fR`r: 'i iT f h 18 o• ',�, ; 1a - 1� T-' , .. rUKWILA VILLAGE - BUILDING A IUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, UKWM, WA OWNER APPLICANT: rUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 -27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 1: (253) 231- 5001 F : (253) 2315010 % i .�. `..,.� + ,.fes `' �... �'�-}};lJ..{,yr.".i, ,-... 7 -v� II .'N STI. /r rl •. I l rlk :..... III{ s I t"� •',,..l^" > k \IAN SOAPED -l. 1.,` £` TERRACE L h F�1 f°.`` "` _/../� I o rxx ww x xxrx w .., %� wxxo .r ! •"1+.. 1 ti } R • . - .. f +-..i• fA__ •Z / 0%lir r / STUDIO .wnrixrxw •:.L: Y .1,. .^ ri 11 -11.74,14 I 217 I J 0 0' 24'-0 24'-0 34'-0 ""--- iig r/ 190' 3' t - ;2 /n <1a -MED --- _•'"/-. / 1 219 1 , egII P29 / 6• � 66•• 3b-4" PROJECT Y: 1026 DRAWN BY: CMR CHECKED BY. DWK aSECOND FLOOR PLAN n SECOND FLOOR PLAN C P2.3 BAR SUBMITTAL GENERAL NOTES P2.10 v 1. BUILDING AIS TO BE DEVELOPED A5 PART OF PHASE 10F TUKWILA VILEAGE 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS AND USES. 0 JOHNSON BRAUND Nr. 15200 52nd Ave. South Suite 300 Seattle, WA98188 Phone 206.766.8300 w.w.pnreonoaunOwm ARCHITECTURE INTERIOR DESIGN Grey L Au«ne, AM Jeffrey AVAILS, MA 3380 REGISTERED ARCNIITCi .RF.f. L. AUXINS: ATE OE WASHINGTON ` 200'-3" 36-23/4" 34'-6' 24'-0" 24'-0" 34'-0" 24'-0" 24'-01/4" T - :Ir [ ....= -' _ DECK ' - I, DECK — I, DECK I DECK ,I R SUBMITTAL AFF COMMENTS iiI — LINE OF g b 8.3-2BED ®� 8.1-2BED 1 303 1 1.1-1 BED 11� 18ED 2.1dBED 1.0-1BED 1 ]-, 16ED TRELLIS n ®, 1 307 � 1 309 I ® ® BELOW �' __1 s�1 1- r-.1111 'la -ham my a; U�f:i]I� - iiIp r1rt nIl T U�_f i11 -, n 11 ��' I[ 1 :] p I IFS II 1-I -r. ' " a H _ U'!u ) A ti ��e ��: P2.10 © TILE __ u "_Lf----T-- o � .1=1 1■ �t��I 1 �■ Y I-- �'oi 1,1 �■ .� re . I — — u' 1u��. , I� I 1� ■� _ a IP'-'46 II� ui o, 2J S3 •a ''o• '-312 11 sr- ire 1�.P"`,i- z egi, :1/� l�.`l azi e ffa■ �'� s 11���_I71 1i El Ga. II._ b b b ' CORRIDOR _ CORRIDOR .. v i . o0 __ 'i1 i ...� E{ i r t. O �/ aaI lama '�I�. 1 5 _.�■■..... ���. ■ L...—)moi.` nave •.y `- G, ,.. Rpm: L.—slimA�si�T\` L---'■' M � \ %?::: rc R �� ♦ 11 �;1. I .. �� .I ' r �� ISSUE DATE: 09.27.2013 hilJ91 ���� -F-' 2'1---- 0 `� —� ni In—� In —J S,J-•t_• _--- - N ; __ _ _ .. ■ STAIR 1 -- n ('�a]I �i !lo n 1 1 l in n n t I IL ie int pp pp sow I.�; °''iC 1� I l-0881( ,� i 2 ]� -zBED K% L_ __ M = L— M N —r !J= n n INI' -, i " .� . I 326 I �: i o W z b .J =3' /.0-1 BED 1.1.1BED 1.1-18ED 21-2BE0 STUDIO1. \)� ' f'V - 11 1 302 _ MAMIE 1 1 3� I 1 310 1 1 312 1 L 0)� / IIIII�Him � q ! .Al* -_ / e. t:115TR2q IyL L— --"..- L1J - L -J DECK I DECK—_—`--- 1, DECK I/ DECK :� A`�i ii '^ y 4 ik_ ' l l 1.04 BED 36-23x4' 10'-P 24'-0' 24'-0' 24'- P 34'-0' ;/' 18'-01/4" fOj' 1 314 I L._ �. . ;- -••- ft • 5ruao le I 317 I /' TUKWILA VILLAGE - BUILDING A TUKWILA PITERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA, WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T (253) 231-5001 F: (253) 2315010 u V nom- oxoff LI in nnavu w. 0 .nwsoN MOW I 180'-3" *Milli: IL (,`� 'bled /l 1 I 318 I 11,1 3p. i (//--"_;, �/ © . .1�� J ' ;'�•�'• moi. -1 ,i I Itt ilk -�,J Q ?�' S I 319 • 3p\ P29 PROJECT it 1026 DRAWN BY: CMR CHECKED BY: DWK 1.164134 iiiiir THIRD FLOOR PLAN (Th THIRD FLOOR PLAN P2.4 BAR SUBMITTAL GENERAL NOTES P2.10 Ir 1. BUILDING AIS TO BE DEVELOPED AS PART OF PHASE 1 OF TUKWILA VILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS AND USES. 411> JOHNSON BRAUND ..., 15200 52nd Ave. South Sute 300 Seattle, WA 98188 Phone 206.766.8300 wmw.phnsoMmurtoam ARCHITECTURE INTERIOR DESIGN Greg L Mho , AIA Jeff, A. Wilms, AU 200 3350 REGISTERED ARCHITECT 40.'—'" --. 36'-23/4' 34'-0" 24'-0' 24'-tr 34'-0' 24'-0- 24'-01/4' • 7IIIII` 7IIIII` 7IIIII` � AlE Of WASHINGTON II DECK di... — DECK ,' DECK I, DECK Al i o (SII 23� -]BED 2.1-2BEO .-di 1 14 BED 1 1.1.1 BED ___j 2.I4BED 1.04 BED 13-1 BED b . € ®' 1 403 I 1 405 I 1 407 1 1 409 1 1 411 1 moor/ r_ I. 11 i r- I e � r pm , �_ r U r E U� 71 ' T T rl !■ I1 H T rl �I[ + T J U– Ib�-, U - r; t b€ c P210 © u_ u -- i i 1� ,,,m_17 q- 11 — Zr I* ,1�w _I I r–. 1 IuI 1:milli u IC --Al V. Irt I r_ u f I . ' �' u –T I I ' a. '�•I �c• u 1 �u .–i I -r----- or: r_ F zs•w of a•.0, d d� 3 '- C ]�11 •.' f^= F 's l:=i 1):6112_, i a:, e �A s1�� =1 bra■ s ■ �_ C UN it. ___ r � ms ^.r\- b b I CORRIDOR IL__I I—_i 0 ig N 1 CORRIDOR,__I , I p 1 i __I I -_-_� �____ �____� I �\e atN til 11 ��'�■-�r1� _ a S`��:� �1 3�— �'��is �/� - a:;e ���gl`S:IN 1130: � MECH �\ G t. .' 1 I L_ I ' diF ^� I _ -` E` u y ■1�Y� �T5� � npl — n. ■�� Iltei+n II0,09 tyyy■yyy■ 8 ___ I��I �I STAIR I {, (Ai� { ■n gt f. n!�[5]1 1 L I L ■moi■ }I ` J :— — .. I — i I III `�-IK{.i2�—n.. �!Ii L- ,Y,g --- -■J H 'J:I 42 1 2.1$BED 1 412 1 � ' 3ED 1 01 0�BED 1i. 1 713 410 I I \ // ISSUE DATE: 09-27-2013 _ 404 1 1 406 1 1 408 I Al . -..y 2.3-2BED ��. 1 415 ` In DECKINF DECK `nt� t .l 10_ �BeD 10'-0" 24'-0" 24'-0" 24'-D".++ --j�� 1 417 1 J -� moo36'-23+4" 180'-3. '�ta',/ "1-•\(� S P29 11 /Lw r1BED / 1 416 1 30'-0. l �� jjjJJ/11I`�•l�L�'/ © " Jam_ --"i - '� • \� ,-;1• � 7 BED \ J ,.1_ 419 j `. 6 0 •••• . // �a 66'4 30•-4\ J: d: TUKWILA VILLAGE - BUILDING A TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA, WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 i : (253) 231- 5001 F : (253) 231-5010 PROJECT d. 1026 DRAWN BY: CMR CHECKED BY: DNA0 FOURTH FLOOR n FOURTH FLOOR PLAN P2.5 BAR SUBMITTAL GENERAL NOTES P2,10 Nr 1. BUILDING AIS TO BE DEVELOPED AS PART OF PHASE OF TUKWILA VILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS AND USES. liu JOHNSON BRAUND ..r. 15200 52nd Ave. South State 300 Seattle, WA98188 Phone 206.766.8300 rouM.corn ARCHITECTURE INTERIOR DESIGN L Abele AIA Jeffrey ttrey A WJLams. AIA 207- 00' 3380 REGISTERED AR�`CHIT 4 24' 36'-23/4" 34'-0' 24'-0' 24'•0' 34'-0' 24'-P 24'-01/4' os I elln'n' ATErOF WASHINGTON ,.r-- ,-- Ile DECK ,---®... ,i — _ , DECK — -= II DECK DECK ,�— —_ V 32. -2BED 2.1-2BED 11-1BED 11� 1BED 2,1-213ED 10� 1BED 13� 1BED 3UBMITTAL F COMMENTS b 1 501 1 /111n 1 503 1 1 506 1 1 507 1 ® 1 511 1 1 513 1 , r- Hill 1p1 r l I�_'q1 ,q1 -- ~ I�i -1 �I' .__ =�1 - pi M� V0111� L_ rt III,1 ,1' _�Ir —0'01 �l I 4 r IF•IITiO 1, 1, r �[ii7110 o r�H rale __, 11 ji y :T1r+�. ��,I "J�I r-� u r�.��� I r u..0 _t I I�1 �' im _1 -_� I I rsc � ' � 0/r1, '3' 0. a�Ea/ .., ^_ L miem�a� imatai' ari. l:_! etir, e���m..w r.AmiLa= e���=;as l:� . micil --�7iIII ,a - a b b cI I • b o L -_J SRS 1R __ __ Ilii. I_L _ IHNem, r___ ____� L __� �. / 1/z. 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PARAPET a" 4.5- TUKWILA VILLAGE - TUKWILA INTERNATIONAL BOULEVARD KS 144TH TUKWILA, WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP. WA 98374 T : (253) 231- 5001 F : (253) 231-5010 6 P214 13V. 7 1/4' PROJECT th 1026 DRAWN BY. CMR CHECKED BY: DWK FIFTH FLOOR n FIFTH FLOOR PLAN C P2•6 BAR SUBMITTAL GENERAL NOTES 1. BUILDING AIS TO BE DEVELOPED AS PART OF PHASE OF TUKWILA VILLAGE 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS AND USES. ('�pv, v JOHNSON BRAUND ..r. 15200 52nd Ave. South Slite 300 Seattle, WA98188 Phone 206.766.8300 w»w.onneonemuna.wm ARCHITECTURE INTERIOR DESIGN Greg L Allwne, AIA Jeffrey A. Mlle,, AIA P210 v 3380 R ARCHITECTEGISTERED ATE`OE WASHINGTON 200-3. Description 1 ITTAL AMENTS 36'-23/4 34-0' 24'-0" 24'-0' 34'-0" 24'-0. 24-01/4 1 e f i 4.- ..- 1-..-IIII I I ' - - TERRACE II - , TERRACE A TERRACE 1 TERRACE , v 1 �O j V m� r 2.0-2BED 1.0-1BEP 10. 1BE0 3.0-2860 1.0.1BE0 11 1.2-1 BED 2.2-2BED �1 , I 603 1 I 606 1 607 609 I 611 I ', 613 1 b "'� E -: _ -I 0o n h ® = ■• -_ p 11 r �I III H H fy imu P210 u �- • r L rte• _ 111148 :Len i-lr I ' *v lu �1 of va! II_.-, `=_. .�C ��i�� ` O 1'•:� �C yas as -__,, I®.1. ``yyOM A: '�lii- p� q,>u.'`®il 1, 4f 'EC ccr till '��1:11il�.__ al, li��' -� � ISSUE DATE: 0327-2013 b n b b 4 .- ____ ' ,1r. CORRIDOR I 614 ---- , ` ___ I—' b b bib uN m , m,, 1 rA� y4: el..... el.. .. =- ..I l =__ ,.. 7, ` t ill n_, „,,.�e' �yy ` ! ,- L�'�l '_� ___'. S MECN 'A I Z V L1• _ ate_ Jil.t1 j nll LI: `f a. n 1. 'M , `J �� STAR 1-��r — La}11 in . ��, 0. _ ^, r� K�, OBEY 1 16�9I b �I�l._ l I� l� MEC 6161 1.1 b P. 2.2.2BED ,=1 -13 106, 1.0-1869 1.0-1868 2.0.28 10 STUO STUD �ll. '••.-� 1 602 I ® ® 16081 I I j _ r;-iI 1610 1612 I SH 677 I STAIR2 rb TERRACE —� ---- — TERRACE , _--_ 11, TERRACE < c 36'-23/4" 10'-0" 24'-0" 24'-0" 24'-0" 10-0' HE HOOD HOOD VENT TUKWILA VILLAGE - BUILDING TUKWILA INTERNATIONAL BOULEVARD 8 S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 -27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231-5010 200'-3' ROOF OVER + I1 SUN ROOM TERRACE BELOW J BELOW ©® /� PROJECTO: 1026 DRAWN BY: CMR CHECKED BY: DWK /6� IP291 SIXTH FLOOR ®(Th SIXTH FLOOR PLAN C P2.7 BAR SUBMITTAL GENERAL NOTES P210 v 1. BUILDING AIS TO BE DEVELOPED AS PART OF PHASE 1 OF TUKWIIA VILLAGE. 2 SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS AND USES. (,Epu v JOHNSON BRAUND .,. 1520052nd Ave. South Suite 300 Seattle, WA98188 Phone 206.766.8300 wnw.nnreoromundoam ARCHITECTURE INTERIOR DESIGN Grp L AIIrnm, AIA „ler, A W4itms, AU 3380 REGISTERED "... A%R/CHrifgT7 " I. .RF'.f. WASHINENGTON ATE OF �wASNINGiOry TERRACE BELOW 1 l o BAR SUBMITTAL STAFF COMMENTS 24" PARAPET; TYP. 24" PARAPET; TYP. i. P210 2 wo u,2 a,o ow oa oe:.....cC:;:;r. ‘7',' LT.' u,la UNOCCUPIED ROOF "�� � OO \ TERRACE BELOW -I/ — MECHANICAL SHAFT \ I8' PARAPET 8' PARAPET '' \ � ~� CORRIDOR SUPPLY ELEVATOR PENTHOUSE o '3".. —� MECHANICAL EQUIPMENT Q g o to ���II�,[� NL 8"PAR ISSUE DATE: 0127-2013 ELEVATOR HATCH ACCESS PRESSURIZATION TION 42. PAURB RAPET WALL; TY P. I�1 AROOF LTERNATING TREAD EQUIPMENT 24' PARAPET; TYP. DEVICE 24' PARAPET TYP. B' PARAPET 24' PARAPET; TYP. 8' PARAPET �i 1 —1 11 1 11 Il S(Op 8' PARAPET CURB / 14'70/:j. 4 / OT' SCOP / pER FOp T' TERRACE BELOW Q ©® Z 8' PARAPET CURB / 0 J TUKWILA VILLAGE - Bl TUKWILA INTERNATIONAL BOULEVARD & S 144TH STRI TUKWILA, WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TM AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231-5010 Ak TERRACE BELOW 42' PARAPET WALL; TYP � �eee 8" PARAPET CURB T' TYP./I/ 4 PARAPET WALL; 47 41111, 1026 PROJECT DRAWN BV::CMR DRAWN CHECKED BY: DWK ROOF PLAN n ROOF PLAN 0 P2•8 BAR SUBMITTAL EC © U 13 �' 34, MAXIMUM ALLOWABLE HEIGNi•70•-0'$381.09• MAXIMUM LiLLOWABIE HEIGHT • 70'-0' �361A9' �Q `Y' X f -L- b - + - '1 - Rs0 JOHNSON BRAUND ... e -b ♦ . - - - - - ROOF P - - - - -- N.-- - - - - - _ - - - - - -- _._ - _..._ - _,- - - , 15200 52 d Ave. South SLAM 300 b .� �� b b SII 11 fl ii II II 11 II II I III I�I ■■■ ,,, Seattle, WA 98188 Phone 20&.7&&.8300 ' ■ www.Idvortan6wm ' -� -■11 - - Illijuil - - - _ - - �� - �� fL `- SIXTH 03.Y -1f. INTERIOR - - - - - - SIXTH FLOOR .. . DESIGN 13 C CI 4;,,, 11111 1 Minim m II • m '12 ■ , A 11 I. I. I I 9 I'I,:O11111111.111III "I III iI 1iil11 IIJ.IIII 11111 J•tn)A Wien. AM 1 FIFTH FLOOR - � -FlFfH R 43 V C- 11111 r `,I,. b �� bl © ss ■■■ ■■I ■■ ■■■ ■ ■■ lllllLll■ �_, b ' ■ �. ■ sr - ■ 'I am- a - ;b, '' ;'�Il I - !- DUH -B b b - - - - -•� - RF URIHF 01 OR ',, ter' a■�M -• P. _p� 33'x" ... ■. 11 ■■■ ■•■■ ■� !!! m a ■ _ ■ ❑ .: ■. �. tltl! I MEM■■' _ ' - 1 - �- - �■Mm - - - __- '� . -� _ TMf$D FLOOR �.'. REGISTERED RM$D FLOOq .. A HITECT RCHItE ...- _ - �_ - , © �Ilr■� ■■■ ■■ '. 11 ■■■ ■ n ■■■ ■ ■■ ❑ ■.mils -_.._ --- RR I .,JFI\R TO b __ SWO :0 OL OR .. ______IIIFIL • SECQND Fi00R_.� i5'-•�'-" ArE Or WASHINGTON M - 5r�`s ..� .,.� ;NM MN ��31�lemsemw �f:li it l..'.S b ��-��� 11_ w © FIRST FLOOR LEVEL Nn ■■ ■■ �- -- m li.. r��r1��� ■ ■ ■■■■ LEVEL 796.6 29E.40' wows,... 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Ii. --21-1 -111 111 11-71!1-1. 11 1 l. 111 111 11-(I I 11-11 1 n WEST SOUTHWEST ELEVATION - _ -1 a=u 1 m -1 1 1 I I 1 1 C 110 1 1 t 1 1 1 I 1 1 1- -111=111= -Ill= 11=1 ll=1 I �=1 � 1=111=111=1 11=. ! 11T1=i l 1=11- 1i=111=11 �= n SOUTH ELEVATION �� $H tAAX, BUILDING HEIGHT_ 70,0- e,...09 15 14 5 7 9 U 13 __- _ _^ ❑ ❑ ❑ IT-231'SAN 8 ii FAL - - - - - - _ ... _ - - - - - - - - - - - - - - - - - - - - ,.... .. - - - - - - R0g3r-3r`s . et ® ■t 11lir ■'.ED all ■■1 1 . qui ECI .... • ■■ ❑ L .... �� ISSUE DATE. 04272073 - - -.. �� - gr- - - �_ - 7 a- '� I - - - - - _ - - - SIXTH 141,:04,91 ` - 1-111'111V- In et oino "'_i- - �11 M .11 � OR - _ L� II - - - —FIFTH ;OF _ • T,, 1,;! 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'm=i i -t..1-2-41 t - =H4 =11r - 1E 111-1 � 1= 1-1 I I=111=11 - 11=1 -1 11-111- 1 -1 1- 1_ I 11=111=1117d '� IN�- �1 l __ �_ �_ LJ 1 I -1 I t' 1=1 ii -1 IT=i I 1=: _::= I=,1:= =1 =I 1 _I I I_I . I — t_ 11-'11=11t=1If=1{1.-111= r.ri-- -m _{.1.. -1.1 -..1+_ --III--. - - _ I- - =-111E11111:111=1 I �1 I C: I I -1 1=1-: I . _ =.11-1 I 1-7-1117=7111711-r,71117-71_11_=1 - ^ 1d� 1 = 1= �dAR I I - .-,� s , -, - 111=111=111 1_47-i ° l-1 11=: I =111 -1: I�111=; I F=l1-- 1'# I 1--El11=1 I 1=11!=1;1=111=.1 I -. 1-[ , . r-- i -1 1 J-, : ,—i -, : I-, : 1-1 ,-1 ::-, I-: 11-1 . 1-11 • , -, I ,-1 =ii _ - ,1 -IMAs . -, I l-1 i I- 1-1T--11 Il E. I = I -1 I 1 1i---71 11=) I_I F--11 11=11 1=[ ,1111=iT11 I 1' H_, I 11111: I fE 1_1.1: 1-1 -n FM- I l Fri r----Tr.=1-7-1-. F.1:: r�1 I 1f1�11 1-11 1-1! •- -411-c I -, 1-111-c-1 o ,-i -, . 1-1 I ,- I -: 1 I-1 ,-, ..-1 1 1---1 I -1 , -I 1 1-11 1-1 : 1-, 1-1 f 1 -III-, I :-,-.1 II -11,-- I .-1, I-, . 1- I I-. I .-I I '-I 1 1-: • ,-. ,-....-I • !I -III -1: i-1 : •-: I .-I , 1- m m n WEST ELEVATION ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES REM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES X sg$; r” i!2� a8 MASONRY BASE BRICK MUTUAL IMTERIALS, BROWN VARRONE -MISSION COATIFNG •RESIST SIDING • ACCENT 3 DREVEALSANELS W/ SHERWIN VAUJAMS SW6656 - SERAPE SMOOTH m GUARDRAILS ALUMINUM ANNODIZED BRONZE 0 DOER G GARAGE METAL -PAINTED COLORTO OOD BRONZE ANN© PRNACV SCREEN 1- F g' ,' SIGNAGE MASONRY ACCENT BRICK MUTUAL MATERIALS, MANUA LOA -MISSION SOLDIER COURSE m SIDING CORRUGATED METAL PANEL CHAMPAGNE HORIZONTAL m CANOPIES POWDER COATED FABRICATED STEEL COLOR TO MATCH -CHAMPAGNE ci TBD PROJECT M. 1026 © MASONRY COPING BRICK MUTUAL MATERIALS, MANUA LOA• MISSION CAST COPING ,1 WINDOW VINYL ALMOND CI STOREFRONT ALUMINUM ANNODIZED BRONZE ® ORATIVEH DECSCONCEUGTING FACTORY FINISH. BRONZE DRAWN BY: CMR CHECKED BY: DWK 0 CONCRETE CAST -IN PLACE CONCRETE NATURAL GRAY • PATCHED 8 SACKED ORAF - RESIST ® EXTERIOR DOORS INSULATED METAL CLAD SHERWIN WILLIAMS SW7038-TONY TAUPE ©i SOFFIT FIR CLEAR STAIN AT CANTILEVER SLAB 0 MECH. LOWER © SIDING HARDIE PLANK 11- LAP SIDING SHERWINWLUAMS SW6090• JAVA SMOOTH isWI VANDOW8 DOOR TRIM 1x 4 HARDIE TRIM SHERWIN WILLIAMS SW7038- TONY TAUPE 113 DECORATIVE COLUMNS METAL _PANTED COLOR TO MATCH FIR WOOD ELEVATIONS 11 SIDING`PANELS W/ SHERWIN WILLIAMS SW 7573• EAGLET BEIGE SMOOTH m HHONRIZONTAL TRIM 1 X10 HARDIE TRIM SHERMAN WIWAMS SW 6006- BLACK BEAN ©i SUN SCREENS METAL •PAINTED COLOR TO MATCH CHAMPAGNE, ANNODIZED BRONZE *ACCENT COLOR U SIDING -ACCENT 1 HNRRDIIEE REVEALS SHERIMN WILLIAMS SW7585- SUNDRIED TOMATO SMOOTH ® PARAPETCAPFLASHING AND POWDER CCOAEAL CD COLOR TO MATCH SW606- BLACK BEAN TREWS METAL -PWNTED COLOR TODMAATTCH CHAMPAGNE, NZE n ^ [L.�/� 0 SIDING -ACCENT 2 HARDIE PANELS W/ REVEALS SHERMAN WILLIAMS SW 2048- ROYCROFT PEWTER SMOOTH 0 DECKS 3XWOODT8G CAR DECKING FIR, CLEAR STAIN CI GREEN SCREENS METAL -PAINTED COLOR TO MATCH ANNODViD BRONZE BAR SUBMITTAL 0 TOP-3593d' JOHNSON BRAUND „,. 15203 52nd Ave. Sole 5eNO Peattle. 98.88 ® III m F© III m Puma MS.766.8300 IM AX BUILDING HEIGHT• 70'.o%sacral vx\.JoanaMawocom - - _ - ARCHITECTURE �F - T - - R�F`Q INTERIOR DESIGN Nom- - - - - - - - - - - - - - Greg La=we, NA s xlaw�w0aneAM IMO �I�I SIXTH F_LOORs _.- - - -I -R111.101-111,- - - - - - - - '----- FIFTH FL�R p fn{ min. 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I 11-1 I -1 I II I-I 11=1 I I-1 11-1 _ _ 1-11 11=� I Effl-111-1 11-11 Ei I I I I i-11 I-1 11-1 i t-I 11-! I i-1 11=111-I 11=111=1 11=! ! 1=I 11-11 I-111-1(H 11= iB � I 11111 �IIIEI111111II11111= I-_- IL--u---e 111E-m =i11-r I�� 111-1 -I III m--IIlII�ni- illlillI fI Ei II�I11i -.:-HIEIH:-nIIIl11--i 1,=_1(111 ;?1=111=(1=1 (11=11 =1 11.=111=111=11 1=111=1 11=1I I-1 11a 1.2.111__=111-11 L_.:I 11--1 1_=111=1 11=111=111=! 11=111=I 1=II I-III-III-III-II -III-111-I i 1-1 11-111-I I I_.._ 1 I I- I 11=1 11=1 I Ia 11=I 11=1 I 113-11 1-111-111-111-11 11=1 I (=111=1 I1= 11=111=1 11=1 11=1 I fFi I I 1 L.-11 11=i i •. I?-111 111-t 11 1 1 1-1 I I-t I I-111-111-111-I 11-111= B ail a` 1 " ! NORTH ELEVATION 1 ISSUE DATE. 09.27-2013 U F® m 17 ® m a ® T•OP.•359.0'Q (MAXIMUM ALL0 ABLE HEIGHT • 70'C @ 364.097 -3 -' 1 --- _ - L. 3 ' ----P,- 1N.• , ROOF P� �' y�i _ _. - - - - - - - - - -- - - - -. - -- -. -- - I . - - - - -. ,�_ ._ _- - �' - - �- - - - - - SIXTHF O4. 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NIIC. v11I ..1f, am 1111t1;1111,4N - SECOND FILOORR - �u 6 < a h 0i_,p§ !S e5<.,10 FIRSTLEVEL.PRKG • ai >�i E5tI�A�J`'o{r--11x1 All m� ��,-�� j uE®.`mi■f29640 i-iii �� �� �� �� tomFlRSTFLOORL 5 0•.• : i !!!J!JUI!J!! a � �� �■ �._1: �� 3 i !'• N_• �� _ , • .l' -. _� ' • -� PROJECT O. 1026 .�- =i.. _. .'� Z; p.a�l_ =. �iif [-.L®�c. -', 1. y. L=L, i...':0=!' 10=1-' _ G as -i_. -.o Gsi',.=Z - 1.�... - I=I .-.T3"� I I=I 11=11 Ia -i1:1i 11 =fit- r=f I %�fFf=1- Ti-1 1 5-t =iTi= -. 1 % 14.-1 I Ia11 CI 11=111=11= I I=1 I I I-I I 1.-_-_--11 I� _- _ lilT"-`I "f��.=l i-1 _ _ _ _ -• - - C-1 I !=1 I CI I 1-111=11 I--i 11=11 (I I-(I X11 �I 11=111=1 11=111=1 11=1 1=11=1 I _ = _ _ - - Ell !Eft I I-I`ritzi lIcz": l 1 I DRANRJ BY: CMR =I 1=111=111=! - ' >- = 1-I =1-I =11 01-1 -1 I- -11 =111=1 q _-3-= CHECKED BY: DSK H i 1-111-11-1 i 1= 14.=1 I f=111=11 I=1 I M E H 11-111=111=111=111=111=11- _ -„-,tet,= - - =1 = _ - _ - _;_ -1 11- EMEIJ7IPARKINA 11.1; I I: 1 I 1 .1 _ _-111-11-i I-1-11 II-III-1 I I=I 11=11 is 11=: i 1-UNE OF GARAGBE, OW - _ _ _ - �I�lii-aii it-Eil� 4.i-11H11_=111-1.11-11�=111_ i i=11 l11 1-I 11 I -11 F=11 •1 �1 I 1 I 111. -, 11= 1�1{� 1 }=-11�" j 1=11L�1�Ua=1=-E�I1�--HH��1=it=-tl�tll=itf�1-ilHll 111=1.-111 1(1=111=. - 1T-1 I l ila l 1- i 1 I__ 11_.._111=111=I 11=111 1 i 11 EI I ��. 1 EI I X111-111-1 I I ,1 ___1 I Ia 11. l.-J`f Vii 1 1-111=' 11=1 1=1 =1 1= Ti_ 11=F 1- 1 1=1 I 1 1=111 J 11=111=111=1 I t-111=111=111=131=111=1 ? 1=111=111=1 I I=I I lx! 11=111=? 11=1 =In-r=1=I =1 1=1 I I= 1=1 Ell 1 I =T 1=1, I=Tf=I 1 i 11- 1=111=111=111=111=111=111=11 I-t I =1 f=111=111=111=? 11=111=1 11=1 11=111=i 111-1 I r ; 1 ,...._i _t I 1 11? =(1 „TI 1=11 r1 l T Il I .111=11 1 E 1 F_- 1-I 11=11 (=ITB I E11 !=1 1=1 I=i I rm=(1 E= 1=111=1 11=11 1-11=11=.111=t 11=1 I t=111=111=11 i=111=1 i 1-1 11=11 I=11=111=111=;11=111=111' ELEVATIONS E m 1113 m m (Th EAST ELEVATION P2.10 BAR SUBMITTAL (Th SW VIEW FROM TIB JOHNSON BRAUND .. 15200 52d Ave. South Sato 300 Seattle, WA 58188 Phone 206.766.5300 ww,ohmromLLmn ARCHITECTURE INTERIOR DESIGN G.R L 38*0., AV 38188,8,018, 3380 REGISTERED ARCHITECT I• RC.f. t. 81.1.1.IVR E 0! W838188108 2,6 a ISSUE DATE: 09-27-2013 PROJECT.: 1026 DRAWN BY: CUR CHECKED BY: DWK VIEWS P2.11 BAR SUBMITTAL (Th SE VIEW FROM PLAZA 0 JOHNSON BRAUND o.. 15200 52nd Ave. South Suite 300 Seattle, WA 95188 Plane 206.766.8300 W.xplr.am.unacwn ARCHITECTURE INTERIOR DESIGN GHQ L. Orr.. AIA Mk, N1►xq AIA 3350 REGISTERED ' ARCHITECT T1.1.51'E .ATE 0! WASHINGTON .3 a o1 ISSUE DATE: 0327-2013 11 PROJECT t 1026 DRAWN BT: CUR CHECIPD BY: DOM VIEWS P2.12 BAR SUBMITTAL 11 M r 11112.9_,_ qui_ I!Ir nun LI!! ISO sit Is if .11; (-7) NW VIEW FROM TIB NE VIEW 0 JOHNSON BRAUND 1520952,,d Ave. South Suit., 300 Seethe, WA 138183 Phone 206.766.8300 www}otwoontounacom ARCHITECTURE INTERIOR DESIGN Can AAAIAA 01 JAE, A. Warm ALA 3360 REGISTERED ARCHITECT REn TIT WIVE Alt of WASHINGTON 001 ISSUE DATE: 09-27-2013 PROJECT DRAWN CHECKED BY: VIEWS 1026 CMR DOM P2.13 BAR SUBMITTAL ALUM. GUARDRAIL: BRICK MASONRY ANNODIZED BRONZE - 4 COPING; MANUA LOA BRICK MASONRY BASE; BROWN .M1, ..-X' �ti.r't.. :� ='�" 0 JOHNSON BRAUND ,.r. 1520052nd Ave. South Suite 300 11T x 112"TOP 314•x 314' VERT. VARITONE ,,,. .• RAIL;PAINTED TO PICKET; ANNODIZED lel .- • E / � Seattle, WA 98188 Phone 206.766.8300 • MATCH FIR BRONZE EEE 1111 CA ".€ CACCENT OURSES MASONRY BRICK MASONRY I'i ' I "^' COURSE; MANUA LOA TYP. METAL FRAMED w..w.ponsowreundoom ARCHITECTURE INTERIOR DESIGN __ WALL CONDITION Grey alMtm as Jeffreynrey A. Mum, MA = METAL TIE BACK POWDER COATED CANOPY FASCIA AIR CAVITY CHAMPAGNE 3380 REGISTERED 11/7,11/7TOP RAIL; ANNODIZED 11T x 11T VERT. BALUSTER; FIR SOFFIT; CLEAR STAIN CONCRETE PUNTH ALUM. A��ARCHHII111JJITT��EECCTV����-�-- REG. I ALMS, TE Of WASHINGTON BRONZE ANNODIZED BRONZE STOREFRONT; ANNODIZED BRONZE n Aluminum Railing (7' Section Detail HARDIE TRIM BOARD; RSUBMRTAL AFF COMMENTS PAINTED VINYL WINDOWS; t% Eli I - e OPERABLE AREA 11 �-p VINYL WINDOWS; „II�4'.�""' FIXED AREA III II�� ` a' METAL TRIM FLASHING AT _^ gN CORRUGATED +� 11 METAL LOCATIONS .I __ '; •Z G %s Q:ILI (-3--) Tv"). Window : STEEL ANGLE .... FRAME -.� rte_ �_ _= PANEL ART 2 x 2WMRE MESH y. i ��iF'Ia ., -. • - .• ': TO SUPPORT '_ PLANT GROWTH 7 �`., " T •'. 1. t 41 TUKWILA VILLAGE - BUILDING / TUKWILA INTERNATIONAL BOULEVARD S S 1441H STREET, TUKWILA, WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENTASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A SUITE 300 PUYALLUP, WA 98374 T : (253) 231- 5001 F : (253) 231-5010 11,E CAPICTS,ZE: PREPAI 1 ,,Kc,wuI cFOR RE VILLAGE' PROJECT w Twvv. W. o.owam.r © Green Screen i MSS10x8 TUBE STEEL; PAINTED TO MATCH FIR HSS 6. TUBE { STEEL; PAINTED TO MATCH FIR j { HSS 10110 TUBE PROJECT A. 1026 DRAWN BY: CMR CHECKED BY: DIM STEEL; PAINTED TO MATCH FIR , J 11 2-P HIGH, TAPERED CONCRETE BASE DETAILS n1 Tvp. Steel Canopy Column BA 1 4 BAR SUBMITTAL aay NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS IP 1 /%'D�,���a"�� ,fftsworAf0.B-9'.4'41 • QA. ®'9 reei.6' 'ae.6�.9.O1 7 0, nj f!• r/. I�r11 � if! 7 ii%/f1 Att. tpl LEVEL 2 - SOUTH TERRACE - SEE SHEET P2.21 LEVEL 2 - WEST TERRACE - SEE SHEET P221 EXISTING STREET TREES TO REMAIN AS PART OF NEW MEDIAN PLANTING r(jKl�il�A TFRNAT/pNq� BLVD ` BLDG A - LANDSCAPE PLAN LEVEL 1 CO 8 16 32 48 1116" - 1'-0' So Mahn R Easter - RD%ASU ern 0f WAWRwOTON RE3I5TERED N Eo0( M MELVINRRiEw Issue Dates Rev. Date Desc. 05/28/13 6T maim. 09/27/13 SUIT 0000415 PROJECT #: LA -1113 FILE NAME: LA1113 - P220 DRAWN BY: CP/LP BUILDING A LEVEL 1 - LANDSCAPE PLAN P2.20 BAR SUBMITTAL PLANTER POT, TYP. PEDESTAL PAVERS, TYP. SEE SHT. P3.40 PRIVACY SCREEN, TYP. NrIEWSIMUMMammormenummil,1 Allt11111M11111•10 HM1111111111111111111=111•111E Y q ■ 1■ ammumeno • 111111111111M11 l_ , � + _' ' ®■�_ RAISED PLANTER, TYP. NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS OVERHEAD TRELLIS, SEE ARCH. PLANT POT, TYP. SEATING AREA WITH FIRE PIT / FIRE BOWL RAISED PLANTER, TYP. METAL BENCH, TYP. SEE SHT. P3.40 PEDESTAL PAVERS, TYP. CBLDG A - LANDSCAPE PLAN LEVEL 2 0 5 10 20 30 WASNAT o ON SEISM ASRCDrtECi l MCE,IF:oe Issue Dates Rev. Date Desc. 05/28/13 09/27/13 BAR SUBMITTAL STAFF COMMENTS TUKWILA VILLAGE PROJECT #: LA -1113 FILENAME: LA1113-P221 DRAWN BY: CP/LP/MB BUILDING A LEVEL 2 - LANDSCAPE PLAN P2.21 BAR SUBMITTAL Lt BUILT-IN BARBEQUE FOCAL FEATURE (ART OR WATER FEATURE) PLANT POT, TYP. PEDESTAL PAVERS, TYP. CBLDG A — LANDSCAPE PLAN LEVEL 5 0 5 10 20 30 = 10•_0• NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS BENCH, TYP. ARBOR W/ VINES CHAISE LOUNGE, TYP. CURB, TYP. GREEN ROOF PLANTING, 4"-8" SOIL DEPTH, TYP. PLANT POT, TYP. Ode R. Easter- RLA, ASLA OF WARM EWON g REGIS EERED �DCHITS cELVIN R..EA8TTER Issue Dates Rev Date Desc. 05/28/13 BAR SUBMITTAL. 09/27/13 STAFF COMMENTS i 0 0 Py wg ''S" a frd WS h <y =R aF d k�® J W 7 r m a 9 a' 4\.13 =ow a Q goo Nii 33 Z!J� o i= 1_ p or nS PROJECT #: LA -1113 FILE NAME: LA1113 -P2.22 DRAWN BY: CP/LP BUILDING A LEVEL 5 - LANDSCAPE PLAN P2.22 BAR SUBMITTAL DRIVE AISLE CURBLESS EDGE PLANTER WITH CURB EDGE, TYP. BBQ FOR CAFE CONC. ACCENT BAND 1 G• ROOF STORMWATER COLLECTION TANK i4 (ABOVE GROUND) FOR'IRRI,GATION CONCRETE RUNNEL / SWALE 1 ACCESSIBLE STALL 5' WIDE AISLE o e LOADING AREA <; 9 LOT LINE, GAME.AREA 5/� // // // ;//// N . / // // / //// /� /?/////:-// .,////////./ /1 CAFE SEATING AREA LINEAR RAISED PLANTER, TYP. ROOF OVERHANG O V CONC. SEAT WALL, TYP. BENCH, TYP. BUILDING C ("COMMON GROUND") ROOF OVERHANG, TYP. FIREPLACE, SEE ARCH. BUILDING SIGN ON EXTERIOR WALL, SEE SIGNAGE PLAN CONCRETE RUNNEL / SWALE FROM A2 TO A3 CONC. SEAT WALL / PLANTER, TYP. LIGHT POLE, TYP., SEE LIGHTING PLAN FLUSH PAVEMENT EDGE ALONG ACCESSIBILITY AISLE NOTE: SEE SHEET P321 FOR SECTIONS. ART LEGEND: THE FOLLOWING ARE POTENTIAL ART ELEMENT SOME OR ALL OF WHICH MAY BE INCORPORAT INTO THE PLAZA: Al - ARTIST -DESIGNED CLOCK TOWE A2 - SCULPTURE INTEGRATED WIT •OOF STORMWATER DOWNSPOU A3 - WATER / SCULPTURE E ' ENT AND/OR FEATURE PLANTING A4 - CONTRASTING WITH POTENT] ENGRAVING ( A5 - WALL MO C A6- CUST APP P MENT ACCENT BAND TONE OR TILE INLAY OR PHIC AND/OR TEXT) ARTIST -DESIGNED BOLLARD, X. 12-18" DIA. WITH LIGHTING, TYP. A7 - VED LABYRINTH IN GRASS LAWN PAVEMENT LEGEND /1 /, ,// / // 7 CONCRETE PAVEMENT + + + + + + + .- + + + + + + + + + + + + + + + CONCRETE ACCENT BAND, 3' WIDE, + • + + + ++ WITH CONTRASTING COLOR / TEXTURE + PERVIOUS CONCRETE PAVEMENT CONCRETE SEAT WALL- + + + + + + + + + + + + + + tIBRAR14 + + + 't(B+'b+HERSr+++++++ 11 + + + + + + + + + + + + + + + + + 7;7 EXISTING TREE TO BE RETAINED IF FEASIBLE PEDESTRIAN "GATEWAY" AREA WALL FOR ENTRY SIGN BASE, SEE SIGNAGE PLAN TERRACED CONC. SEAT WALLS INTERACTIVE WATER FEATURE AREA PERGOLA TREE GRATE, TYP. BOLLARD LIGHT, TYP., SEE LIGHTING PLAN 8' WIDE CONC. SIDEWALK 5' WIDE ACCENT PAVING WITH CONTRASTING PATTERN / COLOR C PAVERS INSET IN GRASS LIGHT POLE, TYP., SEE LIGHTING PLAN STEPPED CONC. SEAT WALL / PLANTER 5' WIDE PLANTER, TYP., SEE LANDSCAPE PLAN CONCRETE BAND WALL LIGHT, TYP., SEE LIGHTING PLAN WALL FOR ENTRY SIGN BASE, SEE SIGNAGE PLAN 12" WIDE PAVERS FOR PARKING STEP -OUT PARALLEL PARKING LANE BIKE LANE KIOSK PEDESTRIAN "GATEWAY" AREA TRASH RECEPTACLE, TYP. PLAZA - SITE PLAN ,• = ,0• STAT OF REGIS [RED 1_,i4AND ARCHITECT MELVIN TER Issue Dates Rev. Date Desc. 05/28/13 09/12/13 09/27/13 Bat SUBMmAL PLAZA REOESGB STAFF COMMENTS TUKWILA VILLAGE 0 55 IE PROJECT #: LA -1113 FILE NAME: LA1113-P3.0 DRAWN BY: CP/LP PLAZA SITE PLAN P3.0 BAR SUBMITTAL /QJi 1O° vJ0 °J1�11 r,� °I__ GENERAL NOTES / ilY ° f 43 / 1 / I�y� J Jr----- � ij A I a. i/ \ _ -- f_ -' -- -� - �/ 7 ONS e& TUKWILA VILLAGE' S E LiOCATE ONN THE'PLAZA PARCEL'AS DESCRIBED IN SECTION FTHEENPO6RIONAND 0 JOHNSON BRAUND .c /C' \ —` ° i^`� P .4 `-' `�� I� `� C'1_PhoneS'A. \ LI1 - -- - - - / rThE 1520052M Ave, Sash J - 206.766.8300 / / '/ I I I _���- 77 a �. _ �- -/-- OOR PLAZA AND THE INDOOR EOF `°"^°°f�"'a'�" ARCHITECTURE `/ / \ {� j ,,.1::4, ,A ,/ „y.' 24'-0'+I [ 1 I\1,--- �J \. �\ Y 4f \\�I11111� ; 37-2' X0'•4' 15'- \ - ,-, -y- - -/ _ - _ -� DEVELOPED AS PART OF PHASE THE TUKWILA INTERIOR DESIGN GN Alek i v' A / / / % ' .rJ' JJ l'�! / 8{. 6' 14.- 0. X70.8' �N \. \.�\ ` ` \ ,- �'_ _ - �\-`- - - 3. REFERENCE THEGNDOORECT. COMMUNITY COMMONS 'STATEMENT Mt., A. wee. % I, ,� i. / / / /� �� / / J,.;%i' ( - -? / !II / / I J-%� + Il \ Q \ _ - - _ - �- - _ - _ _ OF PURPOSE AND DESIGN' FOR THE INTENDED USE AND THE DESIGN GUIDELINES FOR THE COMMONS (DDA D ° / / t� / i / BAREOUE -�1�. \ ° ° J/ - - -- - SECTION 2.8 C.) 4. COIAMONS STATISTICS: / J / % ' ■ 1 / \ i \ \ \ - - /[:, / ONE TORYPE SB CONSTRUCTION l \ \i, \ ' ..,�- V , \ \ -,�' - _ T \ GOMMUNTTV ROOM: 1,711 SF / a / / �' i /-/ / V td ly \� \ I , ,, T�-• -. �- - - 1.268 SF RECEPTION: 215 SF 1> % 1 \•/ /`\ \ a -- /_ RESTROOMS: 760 SF /�J I' CH. MCH ° \1 _ -' / - STORAGE: 200 SF CATERING KITCHEN: 368 SF 3380 ! ...--- b.' f .E i (-OE b■ / OUTDOORDINING SP-_ `\--_ jc 7 ,,� / \ / r- I I- - _ d ELECTRICAL _-- l \ _ _ • - / COVERED ENTRY: 400 SF 5. THE CAFE TENANT SHALL ASSIST IN RF I_ \IA.rI\'F. � / II j �t r, S3 Z- \ 1 - THE COMMUNITY FAGUTIES. FACILITIES. TE 0I WASHINGTON / v-' ' \ I / '% // /j _ F . . . . . 1 - , / 7 / SERVICE YARD ?� \ i1\ Ilit6 \ 6. REQUIRED PARKING: PARKING IS PROVIDED IN PLAZA PARCEL AND PARCEL B. G� `` A/° 1 ( ! ' i _ \ J CAFE KITCHEN WALK-IN COOLER CAFE v \ COMPUEMENTARVUSEPARKING REDUCTION (TMC 76.56.070) FOR CAFE l / / _ ./ _}. CAFE KITCHEN °8 CATERING \ \ C p \ ° 11H1 USE //. "'1 ■■ I TE17 \\BVTENANT( p � /�j� ' g / INDOOR/OUTDOOR FIREPLACE - � b 4 1/111111 \ - %\ LN \\\ Q b� '�•T , T]I�SEATING OUTDOOR–El DRY STORAGE r� \ 1. 1 r ' SERVICE ACCESS a \ }n \ 8 CATERING KITCHEN ACCESS \\\\ \ I' E y 61 87 ■ III CAFE a i� \ m pi MANAGING TENANT I VIIh pi `` WOMEN to - t b ~ / \ iv \ y 3 t / s. O. i ) 11 II IIII II (1) III 111 IiiE 0 0 ( \ N z.,.. % /J a' . �\� ------- '–'' ® CATERING \� / i /—/ \ I� j �'i''^-^mm— / COMTIM° III b KITCHEN /, //� (t Q g / Q IQ RECEPTION / MEN ° — 1 .� `J 3 / I STORAGE b b 4 via ISSUE DATE W271S 13 ir m / // ® LAYOUT PER KITCHEN CONSULTANT / H \ m /\/ - - L — \ //\ COVERED ENTRY `A \ \ ° /// - - " ° STORAGE Y b IpNI / \ t _-__--___-_-t>/- "=-/- [\i a ° ` ;.) i iD/ !f STORAGE BELOW�i \ /c- — - TUKWILA VILLAGE - COMMONS BUILDING SITE ADDRESS: TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT AVV V1ATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SURE 300 PUYALLUP, WA 88374 T:(253)231-5001 F: (253)231-5010 TIESE MIE MEM., KR TIE MM. W/CIFMEW M1MwlA VW o b4150X Brtwo. NG 11. NExOT BUILDING SIGNAGE / 1 /.. \ Q _—�Q F> /b �( Q `L,\ .(UPUGHT) 7---7, OVE. TYP. �;. V UNE OF ROOF // .21 i.111 III1.1 111 11 11 ; i — /-— - / - 11° I COMMUNITY ROOM t' — _/ a % / / .7F b t.� /1 - I I! POLISHED CONCRETE FLOOR `j 4.1 k b J rei A °- - .-. - 1/ 41,741__ - - f� -__ - - - f --- - - A. \ ° \ \ \� \ \ \\ �� .�-+ i: C: I, > a ° ° ^! Q \ \ \ %' , ` \ � \ �ii UNE OF BEAM ABOVE, TYP. 11 . OVERHEAD SECTIONAL i i /I;j1!y!;j1!;j1r \T\\\\ ((ULL.LRVERTICAL TRAC/ i i / / D / a ' % / 7 ) 74 _ ,— /- - ° /- - - _ / \ —-— 'k\/� �- - \ ' l A ./ ° \ \\\ \ \ \\ \ Q �4✓ C ,I 4,' \ \ / T� / ftp (_ \ \\ 1,Q r \ /, ` \\ \\ \ I I(, UNE OF. a iii/r TRELLIS ABOVE / \\� i ° ill ! ! //' [' /., /j !/; i / / �� , /' % / ° % /\ '.44S41/ Is %/// PROJECT P. 1026 DRAWN BY: LVO CHECKED BY: DVM ,\_\,Y \� \\ / `a 17-6' \� 1\j 17-6' 17-6' i •/"1 7 - 6. 6 / /\ -\ FLOOR PLAN \ p , --- -"•••••••___ J 2a 0 / `"`� _ 50 Cr _A -s / 0 / / / / / \ � , �J^—� a OUTDOOR "STAGE' i -1"/ �� k '- '� ./J % J -.//'/-' / / ` a i ,r\' \ \ `�\ \ -/ + FLOOR PLAN - \ \(—___-_�-'^��,` \ \.— BAR SUBMITTAL J, \ \ /v /.< �'�. .., /� // 3/16'=v4r I I - ° �..INIIMMIMI I: �f ,.. !•7 r1 ...,.... ,rj a .rk is .j �i lj �I:Yr � li! , P IIS' / / ,/( �,I! l! .j jiv V' ` >7 i` :;i f� B I I r / , �' /II .Y :_. (' i; I,l f II I v i�iy�r r,, ^r, / ;j // r // ,-' / / ;% s .. / l// / 1tVi ( I ........... ! 1...... ..,..,..=,,,,,,,,,.„,,,,,.„ ...... • .._ ..\ f _ ... i i4. _ t II !' ` I :I ,,• `\\\+' ji '\ ... �\ I I '/ ��..._. 'J \ '�': ! ., / ! I 1 A i I j I I I " 7/7/ Iii �I�1 \ Ili! \ 'I;I a + \ \ , �` I \` / Itl i� _..� \ ��++'^_ 1 � ti `�I ''' `.4> JOHNSON BRAUN Ave.South sues 900 SaaPoe WA 98159 Phone 206.766.8300 ARCHITECTURE INTERIOR DESIGN Grew-Aero:nw -------jis ! 7 'l i,II // III v > / i i{ r / ! i t lV i.'•� i tt f71 N. / I,i POTENTIAL GREASE jp `i HOOD LOCATION .grey n. ween. an ! �y ! i _. II: '\ i l\j Iji:l r"� i )Y : '%. ; • a I)I t ' hh / / / V I V t - ._ �� _. - ..._. .I• I\ '!� I III I i � L' i j l 1 �0„ 7 (i l �' FLAT ROOF W/ PARAPET - ' I I - `% .D 11II :IN'•` r ,' li 'I: :mak, ajil ,�` �/ JN. tl .;. \ In \ , �I' ' III if • y..�_ ... _ ---- H. - - �' I �� \ V- V aeo REGISTERED ARCHITECT 7/ 1 1.;; fl s , _r, -• - ,(' / A J A N. . ;> t II : / _ 3'-0' > i I I REG I.. ALLWINE rc or WASHINGTON' „ l; 11!11fl�ll IAF 4 /ii1rii; I'Ilil I 1.....1 –_. __. _ // _..__..— _ ^\ \ lil till II ',l la \` 1 \ % /f1lij; �.1, 7 t1 lli� ' .. ...._ I ,, / III. , 1 T I \ \ \4 I SII 11111 I , X ° 05-28-13 PHASE 1 BAR. SUBMITTAL 09-27-13 STAFF COMMENTS \ F I ii I I. r jIIT � ril l� Ilj .) i A\ 1; HIV ( I ! I rr ,, / / I I j I INTERNAL GUTTER I I J, ,7I / . I/ + 1 i f DISCHARGE TO EXPRESSED 1, 'i� I...I .... ry INTERNAL GUTTER '•..DISCHA GE TO EXPRESSED I I I/ `1 11� POTENTIAL CARAINWATER TCHMENT / TURE:It.11 CISTERN- RE-USE / `� J g g L> ''l I I jj I i j 41 I _; RAIN WATER FEATURE \ /J J I I INTERNAL GUTTER _• / V i I , \i` J �.... V1� POTENTIAL ART PIECE �j F �rf I1 il�l�l� /AFT i ;,., /�ij (((llJ I I /rliWII,V TI i Ii ill j.:i, i�"j fX ill;'! ill / I � ` -^ \�-^"N 'N \ �I t 1 ` \ \/ //7 // N //7/ _-`{ / /7 i_ -' a J / 't!� i �71�11 \\ ' J / / V l / // / \ // \ // J. 4 rc / I i 1 I Iry - COLUMN BELOW 5„ 17 / /// ....—... .... ........ ISSUE DATE: 03272013 /ill 1 imlilij \\` / ( �/ ` \ i;i Y I�'> \ \ .Iii t�ll J \ \a i {J ,,r> N` a !r ,.1 ........... ` ......... \ 1 i7 �. \ ZI i LOW-SLOPE TUKWILA VILLAGE - COMMONS BUILDINI SITE ADDRESS: TUKWILA INTERNATIONAL BOULEVARD SS 144TH STREET, TUKWILA, WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 98374 T: (253) 231-5001 F: (253) 231-5010 fi�,i�:. / i b1> 1 I i .1lj 111 i„,7 N, > / 'l j _ \ 1 I , y 4 ,1 ,� i 4 i << : V I, 1 j1. t'1 •\ -- __ STANDING SEAM METAL .___ R .___ OF TVP. __-------- — — --. , \ I L7 t ' -'. j as � ti ti ... \ UNE OF WALL BEL W. TYP. .... ii / / r J,r li \ „ 4 / �`• /\ \ ".,,. - .. / / '\/ \ - i \ i /Fl D lic V' li %' � °-' �, � // - "'•. /;// PROJECT It: 1026 DRAWN BYLVO CHECKED BY: MK .,_.__.__...._ a -\. \, r • \K- .... .,,, "� '--__.........- .._ / r' �"'y:/ �, .,�;�� ROOF PLAN Cill n ROOF PLAN P3.2 3r16' =1'-0• BAR SUBMITTAL - 4> JOHNSON BRAUND .,. 1520052nd Ave. Sail) Suite 300 Suttle. WA 98188 Phare 206.766.8300 .w.44reoAnnutimm ARCHITECTURE INTERIOR DESIGN Cow L AWx, AU - — - — - — - — - -- - — - — - — _ _ _ — - � - — _ - U 0 _ _- _ _ _ — -..J\ El _. — - _ - Jm!M A. Wawa. AIA Wit. 1160 REGISTERED — _ — _ — _ - — ®�-�-®-�� _ _ _ .-.. _ _ _ _ _ _ — _ - ". _ _ _ _ _ - _ _ _ _- � _ _ - _ ARCHITECT :- .F.f. 1.. \I1. 1, f: , 4T <. ® fb .ATE Of WASHINGTON LOW ROOF gi D.- - - — - - -- _fid ..-. - - „ - 0 j----- nt, - ' :�■ -��j..=ii \ .- © 1 ` i incedi: LEVEL ONE q .:, -; - i:. - _= `� 77t. 8 w ` (Th ! FRONT ELEVATION (SWI m i 3/16' = 1'-0' a 70 O « ri o $ Y •'�1•44..._ -1��+bg9^c'yu-- .gym IIr 3 \•-`19 - INS BUILDING . 1._.02000K . 41rit .. _ / 1' - -_ ' -il.' - acs _----A-2' 2 ii �,\` - Ni31fIi-'.�.tlil'3YY I �- .. 1 I� W? LEVEL ONO ,_2, �.. -:a ___...,,,,,,,,--,A,_•=:•_ • Uf im ` 3 ._- -� "" ___ 2 ` r5 0 ® O 2 n ENTRY SIDE ELEVATION (NM ., > Q a §N 5 9m ; "m" ii 3,16• • 1'-0. �] 2g;* %R§ ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES da 0 COLUMNS/BEAMS ARCHITECTURAL GRADE GLIM CLEAR STAIN n WINDOW AND DOOR WOOD FIR ® NOT USED H Rl FL �jgye © METAL SIDING METAL CHAMPAGNE CORRUGATED Li EXTERIOR DOORS INSULATED METAL CLAD i< INDOOT0R FIREPLACER/OUD0 METAL BLACK PROJECT is 1026 ©PANEL SIDING ACCENT HARDIERANEL 4'X2'SHEETS R' SHERIMN WILLIAMS 'BRICK PAVESW 7599 SMOOTH fl STOREFRONT ALUMINUM ANODIZED MEDIUM BRONZE ® SIGNAGE METAL ANODIZED MEDIUM BRONZE UP -UT DRAWN BY: LVO CHECKED BY: DM 0 ROOFING STANDING SEAM METAL MEDIUM BRONZE m COLUMN BASE CONCRETE m COLUMN IT PIPE CHAMPAGNE © SOFFIT FIR CLEAR STAIN m TREWS METAL CHAMPAGNE m OVERHEAD SECTIONAL DOOR ALUMINUM ANODIZED ELEVATIONS Li WINDOW FRAMES ALUMINUM ANODIZED MEDIUM BRONZE ® GUTTERS �5 DOWNSPOP3.3 METAL m HANGING SYS BAR SUBMITTAL - - 0 JOHNSON BRAUND .,. 15200 52nd Ave. South Sotto 300 Seattle, WA 43128 Phew 206.768.8300 wwrejomsartau+0eom ARCHITECTURE INTERIOR DESIGN G,egLAOyne, MA ler, A Wremt. MA RCGI57CRED 33•60imernmemossissagy'e 5 El 1 +� 1 i �Gft '.:�_a ._ W''i. ,� �, .-..i. ARCHRECI 'REG'REGI_ \1.1.x1\'R ATE or wASHINGTOH J !N,LOW _ ROOF_ V gyp'-aI c 1 LEVEL ONE ! , .�� -.... I{ �'.'I► ell REAR ELEVATION (NE) 0 i .- 8 3/161n 1.-C,v� 3 g . $ $ 4 _.„ S BUILDING LW W NG TEv/8 eot LOW ROOFt .\e a .. + prk '�9 ggr Y n l J i_ (AI � �..y, iex, a yt,a :c,� 4 I p 0 b I LEVEL ONE I!'. t ' m n SIDE ELEVATION MEI KWILA VILL DORESS: TUKWILARITERN IIA, WA :R APPLICANT: ILA VILLAGE DEVELOPMENT 27TH AVENUE SE, BUILDINC LLUP, WA 98374 9)231-5001 F :(253)231-5 3116• • 1,01 ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES ' < A 0 COLUMNS/BEAMS ARCHITECTURAL GRADE CLEAR STAIN Q RNDOW AND DOOR WOOD FIR ® NOT USED r © METAL SIDING METAL CHAMPAGNE CORRUGATED 0 EXTERIOR DOORS INSULATED METAL CLAD m F REPDOOR/O JTDOOR METAL BLACK PROJECT I: 1026 DRAWN BY: LVO ©PANE DING ACCNT HARDIE-P NEL 4' X 2 SHEETS SHERWIN WIWAMS'BRICK PAVER. SW 7599 SMOOTH Ei STOREFRONT ALUMINUM ANODIZED MEDIUM BRONZE ® SIGNAGE METAL ANODIZED MEDIUM BRONZE UP-LIT CHECKED BY: DM Q ROOFING STANDING SEAM METAL MEDIUM BRONZE m COLUMN BASE CONCRETE mCOLUMN 6' PIPE CHAMPAGNE ELEVATIONS © SOFFIT RR CLEAR STAIN m TREWS METAL CHAMPAGNE m SEOODOR TIDOWNSPOUTS ALUMINUM ANODIZED MEDIUM BRONZE ri WINDOW FRAMES ALUMINUM ANODIZED MEDIUM BRONZE ® GUTTERS AND METAL 18 l SYSBANN HANGING P3•4 BAR SUBMITTAL JOHNSON BRAUND .r, 15200 52nd Ave. SoIN Slit 300 Suittle, WA 95188 Phone 206,766.8300 w.w.pl..arcrw.nmm ARCHITECTURE INTERIOR DESIGN Greg L AN. AIA Mt/wok Mama .AN IRO REGISTERED ARCHITECT ATE OE wASHIHGTOn V :, • ' �.. r. ,' =a °l? :. • -j •_^ '*4.i.-1 I' t f � n •+ � r� ,, rkq 4`r A -r "if fix, s w ti,y,,i.. - • r - Oki- 4 11 . + %, :� >; -,°_!:,..1,t,'.-141...;..-40e-.% r �7 ai _.�.-�_ � I . t 4 m s' �: J' } iii .4. l TUKWILA VILLAGE - COMMONS BUILDING SITE ADDRESS: TUKWI A INTERNATIONAL BOULEVARDS S 144TH STREET, TUNWI A, WA OWNER APPLICANT: TUKWIA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 -DTH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 90374 T : (753) 231- 5001 F : (253) 2315010 :IDE TAMS IEMAW:WM 11E-NbYAWAGE MA. R•Uo`AA VA 0 BAM.M TEY ARE w* w, aLr it .A l111. $, I aunip 4', * _ i .-._� '��N<• e.Y }. • . � � } •' ,"4 -.,-. .4.or r 01-4,V: ,e A7 ,. iL ''_ -4' t••• PROJECTf 1026Y DRAWN BY LVO CHECKED BY DWI( (Th MAIN ENTRY VIEW VIEWS P3.5 BAR SUBMITTAL i1 1 i ll ii : 1111 JOHNSON BRAUND .t. 15203 52nd Ave. South Suite 300 Seattle. WA 96188 Phone 206.786.8300 wwJu"loro"uaaaom ARCHITECTURE INTERIOR DESIGN Gip L Mame, AU YI8NA Wemm , AU 3380REGISTERED ARCM ITECT T1 kf a cF - - sx nom' 4 ts, ,:),... . 70:-...‘5,471,70. 1 —_.— r3.-.) - i VIEW OF CAFE U N 11Ilio. a $ $ 5 Li' eL 1 ito I _' fl 3UILDING rc Mrua wr 1 2 1 VIEW OF FRONT "STAGE" W 0 1 0 I 1,111 1 1 III 11 TUKWILA VILLAGE - COMM SITE ADDRESS: TUKWILA INTERNATIONAL BOULEVARD S S 14471 TUKWILA, WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE. BUILDING A. SUITE 300 PUYALLUP, WA 08374 T : (253) 231. 5001 F : (253) 2316010 DEM OMMOS KOLE RETWEED FOR TIE TAW. Mux-maKCl NI NOWA re. W'1 tY''.yX0.'.lig , ■ �d i4°�` e7'k 11 a ,xx A ! Il ��«3" i �m�x fs` ° .r, re'ni°1 '; t y_?aCHECKED PROJECT A': 1026 DRAWN BY: LVO CHECKED BY: DNM �. [ `a _- t .. _-- - -- - VIEWS P3.6 VIEW LOOKING NORTHWEST BAR SUBMITTAL • LOT_LINE s, / EXISTING TREES TO REMAIN IF POSSIBLE :t. • • V / LIBRARY PLANTING (BY OTHERS) NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS 6 PLA*LANDSCAPE PLAN 30 1' = 10' U J J MCMn R. Easter- RLA ASLA WAS: EGTON DRETARTED eELVIN 8. EE TER Issue Dates Rev Date Desc 05/28/13 FAR SUBYIrTAL 09/27/13 STAFF COMUEMS TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113 - P3.20 DRAWN BY: CPILP PLAZA LANDSCAPE PLAN P3.20 BAR SUBMITTAL "COMMON GROUND- BUILDING CANOPY STAGE AREA POTENTIAL ART ELEMENT FLANKING STAGE CONCRETE BAND CONCRETE BAND PAVERS INSET INTO GRASS CONCRETE STEPS SECTION A LAWN WITH ININO PAVED LABYRINTH SECTION B COMMON GROUND' BUILDING RUNNEL/SWALE CONCRETE PLANTER/SEAT WALL LAWN LAWN CONCRETE PLANTER/SEAT WALL GRASS PAVERS PERGOLA —CONCRETE SEAT WALL SESTMES SECTION C CONCRETE PLANTER CONCRETE STEPS PLANTER INTERACTIVE WATER FEATURE AREA PERGOLA CAME AREA SECTION E GAME TABLE —CONCRETE SEAT WALL CONCRETE PLANTER/SEAT WALL INTERACTIVE WATER TURE AREA I`. PLAZA SECTIONS 1/4 Melvin R. Easter RLA ASIA STATE OF WASH GTON REGISTERED LAN urvi�%/L /e ARCHITECT ELVIN 88E STTE Issue Dates Rev. Date Desc. 05/28/13 BAR SUBMITTAL 09/12/13 PLAZA REDESIGN 09/27/13 STAFF COMMENTS TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113-P3.21 DRAWN BY: MB PLAZA SECTIONS P3.21 kl 6.1 BAR SUBMITTAL BUILDING C (THE COMMONS) LIBRARY (BY OTHERS) �r J� Jr ,V t._ 8' WIDE CONC. SIDEWALK NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS 8' WIDECONC` 14,;] SIDEWALK " — STORMWATER TREATMENT VAULT, SEE CIVIL 11 —4STD 7'x23 0 0 _.... 411.407 -LW \I I Mr ISM HiffraWAMEN, 12"111.1111' 5' WIDE PLANTER, TYP., NOTE: SEE CIVIL FOR — SEE LANDSCAPE PLAN 8' WIDE CONC. SIDEWALK S. 144TH STREET IMPROVEMENT PLANS ONE STALL RESERVED FOR POLICE NEIGHBORHOOD RESOURCE CENTER LIGHT POLE, TYP., — SEE LIGHTING PLAN 5' WIDE PLANTER, TYP., SEE LANDSCAPE PLAN 11' WIDE CONC. SIDEWALK — 5' WIDE ACCENT PAVING WITH — CONTRASTING PATTERN / COLOR BUILDING E — MEDIAN WITH MOUNTABLE CURB AND DECORATIVE CONCRETE PAVING S. 144th STREET - LANDSCAPE PLAN 5 10 20 30 1• =10• -0 - STORMWATER TREATMENT VAULT THIS AREA, SEE CIVIL NOTE: SEE CIVIL FOR S. 144TH STREET IMPROVEMENT PLANS WASHNO ON rn/ REGISTERED IFRre STER Issue Dates Rev. Date Desc. 05/28/13 09/27/13 BAR 5U8M01AL STAFF COMMERIS 0 0 8 i< 55 55 PROJECT #: LA -1113 FILE NAME: 1.M113- P3.30 DRAWN BY: CP/LP S 144TH STREET - LANDSCAPE PLAN P3.30 BAR SUBMITTAL c CONCRETE PAVING SCALE: N.T.S. PLANTER POTS SCALE: N.T.S. DECORATIVE PAVING BAND SCALE N.T.S. FIRE BOWL / PIT SCALE: N.T.S. 13 STAIRS ePSI F: N.T.S. 44 SEAT WALL SCALE: N.T.S. RAISED PLANTER BEDS SCALE: N.T.S. PERVIOUS CONCRETE PAVING SCALE: N.T.S. 1 PLAZA CHESS / GAME TABLES SCALE: N.T.S. it LABYRINTH PAVING LABRYNTH PAVING BENCHES SCALE N.T.S. TREE GRATE SCALE N.T.S. KIOSK SCALE: N.T.S. BIKE RACK SCALE: N.T.S. itit1 741 INTERACTIVE WATER FEATURE SCALE: N.T.S. Itabb4/40111,4 11144414PulirAlltil 467111 44 TURF PAVERS SCALE N.T.S. 0 J J McMe R. Elate -RLA, ASU STATE CIF HMS.. TON REGISTERED 07;:r`' /��GG �' •' EMC `' MELVIN /]�,/TI�rER(fi'/'J�/`--� CE{RfGrt NJ W Issue Dates Rev. Date Desc 05/28/13 8PR SUBUBIAL 09/27/13 STRUT COWNEN1S PROJECT #: LA -1113 FILE NAME: LA1113-P3.40 DRAWN BY: CP/LP/MB SITE DETAILS P3.40 BAR SUBMITTAL 17' 4 4 • a 4 • 4•-44 • o • 4 6.• 4 4 4 - plat SCALE: - TRASH ENCLOSURE 12" SQUARE BRICK COLUMNS 20 FRAMING W/ CORRUNGATE METAL SHEET, COLOR TO MATCH BUILDING 2' 12' --rLr -rLr 1—LT 17_1 CONCRETE FOOTING 20 FRAMING VT/ CORRUGATED METAL SIDING. COLOR TO MATCH BUILDING FVAIION A SCALE: 1/2" = 1.-0" 12" SOUARE BRICK COLUMNS -.\ \--CONCRETE FOOTING SCALE, VARIES FINISH GRADE 8' 4' 9.4._TYP. TrxrAOBTOEBFLACK. (.., 2...1 . GRIND ALL WELDS =IL SMOOTH - PMNT ALL L...1 r 4 LIEHBERS WITH 2 . COATS OF PRIMER ANSI HIGH -GLOSS PAINT. COLOR ALL GATES SHALL BE CONTINUOUSLY LOCKED. • ALL GATES SHALL HAVE A 24" CLEAR SPACE ELUMQII ON THE LATCH SIDE OF THE GATE (12' ON OPPOSRE SIDE) TO POSMON A WHEELCHAIR. ▪ PANIC HARDWARE UNLATCHING FORCE SHALL NOT EXCEED 15 POUNDS VMEN APPLIED IN THE DIRECTION OF TRAVEL 202' SO. TUBULAR TOP RAIL 3/4' SO. TUBULAR PICKETS AT 4" 0.C. 2=2" POSTS AT 8.-0' 0.C. 202' SO. TUBULAR BOTTOM RAIL I n SLOPE TOP " 1,1 3 FOOTING TO DRAIN I : • .11 12•0 = • .1 DEEP CONCRETE tFOOTING .1111Lfirc. FENCE SECTION A 1E11 4:24 PERIMETER FENCE @ NE PROPERTY CORNER SCALE I /2 = I -J &yin R Easter - FILA, ASLA R.S.-17.0RFE. WASH 80700 rAlleeo_OHITEC makva-E-.g.748 Issue Dates Rev Date Desc. 05/28/13 8419 SuBMITIAL 09/27/13 STAFF COMMENTS TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113 -P3.41 DRAWN BY: CP/LP SITE DETAILS P3.41 BAR SUBMITTAL LANDSCAPE LEGEND QTY. BOTANICAL NAME EVERGREEN TREES COMMON NAME SIZE ROOT SPACING CONDITION / E 1 14 CHAMAECYPARIS OBTUSA 'GRACIUS' SLENDER NINON FALSE CYPRESS 6' HT. B&B OR CONT. PER PLAN — 2 THUJA PLICATA WESTERN RED CEDAR 8' HT. B&8 OR CONT. PER PIAN MED. -LG. DECIDUOUS TREES 06 ACER RUBRUM 'KARPICK' KARPICK RED MAPLE 2' CAL. B&B PER PLAN 1230 O O 20 FRAXINUS AMERICANA 'EMPIRE' EMPIRE ASH 2" CAL. B&B PER PLAN 23 GINKO 611008 'FMRMOUNT' FAIRMOUNT MAIDENHNR TREE 2' CAL. B&B PER PIAN 5 MASSA SYLVATICA TUPELO 2' CAL. B&B PER PIAN /� SMALL DECIDUOUS TREES (TO BE LOCATED) 0 ACER CIRCINATUM 'PACIFIC FIRE' PACIFIC FIRE VINE MAPLE 6' HT. 868 OR CONT. PER PLAN CORNUS 'EDDIE'S WHITE WONDER' EDDIE'S WHITE WONDER DOGWOOD 1-1/2" CAL B&B OR CONT. PER PLAN CORYLUS AVELLAUSCO-RUBRA' PURPLE -LEAF EUROPEAN FILBERT 1-1/2' CAL B&B OR CONT. PER PLAN NA 'F COTINUS COCGYGRIA / OBOVATUS SMOKE TREE 1-1/2" CAL. B&B OR CONT. PER PLAN HAMAMELS INTERMEDIA WITCH HAZEL 1-1/2' CAL 8818 OR CONT. PER PLAN MAGNOLIA STELLATA STAR MAGNOLIA 1-1/2" CAL B&B OR CONT. PER PLAN PARROTIA PERSICA VANESSA' VANESSA PERSIAN PARROTIA 1-1/2' CAL B&B OR CONT. PER PIAN C)— 19 LARGE SHRUBS (TO BE LOCATED) ARBUTOS UNEDO 'COMPACTA' COMPACT STRAWBERRY TREE 18" HT. CONT. 5' O.C. CLETHRA ALNIFOLIA SUMMERSWEET 18" NT. CONT. 5' 0.C. MAHONLA AQUIFOLIUM OREGON GRAPE 18" HT. CONT. 5' 0.C. PIERIS JAPONICA JAPANESE PIERIS 18" HT. CONT. 5' 0.C. RIBES SANGUINEUM RED -FLOWERING CURRANT 18" HT. CONT. 5' 0.C. VACCINIUM OVATUM EVERGREEN HUCKLEBERRY 18" HT. CONT. 5' 0.C. 0— 255 MEDIUM SHRUBS (TO BE LOCATED) CISTUS SP. ROCKROSE 18" HT. CONT. 3' 0.C. CLETHRA ALNIFOLLA SUMMERSWEET 18" HT. CONT. 3' 0.C. ITEA VIRGINICA SWEETSPIRE 18" HT. CONT. 4' 0.C. LONICERA PILEATA PRIVET HONEYSUCKLE 18" HT. CONT -:+--•.+..,a..- 5' 0.C. PIERIS JAPONICA JAPANESE PIERS 18" HT. CONT. 3' 0.C. RHAPHIOLEPIS INDICA INDIAN HAWTHORN 18" NT. CONT. 3' 0.C. RHODODENDRON VAR. RHODODENDRON 18" HT. CONT. 4' 0.C. ROSA X 'RADRAZZ' KNOCKOUT ROSE 18" HT. CONT. 3' 0.C. SARCOCOCCA RUSCIFOLIA 5wEETBOX 18 HT. CONT. 4' 0.C. e— 242 SMALL SHRUBS (TO BE LOCATED) AZALEA VAR. EVERGREEN AZALEA 18" HT. CONT. 3' 0.C. BERBER'S THUNBERGII JAPANESE BARBERRY 18" HT. CONT. 3' 0.C. CALLUNA VULGARIS HEATHER 1 GAL CONT. 18" 0.C. CHAMAECYPARIS OBTUSA 'FILICOIDES COMPACT FERNSPRAY HINOKI COMPACTA' CYPRESS 18 NT. CONT. 3' O.C. EUPHORBIA EUPHORBIA 1 GAL. CONT. 24" 0.C. LAVENDULA ANGUSTIFOLIA 'HIDCOTE HIDCOTE SUPERIOR ENCUSH 1 GAL CONT. 24" O.C. SUPERIOR' LAVENDER NANDINA DOMESTICA VAR. HEAVENLY BAMBOO 18" Ill. CONT. 3' 0.C. 8410 SF GROUNDCOVERS, PERENNIALS & GRASSES (TO BE LOCATED) ACORUS SP. SWEETFLAG 1 GAL CONT. 12" 0.C. ARC105TAPHYLOS 5P. KINNIKINNICK 1 GAL CONT. 18" 0.C. BLECHNUM SPICANT DEER FERN 1 GAL CONT. 18" 0.C. CARER SP. SEDGE 1 GAL CONT. 12' 0.C. GAULTHERIA SHALLON SMA. 1 GAL. CONT. 24" 0.C. HEMEROCALLS HYB. HYBRID DAYLILY 1 GAL. CONT. 18" 0.C. HEUCHERA SP. CORAL BELLS 1 GAL. CONT. 18" 0.C. LIRIOPE MUSCARIA BIG BLUE LILY TURF 1 GAL. CONT. 12" 0.C. MAHONLA REPENS CREEPING MAHONIA 1 GAL. CONT. 24" O.C. MISCANTHUS SP. SILVER GRASS 1 GAL. CONT. 18" 0.C. PENNISETUM SP. FOUNTAIN GRASS 1 GAL- CONT. 18' 0.C. POLYSIICHUM MUNITUM SWORD FERN 1 GAL CONT. 18" 0.C. VINES • 13 PARTHENOCSSUS TRICUSPIDATA VEITCHII' VEITCHII BOSTON MY 1 GAL CONT. Q xx DECORATIVE POTS 8 CAMELLIA X BUTTERMINT BUTTERMINT CAMELLIA 20" HT. CONT. MATCHED, INDUSTRY STD. ECHINACEA SP. CONEFLOWER 4" POT CONT. MATCHED, INDUSTRY STD. EUONYMOUS FORTUNE' 'COLORATA' WINTERCREEPER EUONYMOUS 1 GAL CONT. MATCHED. INDUSTRY STD. FESTUCA GLAUCA BLUE FESCUE 10" NT. CONT. MATCHED, INDUSTRY STD. HEUCHERA SP. CORAL BELLS 1 GAL CONT. MATCHED. INDUSTRY STD. PHORMIUM TENAX VAR. NEW ZEALAND FLAX ROSA X TANA84MAR' CARAMBA SHRUB ROSE 1 GAL. CONT. MATCHED. INDUSTRY STD. SEDUM REFLEXUM 'ANGEUNA' ANGEUNA STONECROP 4" POT CONT. MATCHED. INDUSTRY STD. ABBREVIATIONS: B&B = BALLED AND BURLAPPED CAL. = CALIPER CONT. = CONTAINER HT. = HEIGHT O.C. = ON CENTER SPR. = SPREAD •REE STAKES TO BE VERTICAL, PARALLEL, EVEN -TOPPED, UNSCARRED AND DRIVEN INTO UNDISTURBED SUBGRADE. PLACE FOR LOCAL WIND CONDITIONS. •PLANT TREE 2" HIGHER THAN ADJACENT GRADE EXISTING SUBGRADE BALL DIAMETER DECIDUOUS TREE PLANTING SCALE: I/2" = 'ARBOR TIE' OR APPROVED EQUAL TREE TIES 8 FOOT, 3' ROUND HARDWOOD STAKES, 3 PER TREE REMOVE TWINE AND CORD FROM TREE TRUNK 3' DEPTH BARK MULCH 4" WATERING BASIN SURROUNDING TREE SPADE PULL BURLAP OFF TOP 1/3 OF ROOTBALL PLANTING BACKFILL MIX - EXISTING TOPSOIL & COMPOST SCARIFY PLANTING PR WALLS - SLOPE WALL 1:3 SET ROOTBALL ON MOUND OF UNDISTURBED 6600 ND F-5 • USE THREE 'ARBOR TIE' OR APPROVED EQUAL, TREE DES EVENLY SPACED AROUND BASE OF TREE -PLACE FOR LOGY 8010 CONDITIONS •PLANT TREE 1" HIGHER THAN DEPTH GROWN AT NURSERY. 'ARBOR 110 OR APPROVED EQUAL TREE TIES 3 DEPTH BARK MULCH PLANTING BACKFILL MIX - EXISTING TOPSOIL & COMPOST 4' WATERING BASIN SURROUNDING TREE 2X2 HARDWOOD STAKE DRIVE INTO UNDISTURBED SUBGRADE FINISH GRADE REMOVE TWINE AND CORD AROUND TRUNK OF TREE PULL BURLAP OFF TOP 1/3 OF ROOTBALL 5UJ21FY PLANTING PIT WALLS - SLOPE WALLS 1:3 EXISTING SUBGRADE EVERGREEN TREE PLANTING SCALE: I /2" = V -CT LANDSCAPE SCHEDULE, NOTES & DETAILS '215aaltrIal TOPSOIL DEPTH AND TYPE AS '511-THOTAZIOLWIT. SPECIFIED EXISTING SUBGRADE GROUNDCOVER PLANT. SEE PLANT LIST 3 DEPTH BARK MULCH O O O O GROUNDCOVER PLANT SPACING AS INDICATED ON PLANT LIST (TYPICAL) EDGE OF PLANTER GROUNDCOVER PLANTING SCALE: 1/2" = .PLANT SHRUB 1/2' HIGHER THAN DEPTH GROWN AT NURSERY. 3" DEPTH BARK MULCH 4' WATERING BASIN SURROUNDING PLANT FLN15H GRADE REMOVE BURLAP FROM TOP 1/3 OF ROOTBALL. LIGHTLY SCARIFY ROOTBALL OF CONTAINER -GROWN PLANTS. PRIOR TO BACKFILLING PLANTING BACKFILL - EXISTING TOPSOIL & COMPOST SCARIFY PLANTING PIT WALLS EXISTING SUBGRADE SET ROOTBALL ON MOUND OF UNDISTURBED SOIL SHRUB PLANTING SCALE: I/2" = STATEOF // WAASSHHIIINNNGTON Issue Dates Re Dale Desc. 05/28/13 BAR SUBMITTAL 09/27/13 SIFT COLLIERS TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113-P3.50 DRAWN BY: CP/LP/MB LANDSCAPE SCHEDULE, NOTES & DETAILS P3.50 BAR SUBMITTAL THE SAMARA 12'-15' HT. PROPOSED APARTMENTS LIGHT FIXTURS,,,TYP. \ J IMEM NORMANDY COURT APARTMENTS v I r rJ _... � ..... .._..._ PR�PEIiTYlIW _.... _.._ 1 L, BUILDING B L j 20' 24' HT. PROPOSED LIGHT FIXTURES ALONG S 144TH ST., TYP. RIVERTON TERRACE 0 0 NOTE: SEE SHEET P4.4 FOR LUMINAIRE SCHEDULE o PROPERTY LINE 0 -----Z- -- r --Z- f ----r7 L BUILDING E r L , BOLLARD LIGHT, TYP. RECESSED WALL LIGHT, TYP. l� C 0 EXISTING LIGHT POLES TO REMAIN, TYP. ONE (1) RELOCATED EXISTING POLE w 0 o- 1 r� PROPERTY LINE GREAT BEAR MOTOR INN • o` 0 J 1 �. EXISTING LIGHT POLE TO REMAIN, TYP. OVERALL LIGHTING PLAN 15 30 60 90 1' 3V-0* • eMn R. Easter- RLA, ASLA ASHo WA! R �/v.REDI� MELVIN R. EASTER C[RTIFiCATE v0 W Issue Dates Rev Date Desc 05/28/13 BM Su6MRTA 09/27/13 STAFF COMMENTS TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113-P4.1 DRAWN BY: CP!LP!MB OVERALL SITE LIGHTING PLAN P4.1 BAR SUBMITTAL 12' - 15 HT. PROPOSED LIGHT FIXTURES, TYP. r -- I r1.._��. . I:I: I. I- I, I-. I, I, I: I: ;;;;;;;;.: .... , , , 44 4b �Y 47 �,..�7[.. 4 A FOOT CANDLES, TYP. NOTE: SEE ARCH. DWGS. FOR WALL SCONCE LIGHT LOCATIONS ON BLDG. A 3D KWI� I NTERNATIONA •LBLVD TYPICAL WALL SCONCE LIGHT (VISA PLA OW2202) EXISTING LIGHT POLES TO REMAIN BLDG A - LIGHTING PLAN 0 8 16 32 48 1/16- 1• -D- RELOCATED LIGHT POLE WASWN� ON REGISTERED 9 EARCRRECT MELVIN R. EASTER CLEHHEATE NOM Issue Dates Rev Dale Dem 05/28/13 BAR SUBMITTAL 09/27/13 STAFF DDIDIEMIS TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113-P42 DRAWN BY: CP/LPIMB BLDG A LIGHTING PLAN P4.2 BAR SUBMITTAL w w w w W w • ON w w w . W" .rV W w .4 " H 0 r H " r H " H H 40" H r w w W W H H 3, • J v, h H Yn W "n • • .`a "n W W / NOTE: SEE ARCH. DRAWINGS FOR WALL SCONCE LIGHT LOCATIONS ON BUILDING C. BUILDING C ("COMMON GROUND") CANOPY DOWNLIGHT, TYP. 12' - 15' HT. PROPOSED LIGHT FIXTURES, TYP. W •0 * .. .r , ` v. N Gia,,,___ . ;.' •;' W• im' ✓+ .4 TYPICAL RECESSED WALL LUMINAIRE (BEGA 2197 LED) r .- W W ; . . PLAZA — LIGHTING PLAN c o I• 5 10 20 30 = 10' a, v, m h n .. H " W W W W . .^. ` .^ .^ • . . . w /r �/ " • /r ., r _ .��` n = a J . J 'o BOLLARD LIGHT, TYP. • "\ `'�//, 12' - 15' HT. PROPOSED LIGHT FIXTURES, TYP. W W W H H H H H H H H H H H H H FOOT CANDLES, TYP. BOLLARD LIGHT, TYP. 20' - 24' HT. PROPOSED LIGHT FIXTURES ALONG S 144TH ST., TYP. RECESSED WALL LIGHT, TYP. 0 —J J Malvin R Easter- RLA ASIA WATE OF WADI NOTON RECHSTEREO oARCRRECT Issue Dates Rev. Date De 05/28/13 048 SUBurt1AL 09/27/13 SIMF couuD IS TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113-P4.3 DRAWN BY: CP/LP/MB PLAZA LIGHTING PLAN P4.3 BAR SUBMITTAL EXISTING LIGHT POLE TO REMAIN 20' - 24' HT. PROPOSED LIGHT FIXTURES, TYP. FOOT CANDLES, TYP. 5. -144TH' STREhj • ' Nksla ■z :■ ;: ma �� T.... ,.. `:�® III 7/ . ,TSI% 74`APP EXISTING LIGHT POLE TO REMAIN CALCULATION SUMMARY KEY MAP 144th Calculation Summary Scene: Scene_1 Label Calc Type Units Avg Max Min Avg/Min Max/Min Site Calc's Illuminance Fc 2.38 81.5 0.0 N.A. N.A 144th Illuminance Fc 1.88 3.0 0.2 9.40 15.00 Central Plaza Illuminance Fc 2.89 7.3 0.2 14.45 36.50 Central Plaza Roadway Illuminance Fc 3.36 7.3 0.3 11.20 24.33 North Roadway Illuminance Fc 2.94 8.3 0.1 29.40 83.00 Luminaire Schedule Scene: Scene_1 Symbol Qty Label Arrangement Total Lamp Lumens LLF Description • 59 P1 45w SINGLE N.A. 1.000 ODN-2-L-42L-T4-530MA-4K o 15 P1 90w SINGLE N.A. 1.000 ODN-2-L-42L-T5-530MA-4K ® 18 W1 SINGLE N.A. 1.000 OW2202-LCW2000-30 .. 12 R1 SINGLE N.A. 1.000 2197LED ® 8 B1 SINGLE N.A. 1.000 7762LED o 19 R2 SINGLE N.A. 1.000 ML5606940-692W Calc Point Spacing is 5 x 5 90 Watt Poles are 22 Feet 45 Watt Poles are 14 Feet 71.1.e.efffirzs t TYPICAL LUMINAIRE (VISIONAIRE PREMIER II) S. 144th STREET - LIGHTING PLAN & SITE CALCULATIONS cD 5 10 20 30 1- X10'-0- TYPICAL LIGHT BOLLARD (VISIONAIRE PAVILION) MGM, R E. RLA ASIA STATE OF WASSINGTON REGIST REGISTERED L,.,1 EMCIIDER 00 Issue Dates Rev Date Desc. 05/28/13 BAR SUBMIIAL 09/27/13 STAFF COMMENTS TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113-P4.4 DRAWN BY: CP/LP/MB S 144TH STREET - LIGHTING PLAN & SITE CALCS. P4.4 BAR SUBMITTAL UTILITY CONFLICT NOTE. CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION. AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILTHISBSHALIES LN INCLUDE CALLING HORIZONTAL LOCATE 0V1-8ICAL800--424-5555 DTH N POTHOLNGTO IN. ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UT UTY CROSSINGS TO PHYSICALLY PUNS FY AR( BASED OR THEN U VERIFIEDTPUBLIC INFORMATION AND TARE SUBJ0 SHOWN VARIATION 0 301.660, 120 MEQ LEGAL DESCRIPTIONS: (PER PACIFIC NORTHWEST TIRE COMPANY ORDER N0. 1164187, SECOND REPORT DOTED FEBRUARY 28, 2012 AT 8:00 AM.) TITLE PARCEL AI THHAT PORTION OF LOT 9 IN BLOCK 3 OF JAMES CLAW'S GARDEN ADDITION TO THE CITY OF SEATTLE. A5 PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 12, RECORDS OF KING COUNTY AUDITOR; AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15. TOWNSHIP 23 NORTH. RANGE 1 EAST W.M., DESCRIBED A5 FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 FEET OF THE EAST 425.5 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTH 01.2730- WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTHWESTERLY TO A PONT ON THE EASTERLY UNE OF PACO10 HIGHWAY SOUTH (STATE ROAD N0. 1), DISTANT SOUTHERLY 250.50 FEET (AS MEASURED ALONG SAID EASTERLY UNE) FROM THE INTERSECTION OF SAID EASTERLY UNE WITH THE NORTH UNE OF THE SOUTH 812.6 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTHERLY ALONG SND EASTERLY HIGHWAY LINE TO THE SOUTH UNE OF SAID LOT 9; THENCE EASTERLY ALONG SAID SOUTH LINE TO THE SOUTHEAST CORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY UNE OF A TRACT CONVEYED TO ISA HUNTINGTON BY DEED RECORDED UNDER KING COUNTY RECORDING NO. 412377; THENCE EASTERLY ALONG SND NORTH UNE TO A PONT VOUCH BEARS SOUTH 01.27'30- WEST FROM THE TRUE POOR OF BEGINNING; THENCE CONTINUING EAST TO A P0041 405.04 FEET wE51 FROM THE EAST UNE OF SAID SOUTHEAST 1/4 OF SOUTH SOUTHWEST 1/4; THENCE NORTH PARALLEL WITH SAID EAST UNE 65 FEET: THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING. TITLE PARCEL A -t A NON-EXCLU5NE EASEMENT FOR INGRESS AND EGRESS OVER A 51RIP OF LAND 20 FEET IN WIDTH THE SOUTHERLY UNE OF WHICH 5 DESCRIBED A5 FOLLOWS: BEGINNING AT A PONT ON THE NORTH UNE OF THE NORTH 398.1 FEET OF THE EAST 525.5 FEET OF THE SOUTH 812.6 FEET OF THE 000140457 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH. RANGE 4 EAST W.M., 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SAID 5080900ON: THENCE SOUTH 01.27'30- WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THE SOUTHERLY UNE OF THE EASEMENT HEREIN DESCRIBED: THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH (STATE ROAD N0. 1) WHICH PONT 5 250.50 FEET SOUTHERLY A5 MEASURED ALONG SAID HIGHWAY FROM A PONT IN THE EAST MARGIN OF SND HIGHWAY DISTANT 23.40 FEET. MORE OR LESS. WEST OF THE WEST UNE OF THE SUBDIVISION HEREIN DESCRIBED AND ON THE NORM UNE THEREOF A5 THE SAME 5 PRODUCED WESTERLY; SITUATE N THE CITY OF TUKWILA COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL B. THE NORM 185.90 FEET OF THE SOUTH 430.9 FEET OF THE 1YE51 505 FEET OF THE FAST 1,031 FEET OF ME SOUTHEAST OU4RIER OF THE SOUTHWEST OUARTE8 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., LYING EASTERLY OF WASHINGTON STATE HIGHWAY N0. 1 (PACIFIC HIGHWAY SOUTH); SITUATE IN THE CITY OF TUK8AA, COUNTY OF KING . STATE OF WASHINGTON. TITLE PARCEL C. LOTS 1 THROUGH 6 INCLU5NE, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY. WASHINGTON: TITLE PARCEL D. THE SOUTH 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF ME SOUTHEAST 1/4 OF THE SOUTHWEST 0/4 OF SECTION 15. TOWNSHIP 23 NORTH, RANGE 4 EAST W.Y., LYING EASTERLY OF THE STATE HIGHWAY N0. 1; EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED 10 KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECORDING N0. 1158645; AND EXCEPT THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH. RANGE 4 EAST W.4., LYING SOUTHWESTERLY OF 190 ARC OF A CIRCLE HAWING A RAGIDS OF 12.5 FEET WHICH IS TANGENT TO THE NORTH RIGHT OF WAY 1.IT0 OF SOUTH 144TH STREET AND THE EAST RIGHT OF WAY UNE OF PACIFIC HIGHWAY SOUTH. CONVEYED 10 KING COUNTY BY DEED RECORDED UNDER RECORDING N0. 7409040396; SITUATE N THC CITY OF TUKWl18, COUNTY OF KING. STATE OF WASHINGTON. TITLE PARCEL E: LOT A OF SHORT PLAT N0. 90-9-55. RECORDED UNDER RECORDING N0. 8010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PIAT THEREOF RECORDED N VOLUME 48 OF PLATS. PAGE 21. N KING COUNTY, WASHINGTON; TITLE PARCEL F. LOT B OF SHORT PUT NO. 90-9-55. RECORDED UNDER RECORDING 140. 9010240314, BEING A PORTION OF L01 7, CHERRY LANE, ACCORDING TO THE PUT THEREOF RECORDED IN VOLUME 48 OF PUTS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL 0• THE NORM 220 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PUT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY. WASHINGTON; EXCEPT THE NORTH 132 FEET THEREOF; TITLE PARCEL )t LOT 7, CHERRY LANE, ACCORDING TO THE PUT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, N KING COUNTY. WASHINGTON; EXCEPT THE NORTH 220 FEET THEREOF; AND EXCEPT THE SOUTH 84 FEET THEREOF: TITLE PARCEL t THE SOUTH 84 FEET OF LOT 7, CHERRY LANE. ACCORDING TO THE PIAT THEREOF RECORDED IN VOLUME 48 OF PUTS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL 5' THE SOUTH 65 FEET OF THE NORTH 185 FEET OF THE SOUTH 414.5 FEET OF THE WEST 100 FEET OF THE EAST 120 FEET OF THE SOUTHEAST I/4 OF THE SOUTHWEST I/4 OF SECTION 15, TOWNSHIP 23 NORTH. RANGE 4 EAST W Y, EXCEPT 42ND AVENUE SOUTH RIGHT-OF-WAY, AS WIDENED BY DEED RECORDED UNDER RECORDING 140 5596214. SITUATE IN 1100 CITY OF TUKWILA, COUNTY OF KING. STATE OF WASHINGTON. TITLE PARCEL KE THAT PORTION OF THE NORTH 105.12 FEET OF LOT 13 LYIN0 EASTERLY OF STATE ROAD NO 1 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PUT RECORDED IN VOLUME 11 OF PUT5, PAGE 31, RECORDS OF KING COUNTY, EKCEPT THOSE PORTIONS OF LOT 13 CONVEYED FOR ROAD PURPOSES 10 KING COUNTY, STATE OF WASHINGTON, RECORDED UNDER RECORDING ND 7501150141 AND TO THE STATE OF WASHINGTON RECORDED UNDER RECORDING NO 9603260430. RECORDS OF KING COUNTY. SITUATE IN THE CITY OF TUKWIA COUNTY OF KING. STATE OF WASHINGTON. TITLE PARCEL LI. THE WEST 60 FEET OF THE NORTH 83 FEET OF LOT 14 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, SITUATE IN THE COY OF TUKWILA. COUNTY OF KING. STATE OF WASHINGTON. TITLE PARCEL M: THAT PORTION OF LOTS 13 AND 14 IN BLOCK 2 OF ADAM HOME TRACTS DESCRIBED A5 FOLLOWS; BEGINNING AT A POINT 60 FEET FIST AND 159 FEET NORTH OF THE SOUTHWEST CORNER OF TRACT 14: THENCE WESTERLY 100 FEET; THENCE NORTHERLY 26 FEET: THENCE WESTERLY 78.51 FEET TO THE EASTERLY 498649 OF PACIFIC HIGHWAY SOUTH: THENCE NORTHEASTERLY ALONG SAID HIGHWAY 23.74 FEET: THENCE EASTERLY 109.85 FEET; THENCE NORTHERLY 22.20 FEET; THENCE EASTERLY 60 FEET; THENCE SOUTHERLY 70.60 FEET TO POINT OF BEGINNING; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL N. THAT PORTION OF LOTS 12. 13 AND 14 IN BLOCK 2 OF ADAMS HOME TRACTS DESCRIBED AS FOLLOWS; BEGINNING 60 FEET FAST AND 125 FEET NORTH OF THE SOUTHWEST CORNER OF TRACT 14; THENCE WESTERLY 198.14 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY 50U18; THENCE NORTHEASTERLY ALONG SAID HIGHWAY 63.02 FEET; THENCE EASTERLY 78.51 FEET; THENCE SOUTHERLY 26 FEET; THENCE EASTERLY 100 FEET; THENCE SOUTHERLY 34 FEET TO PONT OF BEGINNING. SITUATE IN THE COUNTY OF KING. STATE OF WASHINGTON. TITLE PARCEL 0 LOT 14 IN 81000 2 OF ADAMS HO4E TRACTS, A5 PER RAT RECORDED N VOLUME it OF PUT5, PAGE 31, RECORDS OF KING COUNTY; EXCEPT THE WEST 60 FEET THEREOF, SITUATE 04 THE CITY OF TUKWILA. COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL P. THE WEST 28.6 FEET Of LOT 15 IN BLOCK 2 OF ADAMS HOME TRACTS, A5 PER PUT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY; SITUATE IN THE CITY OF 106801A, COUNTY OF KING STATE OF WASHINGTON. TITLE PARCEL Q. LOT 15, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PUT THEREOF, RECORDED IN VOLUME 11 OF 0415, PAGE 31. W KING COUNTY, EXCEPT THE WEST 29.5 FEET THEREOF; AND EXCEPT THE SOUTH 11.5 FEET THEREOF; AND EXCEPT THE EAST 3.0 FEET THEREOF. LOT F PLAT OF JAME8 CLARK% GARDEN ADDITION V0L19, PG.19 COVER SHEET FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON ) ) 6 07" / SHEET INDEX Cl - COVER SHEET C2 - HORIZONTAL CONTROLPLAKI C3 - T.E.S.C. PLAN C4 - DEMOLITION PLAN C5 - GRADING PLAN C6 - STORM DRAINAGE PLAN C7 - STORM DRAINAGE PROFILES C8 - S. 144TH ST. ROADWAY IMPROVEMENTS PLAN AND PROFILE C9 - STORM DRAINAGE NOTES AND DETAILS C10 - STORM DRAINAGE NOTES AND DETAILS 011 - STORM DRAINAGE NOTES AND DETAILS C12 - STORM DRAINAGE NOTES AND DETAILS C13 - T.E.S.C. NOTES AND DETAILS C14 - CONSTRUCTION NOTES AND DETAILS CALL BEFORE YOU DIG 1-800-424-5555 VICINITY MAP N.T.8 BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA THE 81515 OF BEARINGS FOR THIS SURVEY 15 NAD 83/90 PER CITY OF TUKWII8, CITY OF TUKWILA HORIZONTAL CONTROL POINT NO. 17 (S 1/4 CORNER OF SEC. 15) WA5 HELD FOR POSITION AND A UNE BETWEEN SAID PONT N0. 17 AND CITY OF TUKWLA HORIZONTAL CONTROL PONT W. 1925 WAS HELD FOR ROTATION BEING NORTH 87 35' 22' WEST. VERTICAL DATUM - NAVO 88 PER CITY OF TUKWILA THE VERTICAL DATUM FOR THIS PROJECT I5 NAV088 PER CITY OF TUKWILA. CITY OF TUKWILA CONTROL POINT 140. 17 (5. 1/4 CORNER OF SEC. 15) WAS HELD FOR ELEVATION, BEING 288.757'. PROCEDURE / NARRATIVE: A HELD TRAVERSE USING A 7RIMBLE 5600' ROBOTIC TOTAL STATION. 1RIMBLE S6- ROBOTIC TOTAL STATION AND TOPCON GR3 GPS SUPPLEMENTED WITH FIELD NOTES WAS PERFORMED. ESTABLISHING THE ANGULAR. DISTANCE, AND VERTICAL RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY UNES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY SURVEY'S AS SET FORTH IN WAC 332-130-090. REFERENCE MAPS: 1. RECORD -00 -SURVEY REC.N0.20050725900010 2. RECORD -OF -SURVEY REC.N0.20010711900012 3. RECORD -OF -SURVEY REC.N020050603900013 4. 8E00110-00-5040450 8110.4020011029900014 5. PUT OF JANE5 CLARKS GARDEN ADDITION VOL13, PG.12 6. PIAT OF ADAMS 400440 TRACTS VOL10, PG.31 TOTAL AREA: 254,51405.F. (5.8438400E5) SURVEYOR NOTES: 1. THERE ARE NUMEROUS UTILITIES ALONG THE WEST LINES OF TITLE PARCELS A, B AND C NOT CONTAINED WITHIN EASEMENTS 2. MERE ARE A FEW ENCROACHMENTS ALONG THE BOUNDARIES SEE SHEET 2 AND 3. 3. THERE ARE A FEW OVERLAPPING LEGAL DESCRP71ON5 AS SOWN. 4. THERE ARE TWO SIGNIFICANT GAPS IN DE5CRIPTINS. ONE IN THE NORTH PORTION OF THE 511E AND THE OTHER 5 IN THE SOUTH PORTION OF THE SITE. SEE SHEETS 2 AND 3. TAX PARCEL NOS: 152304-9242, 152304-9096, 152304-9092, 155420-0005. 155420-0010. 155420-0015. 155420-0020, 155420-0025. 155420-0030, 155420-0036, 155420-0037. 155420-0033. 155420-0035. 155420-0034. 004000-0180, 004000-0194, 004000-0146. 004000-0145, 004000-0191, 004000-0196. 004000-0198. EARTHWORK VOLUMES CUT: 3.930 CY FEL: 31.210 CY NET: 27.280 CY (F) CHM I CHM I REVISED PER CITY C LEGEND: FX15TING 9 SURVEY MONUMENT (AS NOTED) A BENCHMARK Y SECTION CORNER (AS NOTED) 9 FOUND REBA8/CAP (AS NOTED) © POWER VAULT - LUMINAIRE (CUM.) CIO YARD UGHT C) POWER METER 4 POWER POLE 00 JUNCTION 80X (AS NOTED) 90 TELEPHONE MANHOLE O CATCH BASIN (CB) O STORM MANHOLE (SEMI) O SANITARY SEWER 4AN0OLE (SSW) O SANITARY SEWER CLEANOUT (5000) O GAS METER 1)1 GAS VALVE • WATER VALVE (WV) f,Z FIRE HYDRA140 (FH) 9 WATER MANHOLE B) WATER METER • SIGN ® MONITOR WELL DIRECTION OF VEHICLE TRAVEL y - y - WATER LINE S5 SANITARY SEWER LINE -------------------- STORM DRAINAGE LINE -4.- GAS LINE --304 EXISTING CONTOUR PROPOSFD • • -W- O SWALE SEWER MANHOLE SEWER CLEANOUT SEWER UNE WATER UNE STORM PIPE CATCH BASIN PROPOSED CONTOUR NOTES: 1. SITE DEVELOPMENT PLAN SHALL COMPLY WITH ENGINEERING REPORT BY ASSOCIATED EARTH S0ENCES INC. DATED MARCH ID, 2013 AND SUBSEOUENI 000160HW1041 REPORTS / EVALUA0ONS. 2. CONSTRUCT AND INSTALL ALL DEVELOPMENT INFRASTRUCTURE UNDER A PUBLIC WORKS PERMIT. CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR OBTAINING PERMITS FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES FOR REMOVING AND REPLACING ALL SURVEY MONUMENTATION THAT MAY BE AFFECTED BY CONSTRUCTION ACTIVITY, PURSUANT TO WAC 332-120. APPUCATIONS MUST BE COMPLETED BY A REGISTERED LAND SURVEYOR. APPUCATINS FOR PERMITS TO REMOVE MONUMENTS MAY BE OBTAINED FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES, OR BY CONTACTING THEIR OFFICE BY TELEPHONE AT (206) 902-1190. WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES PU88C LAND SURVEY OFFICE 1111 WASHINGTON STREET S.E. P.O. 80X 47060 OLYMPIA. WASHINGTON 98504-7060 UPON COMPLETION OF CONSTRUCTION, ALL MONUMENTS DISPLACED, REMOVED, OR DESTROYED SHALL BE REPLACED BY A REGISTERED LAND SURVEYOR. AT THE COST AND AT THE DIRECTION OF THE CONTRACTOR. PURSUANT TO THESE REGULATIONS. THE APPROPRIATE FORMS FOR REPLACEMENT OF SAID MONUMENTATION SHALL ALSO BE THE RESPONSIBILITY OF THE CONTRACTOR. u I Azi yy S u 8 c 40 8 N s aS PIMP: \ 15000A 15255\e 5 140TH ST \ 5 1415T ST in A' H S 142ND ST I%e % SITE I o y 5 144TH 51 figr S r 44 146TH ST BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA THE 81515 OF BEARINGS FOR THIS SURVEY 15 NAD 83/90 PER CITY OF TUKWII8, CITY OF TUKWILA HORIZONTAL CONTROL POINT NO. 17 (S 1/4 CORNER OF SEC. 15) WA5 HELD FOR POSITION AND A UNE BETWEEN SAID PONT N0. 17 AND CITY OF TUKWLA HORIZONTAL CONTROL PONT W. 1925 WAS HELD FOR ROTATION BEING NORTH 87 35' 22' WEST. VERTICAL DATUM - NAVO 88 PER CITY OF TUKWILA THE VERTICAL DATUM FOR THIS PROJECT I5 NAV088 PER CITY OF TUKWILA. CITY OF TUKWILA CONTROL POINT 140. 17 (5. 1/4 CORNER OF SEC. 15) WAS HELD FOR ELEVATION, BEING 288.757'. PROCEDURE / NARRATIVE: A HELD TRAVERSE USING A 7RIMBLE 5600' ROBOTIC TOTAL STATION. 1RIMBLE S6- ROBOTIC TOTAL STATION AND TOPCON GR3 GPS SUPPLEMENTED WITH FIELD NOTES WAS PERFORMED. ESTABLISHING THE ANGULAR. DISTANCE, AND VERTICAL RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY UNES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY SURVEY'S AS SET FORTH IN WAC 332-130-090. REFERENCE MAPS: 1. RECORD -00 -SURVEY REC.N0.20050725900010 2. RECORD -OF -SURVEY REC.N0.20010711900012 3. RECORD -OF -SURVEY REC.N020050603900013 4. 8E00110-00-5040450 8110.4020011029900014 5. PUT OF JANE5 CLARKS GARDEN ADDITION VOL13, PG.12 6. PIAT OF ADAMS 400440 TRACTS VOL10, PG.31 TOTAL AREA: 254,51405.F. (5.8438400E5) SURVEYOR NOTES: 1. THERE ARE NUMEROUS UTILITIES ALONG THE WEST LINES OF TITLE PARCELS A, B AND C NOT CONTAINED WITHIN EASEMENTS 2. MERE ARE A FEW ENCROACHMENTS ALONG THE BOUNDARIES SEE SHEET 2 AND 3. 3. THERE ARE A FEW OVERLAPPING LEGAL DESCRP71ON5 AS SOWN. 4. THERE ARE TWO SIGNIFICANT GAPS IN DE5CRIPTINS. ONE IN THE NORTH PORTION OF THE 511E AND THE OTHER 5 IN THE SOUTH PORTION OF THE SITE. SEE SHEETS 2 AND 3. TAX PARCEL NOS: 152304-9242, 152304-9096, 152304-9092, 155420-0005. 155420-0010. 155420-0015. 155420-0020, 155420-0025. 155420-0030, 155420-0036, 155420-0037. 155420-0033. 155420-0035. 155420-0034. 004000-0180, 004000-0194, 004000-0146. 004000-0145, 004000-0191, 004000-0196. 004000-0198. EARTHWORK VOLUMES CUT: 3.930 CY FEL: 31.210 CY NET: 27.280 CY (F) CHM I CHM I REVISED PER CITY C LEGEND: FX15TING 9 SURVEY MONUMENT (AS NOTED) A BENCHMARK Y SECTION CORNER (AS NOTED) 9 FOUND REBA8/CAP (AS NOTED) © POWER VAULT - LUMINAIRE (CUM.) CIO YARD UGHT C) POWER METER 4 POWER POLE 00 JUNCTION 80X (AS NOTED) 90 TELEPHONE MANHOLE O CATCH BASIN (CB) O STORM MANHOLE (SEMI) O SANITARY SEWER 4AN0OLE (SSW) O SANITARY SEWER CLEANOUT (5000) O GAS METER 1)1 GAS VALVE • WATER VALVE (WV) f,Z FIRE HYDRA140 (FH) 9 WATER MANHOLE B) WATER METER • SIGN ® MONITOR WELL DIRECTION OF VEHICLE TRAVEL y - y - WATER LINE S5 SANITARY SEWER LINE -------------------- STORM DRAINAGE LINE -4.- GAS LINE --304 EXISTING CONTOUR PROPOSFD • • -W- O SWALE SEWER MANHOLE SEWER CLEANOUT SEWER UNE WATER UNE STORM PIPE CATCH BASIN PROPOSED CONTOUR NOTES: 1. SITE DEVELOPMENT PLAN SHALL COMPLY WITH ENGINEERING REPORT BY ASSOCIATED EARTH S0ENCES INC. DATED MARCH ID, 2013 AND SUBSEOUENI 000160HW1041 REPORTS / EVALUA0ONS. 2. CONSTRUCT AND INSTALL ALL DEVELOPMENT INFRASTRUCTURE UNDER A PUBLIC WORKS PERMIT. CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR OBTAINING PERMITS FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES FOR REMOVING AND REPLACING ALL SURVEY MONUMENTATION THAT MAY BE AFFECTED BY CONSTRUCTION ACTIVITY, PURSUANT TO WAC 332-120. APPUCATIONS MUST BE COMPLETED BY A REGISTERED LAND SURVEYOR. APPUCATINS FOR PERMITS TO REMOVE MONUMENTS MAY BE OBTAINED FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES, OR BY CONTACTING THEIR OFFICE BY TELEPHONE AT (206) 902-1190. WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES PU88C LAND SURVEY OFFICE 1111 WASHINGTON STREET S.E. P.O. 80X 47060 OLYMPIA. WASHINGTON 98504-7060 UPON COMPLETION OF CONSTRUCTION, ALL MONUMENTS DISPLACED, REMOVED, OR DESTROYED SHALL BE REPLACED BY A REGISTERED LAND SURVEYOR. AT THE COST AND AT THE DIRECTION OF THE CONTRACTOR. PURSUANT TO THESE REGULATIONS. THE APPROPRIATE FORMS FOR REPLACEMENT OF SAID MONUMENTATION SHALL ALSO BE THE RESPONSIBILITY OF THE CONTRACTOR. u I Azi yy S u 8 c 40 8 N s aS PIMP: \ 15000A 15255\e UTILITY CONFLICT NOTE• CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HOR120NTAL AND VERTICAL LOCATION PR10R TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOUNG ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFYN THESE NOT FLICTS EXIST. FSF NADILESLA ARE BSED UPOHUNNVERIIEDPUBLLCNORMATIONARUBBJ CT TO AS SHOWN 0RW11081. 0 20 40 80 8 L=54.87'. R=33.20' w ,... 4.=94.69 HORIZONTAL CONTROL PLAN FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SW1/4 OF SEC.15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 8591* 81.8[721* END CORS]. E S. 144TH 5T STA 17+78.27 OFFSET -2.5' RT a 2.5' A* 00 Ex. SOUTH 144TH ST. 5 42ND AVE S. 8 SOUTH 144114 ST. CONSTRUCTION E NEW BUILDING B Ex. 60' R W TO BE VACATED 5' R/W DEDICATION EX. 30' R/ EX. 20' R/W END COST. E TAPER S. 1441* 5T STA 15+35.79 OFFSET =2.5. RT NTERSECl10N S. 144TH ST. COST. E STA 13+63.59 ROAD 'B' STA 30+00.00 CALL BEFORE YOU DIG] 1-800-424-5555 CHM 1 REVISED PER CRY C 8 8 NEE: EASEMENTS REQUIRED FOR WATERMN AND SEWER EXTENSIONS SHELL BE INCLUDED UPON UTILITY DISTRICT REVIEW FOR DEVELOPER EXTENSION AGREEMENTS. • PT: 22+02.64 5E27'241Y 135.99' u $ ROAD 'A' s PC: 23+41.83 J -W 411 co ~ CCS d Q LLI 25 O a cL 0 5 c� CV BUILDING C PC: 21+51.01 Ex. 20' ACCESS EASEMENT L=24.30', 9=200.00' A=6.96 W DE.ICATIO VARIES L=21.55', R _- ..L..- .......>.. .......... „ . PT: 21+08.39 PC: 20+86.63 INTERSECRON ROAD 'A' STA 24+71.84 ROAD 'B' 5TA 32+84.61 PROPOSED PUBLIC STORM DRAINAGE EASEMENT NEW BUILDING A PT: 33+71.99 RC: 33+39.93 1.32.06'. R=40.00' 3=45.92 DEDICATION VARIES BEGIN CONSTRUCTION E TAPER S. 144TH ST STA 12+16.39 OFFSET.0' OH 5. 51. S. 14419 ST. CORS1. E STA 11+76.07 AD 'C. STA 40+00.00 NEW BUILDING E INTERSECTION- - TUKWLA ROL BLVD. STA 472+1735 nONAL. 8 24.25' R '- - DEDIG110 RSECTION -� 191 • I■ 15.75' R/W F • 1� DEDICATION CTW Y EX. 30' R/W 75' R I !!f DEDICATION ° L. �k � Lip 1 i - u� b v b u < 8 N TUNISIA 5. 144TH 1 1777 VD. 31.06'x°=xz ON57. E 5TA + 4OT1.00 =z�~\- ▪ .. 2 o � NI 0 Date/Time:9/26/201 UTILITY COIF JCT NOTE CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION DIMENSION. AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT (1Y POTHOLING THE UTILRIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOUNG AU. OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY PIAIFY JS ARE BASED UPON OR T TOE UNVVEERIFIEDTPUBLIC NFFORMATIONN 060 UTILITIES ARE SUBJECT OTO AIAT10N T.E.S.C. LEGEND DESCRIPTION PROPOSED FILTER FABRIC FENCE TEMPORARY CONSTRUCTION ENTRANCE TEMPORARY DRAINAGE DITCH LIMITS OF CLEARING CHAIN-LINK CONSTRUCTION FENCE ROCK CHECK DATA CATCH BASIN PROTECTION DIRECTION OF SURFACE FLOW ?Q9Q4D,0071a09Q°,Q` NNXNA -X% LLT FENCE CLEARING uMITS EX. ASPHALT & PARK1N TO REM\ ?11111 0 20 40 T=40' 80 &01.=6.%.`.21 —- T.E.S.C. PLAN FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, WM. CITY OF TUKWILA, KING COUNTY, WASHINGTON TEMP STOCKPILE AREA RELOCATE AS CONSTRUCTION PROGRESSES (PER CITY OF TUKWILA STDS.) EX. DITCH 70 REMAIN I; CB INSERT /L\ '3+ PROTECTION (TYP.) \ rr/ LILT FENCE _----..._—_......._..... __......� LLT FENCE CLEARING LIMIT'S 'O- �k - 4i 42ND AVE SOUTH CONSTRUCTION SEQUENCE: 1. A PRE -CONSTRUCTION MEETING IS NOT REQUIRED BY CITY Of TUKWILA. 2. FUG ALL CLEARING UNITS. 3. POST SIGN WITH NAME AND PHONE NUMBER OF TESC SUPERVISOR. 4. PROVIDE PROTECTION FOR ALL EXISTING STORM DRAINAGE SYSTEMS WHICH MIGHT BE EFFECTED BY GRADING OPERATIONS. 5. INSTALL TEMPORARY CONSTRUCTION ENTRANCES. INSTALL PERIMETER PROTECTION INCLUDING SILT FENCE, HAY BALES ETC. PER THESE PLANS. PROTECT SURROUNDING PROPERTY & ROW FROM ANY SEDIMENT LADEN WATER DURING EARTHWORK OPERATION. CONTACT BUILDING INSPECTOR TO INSPECT INITIAL EROSION PRACTICES. DEMOLISH EXISTING ONSITE STRUCTURES AS SPECIFIED ON DEMOLITION PLAN. CLEAR. ROUGH GRADE AND AMEND TESC FACIUTIES AS NEEDED. 6. 7. 8. 9. 10. 11. INSTALL UTILITIES. A WHERE FEASIBLE, NO MORE THAN 250 LF OF TRENCH SHALL BE OPENED AT A TIME. B. WHERE CONSISTENT WITH SAFETY AND SPACE CONSIDERATIONS, EXCAVATED MATERIAL SHALL BE PLACED ON THE UPHILL SIDE OF TRENCHES. C. TRENCH AND FOUNDATION DEWATERING DEVICES SHALL DISCHARGED THROUGH A FILTER BAG, GEOTEXTILE FABRIC OR SHALL BE CONTAINED IN A SMALL SEDIMENT TRAP AND RELEASED N A MANNER SUCH THAT THE DISCHARGE DOES NOT VIOLATE CONSTRUCTION WATER OUALITY STANDARDS SET BY THE TYPICAL NPDES GENERAL PERMIT. IN NO CASE WILL DEWATERING BE DIRECTLY DISCHARGED FROM THE SITE. TEMP SEDIMENT TRAPL (PERCITY OF TUKWILA STDS.) .. S / �-�. / -w-A--7......SS Y- h.24-,4--E--7-----T.- fi_ _ 4, _ls$ �\. \N TEMP VDITCH W/ d I /' L ('ER CITY OF J STDS.) / +,$f( / \\--V�` -- 1Y - II (3'\�� 7. —... TCAm fY1u427CI.l CNITDdM 12. 13. 14. CALL BEFORE YOU DIG 1-800-424-5555 PAVE AREAS INDICATED PER PLAN. MAINTAIN TESC MEASURES IN ACCORDANCE WITH CITY OF TUKWILA STANDARDS. COVER ALL AREAS THAT WILL BE UNWORKED FOR MORE THAN SEVEN DAYS DURING THE DRY SEASON OR TWO DAYS DURING THE WET SEASON WITH STRAW, WOOD FIBER MULCH, COMPOST.PLASNC SHEETING OR EOUNALENT. 15. STABILIZE ALL AREAS THAT REACH FINAL GRADE WITHIN SEVEN DAYS. 16. SEED OR SOD ANY AREAS TO REMAIN UNWORKED FOR MORE THAN 30 DAYS. 17. COMPLETE FINAL GRADING WHILE MAINTAINING TESC MEASURES. 18. HYDROSEED AND MULCH EXPOSED AREA 19. MAINTAIN TESC FACIUTIES UNTIL ALL RISK OF EROSION/SEDIMENTATION HAS PASSEDAND STORM SYSTEM IS INSTALLED AND FUNCTIONAL. DO NOT CONVEY SEDIMENT UDEN WATER INTO STORM SYSTEM. 20. UPON COMPLETION OF THE PROJECT. ALL DISTURBED AREAS MUST BE STABILIZED AND BMP'S REMOVED IF APPROPRIATE. CB INSERT W PROTECTION (TYP.) 49 4- J 0 . E- gg G oL - 0 CLEA G MITS TFENCE A 3 CB ItTSERT PROTECTION (TYP.) L NOTES: 1. SEE SHEET 014 FOR EXISTING STRUCTURE TABLE. 2. SEE SHEET C4 FOR ALL DEMOLITION AND CLEARING OF SITE WITHIN CLEARING LIMITS. 3. SEE SHEET C13 FOR T.E.S.C. DETAILS SPECIAL NOTE CONTRACTOR TO MAINTAIN ALL-WEATHER EMERGENCY VEHKLE ACCESS TO NORTHERN ADJACENT PROPERTY THROUGHOUT THE DURATION OF THE PROTECT. CONTRACTOR TO COORDINATE WITH CITY 07 TUKWILA TO DETERMINE LOCATION AND SURABIUIY EARING CL MITS SILT FENCE A REVISED PER CITY COMMENTS 5. TEMPORARY DUST CONTROL MEASURES 1. THE CONTRACTOR SHALL MAINTAIN A SUFFICIENT NUMBER OF WATER TRUCKS AT THE SITE AND THE GRADED OR GRUBBED SITE WITH WATER AS REQUIRED TO CONTROL DUST. 2. THE CONTRACTOR SHALL CONDUCT HIS OPERATIONS SO THAT ALL EXCAVATION. EMBANKMENT, AND IMPORTED MATERIAL IS SPRINKLED WITH WATER DURING HIS GRADING OPERATIONS. 3. REFER TO THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS. TEMP. EROSION/SEDIMENT CONTROL CALLOUTS A CONTRACTOR TO INSTALL TEMPORARY SILT FENCE (1.41RAFl 1000, OR EOUNALENT) AROUND PERIMETER x=5 OF SITE AS REQUIRED TO PREVENT SILT -LADEN RUNOFF FROM LEAVING SITE. AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) CONTRACTOR TO INSTALL TEMPORARY CATCH BASIN PROTECTION AT ALL EXISTING AND PROPOSED CATCH BASINS AS REQUIRED TO PREVENT SILT -LADEN WATER FROM ENTERING STORM DRAINAGE SYSTEM. AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) ©CONTRACTOR TO INSTALL TEMPORARY INTERCEPTOR DITCHES W/ROCK CHECK DAMS EVERY 25' ALONG DITCH AS REQUIRED TO DIRECT SILT -LADEN RUNOFF TO SEDIMENT TRAPS TO KEEP IT FROM LEAVING SITE, AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) A CONTRACTOR TO INSTALL TEMPORARY SEDIMENT TRAP AS REQUIRED 10 STORE SILT -LADEN RUNOFF AND KEEP IT FROM LEAVING SITE, AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) ® C(PERONTRACTORTHE0111 TOOF INSTALLTUKWILATEMPOSTANRARYDARD CONSTRUCTIONCONSTRUCTION ENTRANCESPECIFICATIONS.) AS DIRECTED BY CITY INSPECTOR. 0 cri WJ cp V a 3 'Z U) 05 N 00 r cg a 0 Eile:P:\I5000s\15255\engineering \15255—e.dwg Date/Time:9/ UT1U Y CONRJCT NOTE. CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION. AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE TUTILITIES THIS SHALL INCLUDEING THE HORIZONTAL AND VERTICAL CALUNG UTIUTY LOCATE 0 -800-424-- 555 AND THEN CONSTRUCTION. TPOHON. OUNG ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTIUTIES AS SHOWN ON THESE PIANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. DEMOLITION SCHEDULE 0 REMOVE EXISTING BUILDING AND DISPOSE OF OFFSITE 2 REMOVE EXISTING ASPHALT AND DISPOSE OF OFFSITE OREMOVE EXISTING CONCRETE DRIVEWAY AND DISPOSE OF OFFS1TE OREMOVE EXISTING CONCRETE SIDEWALK AND DISPOSE OF OFFSITE ODEMOLISH EXISTING CONCRETE AND/OR KEYSTONE WALL AND DISPOSE OF OFFSITE OREMOVE EXISTING CONCRETE CURB AND DISPOSE OF OFFSITE OREMOVE EXISTING CONCRETE PAD AND DISPOSE OF OFFSITE OREMOVE FISTING CB. 5D PIPE & APPURTENANCES AND DISPOSE OF OFFSITE REMOVE EXISTING SSW& APPURTENANCES AND DISPOSE OF OFFSITE c>REMOVE FISTING WATER UNE & APPURTENANCES AND DISPOSE OF OFFSITE 11 E OREMOVE EXISTING TREES AND DISPOSE OF FFSIT 12 REMOVE EXISTING POWER/TEL & STRUCTURES AND DISPOSE OF OFFSITE 13 REMOVEFFSITEEXISTING BOLLARDS AND DISPOSE OF O 0.REMOVE EXISTING SIGNS AND DISPOSE OF 011510E 15 REMOVE EXIS0NG CONCRETE ECOLOGY BLOCKS ANO DISPOSE 01 OFFSITE 16 REMOVE TE EXISTNG FENCE AND DISPOSE OF OFFSI 17 REMOVE EXISTING GRAVEL AND REUSE AS FILL DURING CONSTRUCTION IF POSSIBLE. 18 REMOVE EXISTING MONITORING WELL AND DISPOSE OF OFFSITE FOLLOWING ALL STATE. FEDERAL AND LOCAL REOUIREMENTS. 18 REMOVE EXISTING TREES AND TREE WELL AND DISPOSE OF OFFSITE 20 REMOVE EXISTING CONCRETE HANDICAP RAMP AND DISPOSE OF OFFSITE 21 EX. LIGHT POLE TO BE RELOCATED. CONTRACTOR TO COORDINATE WITH CITY 22 SAWCUT UNE WHITS OF IDE..OLTIO LSE... 1'=40' ,111111 0 20 40 80 T.E.S.C. LEGEND DESCRIPTION PROPOSED FILTER FABRIC FENCE LIMITS OF DEMOUTION CATCH BASIN PROTECTION EX. DITCH TO REMAIN DEMOLITION PLAN FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON A EX. WATER _ SAWCUT ALONG FACE OF GUTTER & REMOVE ASPHALT NECESSARY FOR WATERUNE REPLACEMENT. CONTRACTOR TO RESTORE AFFECTED AREA TO ORIGINAL CONDITION. OMITS OF8 DEMOLITION EX. TREE UMIT50E- DEMOF(TIQN _.. EX. ASPHALT' & PARKING/ TO REMAIN \, Q , I 77 SIGNS0` _HALT AT RWT EXB A V -_/-1.- \ XMA i ,RX. TREE Ex. CULVER - '( / X. E. �\-E0 0 REMAIN] \ _ _._.� v �� %. FH • : I ��- J., —'_ 41 _. P< X. 000 42ND AVE SOUTH GRIND r ASPHALT PAVEMENT OUTSIDE SAWCUT UNE EX. CURB TO REMAIN 0 EX. 5D /0 `,1 •F EXODEWALK *ii', I) ,.I EX. CB EX. CURB TO REMAIN Qg6 _O EX. CURB X. WATER END CURB REMOVAL ON SOUTH SIDE OF S. 144TH 5T. EX. WATER LIMITS OF DEMOLITION 3AB •s S CALL BEFORE YOU DIG: 1-800-424-5555 GENERAL DEMOLMON NOTES: 1. CONTRACTOR SHALL ASSURE THAT ALL NECESSARY PERMITS HAVE BEEN OBTNNED PRIOR TO COMMENCING WORK. INCLUDING DEMOLITION AND ANY SEWER CAPPING PERMITS. FIRE PROTECTION DEMOLITION PERMIT IF REQUIRED. 15 ISSUED BY FIRE DEPARTMENT. SEPARATE PERMITS ARE REQUIRED FOR EACH BUILDING AS WELL AS SEPARATE SEWER CAPPING PERMIT 2. DISASSEMBLE AND REMOVE INTERIOR OPERATIONAL EQUIPMENT FOR SALVAGE AS DIRECTED BY OWNER 3. DISMANTLE AND DEMOLISH BUILDING STRUCTURES. DEMOLITION DEBRIS AND MATERIALS TO BE STOCKPILED AND DISPOSED OF AT AN APPROVED SITE. FOUNDATIONS BELOW SLAB AND BELOW ADJACENT SURFACES WILL REMAIN. REMOVE ALL STEM WALLS, ANCHOR BOLTS. ETC. TO LEAVE THE AREA FREE FROM ANY PROTRUSIONS (STRUCTURAL OR UTILITY). 4. ANY HAZARDOUS SUBSTANCES AND/OR MATERIALS ENCOUNTERED SHALL BE HANDLED AND DISPOSED OF BY QUALIFIED PERSONNEL ACCORDING TO COUNTY. STATE AND FEDERAL REGULATIONS. 5 ANY ENCOUNTERED UNDERGROUND TANKS, VAULTS. ETC.. SHALL BE REMOVED PER COUNTY/STATE REGULATIONS. CRAWL SPACES, TUNNELS, TANK HOLES. ETC., SHALL BE BACKFILLED AND COMPACTED PER SOILS ENGINEERS RECOMMENDATIONS. 6. DISCONNECT ALL POWER, TELEPHONE, GAS FROM BLDG. CONTRACTOR SHALL CONTACT AND COORDINATE WITH THE FIELD ENGINEER AND ANY APPROPRIATE UTILITY COMPANIES ON REQUESTING DISCONNECTION'S, REMOVALS AND/OR RELOCATION OF EXISTING SERVICE. CONTRACTOR SHALL COORDINATE WITH THE OWNERS ENGINEER. AND APPROPRIATE 01111TY PURVEYORS TO VERIFY SERVICE LOCATIONS TO EXISTING BUILDING. CONTRACTOR IS CAUTIONED THAT PERIMETER UTILITIES OUTSIDE OF THE BUILDING ARE TO REMAIN OPERATIONAL. THE CONTRACTOR WILL BE SOLELY RESPONSIBLE FOR ANY DAMAGES AS A RESULT OF A DISRUPTION OF UTILITY SERVICE ASSOCIATED WITH AND/OR DUE TO HIS ACTIVITIES. 7. PLUG AND CAP ALL EX. FIRE SPRINKLER, DOMESTIC WATER LINES, AND STORM DRAINS AT BLDG. CAP ALL UTIUTIES TO THE BUILDING, DISCONNECT ELECTRICAL AND REMOVE ANY WATER METERS AND CAP LINES 8. CONTRACTOR SHALL CONFIRM AND VERIFY WORK SCOPE ITEMS AND BUILDING UTILITY SERVICES TO DEMOLISH WITH THE OWNERS AUTHORIZED REPRESENTATIVE. CURB (TYP.) EX. ECO EX. WATER LIMITS OF DEMOLITION "P- E%. GRAVEL.': EX. 111).'v 43).. ..\ .a �`• g._ -.SX,; TREE WALL EX. GRAVEL Al €X .H TO 8E RELOCATED •T1 -J_K"' '-__ BOLLARD SPECIAL NOTE CONTRACTOR TO MAINTAIN ALL-WEATHER EMERGENCY VEHICLE ACCESS TO NORTHERN ADJACENT PROPERTY THROUGHOUT THE DURATION OF THE PROJECT. CONTRACTOR TO COORDINATE WITH CITY OF TUKWILA TO DETERMINE LOCATION AND SUITABILITY LIMITS OF DEMOUTION \',\^ VR14/11 r �... EX. TRE K` ^,„„ WELL 7Y� 0 LIMITS OF DEMOLITION as J 07 2E IAAo 8. • 0 sem P kg- -a j ® U EX. TREE c•� • SLG.\ E t �w __ ?Ez,.ECO NOTES: 1. SEE SHEET C14 FOR EXISTING STRUCTURE TABLE. 2. SEE SHEET C3 FOR T.E.S.C. PLAN 3. ALL EXISTING UTILITIES WITHIN AND ONSITE ALONG TUKWILA INTERNATIONAL BOULEVARD RIGHT OF WAY TO REMAIN UNLESS OTHERWISE NOTED. CONTACT ENGINEER IF CONFUCT EXISTS. 4. REMOVE ALL EXISTING PAVEMENT MARKINGS WITHIN LIMITS OF DISTURBANCE TEMPORARY DUST CONTROL MEASURES I. THE CONTRACTOR SHALL MAINTAIN A SUFFICIENT NUMBER OF WATER TRUCKS AT THE SITE AND WATER THE GRADED OR GRUBBED SITE AS REQUIRED TO CONTROL DUST. 2. THE CONTRACTOR SHALL CONDUCT HIS OPERATIONS SO THAT ALL EXCAVATION, EMBANKMENT, AND IMPORTED MATERIAL IS SPRINKLED WITH WATER DURING HIS GRADING OPERATIONS. 3. REFER TO THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS. TEMP. EROSION/SEDIMENT CONTROL CALLOUTS CHMI CHM ICHM 1 REVISED PER CITY C 0 Z • CC S W p0 0 CONTRACTOR TO INSTALL TEMPORARY SILT FENCE (MIRAFI 1000. OR EQUIVALENT) AROUND PERIMETER OF SITE AS REQUIRED TO PREVENT SILT -LADEN RUNOFF FROM LEAVING SITE, AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) CONTRACTOR TO INSTALL TEMPORARY CATCH BASIN PROTECTION AT ALL EXISTING AND PROPOSED • CATCH BASINS AS REQUIRED TO PREVENT SILT -LADEN WATER FROM ENTERING STORM DRAINAGE SYSTEM. AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) i81 8 k4 0 O Jof t J Tn A. S 2 1 a • Z CO J Y W II • a Lp ▪ N Il 51 2 r Date/Time:5/22/2013 g 4 UTILITY COM9JCT NOTE CAUTION CNTRR THET0R SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION DIMENSION D DEPTH OF ALL EXISTING UTILRIES WHETHER SHOWN ON THESE P1µ5 OR NOT LOCATION, POTHOUNG THE UTILITIES MID SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTIUIY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTIUTIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY ON THESE PLANS 4111 BASEWHETHER D UPON THENFUCTS UNVERIFIED TPUBUC 1471OPoUTIONU AND ARE UTILITIES SHOWN VARIATION. C7 0 20 40 80 I S� GRADING PLAN FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON CB 118 CB 158 \ RETARmIG E 11NC QROPOSED PAVEMENT LEGEND P80P05ED STANDARD ASPHALT PAVEMENT PROPOSED PEDESTRIAN CONCRETE PAVEMENT/PAVERS PROPOSED VEHICULAR CONCRETE PAVEUENT/PAVERS PROPOSED POROUS PEOESTRMN CONCRETE PAYELEM/PAVERS PROPOSED POLOS VEHICULAR CONCRETE PAYEMENT/PAVERS NOTES: 1. REFER 10 LINOSSCCAPPE PIANS FOR DETAILED PAVISIE81 TREATMENT. 2. SEE SHEET CIA FOR PAYE9ENI SECIKN6 CALL BEFORE YOU DIG: 1-800-424-5555 KEYNOTE LEGEND O5)9511 (DAM08 CURB RAMP PER W5D0T 5T0. 1-40.16-01 O CURB RAMP PER CITY OF TUKWILA STD. RS -12 ODRIVEWAY PER CITY OF TUKWILA STD. RS -09 CEMENT CONCRETE TRAFFIC CURB & - GUTTER PER WSW STD. 1-10.12-02 O ADA COMPLIANT PARKING AREA GRADE 10 NOT EXCEED 2.00 IN ANY OIRECTION © REFER TO LANDSCAPE PIANS FOR DETAILED PLAZA DESIGN O BOLLARD, TP. REFER TO LANDSCAPE PIANS FOR DETAIL -s' 4 i►€i�`� • �• _�1. I � � ` T�� 'mss ' So' r . 17 "�` #. I . t ��ei �lll.��j.011111 1111. _ii�:iL""�' v'a � 7 cat+maw>�ITRvI. ��� I : 4"9501.41411)1IWZ: WIMO � �. I ■11�I�� � � � � 1 / I_ r FF�90.� � {F.267.10 � � � �� �� 15 / tm ORN FF VARIES y PUBIC STORM DRANAOE FA[NEM - . 'T _ ��,�\ 0 J � J w as S cw7 A 2 8 S a Q 0▪ a_ CV o 3 y� N 3 I 1. MN IIIM MN Ni — ' -i •'� % ErmaOr.n n`{���7.���� pqmgilltilL / FF.290i10 R 1 ohs- owe .. ..., --- — 2958 294.9 LTNE ',REWARD WALL L 2.4 .3 .7 NOTES 1. REFER TO SHEET C6 FOR STORM DRAINAGE PLAN. 2. REFER TO SHEET CIA FOR EX. UTILRY STRUCTURE DETAK1D INFORWTION, 3. ALL ONSITE SO1EWALK TO BE 8ONOU119C CEMENT CONCRETE CURB & SIDEWALK PER 85001 STD. F-30.10-01 UNLESS OTHERWISE NOTED. K. WHERE ONS17E C4NB 5 1701 ADJACENT TO CONCRETE SIDEWALK. CURB SHALL BE 6' EXTRUDED CONC. CMRB PER DETAIL. SHEET C14. 5. KIMONO WALLS BY OTHERS. q 0 i 5 0i ce 21 UTILITY OONRJGT NOTE. CAUTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION DIMENSION. AND DEPTH OF ALL EXISTING UTILRES WHETHER 5110WN ON THESE PLANS OR NOT BY POTHOLING THE UTILRIES AND SURVEYING THE HORIZONTAL AND VERTICAL. LOCATION PRIOR TO CONSTRUCTION. ALL OFHTHE EXISTING IJTIUTIES ALOCATIONS OF NEW URZ4-5555 UTY CROSSINGS TON POTHOUNG PNYSICAU.Y VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UIIUTIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UT/VERIFIED PUBUC INFORMATION AND ARE SUBJECT TO VARIATION. 0 20 40 80 96 L1 12' PVC SD CB EDASSEBEB 51 L1 12- PSC 55151 64 11 I2" PIC 5D CB 22 1 ter AD M STORM DRAINAGE PLAN FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CRY OF TUKWILA, KING COUNTY, WASHINGTON 12111111111111111111111N1 1 MIME INN = I MI N — — — I ! EN I= N ■ INN In MNNMIMI MI U 16• RCP SD 1 INN In MI n INEVAITA 1 9041 PROPOSED M EX C13 1148 EX. CB S SD 0 0.676 RELOCATED M EX.�" SEWER CALL BEFORE YOU DIG 1-800-424-5555 YARD DRAIN TABLE YARD DRAN 1 ROA BJ V. E BEV. 1 293.35 290.35 2 291.95 288.95 3 292 288.7 4 293.65 288.6 5 286.5 283.5 NOTE& 4. REFER TO SHEET 11 FOR N00ULAR WETLAND SYSTEM DETAILS. 2. REFER TO SHEET 10 FOR EX. UTILITY STRUCTURE DETARED INFORMATION. 3. SEE SHEET CB FOR SOUTH 144TH STREET 84PROVEMENTS 4. REFER TO SHEET C7 FOR STORM DRNNAGE PROFILES. 5. ALL CATCH BASINS SHALL 9E MARRED WITH A STAINLESS STEEL DISH T161 READS •60 DUMPING. GRANS TO STREAM' A5 MANUFACTURED BY AWETER. 6. REFER TO SHEET C12 FOR YARD DRAIN DETAIL T° SS SWALE CONVEIS ROOF & PLAZA BLDG. RUNOFF TO 19,1 NEW BLDG. C 12 if e• PVC 60 SS SS PROPOSED M «.ea E_ii 76 22 11111111111111 e■rat 8" 5000 r_L_I-r 5D 0 0.576 102 10 8' PVC 5D 0 1.346 EMI !i i!1ERI NEW BUILDING A FF VARIES 173 L1 60 NINI 27 >0 34 0 • .,, j I,{;-. ILE�N(� c5 46 0 48 19 50 51 452 c 53 54 c F2 Li • 53 55 58 57 56 59 60 61 62 63 64 65 6A 67 65 69 70 71 PNC ROOF 4.06 MDL 8' SOLO 173 11 60" REP 5D F6 . 4,x4tIr NEW LIBRARY FF -297.00 (BY OTHERS) elle:IVALITI7L444.kilirm.all...1111)11111111 61 6'TC SD EL,SSEWER 6- W -TSA. B' PVC ROOF oIM61 GNmv 0 1.06 kW PROPOSED M \ \\♦ \\26 �'4u EX. FH • __ \'e \ • r9 \. 51 • r. ..GT ��da Cdr• Z cc zt 2 LYL J ccv 2 A vl U :9/26/2013 3:51 PM Scole:1:1 UTILITY CONFLICT NOTE. CAUTION CNT THETOR SHALL BE RESPONSIB0E FOR VERIFYING THE LOCATION DIMENSION, AHO DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT EY POTHOUNG THE UT1LRIES AND SURVEYING THE HORIZONTAL MLD VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOUNG ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFUCTS EXIST. LOCATIONS OF SAID UTUTIES AS SHOWN ON THESE PUNS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. 303 295 290 285 280 275 270 265 295 290 285 280 275 270 265 STORM DRAINAGE PROFILES FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NEI/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CRY OF TUKWILA, KING COUNTY, WASHINGTON CALL BEFORE YOU DIG 1-800-424-5555 20+00 21400 224.00 23400 PPE MATERIAL NOTE ALL PVC SD RPE SHALL 8E SDR -35 WHERE PIPE COVERS > 3'. PVC SD RPE 541811 BE SDR -21 W CASES WHERE PIPE COVER 5 3'. SEE SHEET C6 FOR RPE MATERIAL. = fX. GRADE O - .- _ _ - - _ SRO GRAN -- - ..PROPOSED AIWNG WALL. I - t --- 1- 1 -- - PROPOSED GRADE 0 ELi, I CE ~G� CB 61 - 7- t46 t5uiioorr�i. a six - 14 / } Y i`+f - - maw_ MMEa i ( PROPOSED GRADE 0 '-1 - STANDARD . I STA 1 +909.5.-79.31'. l J.` it/ �%/i oii//- �irG� .� -I -. .____ .. ... � �ttttt�� 15 - -//.1 F 13 21181200 11 / ttt;�i.' �y��P/vq.. rXX : AM 1t' i=;O D. ... � j/ 111�I� SO E 1 W I 14_-E7L 12-5E 15 LF 12 0 0106 _ i - J t � � � MM O A506 - -STA-44.83.34 25-25.� --I - •-. .MA:XXX-' RSA 292.64 IE;. 26893 1.8 51 -LKXrc CBtT16 -SD I CB tliO �-511112 8� 81� 8 ZO _.___34. L7"121SD01336.- micmsummmmi E E 28866 B• W) 288.33-(42. 9) -STA 20458.)1. -.141279-291:46_ ff 28718 (B' s �. 1 YpiH - sTANDARD GRATE . . . .. A . 1101.. 080' RT IYfE..I WIIH_ )-. .. _ 50 0 139:. -. _ .. _ - 30 LF 8; `SLI O 0.686 III _ - _ -_. _.. _ __.._._. ______ --- ='C=P-ROFIL-E STANDARD -GRA E �TA_22L66 2.=J.9$i' T 16_11.292.49 E26823 (,2. s) .,- _- - .- ///.., wJ/�� ////////gyp z,,,,,, /O U�, 110431 ' %0771LF!/.} HORIZONTAL' 1 =30 # 1 y'fa E . -ff 287 ]H{8' E -1E 1. 290.70 - 1 MTh VERTICAL. tis' , ;� _ . ..f , ��/ 11006. 289.11 -�-_ ...�_ --- ; _- -- 10 ff-.-26]AS- Bi.. E 286.70 -(Ir 0) EK GRADL.AT E1,I.•-- ; - IX61TE . 1 � ry � hn R'N T.ry 5817-12 �� $ rvry rvry ti e hh hh 9].65- RW m-2816;701,--.51: E 28998 -STA+Y4w1487 284(. 2994 LT .. - -. MI CB aN i CB 473.3 - (8• W) SD 0 0.301( = 719E ;2-18"441111 817 nol_L-W/ 5000 CB 813 t� -� = SOUO�LOCX9TG IA 5TA } 3447.42. 0.00', -RIN.M 5{-1 )07i B'S0 a It, -CBI/32 a CB830 - SOl1D 2i0CUHG CB IYK T 4'7:61 l0 LOOKING -1E4 -STA . 22 1�,00� AEA 43 u• t YIaM .286:74- xY R T GrP'9. 02" E) 02" EI SD 0 2432 L 5iA 21 3931 2$81', ji 283 0 (2 1 E 285.10 (B• E 285.60-( -0) E )0810.(12_2) E &38{12j -S) 2 CB 828 ' -SOLID 60 -512,..79724'.01A7.-0OD. 140 • 284.7. ff .281 T1-(tI 57 28507 (6' E)1 _ 293.70�- _ 40 -261A5-( -- _. IE -284.95 (2• IE • 38194 (2 r'E)_- N)_ I0 ._E_.. 401-. -.- r 286.73 .. - . .. 290.16 or -5 J9 li B• s0 0 071 C <3 4yy 1.1. `. . O 0506 _ _ . _ _E 8428 (8 0) _ - 2 (08 E ..285:80_( - 51 F 1] SD CB 822 IS 1!''IB SS 51� I 825 OBS ( CB Nig GRAZE TYPE 1 W/ 501.0 - - 4 - _ E-1_00 / SOLID _ ..___-TYPE 248 WDR.E .. _ - _ _ O L33 554STA- 3 SLA. -..332253E 000' •• •29U. 000' -CB C8827 TYPE 6.92 13.62 LT 23438(8 000 . LT 72 win. ROA --DD. A'=PROFILE --RW.31)3.15 E .28898-(8'-) STA 8 RW 9 1.8 (11 ?%. i 10 E.. 2&7B (12. N) X181.78 - 401 289.56 JE (8 W) ... _.. _- } ... .... .. E e 286.53 (12 ,W) .. F. x'388.35 RW.297.]3+17A1-11.88'.-LT- E .28130 (1Bj.8) PROPDSFD_GRADE..AT PROPOSED -GRADE -AT�, E ..85.13 E 286.53 E - 28686 (6•.10 (8 5) CB a3( r ]-418' E 286.35 (42' 5) E (12' E - 2BSIJ (e w) H0RIZ0NTAL07=30' _ .. _ )E 83.50. p6 E)__- � VER )CAL: 1�5 -� E . 85.43 (12' 40 EX GRADE T_ FE - E 286.53 (12 E) 1 IE .261.]8 (12•.$j-- ry ^. n ry �.. �� -�n� g KE ry .. R4 rvry 321 (12'p- r,m - hmgghhm Pi hF _ ER n rvry ---1 20+00 21400 224.00 23400 PPE MATERIAL NOTE ALL PVC SD RPE SHALL 8E SDR -35 WHERE PIPE COVERS > 3'. PVC SD RPE 541811 BE SDR -21 W CASES WHERE PIPE COVER 5 3'. SEE SHEET C6 FOR RPE MATERIAL. 29+80 30+00 3N00 32400 33400 34400 35+00 296 290 285 280 275 270 35+60 300 295 290 285 280 275 270 265 24400 295 290 285 280 275 270 265 25400 25+20 SRO GRAN 0 B- ..PROPOSED AIWNG WALL. I I CE ~G� CB 61 - 7- 14 EXyq GRADES Y i`+f - - maw_ MMEa i ( PROPOSED GRADE 0 '-1 - STANDARD . I STA 1 +909.5.-79.31'. l J.` -I -. .____ .. ... � �ttttt�� �.} 21181200 0 O. __r�iTii� 111�I� E 1 W I 14_-E7L 12-5E _�. . - _ i - J 'T � MM -5 AmMD -STA-44.83.34 25-25.� --I - •-. � L -i--- IJ RSA 292.64 IE;. 26893 1.8 51 0683 .-TT.PE_ImH ROAM)GRATE E • 288.60'(12' S SLI._.1048881-25:83'.- 8411 LT- __..-.._ . 292.04 _.___34. L7"121SD01336.- micmsummmmi E E 28866 B• W) 288.33-(42. 9) YODuIAR WR14490 WOH 86150440 _1RAME STA. 44440.12, 2883, T --- ='C=P-ROFIL-E 16_11.292.49 E26823 (,2. s) .,- _- - .- ///.., AL//jzzwErv.. wJ/�� ////////gyp z,,,,,, /O U�, . ' %0771LF!/.} HORIZONTAL' 1 =30 # 1 y'fa E . 286.90 (12' E) ._ . VERTICAL. tis' _ _ . ..f , ��/ AT Q�j Si1fPE IADARD CRATE EK GRADL.AT E1,I.•-- _. � ry � hn R'N T.ry 5817-12 �� $ rvry rvry ti e hh hh 9].65- RW m-2816;701,--.51: E 28998 - -. MI SD 0 0.301( t� - ®... _. __ �. .. _-._ -_ - _, _E.... 38965 38-11 12 02" E) 02" EI SD 0 2432 L CB 828 C <3 4yy 1.1. `. . tYak wrtK 825 GRAZE ��� �� ��� �� EM WDH _ O L33 554STA- 3 SLA. -..332253E 000' -CB C8827 TYPE - •STANDARD -GRATE -2304 STANDAM GRAZE - - . --RW.31)3.15 E .28898-(8'-) T STA. 44.68, 2881 RI 8 54 29189 I 401 289.56 JE (8 W) STA .-SIt71b9,�885'. R7 (aM> 29220 STA .32111.31 RW 28.42 TR �1 �� E 288.69 02' .0 -e-285.83 E 188.33 (8' W) E ..85.13 (12 5) CB a3( r ]-418' rmH 6- 61(62' ac 2.11/11.-S1.0.11.1021 E . 85.43 (12' 40 S0lO-1 WNG-U0 �� i2.1_11_13.11_11_12.10 CB 82{ JI 1 W/ SOLIDI . _ . _. 64 CB 826 'FRw.29S.T0- .. -STA, • w--- -284.95 321 (12'p- i ._TYPE _ .. _ L�M0 661 ---1 R 2-48' watt.. -�.. -E 2 _IE = 284.95112_4)- 95 -(x2 -W) ,_5$n30F/4.77-•7.57 RT . RIM 289.90 SOW LOCIPO 1117 AA _3474.86. 79]' _RI - t M - - - .-. EM�-29239- 'B' E 12• M - c-285.77 (12' TO - _-. _E 28138_(12 S) E 285.71.((8`8)_ E _285771 (a' 487 ROAD PROFILE -_ - _._ - _...._._. tt� Z mimi®1lemenM -oROPOSED-GRADE-AT-L''''���T'jj'[I EX. -GRADE AT-Ct�4 - -'--- . - 107E-(tY� II _ _. _. _ ..._.---------- _ r - _. 5-30'- VERTICAL: 1".5' H# 2 C$ HP r$ F n$« H0 h� rvry h� rvry hry I. rvry g A ah hg 29+80 30+00 3N00 32400 33400 34400 35+00 296 290 285 280 275 270 35+60 300 295 290 285 280 275 270 265 24400 295 290 285 280 275 270 265 25400 25+20 39+60 41+00 295 285 280 275 270 265 42400 42+20 ce 5 c0 2 A m O a cc 5 0 2 ccO co LL Pc, IN CV 0 CV 03 04 TO CO I I 3N 1!1 1V CV 1 2 z CV CV 1.61 2 r 711 U 53 3 Dote/Time:5/22/2013 40 g SRO GRAN 0 B- ..PROPOSED AIWNG WALL. I I ~G� CB 61 - 7- 14 EXyq GRADES Y i`+f '-1 - STANDARD . I STA 1 +909.5.-79.31'. l J.` -I -. .____ .. ... RP _s 294-727--T--- �.} 21181200 0 O. E_ 291,28 (844) E 1 W I 14_-E7L 12-5E _�. . - _... _N_I 1 -- 1IL - J 'T -5 AmMD -STA-44.83.34 25-25.� --I - •-. � L -i--- IJ RSA 292.64 IE;. 26893 1.8 51 0683 .-TT.PE_ImH ROAM)GRATE E • 288.60'(12' S SLI._.1048881-25:83'.- 8411 LT- __..-.._ . 292.04 _.___34. L7"121SD01336.- E E 28866 B• W) 288.33-(42. 9) YODuIAR WR14490 WOH 86150440 _1RAME STA. 44440.12, 2883, T .... ROAD ='C=P-ROFIL-E 16_11.292.49 E26823 (,2. s) .,- _- - . 288.23(12210 -1E-•-288.23112_110 . HORIZONTAL' 1 =30 # 1 E . 286.90 (12' E) ._ . VERTICAL. tis' _ _ - - -PROPOSED GRADE AT Q�j EK GRADL.AT E1,I.•-- _. � ry � hn R'N T.ry �� $ rvry rvry ti e hh hh j1 ry hh 39+60 41+00 295 285 280 275 270 265 42400 42+20 ce 5 c0 2 A m O a cc 5 0 2 ccO co LL Pc, IN CV 0 CV 03 04 TO CO I I 3N 1!1 1V CV 1 2 z CV CV 1.61 2 r 711 U 53 3 Dote/Time:5/22/2013 40 g UTILITY CALL BEFORE YOU DIG: S. 144TH ST. ROADWAY IMPROVEMENTS PLAN AND PROFILE FOR TUKWILA VILLAGE CAUTIONCONFUCT THE CONTRACTOR SHILL BE RESPONSIBLE FOR VERIFYING THE LOCATION DIMENSION. AND DEPTH OF ALL DUSTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE S. 144TH ST. ROADWAY IMPROVEMENTS PLAN AND PROFILE 1-800-424-5555 UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. FOR FOR SHALL INCLUDE FAWNS UTILITY LOCATE 0 1-800-424-5555 AND THEN PHYSICALLY ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW lfiFlY CROSSINGS TO PHOWNLO THESE VERIFY WHETHER OR NOT CONFLICTS EIED LOCATIONS OF SMD SHOWN _---- TUKWILA VILLAGE �- KEYNOTE LEGEND PIPE MATERIAL NOTE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND IRE SUBJECT TO VARIATION.--... D ARE B A 1, PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & 300 -1/4, IN EORPER WSDOT TIO. C RB RAMP O SINGLE ALL PVC 5D PIPE SHALL BE SDR -35 WHERE PIPE COVER IS > S. PVC SO PIPE SHALL BE SDR -21 IN CASES WHERE PIPE COVERS 3'. NE NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. 15 30 60 O CURB RAMP PER `T OF d =ono.. CITY OF TUKWILA, KING COUNTY, WASHINGTON t.. -wsolcmnt ,f -1-1" Q•':� MOR `I.'L' O DETMREDDPLAZA ED�SIGNPLANS FOR 1I /! �r� l&� a / / I a �. l '~ - i . 1 I r,•. _' �f • ,:. _ i -"19_0: -: 1 I 'VV -288.-- Q5,"*4 R I: 'a)1 -I.5 RECJJONN• r I I ,• INSTALL PEDESTRW! WARNING R$:•,, /a na / vAIER NEW LIBRARY ` y k ) �L /�/� S1 K "�p,`c ' +_I I , i '`i" EASEM NT R RELE/:. OF S FDR E. i GE,:CE 1.5'�RQ.KRLo Q STSTEY ONCLUDINC RAPID FIASH y >1 d) / /�y�GA7•W _ _ . WATER P " I��F.����'�����, `+ OT} � Z9 I II�\\ l ■`.�y ' DRA'KC!W 86 ist.4Alowfut2017: CHANNEL% i W E. OF FROP. U:RBEACON I ADVANCED WALL ME AT YEEit yL• t�LETCR rI I ry11"OIE , �j �. r.:, { /+S POWER �jS/r''• j 4.,i .. '� •'L4'`t+'di_-=..: , r , r 1 iB ' I SD R ~� Cf1Y EN(9NEERE562E GROUND RODS irT I LXRE POLE.40. / Pbd'ER MONRORaB LCHT POLE .. / STOP BAR / W/J30/ i "'IL/WELL PROPOSED R . •E r. 1 y"i..• �l '_v t { ;_ '� - S L✓�' �7��v�+,. • .R m , r A IA E GAS .:.K0.94O3217 7 • STOP SIGN J•' PLM4R ADA •. R UNE W/JDO% .<� if g„ POWER P , YD A r. © {��%f N[ -w I O 1 t .`OS J� FO�<5 , '; 80% 540 BOX I A w4 !/ .. ° . ® -.. TEL 100 PE.DESITAL ♦ . A " :.•/ )� - - • C. .. 1 '. it©a ---\� ..¢ _-TT �FES POPLAR a8- j & • WATER1 GROUND ROD •' C,��• AUII CONC WAI.: I `• ClK'I �� .W/,,,,,, _ _ / :. •.P1�.I: \ . i- .1 QA- ' '-_ .-_� amigo ®��,1. / 1� �>♦7"TI' / FpCVOCABLEVWAULI MiLmV.T' L -.,- • Ai • / _ ��.+ - *..f W ER 9WT Po. • _ ; r�1MDA�MW!'!T' �� I� ��%'7 �GYi�}" p, .•T j�" ./ x . �'• ' : 5L_ • �. 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SEC `E7'S0� :, -Rr. . -a -y. �/E li'rl ��•i �� �Y7.1E .7ft '; _�'.r; 1!�... _�L i Ham° (.- (94�`�Y 1 IllrYal a d • N/E RAY 1 / / �•a / pr _ \ 1 • 'i: -,u P (9 -_ "a 11 -� T". .� 7 T: h -<.: CONTROL PONT M BCxES F>•J.`.rtw:,>_� ,,`.�,T�� jaati I®SI�_ IL KI �. VIIIFi T: T'Ttl l i J \ _'' $ce /{/p� I'�it/F• PER -950503035B "RAMP HELD FOR NDId; ,66. s d. POLE .'.i ls�{��� �}}.`•;ar POLE '� L'Yii1711/�f 0'. 'g''aiFLiB��L����.�� A I �:�'�1 ' CS auk„ i 316- cAs (° I,EO' PO J �\ I u� LTRTCil - .1 `? J60x C RUT W J"AX '1 - LL•Ta V , _ �Q ' 0. FPJND FASO RAIL {W •(pGeMICR PERS RWi I TEL ice For TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 27TH AVE. SE, BLDG A, SUITE 300 PUYALLUP, WA 98374 EK R/W ---... EFS. 0,14171 IRNE SPEEO `�I �® o®•-tv� .. OF C17R COPPER �ALVE TOR U _ I B. ( METER 508 `• 190% 1 �l PEDESTRIAN POLL i.: �A CROSS I V • 0 ., �X.H .T�>•IO �� .. CDOERuNE"4ISI AKS aB \ . BALK '.CRri• TEL. RISER H/C RAMP r �B ORAL )BOXES ' 814 11 C8U S' scNu /± ®r NEW BUILDING D 1 !" . • l: " 510.4 8AE1 ! -3O 1 mons(2) / / / i µ'At 1A 1615_2.00 I l,,, © PROPOSED 854 LINE/ ! 1 ; i. I' I f f ,k‘11; '� ._ " :.: , A. I 11�� II aB 1 �c 4cTER-✓ 8 11p LE 12' RCP SD L NATER II YEtER © N F --290.00 I I .�, I 4 II ._ S' EO I $1N 23 U E%. IB' S0 I ANO sxNA PA): si II b, f/::•i •i/T it! ,Mrr l „OLLjr, • , ! r " ! V ! 3 NO . $ � S 144th Construction CL PROFILE 1. REFER TO SHEET C14 FOR PROPOSED SOUM 1441" STREET TYRGL SECT10H5. 2. REFER i0 SHEET CI1 FOR MODULAR WETLAND DETNLS 3. REFER TO SHEET C42 FOR STORMCE➢TOR DETAIL 4. REFER TO SHEET CI4 FOR EX. 811LM STRUCTURE DETAILED 184084 118. 5. CONTRACTOR TO RELOCATE AND/0R RASE/LOWER ALL EI. UTILITIES TO FINISHED GRADE IN COORDiNAT10N van CRUET PURVEYORS. REFER TO SHEET C4 FOR DEMOLITION PLAN. 6. CONTRATCT 42NTO RONNE D AVENUE ALL ExisTWG STRIPING ON S. Hsi. ST. FROM TUKw1U INTL- ti 310 310 " V_ PT{LFY� 291,97LOW .,T SA - 12+30.09 _. _ .___. $< i -LOW - _..... . .305 305 4,� __ Y- cN. r �1�����. 1111IIIIIIIII■�111111111111�� .± 74-1 X11 g,11 °.WO ~Sy' BEON ROADWAY tn�+0 1 ♦ 0 :. 4 _ _ +.. . + _ _ _ _ - _ ,. _ 5 = CONSTRUCTION G a a is ___. _ . .. ....___._. _ r-1 1 RO GR OE_O .. OoHERN . of r 4f . /......,1' 4-`s-` - V �''rJJjORA511.0- � 9.27.13 = CONSTRUCTION Q €. $,n - �_ ZB�c �•.R _ --CONSTRUCn �E- ,$ { . MiTCH-iX7E,I. V. 0 CONST.- t - .. _ '.^. �j . __ . _ . .. _ 0 EGIN�1- CONTINUE CONTRAfE SECTION SOUTH ( HALF) (NORTH HALF-) - E N D-COKSTRUCTI : ' -. -__ __ ... _. - _ .... .. ..II .. .. ...F. _.. t - _-. ?.WR _ _-_ CONSTRUCTIONy......`.. �1ROPO ED __._.. _ _ -_ _ _ �_ .-.. .+ . :. Il 1 �� 3 KAUt. ..._._ 1 i -- It _ .._ _ �<�� . �•' _ � _ __ _ _.._0.- _ _.... - NOR_ I ___ - INLINE _ _ - ---'-. --._._ _ - - --. - _- 125D0 33� - - _. - - r - ----'---- -__ - Ti ',a3 o , ._ : "r0 ,, /�; ra -///%/dp r. ° �i/uut- x.286 ri'EfEIZ AMMiAMM /Aar -////� % .. . - 194 r .. _ - �a 22 lFIP _ = _' LF 12:50.0 0 306 ice. 16 SD o 306 Y<O//�///LO ��//Il��///.�i� �/„/ //��i �� - 1j Ex 1080 0 -{l •_ - . , -LI - _ - --•� IT LF 2 74A .37.65.1 _DT a a 313 $ '8R 8 �I t1 g -r LI_ 1S- SENER _ CB tT0 , F - - _ I_.�4. - 50 O O.SOR --IE Rohl 287 57 5. -285 -62.02 1-.;,._ ?� ._ .. ... .. _.•_. __.___ __..__ CB Rio -lm 1 �1YPEY2-48'WttN LOCKING L)D 1 4-.8- _ -NW),-= _ ... _ __ _-..._ _.u_J._- __-., : STA-. woN 4292.70 YY K 3251U jIE_ 285.fi2 F% 17 (2'-E) m -O D]1$ - - - mu( 864 if 2ORAI. 128042 2108. T T 283.448 2' S 1 wRH I ROI . IE' 2&`"04 ( • W 12WET 800 6 M00 TrtT �1'IF Ex.c89 -Ex-cBu7 -----'-'-r 5) • .285.41 (12' E) -STANDARD SA GRA1E�- 15.39', LT IE _28_21-(6+ 10 STA -1417534. 26.42', LT • -L E%.11PE_I CB �GHAS► 18215 72ND AVENUE SOUTH „.5.• v KENT WA 98032 Q% Z (425)251-6222 (425)251-8782 FAX �a6 -14411,10' 0' CML ENGINEERING, LAND PLANMNG. tr�h0' EN.0.0. SURVEYING, ENVIRONMENTAL SERVICES - «B A • }L L AI11-. -13448.13, 28969_ ,2 . • (121 E) ppl .8621 - 211AM (8 v, 4...4;37.42. 1y3r, y- LF - __ - _ r - STA .. 17,3214: 13.32'.. p1_-. 2755 275 it E 287.40 8. 5 ) S • 28 E6 5) [ 285& `12 N) RM•186 W I2. __ -_. ': -_ _ _.. S _ .T71FB 0O 523 08643 _- - .. _.__ •CB AY6 IE -.28581 12'.5) __ - - ... _ 04 10 --__ - .. CB 012 17P211 WIN ._.. .-.. -SC S My._. • _. .__._ ORMCFPTOR _ ��LOCKWG-DPEA UD - .. TE i -2&A! 18' -SE ( ) . _ ... _-_ .. _ .. ST _... _ .. .i A"( _ STA -.-32,03.817 GRATE .. S _ _RN_28961 A 13N9.19, 1633' RI .. ..... ._... _.. .. . SOUDi0CK9IG94 L0 _. CONNECT TO EX, STA ,4.8301, SO 5.41•, LT . _ _ STA 156'11,14 287.981 6.OQ'. RT-- 1 _ - .. - _ _ - 270 RaE �0 E . 288.43 (6�AQ =E) 00 - 266 CO (9_N) E 8231-(12' E) CE 1740 E 285.69112=SE) i mis. A1: 1: STA 17421.70. - - - E 28780 (i. E -28847-(12 5) a E---263:74 (8' N) - 2Eea 355,1 -LT RW. SOUTH 144TH ST -PROFILE SLE 1E So AW#, oxx E . s E 0)3 ,�6,> T E .;7 (12-9, . IR 417 <D e D 80 26 F F%- 1 S R 5 .287.85 a _.. __ __ _ . _.__- : . _ -- . _ .. _. ..- -_. 11gQ. wEY - _ 7' - _ 26,5! 11OTNZONTAL: F• 30' - ..10.---1-34.5S.6:‘,-34.40 84 • 289.38 -T.F,_W/ SOURFv19 ( 2-48' E1 28297 Y W) 1 ERTICAL: -1-•5' E.. 28834(12'.N)- - LOCKING 1.0-1-- ._ STA 482.7720.05'.Ri _ , _..___ _ .. ._... E3=C$3DE'X_CON En 0 - 266.24 (12. M STA. • 43853.53. 289.73 3.92. 81 AI • 28765 SCORMCEPTOR STA=7188232. 601 -LT E 28848 - Ir -5)•286 E 283.25 (8' SE) W ____.. 3.ROPOSED GRACE �..._._ LCONS MON r1 -_ _. E. 28818 IME)- 42�OF=i?9.-RJ - E- -1281.90 -(IBr S) IF =. 28411 _.. EAi7 (e- NAIL._ _ _ -EX. GRADE AT CONS RUCTION 9+� 10400 1µms p{� M NORTH GRADE A7 FLOWIINE 00 �,�� 17+00 ffi+OO - QQ [NORTH r m F. « r r r .. t Tr L Dote/Time:9/27/2013 10:20 Al fik:G:\15000s\15255\engineering \152 UTILITY CONFLICT NOTE IO HEA CCONTTR CTOR SHALL 8E RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOUNG THE UTILITIES THIS SHALL AND CCULNG HORIZONTAL THE IUTY LOCATE 0V1-8800 424-55155 P980 THIOR EN CONSTRUCTION.POHOUNG ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW IfiUTY CROSSINGS TO PHYSICALLY PLANS ARE BASER D UPON CONFLICTS UNVERIFIEDINFORMATION PND � SUEUECCTOTO ON THESE storage STORM DRAINAGE NOTES AND DETAILS FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CRY OF TUKWILA, KING COUNTY, WASHINGTON generotor c R37 2 LF 36' RCP §O 2 IF 36' RCP 5D N N N N 111 N N N N N IN N IN 36 RCP SD N g N N N N 1I N N N N IN N N IM N N 11 N ,( _- 2 I[ TE,' P S. O ryII 70 trash /II 111111/111g1 c c c c c c c c c c c elev moch OSED BU 110 VD-RCP-SD- 5 0RCP-S45 entry lobby 550 sf FF- =293.2 c c 2 LF 36' RCP SD 53 52 51 50 49 c C c c IC erveRs he cos Dex cor i 85 fDe 2 LO ire corm -nor flex cor 66 fitness 900 sf 295 zeo 10 I8 RCP NEW BUILDING C FFE=294.00 BUILDING B DETENTION SYSTEM PLAN 285 280 275 270 - _- WNGF FLOOR ELEV. -PIPE k ----.-<.B .2n .EL } /0'PIPE-Q -GRADE :, .: �,,�,f , ,�i i/ 4 �' ,. fl -/Vii / , J' /":" ;/ e�' lam, e✓/, e /e406 , / / /e /rip e ,� _ f f/ �� ' ;i//eirj epi �i �-0 0i .. %// o. /1 //1//. J % �/ / .3/77/ 11 /. ! %= __ _-_.. __-.... ' L 36 SD -0 0.001 2 LT 3650=0 0:00% - --.. 2 LF -36 50 0-0.001 - . -. __. .- -_. - --_ _ _ - .-.. _. ___ _ __ r -- _ 2 -IF 36'..50 0 0.001 ®- Cu X9 955.02fm c,ns CR MAL TYPO 2.T2•WTT11 C6436-TYPE260' WITH -- SOUD_LOCgNG 130 -. - - - L - - SOLID LACION - HID OULN LULKINta UU TOY 293 20 20 29313 Kul 29320 RIM -293.20 � ��� IF - 2 3634) . IE ---228.3.40 (78_ o) 1E - 2_11,1_,_(3:4036' E)- TE--. 283.40 (56:5) -.. _�____ _ _. -__ _ - _ TE - 283.40. (18'.8) .- .. CB 635, TYPE 260' 0408 08 938, TYKE 2.22 -WITH mumm. C8 SS9, TYPE 240' WIN 'MUT, -SOLID LOCKING.UO Win LOUONG.LID O_PIPE Q .R ELEV. O PIPE BUILDING B LULKUR . = RIM 293:20 -IE---283.40-(36=E) 914 -29320 IE - 283 40.436 W) - - LX6HG GI DA _ - _ DETENTION SYSTEM �,� - . _ . - BFLOW RESTIOCTOR- RW - - ._ - _ _ _ .. ..- TE -283.10=(38- 5). .. GARAGE Fl.. _ PROFILE -X29320 tE 213.3.4013e -14t7- __ 283.40 (18' E)- � -....:.1E X-- 283.40 (42 S)- .. rvH .Ri, .� rry ng,' my "i '7,4 rvr ,,. rvr rvr r r �n �ry r mg) rot nr sl o^I rr aR' ro. 0^1 r.n aH CFI h 10100 8+00 12+00 290 285 280 275 270 14+0014410 0 10 20 40 ass_ -._II 1110 111111.,,Slor- 12' MIN 2 1,419 CALL BEFORE YOU DIG 1-800-424-5555 RISER REMOVABLE WATER -TIGHT COUPLING OF FLANGE PLATE WELDED TO ELBOW WITH ORIFICE AS SPECIFIED FLOW RESTRICTOR ELBOW DETAIL NOT TO SCALE NOTE, DETENTION SYSTEM SHALL BE CONSTRUCTED IN ACCORDANCE WITH KING COUNTY 5W011 SECTION 5.3.2 W/ DD54R ER ROTHEWSED �E FRAME AND LADDER OR STEPS OFFSET. SEE PLAN SHEET. FRAME & GRATE ELEVATION PER PLANS RIM= 293.20 SLACK WHE8 TEATS DOWN FASTEN CHAIN TO FRAME OVERFLOW ELEVATION PHOVIUE 01114110N EL -288.40 6' ELBOW, 1E-286.90 ORIFICE DM -3'. SEE DETAIL THIS SHEET. PIP P•IRT STD GALV. STEEL OR ALUMINUM LADDLR/STEPS CLEANOUT GATE A) SHLAR CATE. IRON BODY BRONZE MTD. OLYMPIC FDY. STD. OR B) LEFT GATE. BC/C I -LG, CAS E CULVERT INC. OR C) OTHER DEVICE APPROVED BY ENGINEER INVERT EL=283.40 RESTRICTOR PLATE W/ DRILLED ORIFICE DIA=4-1/8' D D >- 0 - NOTES: NOTES: 1) PIPE SIZES & SLOPES. SEE PLANS. 2 OUTLET CAPACITY NOT LESS THAN COMBINED INLETS 3) METAL PARTS: A) CORROSION RESISTANT OR GAL- VANIZED OR ALUMINIZED TYPE II, B) IF GALVANIZED STEEL PIPE. HAVE ASPHALT TREATMENT I. 4) FRAME & LADDER OR STEPS OFFSET SO: A) CLEANOUT GATE IS VISIBLE FR04 TOP. B) CUMBDOWN SPACE IS CLEAR OF RISER & CLEANOUT GATE. C) FRAME IS CLEAR OF CURB. 5) STRUCTURE SHALL BE A TYPE II CATCH BASIN MINIMUM. FLOW CONTROL MANHOLE DETAIL - CB %39 NOT TO SCALE b 8 w 1 E $ x $ x I7 >7 85 N N z div U N 5000x\75255\engineering \15255—mdl.dwg Doted e:5/22/201 UTILITY CONFLICT NOM CA1T 10I THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF AU. EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOUNG THE UTILITIES ANS SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTIUTY CROSSINGS TO PHYSICALLY UNS AARREETHERE D UPON THEN UIAIERIFIEDTPUBLIICC INFFOR41511044 840TIAURE SUBBJ CTOTO VARIATION. SS STORM DRAINAGE NOTES AND DETAILS FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON • SS ,, SS SS O I II II III I hC 0 11 1. 13 14 15 1. 17 18 19 20 21 22 23 �4 25 2. 27 15MME`V - - - -I. El AEI In II H • MO 11 1.1 WA MI III 1.1 OI 6''RCP :7127 �,� C •1111 .. 101 .44141111.N 38 39 40 41 PROP .42-`43 / _// -47: 44 SED 45 46 BUILDING 47 48 49 50 E (317 , 52 1 53 u -9 54 55 F 60" 56 RCP SO 57 58 59 60 ' E=290.00 \62 63 I 64 65 66 67 68 169 70 71 SS L� I / 2 LF 36" RCP SD oil ME I . - - - • •/ 2 1.8 36" RCP SD 29 LF 12' RCP SD re: A .. %✓ ii !f//f`f/,,KiAr 4 /7.,,/ 1., // /f /ff e // / fff / //// // fffff fir'i`ffffi. 280 b RIM=389.38 ....::. ........ _.. 275 EXISTING GRADE:6_PIPE LF 36".5D:.0 4.000.. RIM = 291.89 I..... .... CB 08,'TYPE2.72'.WITH........ IE - 26160 (12' W) --- -SOLID LOCKING LID nerator ..................................................... RAMP TO GARAGE.::. BUILDING E DETENTION SYSTEM PLAN 4 CALL BEFORE YOU DIG: 1-800-424-5555 0 10 20 40 ISL. ROUND SOLID COVER MARKER "DRAIN" W/ LOCKING BOLT . UNLESS OTHERWISLD APPROVED BY ENGINEER FRAME AND LADDER OR STEPS OFFSET. SEE PLAN SHEET. FRAME & GRATE ELEVATION PER PLANS RIM=290.00 CHAIN -200j CAPACITY SLACK WHEN GATE IS DOWN. FASTEN CHAIN TO FRAME OVERFLOW ELEVATION EL -288.10 6' ELBOW. IE -287.30 ORIFICE DDI=2-1/4', SEE DETAIL THIS SHEET. PIPE SUPPORT STD GALV. STEEL OR ALUMINUM LADDER/ SIEPS CLEANOUT GATE A) SHLAR GATE. IRON BODY BRONZE MTD. OLYMPIC FOY. STD. OR B) LEFT //GATE, CASCADELG, CULVERT INC. OR C) OTHER DEVICE APPROVED BY ENGINEER INVERT EL -283.80 OUTLET PIPE 36' RESTRICTOR PLATE W/ DRILLED ORIFICE DIA=2" 60" INVERT EL=283:80 CHM I REVISED PER CITY C 2 NOTES: 1) PIPE SIZES & SLOPES, SEE PLANS. 2 OUTLET CAPACITY NOT LESS THAN COMBINED INLETS 3) METAL PARTS: A) CORROSION RESISTANT OR GAL- VANIZED OR ALUMINIZED TYPE II, 8) IF GALVANIZED STEEL PIPE, HAVE ASPHALT TREATMENT I. 4) FRAME & LADDER OR STEPS OFFSET S0: A) CLEANOUT GATE IS VISIBLE FROM TOP. B) CLIMBDOWN SPACE IS CLEAR OF RISER & CLEANOUT GATE. C) FRAME IS CLEAR OF CURB. 5) STRUCTURE SHALL BE A TYPE II CATCH BASIN MINIMUM. FLOW CONTROL MANHOLE DETAIL - CB *9 NOT TO SCALE NOTE DETENTION SYSTEM SHALL BE CONSTRUCTED IN ACCORDANCE WITH KING COUNTY SWDM SECTION 5.3.2 gif „4./ 2 1' 36' 5D 0"'0:005' --10 LF 16" -SD -O-0.60% 2 18 36' -SD m 0.000 -CB #9, TYPE 2.60"WITH SOLID LOCKING LID &.FLOW REDTRIOTOR.::: ...... 014 29000 _.. .. .... ....IE.. 263.80118. ..........rir wnu i..^ ...... .10 w_283.80 (36 5) tE = 263:60 (12 H) DETENTION SYSTEM PROFILE ...._ 10+00 12400 13+00 36 36 ...__.. 2 LF-' SD -9 0.000 -GB 87, TYPE 240" WITH SOLID LOCKIND UD 10-,"2133:80.1367.30=7, CB ✓W TYPE 240 *1014..,.: ........ ..... EQLID L00000,GJ,10 ............ -"__ RIM - 290001. ... 14+00 14480 12" MIN 2' MIN RISER REMOVABLE WATER -TIGHT COUPLING OF FLANGE PLATE WELDED TO ELBOW WITH ORIFICE AS SPECIFIED FLOW RESTRICTOR ELBOW DETAIL NOT TO SCALE J 8 J p 05 (fJ F � a a 02 O O rn 2m� Q a J3D CO J Zr a CV 05 N g ug 8 S c it Y t. 8 wg Dote/Time:5/22/201 E File:P:\ 15000A15255\engineering \1525 / ,, '77 //, ,,,,./Aw. _...,......, fff / %` ,-,/,/,3)//7,/,': ffffff Fff rf/ f:, 2 18 36' -SD m 0.000 -CB #9, TYPE 2.60"WITH SOLID LOCKING LID &.FLOW REDTRIOTOR.::: ...... 014 29000 _.. .. .... ....IE.. 263.80118. ..........rir wnu i..^ ...... .10 w_283.80 (36 5) tE = 263:60 (12 H) DETENTION SYSTEM PROFILE ...._ 10+00 12400 13+00 36 36 ...__.. 2 LF-' SD -9 0.000 -GB 87, TYPE 240" WITH SOLID LOCKIND UD 10-,"2133:80.1367.30=7, CB ✓W TYPE 240 *1014..,.: ........ ..... EQLID L00000,GJ,10 ............ -"__ RIM - 290001. ... 14+00 14480 12" MIN 2' MIN RISER REMOVABLE WATER -TIGHT COUPLING OF FLANGE PLATE WELDED TO ELBOW WITH ORIFICE AS SPECIFIED FLOW RESTRICTOR ELBOW DETAIL NOT TO SCALE J 8 J p 05 (fJ F � a a 02 O O rn 2m� Q a J3D CO J Zr a CV 05 N g ug 8 S c it Y t. 8 wg Dote/Time:5/22/201 E File:P:\ 15000A15255\engineering \1525 UTILJTY CONFLICT NOTE CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOUNG THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFUCTS EXIST. LOCATIONS OF SAID UTIUTIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. STORM DRAINAGE NOTES AND DETAILS FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NWI/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON • VL-tjaisg 8101VRA758 FEAR TREATMENT FLOM RATE - 0 05 (P5 OR 2027 0847 RAX 815425 1109 RATE = OEPENLANT ON 0(05 S ZE SATC/RGA71(AVS INSTALL AT SURFACE IAENSKMl5 =D 7 XJET 04.33' 106 OF CR. 70 105107 Our - 3.76' C/L MODULAR WETLAND SYSTEMS - LINEAR 3-6 VAULT TYPE SHALLOW FLOW c0Nr4o( R75ER 4' LEFT END VIEW PRETREATMENT/DISCHARCE CHAMBER LEGEND 6815666 26TA1 7L.`7N71007 /0512576 8610 1011 54735 1a1.501.1' / 43'7'155 11,1(4 0071E7 PF"c - SIZE Ado 167)7/04/ 444Y VARY ACCE50 047(6 6498!497' LGAll60 11617 PPE-' .'}---7,•-e-- 77/75 015 0(4147/ON - -. AM( 4.171' ,. .. Tut'• OF - 0/645S 47(18 PLAN VIEW --4' 8.48_5 4744119 C647570(E 111O1A PCP ELEVATION VIEW 046179 232344 424644/T A.4YA[EA4EA 0146 53734-2 2.331 r 0099 = 4707 SF PE4 S&L (JS=I 2701 r 2049. 564 18 718 546 ROTA 47740 NON 5114FAf5 ARTA =27610 4E7DAD UEDA 010/6[ ATI 2217 PR / 21.62 SF 103664419 694, 441xrtv rlwFAerAlrAeu6 2 650 11 747' » - 054 57 5175 514184(1 kVA • 1.6611 0.9 2 623 .67'9=94IF 4140 SI.Fr44 1044 4611TA71047 5548448AREA 2.:2 .4" 4 8 .:11.75 •14/614 F5F150517,0' 49302 [040165 Aar 2797 ;+'N /50.16 S% -4J4 F RIGHT END VIEW BIOFILTRATAW CHAMBER INSTALLATION NOTES' 18.X44.4 191784/7 5151015 458 PO PDX 669 OCEANSIDE G 72049 5. 6 567411 1677 08 6343 BED OF 044/04 05.47 1E454 6' 64 469114 Arrm17665.05606A6066,A 0090707E 20 Ilia GOI0 00(5S0E 57,706'%7 N=800 051 PRO.M17A9r 460 L7JIJPIOEMkI 6104496150 ASrY A-EfS, GBALC 60 09 1607.914400 CO1751679 944 1!!15 :44)19(7 RUED E07 94045/11 184014 300 5.SF. 611x7.34104.00046' CJ /430157 23611470 Ail IYx1.5 ARE 4' rrn(47 84''7115 430 4. 311577 80770. 8` 718(5 44514)5 3/5 Av1 R1T6OD CA'x IN PART OR 45 *00/7 SEALANT 81712 006ER 55-5-522:2 A 9001E IMOD TIE RARER FRK55844 01 /1401' l4 47,11440 5,510.6 56. 6 F67,01:07, 66, 1 m7r 6216 5/20/13 014718E 7770£.' MWS LINEAR VAULT TYPE CATCH BASIN MWiI TUKWILA VILLAGE PUYALLUP. WA SIZE DAC. NO MWS -L -3-6-V REY 074/; 7709175 - I115407 (71(El 1 OF t MODULAR WETLAND #1 DETAIL NOT TO SCALE RQWA41E9 PE4X TREATMENT ROW RATE ODsl CFS OR 27.57 CPM PEAT' BYPASS :10:9 467E OPR5414! 5•P. rarANo145 507615 A7 SIMPAGE D.D. ONEN510N5 4.7 X 4 X 4.7' 70P OF CURS TO /311(147 017 4.13' SEDIMENT 511548558 CAPACI77' 1070 365 047 233 CF l' -O" 0486 OLP 70517X".11 57176 ARANO Ail S:ES LEGEND MODULAR WETLAND SYSTEMS - LINEAR 4-4 VAULT TYPE .4(12750 HATCH PARKWAY COVER 1EFT END VIEW 4115446 AUDIT 75411761007 26007448 667E.4T/ON LATER MM5/515 / ACCESS HATCH ....F.,......., PIE r' E. I .111A...1�1/ "" WEIR WAIL_/ 17-11' PIPE 054Er PIPE 7 6' 544' PLAN VIEW.9 6 • PLT. /10(60 45S GOER 7 ELEVATION VIEW E1610410778174 CAR7R1OG 44(514 PIP 909454GT0V0LIMBf9 8134'ACFAREAULCS DOES = 2 1.5'1434'»-5755 586 507747:.414 + 102 5` 005=1 3T "L 13.4'»= 1266 LVD &45141( 46£6 = 126 ST F222 '4(^.41,10 kW SURFACE ARTA -229047 MEPA4D NEPA Lawara 74476 2390 611/22.20 SF 83GP44F PREIPEA7MIAT49TFP NRIACEAREAOILCS 7074( 085170410.5 5117/500 AREA -HOF F601744714170 11.749 max A47( 22.40 5824!7000 ST -714CN4S7 RIGHT END VIEW INSTALLATION NOTES: r. 2. 00467611 L%97 ON OIL BED OF 074401 OF AT !EAST 6' 41 mum MMTN 1' IM'MJN 6 OLP E7(440041 10044:0 691849E 945 URN (067176 77 LAT C090017E557 5771/410170=5000 551 RE70 57/92 ATV A-0/5 GRADE 70 617E0 707 4500.047 (286947 SCG 00I. .0517 SEALANT',' ECRL RUBBER 5S-5-0210 461151 4/ 6277100 0757E60 194( P.0 80X 869 05(4651. G 92049 sank 1150515901AAA& cam PR(8517A57 ANO C0"/18/5014(; 716 5(l0,0114508 558499E0 44 710 0184/41%8 ' 11185810314045704231747236'$Mp 5!104)0( C ANY eTROD1004 w PART 02 A5 A 0901E 1606407 7,»E 10177151 8745556+. LY ',. 431(4/1 4E1!4171 51511445 460 6 686)43079. p17 MAN 5/20/73 44/7(0 NILE' MWS LINEAR VAULT TYPE CATCH BASIN MIG/1 TUKWILA VILLAGE PUYALLUP, WA SIZE WC. .4J. I0IWS-L-4-4-V REV sou Airs l fRr - 19[1115 15745(7.7 OF MODULAR WETLAND #2 DETAIL NOT TO SCALE CALL BEFORE YOU DIG 1-800-424-5555 VOCAMS 5608644705 Pi945 TREATMENT FLOW RATE - 0.06£ cis 0R 279E (P4J PEAK 81PA55 RDW 447E /(81515.49, ON PIPE SIZE SPECIFICATIONS IN57ALL 47 SURFACE D.O. 581187155705' = 5677 367' 9' 542' 700 06 (1548 70 .050(47 OUT • 4,09' MODULAR WETLAND SYSTEMS - LINEAR 3-6 UNDERGROUND VAULT TYPE INLET PPE 4\ e-' 6" 6' 0` 8011e0/41Rr)N CAR7R35E 44109 r77(R e .ate it MI1111l1i111 I444945AiiW1/ (' INLET PRP 0571E77:PE HAW68 COVER .618812I 7PAFFE (060120 45A C057P131117 2064000 1005E 1519 (8077rs et 90 (07/782705 10 1477(0 6645570 GRADE PLAN VIEW (014R 14444461/' 1744175 I LV: IN 4 - ADA IML /34V) S-490(0 00054 AAD C5195768 pl EP 0011-17,4(70k 70 WOW 180,156118 GRADE LEFT END VIEW PREPRRAT,11E78T/DISCILIRCE CHAMBER LEGEND 4614444 ACM/ /4 0+41 /.175')55 7147571 RIGHT END VIEW B10FILTRITUON CHAMBER 6194546.0944.461669 SIBAQAREACAL6 SMT -2 2931 4 2701, = 629 ST POR 56 005=2 2701. 279'4 • 729 SF PER :NO M734 RETUAO 4/0MI 5187',44£ ARU =271418 6117AN0 2071 744..9. 447E •4765 GPM 17.16 ST • 909405 INSTALLATION NOTES: 2. G 76741 (M7 ON 21443 RED OF 724403 C5 AT (EAST 6' I01 0(PT» C1i7:RE0E 2P 2:1 (2606(52147 MOON 46-5894 PEI 719407660 AMP A 615 684559 44160 F'S' 944X441' LONNIE JOG PSE Al 4141(5 445 6' r0455 8467(E5 455 4"11:57, 57726 6'1104 Ayr /777175041.407/ 011 P172160 55-5-60270 110.286 WHAT 57'5/2145 /57 PO FIT 869 XPASID6, CA 72049 065169911011686707.49m Dur Lw - 8/16/73 OAT PROPRE7AR1 AND 0711171107.41 IIII*6586111WLLRAWr0W IMM 01007166 115 502 84154044' if 107.649 5751441 60, AM 607Rtt[Ct748 91 FART 0R A.5 A M7A18 23770117 DE MOP FER2.007 17114,44 23611440 5157(445 4)5 6 770413173. 1770E MWS LINEAR UG VAULT TYPE 6908N9 SIZE OWG. 1774. MINS-L-3-5-UG-V REV SCALE R'TS I vas - I11(6E5 I SHEET 7 O4 1 MODULAR WETLAND #3 DETAIL NOT TO SCALE WEL1..A1VU 060194707 PEAR 17(4741187 ROW 847E 0387 G5 OR 142.2: G'M PEAR EH'A55 ROW RATE = OEP45(2:7 ON FYA SEE 0100'10400VS IN5741.1. AT SURFACE 00 15148/1 KW5 3 T _' X 75' RM 1.•1' A7I(Ni 70 78 -921' OUTLET WATER TRANSFER S557E11 mankroif C04ZR TRAFFIC FA7 0� 577.PP(D Lo055 ANO GROUTED FY 85 CONTRACTOR 70 MATCH ON/SHED GRADE LF,GF,.ND 4 0' 810171T71177077 CRAM 9,_„). LEFT END VIEW RETARD 10.4 MOTSA 76 7(7EN104 UKP 7044654E / ACCESS 41071 i �467/HOLE CO5ER RAMC RATED SHIPPED LOOSE N!C GROUTED I0 9Y CONTRACTOR TO MATCH FINISHED (7465 INLET WATER TRANSFER (155474 CHAMBER SEPARATION 94151£ (47701805 MEDIA FILTER 3 EACH 1NFL067 P1P£ \ 0575 -047 PIPE0R,.8 GOWN LINE 4774677107/)( COVER TRAFFIC RATED 5555 12' P55 PIPE 815.15:7 SHIPPED LOOSE AND GROUTED WNH FLOW CONTROL ORIFICE WEIR IN 894 CONTRACTOR TO MATCH PLAN VIEW FINISHED GRADE 20271 fSiR1u 014 1 1 1 1 1 I' 50 IE CD OUTLET FLOis' APE W ' = (0747801 174714751 R 6 PR0410.4 0117 [847'867 ,2. D' 3' 0' ELEVATION VIEW 9100176AITON4TW18ER i4/RIACEARLA CALC9 5655 = 4 37'1.211•»- 11_5154' 11.51$5X4595=5606 11.IS = 3 4584 X .15015_ !3413 70441 611141/0 141'14 519100 410;1 • 4](34397 mli�1 CM/1 SFY •1.9061997 PRETRFA1411744047ER sU FACEAREACAILS 707AL FR(7RPA7111777 SURFACE AREA •79 if F?f7RU1AEM D17i0 104.7640476 14227 Cf11 / 75 ST 5001014664" A 78" 6(66 67775417441546 001717111710N MAIM _. -. LHAIM 6` RIGHT END VIEW INSTALLATION NOTES'669 J. 4, 257411 1807 ON 1.1018£0 0' 10,531 Cf AT 1057 6' 19 209717 INN 1' 46'5/131 OKR 6474947486 .801889 &ORI 1361 (54157 6 28 NY CDIE55551(511 '7/7 44=5.009 FS. PJSOYn,i51,45m A-415. OWE 60. /4950 18.57 PARA1614 10.140NO 300 P.Y. .057 g414742 BUTYL 701847 55-0 270 POLAR 17171AND SrSTAls 941'_ O".04A/N, 04 92049 wN 800,J4r2lfonds .cam LMR 4.4^ M7 PROP6E8ARY 405 COWFAXNr.41 ll5 4704444 704 C0//4013 W 7765 0444016 Ilk" .578E A7P7.09 Y 1100HA4 41:.449 517/799' 446 .U7' RLPRYAKR044 N PART 07 AS A 46812E 181414 11. 46571(7 03640756 5 (4' 7031044 6711.419 55714/5 R,41. 6 187.4.'184 9. ImE: MWS LINEAR 2.0 UNDERGROUND VAULT TYPE 57ZE OAC 940. MWS -L -8 -12 -UG -V REV XAI.E HIS '=' - 14'7(01 SHELF r OF MODULAR WETLAND #4 DETAIL NOT TO SCALE CHMI CHM I CHM I REUSE rx 61 D8 8 40 4L CC Z 0 O • 'z • V! LC - I- CO Z O c � i 3Z 1 0 w x W L Q M N N O N t0 Z 03 Cs1 m I 4- 317 (7 n N N - Z u 7 (0 V v 11 8 11) N En S 51 :P:\15000s\15255\en M I.1■�^�vP R� o � �-b614fVbVti _ i� 11617 PPE-' .'}---7,•-e-- 77/75 015 0(4147/ON - -. AM( 4.171' ,. .. Tut'• OF - 0/645S 47(18 PLAN VIEW --4' 8.48_5 4744119 C647570(E 111O1A PCP ELEVATION VIEW 046179 232344 424644/T A.4YA[EA4EA 0146 53734-2 2.331 r 0099 = 4707 SF PE4 S&L (JS=I 2701 r 2049. 564 18 718 546 ROTA 47740 NON 5114FAf5 ARTA =27610 4E7DAD UEDA 010/6[ ATI 2217 PR / 21.62 SF 103664419 694, 441xrtv rlwFAerAlrAeu6 2 650 11 747' » - 054 57 5175 514184(1 kVA • 1.6611 0.9 2 623 .67'9=94IF 4140 SI.Fr44 1044 4611TA71047 5548448AREA 2.:2 .4" 4 8 .:11.75 •14/614 F5F150517,0' 49302 [040165 Aar 2797 ;+'N /50.16 S% -4J4 F RIGHT END VIEW BIOFILTRATAW CHAMBER INSTALLATION NOTES' 18.X44.4 191784/7 5151015 458 PO PDX 669 OCEANSIDE G 72049 5. 6 567411 1677 08 6343 BED OF 044/04 05.47 1E454 6' 64 469114 Arrm17665.05606A6066,A 0090707E 20 Ilia GOI0 00(5S0E 57,706'%7 N=800 051 PRO.M17A9r 460 L7JIJPIOEMkI 6104496150 ASrY A-EfS, GBALC 60 09 1607.914400 CO1751679 944 1!!15 :44)19(7 RUED E07 94045/11 184014 300 5.SF. 611x7.34104.00046' CJ /430157 23611470 Ail IYx1.5 ARE 4' rrn(47 84''7115 430 4. 311577 80770. 8` 718(5 44514)5 3/5 Av1 R1T6OD CA'x IN PART OR 45 *00/7 SEALANT 81712 006ER 55-5-522:2 A 9001E IMOD TIE RARER FRK55844 01 /1401' l4 47,11440 5,510.6 56. 6 F67,01:07, 66, 1 m7r 6216 5/20/13 014718E 7770£.' MWS LINEAR VAULT TYPE CATCH BASIN MWiI TUKWILA VILLAGE PUYALLUP. WA SIZE DAC. NO MWS -L -3-6-V REY 074/; 7709175 - I115407 (71(El 1 OF t MODULAR WETLAND #1 DETAIL NOT TO SCALE RQWA41E9 PE4X TREATMENT ROW RATE ODsl CFS OR 27.57 CPM PEAT' BYPASS :10:9 467E OPR5414! 5•P. rarANo145 507615 A7 SIMPAGE D.D. ONEN510N5 4.7 X 4 X 4.7' 70P OF CURS TO /311(147 017 4.13' SEDIMENT 511548558 CAPACI77' 1070 365 047 233 CF l' -O" 0486 OLP 70517X".11 57176 ARANO Ail S:ES LEGEND MODULAR WETLAND SYSTEMS - LINEAR 4-4 VAULT TYPE .4(12750 HATCH PARKWAY COVER 1EFT END VIEW 4115446 AUDIT 75411761007 26007448 667E.4T/ON LATER MM5/515 / ACCESS HATCH ....F.,......., PIE r' E. I .111A...1�1/ "" WEIR WAIL_/ 17-11' PIPE 054Er PIPE 7 6' 544' PLAN VIEW.9 6 • PLT. /10(60 45S GOER 7 ELEVATION VIEW E1610410778174 CAR7R1OG 44(514 PIP 909454GT0V0LIMBf9 8134'ACFAREAULCS DOES = 2 1.5'1434'»-5755 586 507747:.414 + 102 5` 005=1 3T "L 13.4'»= 1266 LVD &45141( 46£6 = 126 ST F222 '4(^.41,10 kW SURFACE ARTA -229047 MEPA4D NEPA Lawara 74476 2390 611/22.20 SF 83GP44F PREIPEA7MIAT49TFP NRIACEAREAOILCS 7074( 085170410.5 5117/500 AREA -HOF F601744714170 11.749 max A47( 22.40 5824!7000 ST -714CN4S7 RIGHT END VIEW INSTALLATION NOTES: r. 2. 00467611 L%97 ON OIL BED OF 074401 OF AT !EAST 6' 41 mum MMTN 1' IM'MJN 6 OLP E7(440041 10044:0 691849E 945 URN (067176 77 LAT C090017E557 5771/410170=5000 551 RE70 57/92 ATV A-0/5 GRADE 70 617E0 707 4500.047 (286947 SCG 00I. .0517 SEALANT',' ECRL RUBBER 5S-5-0210 461151 4/ 6277100 0757E60 194( P.0 80X 869 05(4651. G 92049 sank 1150515901AAA& cam PR(8517A57 ANO C0"/18/5014(; 716 5(l0,0114508 558499E0 44 710 0184/41%8 ' 11185810314045704231747236'$Mp 5!104)0( C ANY eTROD1004 w PART 02 A5 A 0901E 1606407 7,»E 10177151 8745556+. LY ',. 431(4/1 4E1!4171 51511445 460 6 686)43079. p17 MAN 5/20/73 44/7(0 NILE' MWS LINEAR VAULT TYPE CATCH BASIN MIG/1 TUKWILA VILLAGE PUYALLUP, WA SIZE WC. .4J. I0IWS-L-4-4-V REV sou Airs l fRr - 19[1115 15745(7.7 OF MODULAR WETLAND #2 DETAIL NOT TO SCALE CALL BEFORE YOU DIG 1-800-424-5555 VOCAMS 5608644705 Pi945 TREATMENT FLOW RATE - 0.06£ cis 0R 279E (P4J PEAK 81PA55 RDW 447E /(81515.49, ON PIPE SIZE SPECIFICATIONS IN57ALL 47 SURFACE D.O. 581187155705' = 5677 367' 9' 542' 700 06 (1548 70 .050(47 OUT • 4,09' MODULAR WETLAND SYSTEMS - LINEAR 3-6 UNDERGROUND VAULT TYPE INLET PPE 4\ e-' 6" 6' 0` 8011e0/41Rr)N CAR7R35E 44109 r77(R e .ate it MI1111l1i111 I444945AiiW1/ (' INLET PRP 0571E77:PE HAW68 COVER .618812I 7PAFFE (060120 45A C057P131117 2064000 1005E 1519 (8077rs et 90 (07/782705 10 1477(0 6645570 GRADE PLAN VIEW (014R 14444461/' 1744175 I LV: IN 4 - ADA IML /34V) S-490(0 00054 AAD C5195768 pl EP 0011-17,4(70k 70 WOW 180,156118 GRADE LEFT END VIEW PREPRRAT,11E78T/DISCILIRCE CHAMBER LEGEND 4614444 ACM/ /4 0+41 /.175')55 7147571 RIGHT END VIEW B10FILTRITUON CHAMBER 6194546.0944.461669 SIBAQAREACAL6 SMT -2 2931 4 2701, = 629 ST POR 56 005=2 2701. 279'4 • 729 SF PER :NO M734 RETUAO 4/0MI 5187',44£ ARU =271418 6117AN0 2071 744..9. 447E •4765 GPM 17.16 ST • 909405 INSTALLATION NOTES: 2. G 76741 (M7 ON 21443 RED OF 724403 C5 AT (EAST 6' I01 0(PT» C1i7:RE0E 2P 2:1 (2606(52147 MOON 46-5894 PEI 719407660 AMP A 615 684559 44160 F'S' 944X441' LONNIE JOG PSE Al 4141(5 445 6' r0455 8467(E5 455 4"11:57, 57726 6'1104 Ayr /777175041.407/ 011 P172160 55-5-60270 110.286 WHAT 57'5/2145 /57 PO FIT 869 XPASID6, CA 72049 065169911011686707.49m Dur Lw - 8/16/73 OAT PROPRE7AR1 AND 0711171107.41 IIII*6586111WLLRAWr0W IMM 01007166 115 502 84154044' if 107.649 5751441 60, AM 607Rtt[Ct748 91 FART 0R A.5 A M7A18 23770117 DE MOP FER2.007 17114,44 23611440 5157(445 4)5 6 770413173. 1770E MWS LINEAR UG VAULT TYPE 6908N9 SIZE OWG. 1774. MINS-L-3-5-UG-V REV SCALE R'TS I vas - I11(6E5 I SHEET 7 O4 1 MODULAR WETLAND #3 DETAIL NOT TO SCALE WEL1..A1VU 060194707 PEAR 17(4741187 ROW 847E 0387 G5 OR 142.2: G'M PEAR EH'A55 ROW RATE = OEP45(2:7 ON FYA SEE 0100'10400VS IN5741.1. AT SURFACE 00 15148/1 KW5 3 T _' X 75' RM 1.•1' A7I(Ni 70 78 -921' OUTLET WATER TRANSFER S557E11 mankroif C04ZR TRAFFIC FA7 0� 577.PP(D Lo055 ANO GROUTED FY 85 CONTRACTOR 70 MATCH ON/SHED GRADE LF,GF,.ND 4 0' 810171T71177077 CRAM 9,_„). LEFT END VIEW RETARD 10.4 MOTSA 76 7(7EN104 UKP 7044654E / ACCESS 41071 i �467/HOLE CO5ER RAMC RATED SHIPPED LOOSE N!C GROUTED I0 9Y CONTRACTOR TO MATCH FINISHED (7465 INLET WATER TRANSFER (155474 CHAMBER SEPARATION 94151£ (47701805 MEDIA FILTER 3 EACH 1NFL067 P1P£ \ 0575 -047 PIPE0R,.8 GOWN LINE 4774677107/)( COVER TRAFFIC RATED 5555 12' P55 PIPE 815.15:7 SHIPPED LOOSE AND GROUTED WNH FLOW CONTROL ORIFICE WEIR IN 894 CONTRACTOR TO MATCH PLAN VIEW FINISHED GRADE 20271 fSiR1u 014 1 1 1 1 1 I' 50 IE CD OUTLET FLOis' APE W ' = (0747801 174714751 R 6 PR0410.4 0117 [847'867 ,2. D' 3' 0' ELEVATION VIEW 9100176AITON4TW18ER i4/RIACEARLA CALC9 5655 = 4 37'1.211•»- 11_5154' 11.51$5X4595=5606 11.IS = 3 4584 X .15015_ !3413 70441 611141/0 141'14 519100 410;1 • 4](34397 mli�1 CM/1 SFY •1.9061997 PRETRFA1411744047ER sU FACEAREACAILS 707AL FR(7RPA7111777 SURFACE AREA •79 if F?f7RU1AEM D17i0 104.7640476 14227 Cf11 / 75 ST 5001014664" A 78" 6(66 67775417441546 001717111710N MAIM _. -. LHAIM 6` RIGHT END VIEW INSTALLATION NOTES'669 J. 4, 257411 1807 ON 1.1018£0 0' 10,531 Cf AT 1057 6' 19 209717 INN 1' 46'5/131 OKR 6474947486 .801889 &ORI 1361 (54157 6 28 NY CDIE55551(511 '7/7 44=5.009 FS. PJSOYn,i51,45m A-415. OWE 60. /4950 18.57 PARA1614 10.140NO 300 P.Y. .057 g414742 BUTYL 701847 55-0 270 POLAR 17171AND SrSTAls 941'_ O".04A/N, 04 92049 wN 800,J4r2lfonds .cam LMR 4.4^ M7 PROP6E8ARY 405 COWFAXNr.41 ll5 4704444 704 C0//4013 W 7765 0444016 Ilk" .578E A7P7.09 Y 1100HA4 41:.449 517/799' 446 .U7' RLPRYAKR044 N PART 07 AS A 46812E 181414 11. 46571(7 03640756 5 (4' 7031044 6711.419 55714/5 R,41. 6 187.4.'184 9. ImE: MWS LINEAR 2.0 UNDERGROUND VAULT TYPE 57ZE OAC 940. MWS -L -8 -12 -UG -V REV XAI.E HIS '=' - 14'7(01 SHELF r OF MODULAR WETLAND #4 DETAIL NOT TO SCALE CHMI CHM I CHM I REUSE rx 61 D8 8 40 4L CC Z 0 O • 'z • V! LC - I- CO Z O c � i 3Z 1 0 w x W L Q M N N O N t0 Z 03 Cs1 m I 4- 317 (7 n N N - Z u 7 (0 V v 11 8 11) N En S 51 :P:\15000s\15255\en M UTILITY CONRJCT NOTE. CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION. AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL A10 VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTIUTIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTIUTIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. STORM DRAINAGE NOTES AND DETAILS Rinkor AAA FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON Concrete Pipe Division STC 450i Precast Concrete Stormceptor (450 U.S. Gallon Capacity) Cover and Grate �I3L Grade Adjusters To 221131511 Suit Finished Grade Nal 8 Varies To Match Grade Stamceptor' Insert 18' i 12'0 Inlet 4'0 Outlet Doom Pipe Riser Pipe (Removable} 48"0 60' Min. Section Thru Chamber See Note 2 /01rRise0r0uPipetlet rk,�Inlet,� • ej • D Required 4'0 01 Pat Insert Tee Here (Tee Opening to Face Side Wag) Plan View Notes: 1. The Use Of Flexible Connection is Recommended at The Inlet and Outlet Where Applicable. 2. The Cover Should be Positioned Over The Inlet Drop Pipe and The Oil Pork 3. The Stormecptor System is protected by one or more of the following U.S. Patents: #4985148. #5498331,55725760,#5753115,#5849181,#6068765,#6371690. 4. Contact a Concrete Pipe Division representative for further details not listed on this drawing. STORMCEPTOR DETAIL NOT TO SCALE Riga 027 CALL BEFORE YOU DIG: 1-800-424-5555 rL 21 INTEGRATED DUCTILE IRON FRAME 6 GRATE TONATUIFA INOA NYLOPLAST 15' DRAIN BASIN: 2815AG _ _ X AINDAIJ PPP BWa4L DEPTH PERHPE MANUFACTURER RECOIMENDATTCN MN. MAN FACIUHNG REO. SAES AS MNSUNNI (J) VARIABLE EVERT HEIGHTS AV00A&E(ACCOMING TO P1ANS.RAPE OPT) } ON 5S0FE0TRAFFIC PCONCRETE SLAB C1NONS EE GUIDELINE PURPOSES ONLY. AINALCONCRETE XLAB T6 DANEDTANG INTO AMTOpNLESKSCONDIT=TRAFFIC LOADING ,a OTHER AMICABLE DESIGNFIIONS 000WWGNOICp.0011l TON NON MARC INSTALLATION 16'M8VID1118M08.0E WMNTNGRNESS GIIDEUNE (5) PDA°TEITANGL6 WAIN. -VW ACCOiDINGroRPNS THE BA000S MUERIAL SHALL BE CRUSHED STONE OR OTHER GRANU AR MATERIAL MEETING THE REg4REMENTSOF CLASRI MNTERWAS MINED E. ASTI, C2021. REMING1BACNFLL FOR SURFACE DRAINAGE RIFTS SMALL BE FENCED 6 COBPACTED IR0FORSSY W ACCORDANCE NTTH AS140222,. (4) vAMOVS TYPES OF INLET 6 OUTLET ADWTERSAYpLA814 A -15' FOR CORRUGATED HDPE (PDSKI2WWNR DIAL WALE, ADSHANCOR SINGLE WALL): N -I2 HP. PVC SEWER IEE SOR 051. PVC DAN (EE SCH 40), PVC CA00.0205, CORRUGATED 6R®2EO PVC WATERTGHI JOINT (CORRUGATED HOPE SHOWN) GRATE OPTIONS LOAD RATING PART• DRAWING• 1,0!SP.I. Ykk1SM.10 1599001. .1.110.22) °FmO5O�DA„F 161,11»„( .000 7C01410R3 I8 VARIABLE SUMP GEM ACCORDING TO FENS (6'14N. BASED ON MANUFACTURING REO.) ' • 450IID COVER N B LR B11AE OUCTEE LO]N Fel ISTIAADS G11.702Ml VAN =WON OFMEBAONSE COWL 1 -FRAMES C11/iLOF DUCNE RW PER A9FL1.16 OA.10.13 a- ORAN 11.14 TO BF WSTW NMNM FACUOAOGCWDB101.1*OFDUALS 111616 EMED ] FOR BA6BSOVERMDE TO E KNGFNSTICIPC. SFE DRA.D114100.1.161 DRAW. JG 0011. l0E00 MY1TRE4T81/1/101.7.11/ TO 165r11.KorAR AID, :It 1IEEi9°w,DEwm uPPAN S -ANGLE EMEEN EAPT116 BEE W.7101•0 CETERWE THSRMtl'n nu% SA:4T DATRRP 1x•>1 NAPIER EBC RAST NA, FF.PHEIAOY RDNT5 Rc REEF OR SS .01116PFMOOFSM)1C011.4 UUS6E tem IS OF TIT: EES. OP REPB6rKMO1WTtla110WR NET. RFROuenmrE MEW CRAMIFawmn COWARD AR 1 FORT.011011...P101E DISC O.vRETOm1iE6 DATE pl.. KFIC MIEN MDR Mu FROM NYMAST. „ .„ RTG WI • DAIS BRea KAMM REYSEDBY EEC 1121 rERD•AAVE !WORM 4A Nylo1las1 m :b IRLE 1 PDRAN•A916LNREDININ ANTWKF4 MALE #0 SHEET 160 0E0N4 ]61-1.11.0 REV C 15° YARD DRAIN DETAIL NOT TO SCALE CHM I REVISED PER CITY COMMENTS 00 0 O ten (1" 2 aV' g D 03 J Q Q � N 0 N uE o 'Y o a Y 8 O N Z 1 N 5 N 5 wg Date/Time:5/22/ UTILfTY CONFLICT NOTE: CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES THIS SHALL NCLUDEnCALLING UTILITY LOCATEµ VERTICAL LOCATION PRIOR TO MID THEN CONSTRUCTION. POTHON. POTHOLING ALL OF THE EXISTING UTIUTIES AT LOCATIONS OF NEW UTIUTY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFUCTS EXIST, LOCATIONS OF SAID UTIUTIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. EROSION AND SEDIMENT CONTROL NOTES 1. APPROVAL OF THIS TEMPORARY EROSION AND SEDIMENTATION CONTROL (TESC) PLAN DOES NOT CONSTITUTE AN APPROVAL OF PERMANENT ROAD OR DRAINAGE DESIGN (E.G., SIZE AND LOCATION OF ROADS, PIPES, RESTRICTORS, CHANNELS, RETENTION FACILITIES, UTILITIES. ETC.). 2. THE IMPLEMENTATION OF THESE TESC PLANS AND THE CONSTRUCTION, MAINTENANCE. REPLACEMENT. AND UPGRADING OF THESE TESC FACILITIES 15 THE RESPONSIBILITY OF THE APPLICANT/TESC SUPERVISOR UNTIL ALL CONSTRUCTION IS APPROVED. 3. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON MS PUN SHALL BE CLEARLY FLAGGED BY A CONTINUOUS LENGTH OF SURVEY TAPE (OR FENCING, IF REQUIRED) PRIOR TO CONSTRUCTION. DURING THE CONSTRUCTION PERIOD, NO DISTURBANCE BEYOND THE CLEARING LIMITS SHALL BE PERMITTED. THE CLEARING LIMITS SHALL BE MAINTAINED BY THE APPLICANT/TESC SUPERVISOR FOR THE DURATION OF CONSTRUCTION. 4. THE TESC FACILITIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED PRIOR TO OR IN CONJUNCTION WITH ALL CLEARING AND GRADING SO AS TO ENSURE THAT THE TRANSPORT OF SEDIMENT TO SURFACE WATERS, DRAINAGE SYSTEMS, AND ADJACENT PROPERTIES I5 MINIMIZED. 5. THE TESC FACILITIES SHOWN ON THIS PLAN ARE THE MINIMUM REQUIREMENTS FOR ANTICIPATED SITE CONDITIONS. DURING THE CONSTRUCTION PERIOD. THESE TESC FACILITIES SHALL BE UPGRADED AS NEEDED FOR UNEXPECTED STORM EVENTS (E.G.. ADDITIONAL SUMP PUMPS, RELOCATION OF DITCHES AND SILT FENCES, ETC.). 6. THE TESC FACILITIES SHALL BE INSPECTED DALLY BY THE APPLICANT/TE5C SUPERVISOR AND MAINTAINED TO ENSURE CONTINUED PROPER FUNCTIONING. WRITTEN RECORDS SHALL BE KEPT OF WEEKLY REVIEWS OF THE TESC FACILITIES DURING THE WET SEASON (OCT. 1 TO MARCH 31) AND OF MONTHLY REVIEWS DURING THE OW SEASON (APRIL 1 TO SEPTEMBER 30). 7. ANY AREA OF EXPOSED SOILS, INCLUDING ROADWAY EMBANKMENTS. THAT WILL NOT BE DISTURBED FOR TWO DAYS DURING THE WET SEASON OR SEVEN DAYS DURING THE DRY SEASON SHALL BE IMMEDIATELY STABILIZED WITH THE APPROVED TESC METHODS (E.G., SEEDING, MULCHING, PLASTIC COVERING, ETC.). 8. ANY AREA NEEDING TESC MEASURES. NOT REQUIRING IMMEDIATE ATTENTION, 510LL BE ADDRESSED WITHIN FIFTEEN (15) DAYS. 9. THE TESC FACILITIES ON INACTIVE SITES SHALL BE INSPECTED AND MAINTAINED A MINIMUM OF ONCE A MONTH OR WITHIN THE 48 HOURS FOLLOWING A STORM EVENT, 10. AT NO TIME SHALL MORE THAN ONE (1) FOOT OF SEDIMENT BE ALLOWED TO ACCUMULATE WITHIN A CATCH BASIN. ALL CATCH BASINS AND CONVEYANCE LINES SHALL BE CLEANED PRIOR TO PAVING. THE CLEANING OPERATION SHALL NOT FLUSH SEDIMENT -LADEN WATER INTO THE DOWNSTREAM SYSTEM. 11. STABILIZED CONSTRUCTION ENTRANCES AND ROADS SHALL BE INSTALLED AT THE BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURATION OF THE PROJECT. ADDITIONAL MEASURES. SUCH AS WASH PADS, MAY BE REQUIRED TO ENSURE THAT ALL PAVED AREAS ARE KEPT CLEAN FOR THE DURATION OF THE PROJECT. 12. ANY PERMANENT RETENTION/DETENTION FACIUTY USED AS A TEMPORARY SETTLING BASIN SHALL BE MODIFIED WITH THE NECESSARY EROSION CONTROL MEASURES AND SHALL PROVIDE ADEQUATE STORAGE CAPACITY. IF THE PERMANENT FACILITY IS TO FUNCTION ULTIMATELY AS AN INFILTRATION SYSTEM, THE TEMPORARY FACILITY MUST BE GRADED SO THAT THE BOTTOM AND SIDES ARE AT LEAST ONE FOOT ABOVE THE FINAL GRADE OF THE PERMANENT FACILITY. 13. WHERE STRAW MULCH FOR TEMPORARY EROSION CONTROL IS REQUIRED, 11 SHALL BE APPLIED AT A MINIMUM THICKNESS OF 2 INCHES. SEEDING NOTES 1. SEED MIXTURE SHALL BE EROSION CONTROL SEED MIXTURE. AND SHALL BE APPUED AT THE RATE OF 120 POUNDS PER ACRE. 2. SEED BEDS PUNTED BETWEEN MAY 1 AND OCTOBER 31 WILL REQUIRE IRRIGATION AND OTHER MAINTENANCE AS NECESSARY TO FOSTER AND PROTECT THE ROOT STRUCTURE. 3. FOR SEED BEDS PUNTED BETWEEN OCTOBER 31 AND APRIL 30. ARMORING OF THE SEED BED WILL BE NECESSARY (E.G., GEOTEXTILES, JUTE MAT, CLEAR PLASTIC COVERING). 4. BEFORE SEEDING, INSTALL NEEDED SURFACE RUNOFF CONTROL MEASURES SUCH AS GRADIENT TERRACES. INTERCEPTOR DIKES, SWALES, LEVEL SPREADER, AND SEDIMENT BASINS. 5. THE SEED BED SHALL BE FIRM WITH A FAIRLY FINE SURFACE, FOLLOWING SURFACE ROUGHENING. PERFORM ALL OPERATIONS ACROSS OR AT RIGHT ANGLES TO THE SLOPE. 6. FERTILIZERS ARE TO BE USED ACCORDING TO SUPPUERS' RECOMMENDATIONS. AMOUNTS USED SHOULD BE MINIMIZED, ESPECIALLY ADJACENT TO WATER BODIES AND WETLANDS. SEED MUCTURE FOR MORON CONTROL NAME PROPORTIONS BY PERCENT PURITY PERCENT WEIGHT GERMINATION REDTOP (AGROSTIS ALBA) 10 PERCENT 92 90 ANNUAL RYE (LOLIUM 901011LORUM) 40 PERCENT 98 90 CHEWING FESCUE (10510 A RUBRA COMMUTATA)(JAMESTOWN, BANNER. 5440009. OR KOKET) 40 PERCENT 97 80 WHITE DUTCH CLOVER (TRIFODUM REPENS) 10 PERCENT 96 90 FILTER FABRIC FENCE INSTALLATION NOTES: NOTES 1. SEE WSDOT STANDARD SPECIFICAT ONS SECTION 7-08.3(3 FOR PIPE ZONE BACKFILL 2. SEE WSDOT STANDARD SPECIFICATONS SECTION 9-03.12( ) FOR GRAVEL BACKFILL FOR PIPE ZONE BEDDING 3. SEE WSDOT STANDARD SPECIFICATIONS SECTION 2-09.4 FOR MEASUREMENT OF TRENCH WIDTH. RIP RAP SPECIFICATIONS ALL RIP RAP PADS SHALL BE 7' WIDE X 1' LONG X 1' DEEP. USING THE GRADATION SPECIFIED BELOW: RIP RAP SHALL BE IN ACCORDANCE WITH SECTION 9-13.1 OF THE WSDOT/APWA STANDARD SPECIFICATIONS. RIP RAP TO BE REASONABLY WELL GRADED WITH ROCK GRADATION AS FOLLOWS: ( PASSING 8 INCH SQUARE SIEVE 1000 OR MAXIMUM STONE SIZE 8" PASSING 6 INCH SQUARE SIEVE 40-600 OR MEDIUM STONE SIZE 6" )t PASSING 2 INCH SQUARE SIEVE 0-100 OR MINIMUM STONE SIZE 2" STOCKPILES 1 INSTALL 810 BERM OR SEDIMENT FENCING/BARRIERS AT TOE OF SLOPE. 2 STOCK PILES ON SITE SHALL BE COVERED WITH POLYETHYLENE PLASTIC SHEETING 6 MIL MINIMUM THICKNESS. 3 COVERING SHALL BE INSTALLED AND MAINTAINED 8GHTLY IN PLACE BY USING SANDBAGS ON ROPES WITH A MAXIMUM 10' GRID SPACING IN ALL DIRECTIONS. ALL SEAMS SHALL BE TAPED OR WEIGHTED DOWN FULL LENGTH AND THERE SKALL BE AT LEAST A 12" OVERLAP OF ALL SEAMS. FOR SEAMS PARALLEL TO THE SLOPE CONTOUR, THE UPHILL SHEET SHALL OVERLAP THE DOWNHILL SHEET. NO RUNOFF SHALL BE ALLOWED TO RUN UNDER THE PLASTIC COVERING. 4 CONSTRUCTION MATERIALS CONTAINING TOXIC CONTAMINANTS SHALL NOT BE STORED WITHIN 25 FEET OF ANY STORM DRAIN INLET STRUCTURE OR DESIGNATED PROTECTED AREA. 5 DEBRIS. WASTE AND GARBAGE PILES SHALL NOT BE PLACED WITHIN 25 FEET OF ANY STORM DRAIN INLET STRUCTURE OR DESIGNATED PROTECTED AREA 6 LOCATION OF CONSTRUCTION MATERIAL STORAGE AREAS AND DEBRIS. WASTE AND GARBAGE PILE AREAS SHALL BE PROVIDED BY THE CONTRACTOR AT THE TIME OF THE INITIAL ESC CONTROL INSPECTION. T.E.S.C. NOTES AND DETAILS FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. 1. THE FILTER FABRIC SHALL BE PURCHASED INA CONTINUOUS ROLL CUT TO THE LENGTH OF THE BARRIER CITY OF TUKWILA, KING COUNTY, WASHINGTON TO AVOID USE OF JOINTS. WHEN JOINTS ARE NECESSARY, FILTER CLOTH SHALL BE SPLICED TOGETHER ONLY AT A SUPPORT POST, WITH A MINIMUM 6 -INCH OVERLAP, AND BOTH ENDS SECURELY FASTENED TO THE POST. 2. THE FILTER FABRIC FENCE SHALL BE INSTALLED TO FOLLOW THE CONTOURS (WHERE FEASIBLE). THE FENCE POSTS SHALL 8E SPACED A 1.0X11401,1 OF 6 FEET APART AND DRIVEN SECURELY ALTO THE GROUND (MINIMUM OF 30 INCHES). 3. A TRENCH SHALL BE EXCAVATED, ROUGHLY 8 INCHES WIDE AND 12 INCHES DEEP, UPSLOPE AND ADJACENT TO THE WOOD POST TO ALLOW THE FILTER FABRIC TO BE BURIED. 4. WHEN STANDARD STRENGTH FILTER FABRIC IS USED, A WIRE MESH SUPPORT FENCE SHALL BE FASTENED SECURELY TO THE UPSLOPE SIDE OF THE POSTS USING HEAVY DUTY WIRE STAPLES AT LEAST 1 INCH LONG, TIE WIRES OR HOG RINGS. THE WIRE SHALL EXTEND INTO THE TRENCH A MINIMUM OF 4 INCHES AND SHALL NOT EXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL GROUND SURFACE. 5. THE STANDARD STRENGTH FILTER FABRIC SHALL BE STAPLED OR WIRED TO THE FENCE, AND 20 INCHES OF THE FABRIC SHALL BE EXTENDED INTO THE TRENCH. THE FABRIC SHALL NOT EXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL GROUND SURFACE. FILTER FABRIC SHALL NOT BE STAPLED TO EXISTING TREES. 6. WHEN EXTRA STRENGTH FILTER FABRIC AND CLOSE POST SPACING ARE USED, THE WIRE MESH SUPPORT FENCE MAY BE ELIMINATED. IN SUCH A CASE, THE FILTER FABRIC IS STAPLED OR WIRED DIRECTLY TO THE POSTS WITH ALL OTHER PROVISIONS OF STANDARD NOTE 5 APPLYING. 7. THE TRENCH SHALL BE BACKFILLED W1TH 3/4-1NCH MINIMUM DMMETER WASHED GRAVEL. 8. FILTER FABRIC FENCES SHALL BE REMOVED WHEN THEY HAVE SERVED THEIR USEFUL PURPOSE, BUT NOT BEFORE THE UPSLOPE AREA HAS BEEN PERMANENTLY STABILIZED. 9. FILTER FABRIC FENCES SHALL BE INSPECTED IMMEDIATELY AFTER EACH RAINFALL AND AT LEAST DAILY DURING PROLONGED RAINFALL. ANY REQUIRED REPAIRS SHALL BE MADE IMMEDIATELY. 2",2"414 CA. WELDED WIRE FABRIC OR EQUAL STAPLES OR WIRE RINGS (TYP) FILTER FABRIC MATERIAL MIRAFI 100 X OR EQUAL 2"x4" 0006.. FIR AT 4' 0:0 1MM MI, 2",4" DOUG. FIR OR EOUAL FILTER FABRIC MATERIAL 2"42"414 GA W.W.F. 3/4"-1 l/2" WASHED ROCK OR PEA GRAVEL. 6"46' TRENCH 2" EXCESS OVERLAP Tj1=T�Tl- e IN �iI��ITyI.. v 6"x6" TRENCH NOTES: 1. PLACE 1' OF 3/4"-1 1/2" WASHED ROCK OR PEA GRAVEL ON BOTH SIDES OF FENCE TO CREATE A BEVEL SHAPE. 2 FABRIC SHALL COVER BOTTOM OF 6"46" TRENCH AND EXTEND BEYOND THE LIMITS OF THE GRAVEL IN ORDER TO MAINTAIN AN EXCESS OVERLAP OF 2 MINIMUM AS SHOWN IN TYPICAL CROSS-SECTION. TYPICAL CFOSS SECTION 1 FILTER FABRIC SILT FENCE DETAIL NOT TO 5CALE STABILIZED CONSTRUCTION ENTRANCE 1 ESTABLISHED CONSTRUCTION ENTRANCES SHAD. BE INSTALLED AT THE BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURATION OF THE PROJECT IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING OF SEDIMENT INTO PUBLIC RIGHT OF WAY. 2 ADDITIONAL GRAVEL SHALL 80 ADDED PERIODICALLY. IF NECESSARY, TO MAINTAIN PROPER FUNCTION OF THE PAD. 3 IF THE GRAVEL PAD DOES NOT ADEQUATELY REMOVE DIRT AND MUD FROM VEHICLE WHEELS SUCH THAT MUD AND DIRT TRACKING 15 EVIDENT OFF SITE. ADDITIONAL MEASURES MUST BE TAKEN. SUCH MEASURES MAY INCLUDE HOSING OFF WHEELS BEFORE VEHICLES LEAVE THE SITE OR OTHER CONSTRUCTION TECHNIQUES/WORN OPERATION MODIFICATIONS. WHEEL WASHING SHOULD BE DONE ON THE GRAVEL PAD AND WASH WATER SHOULD DRAIN THROUGH A SILT -TRAPPING STRUCTURE PRIOR TO LEAVING THE CONSTRUCTION SITE. 4 REFER TO DETAIL 3 ON THIS SHEET FOR MORE INFORMATION. CLEAN PIT RUN 09 2 -0 GRAVEL 5080440E GEOTEXTILE. AS REONRED PROVIDE FULL WIDTH OF INGRESS/EGRESS AREA OSTABILIZED CONSTRUCTION ENTRANCE NOT TO SCALE NOTICE BOARD CONSTRUCTION SPECIFICATIONS" THE NOTICE BOARD SHALL BE CONSTRUCTED WITH 4' X 4' X 1/2" PLYWOOD, EXTERIOR GRADE, GOOD SURFACE ONE SIDE. PROFESSIONALLY PREPARED PLASTIC BOARD OVERLAYS, PERMANENTLY AFFIXED TO THE BOARD ARE PERMISSIBLE. THE NOTICE BOARD SHALL DISPLAY THE INFORMATION AS SHOWN IN THE FIGURE ON PAGE TWO AND AS 5PEOHED AT THE PRE -CONSTRUCTION MEETING. NOTICE BOARDS MAY BE REUSED. BUT THEY MUST BE CLEAN AND SHOW NO EVIDENCE OF FORMER WORDING. I. LETTERING STYLE 2. LETTERING SIZE 3. LETTERING 4. BACKGROUND COLOR 5. LOGO HELVETICA OR SIMILAR TYPEFACE TITLE SHOULD BE 3" CAPITAL LETTERS (NOTICE OF PROPOSED CONSTRUCTION ACTMTY). OTHER LETTERS SHOULD BE 2" LETTERS AND THE 'EMERGENCY 1EXT AND PHONE MAY BE 1-1/2" LETTERS. SEE ILLUSTRATION ON PAGE TWO FOR USE OF CAPITAL AND LOWERCASE LETTERS. THE SIZE OF THE COUNTY LOCA WITH ODES ADDRESS (LETTERING HEIGHT 1") SHALL FIT THE AVAILABLE SPACE AS SHOWN. BORDER AREA AND LINES OF TEXT SHALL BE EVENLY SPACED TO *PROXIMATE THE SAMPLE SHOWN. BUCK (PERMANENT INK OR SILK-SCREEN) WH1TE KING COUNTY EMBLEM, IN BLACK THE *PUCANT/DEVELOPER SHALL ERECT THE NOTICE BOARD BY SOUDLY SETTING TWO 4' X 4' POSTS TO 12 TO 24 INCHES INTO THE GROUND; DR STRUCTURALLY ATTACHING IT TO AN EXISTING BUILDING. POST LENGTH SHALL BE AT LEAST 7 FEET ABOVE THE GROUND. TWO 2" X 4" DIAGONAL BRACES SHOULD BE NAILED TO THE INSIDE BOCK OF THE POSTS AND STAKED AT THE GROUND TO PRO10E STABILITY AGAINST WIND OR SOFT SOIL CONDITIONS IF POSTS ARE LESS THAN 24 INCHES INTO THE GROUND. THE NOTICE BOARD SHALL 00 ATTACHED TO THE POSTS WITH FOUR LAG 80LTS AND WASHERS (3/B -INCH DIAMETER AND 3" LONG). NOTICE BOARD LOCATION: THE NOTICE BOARD SHALL 8E LOCATED: •AT THE MIDPOINT ON THE SIE STREET FRONTAGE OR A5 OTHERWISE DIRECTED BY ODES STAFF TO MAKIWZE NSIBWTY. •AT A LOCATION 5 FEET INSIDE THE STREET PROPERTY UNE; A NOTICE BOARD STRUCTURALLY ATTACHED TO AN EXISTING BUILDING SHALL BE EXEMPT FROM THE SETBACK PROVISIONS, PROVIDED THAT THE NOTICE BOARD 5 LOCATED N0T uORE THAN 5 FEET FROM THE PROPERTY UNE WITHOUT APPROVAL FROM DDES STAFF. •50 THAT THE TOP OF THE NOTICE BOARD IS BETWEEN 7 TO 9 FEET ABOVE GRADE. • 50 THAT IT IS TOTALLY VISIBLE TO PEDESTRIANS. MAINTENANCE AND REMOVAL OF NOTICE BOARD' THE APPLICANT/DEVELOPER SHALL MANTNN THE NOTICE BOARD IN GOOD CONDITION THROUGHOUT THE SITE IMPROVEMENT CONSTRUCTION PERIOD, WHICH SHALL EXTEND THROUGH THE TIME OF FINAL CONSTRUCTION APPROVAL BY KING COUNTY DOES OR ITS SUCCESSOR AGENCY OR JURISDICTION. THE NOTICE BOARD SHALL BE REMOVED WITHIN 14 DAYS AFTER FINAL CONSTRUCTION APPROVAL. EARLY REMOVAL OF THE NOTICE BOARD MAY RESULT IN ENFORCEMENT ACTIONS AUTHORIZED UNDER KING COUNTY CODE, TITLE 23 AND MAY DELAY FINN CONSTRUCTION APPROVAL. TEMPORARY CONSTRUCTION NOTICE SIGN NOT TO SCALE CATCH BASIN INSERT MAINTFNANFF STAMIAROG 1. ANY ACCUMULATED SEDIMENT ON OR AROUND THE FILTER FABRIC PROTECTION SHALL BE REMOVED IMMEDIATELY. SEDIMENT SHALL NOT BE REMOVED WITH WATER. AND ALL SEDIMENT MUST BE DISPOSED OF AS FILL ON SITE OR HAULED OFF SITE. 2. ANY SEDIMENT IN THE CATCH BASIN INSERT SHALL BE REMOVED AMEN THE SEDIMENT HAS FILLED ONE-THIRD OF THE AVAILABLE STORAGE. THE FILTER MEDIA FOR THE INSERT SHALL BE CLEANED OR REPLACED AT LEAST MONTHLY. 3. REGULAR MAINTENANCE IS CRITICAL FOR BOTH FORMS OF CATCH BASINS PROTECTION. UNLIKE 140N0 FORMS OF PROTECTION THAT FAIL GRADUALLY, CATCH BASIN PROTECTION 01LL FAIL SUDDENLY AND COMPLETELY I1 NOT MAINTAINED PROPERLY. GRATE NOTE: ONLY TO BE USED WHERE PONDING OF WATER ABOVE THE CATCH BASIN WILL NOT CAUSE TRAFFIC PROBLEMS AND WHERE OVERFLOW WILL NOR RESULT IN EROSION OF SLOPES. FILTERED \v `-CATCH BASIN OCATCH BASIN INLET FILTER NOT TO SCALE STANDARD STRENGTH FILTER FABRIC CALL BEFORE YOU DIG: 1-800-424-5555 8 2 E 2 1) Pile:P:\I5000s\15255\engineering\15255-0.dwg Date/Tirne:9/26/2013 3:20 UrILEIY CONRJCT NOTE AUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VER101040 THE LOCATION DIMENSION AND DEPTH OF ALL EXISRNG UTILITIES WHETHER SHOWN ON THESE PIANS OR NOT BY POTHOUNG THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. 8.5 LOAD/UNLOAD STALL NEW 4' CONCRETE SIDEWALX PER TUKWILA STD. PIAN RS -11 EX. CURB & GUTTER a NEW PAVEMENT SECTION PER GEOTECHNICAL REPORT NEW CONCRETE CURB AND GUTTER PER TUKWM STD. PLAN RS -09 SOUTH 14411-1 STREET � STA.10+60.37 TO STA. 12+16.39 N0T 10 SCALE R/8 WIDTH VARIES NEW CONCRETE SWALE PER DETAIL THIS SHEET NEW CONST. 0_` /EX. 8 SECTION UNE -VARIES NEW 4' CONCRETE SIDEWALK PER TUXWTLA STD. PLAN RS -11 NEW CONCRETE CURB AND GUTTER PER TUKWILA STD. PLAN RS -09 NEW PAVEMENT SECTION PER GEOTECHNICAL REPORT 30/14 mon.' VARIES a a 16.5' 8.5' WIDTH VARIES WIDTH VARIES 8.5' 13.5' 1-2% MAX BIK LOAD/UNLOAD E STALL LANE] (V811111 VARIES) (WIDTH 2% VARIES) 1% E.B.L. CONC. MEDIAN W.B.L. BIKE LOAD/UNLOAD (WIDTH VARIES) I (WIDTH VARIES) I LANE STALL (WIDTH 2% VARIES) 2% I-2% MAX. „�< :. .......:::..::: . •.sYyi od, q" :;:/; .:: •,r L g < h b4{�i�/-TAX.�A�. NEW PAVEMENT SECTION NEW CEMENT CONCRETE CURB NEW CONCRETE SWALE PER GEOTECHNICAL REPORT & GUTTER PER WSDOT STD. PER DENA. 085 580('1 PLAN 0-10.18-00 SOUTH 144TH STREET 8 STA. 12+16.39 TO STA. 14+02.36 CB NDT TO SCALE 0 c4*8 8 '8 Ex. 20' R/W VARIES 35' R/W 16.5' 16.5' SI BIKE LME 11.5' 11.5' r OVERLAY E.B.L. W.B.L. 2% NEW PAVEMENT SECTION R GEOTECHNICAL REPORT 8.5' 5' LOAD/UNLOAD BIKE STALL LANE 10 NEW CONCRETE SWALE PER DETAIL THIS SHEET SOUTH 14411H STREET CBOSTA.14+02.36 TO STA. 15+35.40 NOT TO SCALE 88 Ex. 20' R/W 2.5' Ex. 20' R/W 16.5' 16.5' 5' 11.5' 11.5' 5' BIKE W.B.L. I BIKE UNE E.B.L.E LANE EX. CURB & CUTTER7:F=c7=. EX. ASPHALT PAVEMENT EX. CONC. SIDEWALK SOUTH 144TH STREET CBOSTA.15+35.40 TO STA. 17+7827 NOT TO SCALE WIDTH VARIES 1-28 MAX. CONSTRUCTION NOTES AND DETAILS NEW 4 CONCRETE SIDEWALK PER TUKWM STD. PUN R5-11 NEW CONCRETE CURB AND GUTTER PER TUKWILA STD. PUN R5-09 NEW PAVEMENT SECTION PER GEOTECHNICAL REPORT NEW 4 CONLI4I1 SIDEWALK PER TUKVI1LA STD. PUN RS -11 NEW CONCRETE CURB AND GUTTER PER TUKWILA STD. PLAN R5-09 NEW PAVEMENT SECTION PER GEOTECHNICAL REPORT FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON FLOWLDIE OF CONCRETE SWALE 4' (LEN) COMPACTED DEPTH AGGREGATE BASE (95% COMPACTED) 6' WIDE STEEL TROWEL FINISH 3' MI 18' 111N I 18' 4 c NOTE • INSTALL EXPANSION JOINTS 0 20'-0' O.C. MAX. 12' MIN. (95% COMPACTED) COMPACTED 5080000E 0R STRUCTURAL nu 410108IAL COMPACTED AND PLACED IN ACCORDANCE 8/ SOILS ENGINEER'S RECOMMENDATIONS CONCRETE SWALE DETAIL NOT TO SCALE 3' COMPACTEDDEPTH CLASS 'B' P.C. PAVEMENT 2' COMPACTED DEPTH 5/8' CRUSHED SURFACING TOP COURSE 4' COMPACTED DEPTH 1-1/4' CRUSHED SURFACING 815E COURSE '611' 5 .. 12' SUBGRADE COMPACTED TO 95% HEAVY DUTY ASPHALT PAVING SECTION PER GEOTECHNICAL REPORT 8Y ASSOCIATED EARTH SCIENCES DATED 3/18/13 4' COMPACTED DEPTH PERMEABLE A.C. PAVEMENT J' COMPACTED DEPTH CHOKER COURSE 12'- 8' COMPACTED DEPTH 2' WASHED RAILROAD BALLAST 1�. 4S TALI+i45ISZT0Z7OakT1L34SLT4R4V2 4 12' SUBGRADE COMPACTED TO 955 PARKING AREA PERMEABLE PAVING SECTION PER GEOTECHNICAL REPORT BY ASSOCIATED EARTH SCIENCES DATED 3/18/13 6' EXTRUDED CONCRETE CURB DETAIL NOT TO SCALE CALL BEFORE YOU DIG 1-800-424-5555 EX. STRUCTURE TABLE NAME TYPE 3081 INVERT 1 DIVERT 2 INVERT 3 MERE 4 INVERT 5 687 CD (SOLO) 28801 6' A75 9.41.9' 8' AOS 1.28139' OG 03 (SOLO) 30158 12' ADS 0.1963' 12' ADS 5.79856' 097 09 (5060) 301.11 78' ADS 8.79691' 18' ADS 5.79691' 12'0 /49791' 684 CB (S1[O) 02X 035 C8 (Aldol 301.04 0414( 10 WEN (96 CO (9x[0) 304.24 12' AHS 8.30.92' 12' ADS 50.30092' I7' AOS 1.30293' 6' RC 1.3891' 6' RC 1.300.91' C97 C8 (SOUP) 31115 8' a 101.3029' Ir.ADS (.2992' 8' a 9.28911r 686 C8 (YUO) 31061 11' ADS 0.50719' 8' RC 1407.19' 8'a S.30119' 8' ADS 81.30124' (89 08 (5[UO1 38.90 18' ADS 8.3012' IT ADS 5.0225' 17' a 90.30185' 0810 CB (510) 20192 nit M CPT Cell C8 (SID) 288(8 8'14 (.28548' 0811 CB (510) 2187.16 0513 CB (S10) 28670 12' 116' 5484.92' 8' 01 4.2851' 0314 08 no 281.16 0915 08 (1001 28677 12' CIC° 1481.98' 12' Ola 5.28191' 0716 CB (SID) 289.88 12'ADS 6.26648' 12'ADS 5.78818' 6817 CB (AO) 28795 12' ADS 6.284.12' 12' ADS 5.281.17' 8' ADS (.16115' (818 CB (SID) 26535 24'ADS 0.28138' 24'A05 5.4056' 0819 C8 (A0) 28195 24' ADS 6.279.1' N' ADS 5.2791' 604 18 (570) 28891 Ir AOS 0.18156' Ir ADS 1.28636' CW1 08 (570) 289.15 11' ADS 5.2686.18' (812 CT (100) 18848 Call 08 (SID) 28661 12' ADS 50.28141' it ADS 1.78141' 6' INC 9148(1)' 0814 CB (SID) 28721 12' AOS 8146729' N' IDS 848209' 18' ADS 24.28101' CW5 (8 (570) 29191 12' ADS 8.79149' 12' ADS 5.191149' 0776 CB (AD) 19117 18' ADS 8.286659' i8' ADS 5.286.12' 8' ADS 1.28647' 027 (8 (510) 29214 18'005 8.76834' 18'4DS 5.78824' 12' ADS 01.2889' 0778 (8 (100) 29111 12' MS 8.29306' )50ADS 5.79566' C829 C8 (100) 297.07 17' A0S 6.29357' 12' ADS .549352' 12' ADS (49362' MO fa (5(0) 30193 8' WIC 6.49527 8. OK 5.29518' 8' COW 1.29358' C811 CB (570) 29831 le'ADS 6.194.11' le'ADS 5.794,44' 150 A00 1.29199' 0832 CB (100) 294.27 18' ADS 0.29182' 18' ADS 5.29187' 12' ADS 9.29199' COU 08 (510) 01032 8'42 50.01.77 12' a 79.01.07' 06134 C8 (570) 312.4? 18' ADS 8.2999.66 19' AOS 50.799.06' 11' ARS 1=799.3' CMS (8 (53011 3892 17' ADS 6.3449' 12' ADS 5.3060' 12' ADS 1.59849' 0836 CB (SID) .507.39 12' ADS 640001' 12' AOS 5.344.04' 0817 C8 (570) 30175 18' ADS 0.2651' 18' ADS 5.3032' 0838 08 (SID) 3886 Ir ADS 8..105.85' 12'ADS s.O366' 0719 CB (SID) 31693 12' 005 6.30128' 12' ADS 5.30376' 12' VS (.0566' 0840 03 (570) 3898 12' ADS 0.07.48' 12' 46 5.01.58' C841 C8 (510) 0218 Ir ADS 6.29873' 12' ADS 5.298.73' 0812 CB (570) 291.06 8' INC 8.28140' Ir COP 5.28698' 0211 08 (570) 18337 12' OAP 6.28611 12' OP 5.288627' (8u C8 (SID) 28798 12' a 5.28559' V' COT 0.26558' Ir CAC (.4316' 0845 C8 (ADI 29.647 Ir COIL' 52-.28677 0846 CO (5111) 228.93 Ira 6.16669' 0817 08 (570) 28859 12' OP 148504' Ir CDT 7111.28304' 18' ADS 50.284.44' 0818 CB (510) 28731 17' OP 1.26561' 12' OF 1.26361' 12' 09AC 0.28169' 0849 08 (510) 281.6,2 18' CDT 0.20135' 18' 0010 548125' 0850 C8 (510) 28162 12' ADS 0.28324' Ir CTM[' 5.18584' C851 C8 (510) 404 RRL 90 001 C852 C8 (510) 284.99 8' CMC 81.28219' 12' COY 148149' 11' DAC (.281.81' 8' MX 5.18209' 017 CB (570) 291.04 12' OP 6.4842' 12' DMP (.4542' 0954 11 (100) 791.08 8' 7K 5.289.65' C8S0 CB (510) 4219 12' OP 0.28611' 12 OP 1.28649' 12' OP 4.28641' 0856 09 (STD) 28125 8' CWC 5.4109' (857 CB (51D) 296.87 Ir ARS 1.2921' C858 SOMI 287.65 18' QAC 8497' 8' CDT 5(.28315' 18' [TAC 5.2819' 54/11 55101 28,160 8' COT 1.17639' 8' CMC' 8.27817' 5540 5961 187.70 8' CMC 147888' 8' 092' 5.7496' 5965 55101 281.73 8' COW 6.27712' 8' OAC 5.27734' 59844 5018 28866 8' DAC 0.27662' 8' CDT 5.27169' 551/15 55101 28639 8' 0850 6.219.19' 8' COW 5.279.44' 8' CDT 1.27911' 54616 5568 2217 r CDT 6.28213' 8' CAC 5.28219' 6' RC 1.2816r 59617 5566 294.67 r CAC 0.28693' 8' CDT 5.287,01' 52618 Silo 29130 8' COW 848195' 8' CDT 5.284.05' $988 S5O 301.77 IB' AOS 0.29.49' 18' a 5.1916Y 541410 5541 39.36 8' COX 8030116' 8' QAC 5.20).9' SS16))1 Spa 28916 12' O.411.279.04' Ir cur 11.278.76' 12' CLAY 1.279.04' 529112 5401 287.57 8' RC 5.27342' 8' PT (.17157' SI9113 .AMI 288.41 8' P.0 6.27595' 8' RC 147589' $21814 5942 209483 12' OAC 5.18143' 15' COW 44093' 6' CAC 1.281.W' 900)15 5568 28119 15' CAC 1.4764' 12' 0,410.28153' 8' COT 5.28119' 8' COT 0.18161' 554416 54111 28610 6' RC 14406' 8' Rt 1471.93' 596117 5461 28843 8' 7K 9.781.,3' 12' COT (.281.04' 8' A1C 5.283' 7.5' COMPACTED DEPTH 4,000 PSI PCC 6' COMPACTED DEPTH 1-1/4' - CRUSHED SURFACING BASE COURSE • GRADE 40 STEEL 14 BARS c ° 1 AT 24' O.C. MAX WHIN 0 ,---- 30 ° ',5'' N ,•00 "V75�' UPPER 7/2 OF SUB AND • oa 0 0 00 0 00 o0 ..1- 0 °$ O 0-00 „� WN. 2' OF CONC. COVER aO°'D/, ° ^ n ^J 0n '''.^ d0ki�_Z' 12' 5880090E COMPACTED 10 95% CONCRETE PAVING SECTION NOT TO SCALE PAVEMENT SECTION PER RECOMMENDATIONS BY ASSOCIATED EARTH SCIENCES, INC. DATED AUGUST 12, 2013, REFER TO PORTLAND CEMENT PAVING RECOMMENDATIONS 11080 FOR FURTHER DETAIL d 30 1 2 0 z a co0 0 c zQ 4S Lu W9' 0 O U 0 0 0 cri WJ w �LJ 1 co co ,a, a a 2 52w3 Q LLJOa oCV s y� N az 98 a7� Dote/6me:9/26/2013 3:20 PM Score: 55 UTILITY CONVICT NOTE. CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE P5AN5 OR NOT NY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTIUTY LOCATE 0 1-800-424-5555 AND THEN POTHOLING AU. OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UILI1Y CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTIUTIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UN/El/IVIED PUBIC INFORMATION AND ARE SUBJECT TO VARIATION. • SKINT TRIANGLE LOOKING LEFT.210' ROAD C. ROAD C SIGHT OBJECT (62 66 • 1'-30' 0 15 30 60 1-30' 0 15 30 60 NEW LIBRARY FF -297.50 • TRIANGLE RGHT.280' A rl.. • SIGHT DISTANCE EXHIBIT FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SW1/4 OF SEC.15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 05 NEWBt{ILDWO 13 -PF VARIES 'ROAD T3• - - gilz5. IBM ,11.11.11-1 1,11.11111.1 Mil MiMilIMIME NEW BUILDING D FF -302.00 • , , %i r SIM NEW BUILDING E FF -290.00 ROAD •C' SICNT OBJECT SIGHT TRIANGLE L001UNG LEFT.240' TRIANGLE L RIGHT.= ROAD •C• SIGHT DISTANCE SOUTH 144TH STREET 0 Cr/ 100 01 0 a ROAD SIGHT OBJECT NOTES CALL BEFORE YOU DIG 1-800-424-5555 SOUTH 144TH DRIVEWAYS ON 144TH. POSTED SPEED 25 MPH SIGHT TRIANGLE LOOKING LE17.240 FEET ALONG 144111 SGHT TRIANGLE LOCKING RGHT.280 FEET ALONG 14418 STOPPING SIGHT DISTANCE APPROACHING D18VEWAY5.155 FEET TURNING LEFT FROM 144TH STREET TKO THE 08606AYS•205 FEET Irs NEW BUILDING D FF302.00 2 )11,, ,4„/1-04.1111ismisamommi .... .. . ,, ,, tr 0 N 0 • —LOOKINELEFT.305 'A.•�x i • 1 t t _ ROAD "E• SIGHT OBJECT O •-' 1. SIGHT TRIANGLE — 1UKWL.AJI -NA L•,BL.VD. _ LOCKING LE01_385' SIGHT DISTANCE TUKWILA INTERNATIONAL BLVD ... DRIVEWAYS ON TUKWILA INTERNATIONAL BLVD' POSTED SPEED 40 MPH SIGHT TRIANGLE LOOKING LEFT.385 FEET ALONG 10 STOPPING SIGHT DISTANCE APPROACHING ORNSWAY5.305 FEET 0' f 0 SIGHT DISTANCE EXHIBIT 0 J O � cri�.! U) C7aaS3 O X0)Q 2 coQ W Y LL o5 t� N .II6 7I I 7. 8 C4 r FLAT METAL PANEL - ANTIQUE PATINA • CEDAR WOOD ACCENTS - CLEAR BRICK BASE REDONDO GRAY - SMOOTH BRICK ACCENT SOLDIER SEA GRAY, - SMOOTH • CORRUGATED METAL SIDING - COOL DARK BRONZE METAL WINDOW TRIM - COOL COLONIAL RED HARDIE PANELS W/REVEALS - SW 6159 "HIGH TEA" HARDIE PLANK 7" LAP SIDING - SW -6121 "WHOLE WHEAT" HARDIE TRIM - SW 7048 "URBANE BRONZE" HARDIE PANELS WIREVEALS MOSAIC - SW 6121 'WHOLE WHEAT' HARDIE PANELS W/REVEALS MOSAIC - SW 7585 "SUNDRIED, TOMATO" HARDIE PANELS WIREVEALS MOSAIC - SW 6389 "TASSEL" HARDIE PANELS VW/REVEALS MOSAIC - SW 6272 "PLUM BROWN' TUKWILA VILLAGE COLOR PALETTE "GLOBAL IVIARKIrr 1 0 1 ., lit1111010M1111111111 LAstud iOLLC land planning landscape architecture land entitlement September 27, 2013 Moira Carr Bradshaw, Senior Planner City of Tukwila / Department of Community Developmen�r���r�'`""jvhMLN f 6300 Southcenter Boulevard �V�LUN Tukwila, WA 98188 �.. ' ✓ 1..._ 1 SEP 2 7 2013 RE: TUKWILA VILLAGE Our Project #: LA1 1 13 Phase One B.A.R. - Submittal Review Comments Dear Moira, Please see our responses to the Site, Plaza and Landscape portions of the project based on the city staff and BAR comments received August 26, 2013. Our responses are in blue italics: Parks and Recreation Comments How does pervious concrete work in ,parking lot stalls with all the dripping oil and fluids from parked cars? How does it hold up? What about chemical infiltration? Similar to a grass -lined bio -filtration swale, the varying size and depth of the aggregate sub -base materials provide the necessary "filtering" of parking lot runoff, including fluids from parked cars. The depth of the pervious concrete and associated sub -base is carefully designed to support the required vehicular loads and provide the necessary storage area for the runoff. In the Pacific Northwest, most of the annual precipitation comes from rainfall events of less than an inch. A storm water management system using pervious concrete can be very effective at reducing total runoff and increasing the amount of filtered groundwater, according to Glacier Northwest, the area's largest concrete supplier. Add more trash receptacles around everywhere (this will aid in keeping the area cleaner, less litter - studies show that if someone has to walk more than around 50 ft. to throw something away they will not do it and are more likely to litter). If not additional receptacles, then plan on adding supplemental cans for heavy use. Agreed - Once the final trash receptacle is selected and the size and capacity is known, a proper number of trash receptacles will be incorporated into the Plaza area and around the site. Do not name the community building "The Commons" (too much confusion and comparison with Federal Way and Kent, which is not exactly the exact connection we want to present). Agreed - The Applicant and design team are working on a new name for this facility. 15200 52nd Avenue South Suite 210 Seattle, Washington 98188 206.204.0507 www.thelastudio.net Public BBQ's: Who is to maintain those, seems like a creative idea but maintenance nightmare and could become a nuisance problem more than anything (i.e. fights over use, food debris left on grill, mold growth, birds, hot ashes to deal with). The barbecue located on the north side of The Commons building is NOT a public barbecue. This will be used, managed and maintained by the cafe owner and staff as part of their food service. Make the doors on the community building facing the lawn area be roll -up glass doors (not standard double doors) and consider making all four sections these doors (not just the two sets of doors and two windows). See comment response letter from Johnson Braund, Inc. Ensure lawn has adequate drainage so not soft during winter months and irrigation for summer months. Lawn areas will include both drainage and irrigation. These are details that will be addressed in the final construction documents. Round Bollards: are they supposed to be seats also, they look too big for that. There is a picture showing someone sitting on them like they are intended to be seats yet the ones I have seen are too big for that. What size is spec'd? They will be played on. Spacing should be far enough apart they cannot be jumped one to another. Is there a better bollard that will not promote play on concrete and near a road? We will not be using the round bollards on this project. Concrete pathway and in front of the trash dumpsters needs to be extra thick and reinforced to prevent cracking as the garbage truck empties the dumpsters (this has happened at TCC and is a problem we are having to deal with). Agreed - the concrete in and around the trash staging areas will be a minimum 6" thick reinforced slab to minimize damage from the garbage trucks. This issue will be addressed in the final construction documents. Will there be illumination in and around the community building at night? The fc plan shows no fc on west side of the building from the light poles. Is there lighting on the building that will light this area? Yes - the area around the community building will be well illuminated after dark. The Site Lighting Plan has been revised to incorporate additional light standards, including pole lights, wall -mounted sconces and accent lighting in the stairs, seat walls and planter walls. Include a banner hanging system on the wall of the community building facing the lawn area for event notification. See comment response letter from Johnson Braund, Inc. Water adds a great ambiance and attraction to any area, however, it comes at a price and is usually a lot harder to maintain than most people think with lots of regulations. It is strongly recommended to hire an aquatic professional to educate on all the issues related to water in public places, interactive and decorative. Research Health Department codes on recirculating spray parks/pools, drain away spray parks/pools, interactive water features, decorative water features, fountains, etc Our office has experience with water features in public and semi-public spaces. We are researching the current county health dept. code requirements and working with an experienced interactive water feature manufacturer/supplier. Our objective is to use a simple splash pad feature with a "flow-through" water system designed to minimize total water usage., One of the ways to accomplish this is by using "activator" button(s) that turn the system on only when users are present. 2 Public BBQ's: Who is to maintain those, seems like a creative idea but maintenance nightmare and could become a nuisance problem more than anything (i.e. fights over use, food debris left on grill, mold growth, birds, hot ashes to deal with). The barbecue located on the north side of The Commons building is NOT a public barbecue. This will be used, managed and maintained by the cafe owner and staff as part of their food service. Make the doors on the community building facing the lawn area be roll -up glass doors (not standard double doors) and consider making all four sections these doors (not just the two sets of doors and two windows). See comment response letter from Johnson Braund, Inc. Ensure lawn has adequate drainage so not soft during winter months and irrigation for summer months. Lawn areas will include both drainage and irrigation. These are details that will be addressed in the final construction documents. Round Bollards: are they supposed to be seats also, they look too big for that. There is a picture showing someone sitting on them like they are intended to be seats yet the ones I have seen are too big for that. What size is spec'd? They will be played on. Spacing should be far enough apart they cannot be jumped one to another. Is there a better bollard that will not promote play on concrete and near a road? We will not be using the round bollards on this project. Concrete pathway and in front of the trash dumpsters needs to be extra thick and reinforced to prevent cracking as the garbage truck empties the dumpsters (this has happened at TCC and is a problem we are having to deal with). Agreed - the concrete in and around the trash staging areas will be a minimum 6" thick reinforced slab to minimize damage from the garbage trucks. This issue will be addressed in the final construction documents. Will there be illumination in and around the community building at night? The fc plan shows no fc on west side of the building from the light poles. Is there lighting on the building that will light this area? Yes - the area around the community building will be well illuminated after dark. The Site Lighting Plan has been revised to incorporate additional light standards, including pole lights, wall -mounted sconces and accent lighting in the stairs, seat walls and planter walls. Include a banner hanging system on the wall of the community building facing the lawn area for event notification. See comment response letter from Johnson Braund, Inc. Water adds a great ambiance and attraction to any area, however, it comes at a price and is usually a lot harder to maintain than most people think with lots of regulations. It is strongly recommended to hire an aquatic professional to educate on all the issues related to water in public places, interactive and decorative. Research Health Department codes on recirculating spray parks/pools, drain away spray parks/pools, interactive water features, decorative water features, fountains, etc Our office has experience with water features in public and semi-public spaces. We are researching the current county health dept. code requirements and working with an experienced interactive water feature manufacturer/supplier. Our objective is to use a simple splash pad feature with a "flow-through" water system designed to minimize total water usage. One of the ways to accomplish this is by using "activator" button(s) that turn the system on only when users are present. 2 4 Include an office for the general public to contact the individual in charge of the community building and rental events, etc. The office in the cafe does not meet this need due to location. A non-profit entity will be set up to manage the activities of both the outdoor plaza and commons building. The Cafe tenant will assist with the management and operations of the community building. The Tukwila Village development company will have their corporate offices in building D, which is part of Phase 2 of this development. Police Department Comments Page 2.0 - A difference in texture in addition to the color change from the rest of the concrete is recommended for the "concrete accent band" shown in the drawings. This would also be of assistance to visually impaired pedestrians who are challenged by curb -less divisions between pedestrian and traffic areas. Agreed - It is critically important that the entire site is designed and detailed to allow safe pedestrian movement from north to south and east to west through the site. That will include special attention to the pavement detailing, color and texture, at the pedestrian/vehicular crossing areas. Page 2.20 - Include a long-term maintenance plan to limb trees ups as they grow and mature until the lowest branches of the trees are 7 feet from the ground. Agreed - This will be a part of the owner/developer's long-term landscape maintenance process. Page 2.21 - The fire pit/fire bowl is a potential arson hazard in addition to the possibility of a person tripping and falling into the fire. I recommend a closed fireplace, such as the one in the attached photos. There are many smaller enclosed fireplaces than shown in the photo in the market. The proposed fire pit/fire bowl is located on the second level terrace area. This is a private space accessed only by the residents of this building. This fire bowl/fire pit will have e low, natural gas flame in a medium of colored glass or rock and can be equipped with a screen cover to prevent sparks. It is elevated to seat level, (approximately 18-20" off the floor) so it will not be a tripping hazard. The materials surrounding this important seating area will primarily consist of masonry and steel. Page 3.0 - Consider a,"no-smoking" policy in the outdoor seating and gaming areas to encourage family use of these spaces. When smoking is allowed in outdoor seating areas it creates a de -facto smoking area. Due to this all Starbucks locations in Washington have prohibited smoking at the outdoor tables at their facilities. Noted - this is an issue that will be addressed as part of the on-going operations and management of this Plaza. Page 3.1 - Switch locations between the men's and women's restrooms inside the building. Women feel less safe going into a room with a door to another room. This room could potentially provide concealment for an attacker. See comment response letter from Johnson Braund, Inc. Page 3.20-3.30 - Include in long-term maintenance plans limb trees up as they grow and mature until the lower branches of the trees are 7 feet from the ground. Shrubs planted should be varieties that grow to 3 ft or lower. Agreed - This will be a part of the owner/developer's long-term landscape maintenance process. Generally shrubs in the Plaza area will be dwarf varieties that reach and retain a lower growth habit with minimal maintenance and pruning. Page 3.40 (5) - Bicycle racks should be placed so they are visible from the windows in the Commons Building for theft protection. The bicycle rack has been relocated across the street to the active and well -lit entry plaza area at Building B. 3 Page 3.40 (9) - The fire pit/fire bowl is a potential arson hazard in addition to the possibility of a person tripping and falling into the fire. I recommend a closed. fireplace, such as the one in the attached photos. There are many smaller enclosed fireplaces than shown in the photo in the market. The proposed fire pit/fire bowl is located on the second level terrace area. This is a private space accessed only by the residents of this building. This fire bowl/fire pit will have e low, natural gas flame in a medium of colored glass or rock and can be equipped with a screen cover to prevent sparks. It is elevated to seat level, (approximately 18-20" off the floor) so it will not be 'a tripping hazard. The materials surrounding this important seating area will primarily consist of masonry and steel. General note on lighting for all pages in section 4: As people age their eyes are less able to adapt quickly to differences in lighting. Because Tukwila Village will have a large number of senior citizens, the lighting in the parking and pedestrian areas is critical. Because of this demographic, the lighting should not be below 1.0 footcandles (FC), with a preference to 1.5 FC and above in pedestrian and seating areas. With the Plaza re -design we have reworked the lighting fixture types and locations and re -run the photometric calculations. These upgrades include additional pole light standards, wall -mounted sconces and accent lighting in the stairs, seat walls and planter walls. See the updated site lighting sheets, 4.1-4.4. Page 4.2 - The lighting leading up to the trash enclosure is low and decreasing. Inside the trash enclosure there is little to no light. This can create a tripping and ambush hazard. More lighting is needed in this area. Just to clarify, each residential building has a trash compactor and trash/recycling containers situated in a designated trash room located in the parking garage. These dumpsters will be transferred to the staging area (by maintenance staff) on trash day only. So no residents in the project will be using the trash staging areas. Adequate lighting will still be provided in these areas for the maintenance staff. The light is very low in the disabled parking stall closest to the corner retail business with the light levels dropping nearer the entrance. The lighting is very dim approaching the residential lobby entrance. The lighting needs to be increased through this pedestrian area. This is a problem for people exiting the well -lit building into a dimly lit pedestrian area. The light levels for the disabled parking stall closest to the King County Library is also low and needs to be increased. The ADA requires minimum light levels at the key crossing and pedestrian areas, disabled parking stalls and accessible routs of travel. With the Plaza re -design we have reworked the lighting fixture types and locations and re -run the photometric calculations. These upgrades include additional pole light standards, wall - mounted sconces and accent lighting in the stairs, seat walls and planter walls. See the updated site lighting sheets, 4.1-4.4. Page 4.3 - The entire perimeter of the Commons Building is very dimly lit. This makes the building look uninviting and scary during hours of darkness or on days with heavy overcast and rain. The steps south of the Commons building leading down into the grass lawn area have poor lighting and are a tripping hazard. The lighting near the "Common Ground" and benches also need increase lighting. With the Plaza re -design we have reworked the lighting fixture types and locations and re -run the photometric calculations. The upgrades include additional pole light standards, wall -mounted sconces and accent lighting in the stairs, seat walls and planter walls. See the updated site lighting sheets, 4.1-4.4. Page 4.4 - I would like to either see some light standards like the ones proposed in place, if there are any in the area, or photos of some in place to see if there is glare created for pedestrians and/or bicyclists approaching the lights. 4 Page 3.40 (9) - The fire pit/fire bowl is a potential arson hazard in addition to the possibility of a person tripping and falling into the fire. I recommend a closed. fireplace, such as the one in the attached photos. There are many smaller enclosed fireplaces than shown in the photo in the market. The proposed fire pit/fire bowl is located on the second level terrace area. This is a private space accessed only by the residents of this building. This fire bowl/fire pit will have e low, natural gas flame in a medium of colored glass or rock and can be equipped with a screen cover to prevent sparks. It is elevated to seat level, (approximately 18-20" off the floor) so it will not be 'a tripping hazard. The materials surrounding this important seating area will primarily consist of masonry and steel. General note on lighting for all pages in section 4: As people age their eyes are less able to adapt quickly to differences in lighting. Because Tukwila Village will have a large number of senior citizens, the lighting in the parking and pedestrian areas is critical. Because of this demographic, the lighting should not be below 1.0 footcandles (FC), with a preference to 1.5 FC and above in pedestrian and seating areas. With the Plaza re -design we have reworked the lighting fixture types and locations and re -run the photometric calculations. These upgrades include additional pole light standards, wall -mounted sconces and accent lighting in the stairs, seat walls and planter walls. See the updated site lighting sheets, 4.1-4.4. Page 4.2 - The lighting leading up to the trash enclosure is low and decreasing. Inside the trash enclosure there is little to no light. This can create a tripping and ambush hazard. More lighting is needed in this area. Just to clarify, each residential building has a trash compactor and trash/recycling containers situated in a designated trash room located in the parking garage. These dumpsters will be transferred to the staging area (by maintenance staff) on trash day only. So no residents in the project will be using the trash staging areas. Adequate lighting will still be provided in these areas for the maintenance staff. The light is very low in the disabled parking stall closest to the corner retail business with the light levels dropping nearer the entrance. The lighting is very dim approaching the residential lobby entrance. The lighting needs to be increased through this pedestrian area. This is a problem for people exiting the well -lit building into a dimly lit pedestrian area. The light levels for the disabled parking stall closest to the King County Library is also low and needs to be increased. The ADA requires minimum light levels at the key crossing and pedestrian areas, disabled parking stalls and accessible routs of travel. With the Plaza re -design we have reworked the lighting fixture types and locations and re -run the photometric calculations. These upgrades include additional pole light standards, wall - mounted sconces and accent lighting in the stairs, seat walls and planter walls. See the updated site lighting sheets, 4.1-4.4. Page 4.3 - The entire perimeter of the Commons Building is very dimly lit. This makes the building look uninviting and scary during hours of darkness or on days with heavy overcast and rain. The steps south of the Commons building leading down into the grass lawn area have poor lighting and are a tripping hazard. The lighting near the "Common Ground" and benches also need increase lighting. With the Plaza re -design we have reworked the lighting fixture types and locations and re -run the photometric calculations. The upgrades include additional pole light standards, wall -mounted sconces and accent lighting in the stairs, seat walls and planter walls. See the updated site lighting sheets, 4.1-4.4. Page 4.4 - I would like to either see some light standards like the ones proposed in place, if there are any in the area, or photos of some in place to see if there is glare created for pedestrians and/or bicyclists approaching the lights. 4 t e We have identified a "style" of parking lot fixture that we believe works well with the overall design of Tukwila Village. We will be finalizing the selection of the actual fixture as we refine the documents and evaluate the project budget. 1 am not aware of an installation of this particular fixture in the area but totally understand and appreciate the need to minimize glare and dark sky pollution. City DCD Comments General Site Plan 1. Clarify "XFMR" listed on the site plan. XFMR is short for "Transformer". The plan has been changed to include the "Transformer" callout. 2. Describe how trash and recycling services will work for residents and commercial customers on the north side of S. 144th Street. Will it be possible for KCLS to share "staging" space for landfill and recyclable materials? Their current location conflicts with two parking stalls. Each residential building has a trash compactor and trash/recycling containers situated in a designated trash room located in the parking garage. These dumpsters get transferred (by maintenance staff) to the trash staging area on trash day only. So no residents in the project will be accessing or using the trash staging areas. Yes - the KCL will be using the trash staging area for their trash and recyclables pick-up. The KCL trash enclosure area has been reworked to eliminate conflicts with adjacent parking. 3. Explain why the garage radii are different b/w garage entrances. The simple explanation is, where we have more space, we maximize the size of the driveway radii. 4. Provide a description of the access easement on the north property line. See response letter from Barghausen Engineers. 5. Provide Recreation Space calculations per the Recreation Space section of the Zoning Code (18.52.060 Recreation Space Requirements). Building A - (84) Market Rate Residential Units x 200 SF per Unit = 16,800 SF - Required Recreation Space. South End Gathering Area: 6,645 SF First Floor Lobby: 1,108 SF Fifth Floor Lobby/Sun Room: 1,026 SF Second Floor Outdoor Terraces (3): 7,243 SF Fifth Floor Roof Deck: 3,853 SF TOTAL: 19,866 SF 6. Clarify location of perimeter fencing (should be interior of the required perimeter landscaping). I'm confused by this comment - for maintenance and access purposes; we would propose the perimeter fence be Iocated•on the property Zine, outside the perimeter landscaping. Building Design See response letter from Johnson Braund, Inc. Landscape Provide detail/detail on Rhododendron variety 5 We will be firming up specific plant varieties as part of the preparation of construction documents. Decreasing the spacing for Kinnikinnick to no more than 18 inches - it is very slow growing and 90% coverage is needed within 3 years. The spacing of the Kinnikinnick has been decreased to maximum 18"on-center. Our understanding is that the Plaza is being redesigned; therefore, a comprehensive review of plant material as well as any possible site design issues will occur when the revised sheets are submitted. The Plaza redesign was submitted to the City on September 12, 2013 followed by a meeting with City staff on Tuesday, September 17, 2013. Miscellaneous Provide Detail on Green Screens See comment response letter from Johnson Braund, Inc. Rain chain on building C may be an attractive nuisance for children. See comment response letter from Johnson Braund, Inc. Provide catalogue cuts of lighting fixtures. We would like to know how the architecture of the buildings will be enhanced with light at night. See attached cut sheets. These selections are still intended to show design direction and fixture styles only. Final fixture selections will be made as part of the construction documents. Provide examples of commercial tenant signage locations. The signage See comment response letter from Johnson Braund, Inc. A projecting sign or a corner projecting sign is allowed and may be of use in identifying the building name. See comment response letter from Johnson Braund, Inc. Pole Banners are not permitted outside the TUC. This and other signage needs may be an area where an amendment to the DDA may be recommended and warranted. Yes - we would like the flexibility of introducing banners on Tight poles and other potential locations to highlight Tukwila Village, with opportunities to display the Togo and provide vertical color and interest throughout the year. This would apply to the street lights in South 144th Street and the pole fixtures within the development. A variety of pedestrian -oriented signage is allowed. See Permanent Signs (Tukwila Sign Code TMC 19.20). Acknowledged Sincerely, The LA Studio, LLC Melvin R. Easter, PLA ASLA Landscape Architect/President 6 We will be firming up specific plant varieties as part of the preparation of construction documents. Decreasing the spacing for Kinnikinnick to no more than 18 inches - it is very slow growing and 90% coverage is needed within 3 years. The spacing of the Kinnikinnick has been decreased to maximum 18"on-center. Our understanding is that the Plaza is being redesigned; therefore, a comprehensive review of plant material as well as any possible site design issues will occur when the revised sheets are submitted. The Plaza redesign was submitted to the City on September 12, 2013 followed by a meeting with City staff on Tuesday, September 17, 2013. Miscellaneous Provide Detail on Green Screens See comment response letter from Johnson Braund, Inc. Rain chain on building C may be an attractive nuisance for children. See comment response letter from Johnson Braund, Inc. Provide catalogue cuts of lighting fixtures. We would like to know how the architecture of the buildings will be enhanced with light at night. See attached cut sheets. These selections are still intended to show design direction and fixture styles only. Final fixture selections will be made as part of the construction documents. Provide examples of commercial tenant signage locations. The signage See comment response letter from Johnson Braund, Inc. A projecting sign or a corner projecting sign is allowed and may be of use in identifying the building name. See comment response letter from Johnson Braund, Inc. Pole Banners are not permitted outside the TUC. This and other signage needs may be an area where an amendment to the DDA may be recommended and warranted. Yes - we would like the flexibility of introducing banners on Tight poles and other potential locations to highlight Tukwila Village, with opportunities to display the logo and provide vertical color and interest throughout the year. This would apply to the street lights in South 144th Street and the pole fixtures within the development. A variety of pedestrian -oriented signage is allowed. See Permanent Signs (Tukwila Sign Code TMC 19.20). Acknowledged Sincerely, The LA Studio, LLC 77.,//vm Melvin R. Easter, PLA ASLA Landscape Architect/President 6 • JOHNSON BRAUND INC. September 26, 2013 Moira Carr Bradshaw Senior Planner City of Tukwila / Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 RE: TUKWILA VILLAGE PHASE ONE B.A.R. —SUBMITTAL REVIEW COMMENTS RECEIVED SEP 27 2013 • COMMl1Nl l Y DEVL-LOI'MENT Moira, Please see our responses in italics to the Phase 1 B.A.R. staff comments received via email on 8- 27-2013. These responses include the following: 1. Responses to Parking comments dated 8-07- 2013: Under separate cover, includes updated parking calculations based on complimentary uses per previous discussions and draft document sent 9-17-2013. 2. Public Works comments dated 7-24-13: Refer to attached response letter from Barghausen Engineers. 3. Parks & Recreation comments dated 6-27-13: See attached response letter from LA Studio, Inc. Architectural responses to items 5,9,10 & 12 are included here. 4. Fire Department comments dated 7-15-13: responses are included here. 5. Building comments dated 7-02-13: responses are included here. 6. Police Department comments (not dated): See attached response letter from LA Studio, Inc. Architectural response to item 3.1 is included here. 7. DCD staff comments dated 8-26-13: Architectural responses are included here, landscape/site responses are included in attached response letter from LA Studio, Inc. 8. DCD Landscape comments sent via email on 9-04-13: See attached response letter from LA Studio, Inc Preliminary design responses and draft parking comments responses were issued and reviewed at our meeting with City Staff on 9-17-2013. Additional staff comments in response to the preliminary presentation were sent via email on 9-23-13. The design has been modified as noted in response to these review comments. Public Works comments See attached response letter from Barghausen Engineers. 15200 52nd Avenue South, Suite 300, Seattle, Washington 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Page 2 September 26, 2013 Parks & Recreation comments Item 5: Make the doors on the community building facing the lawn area be roll -up glass doors (not standard double doors) and consider making all four sections these doors (not just the two sets of doors and two windows). The swing doors facing onto the "stage" have been revised to show overhead sectional doors with a full vertical track. The windows on either side of have been revised to swing doors to allow for egress. Note that this item was reviewed in our preliminary meeting and while we embrace the concept we also need to be in compliance with energy codes and budget. Final design solution will be dependent on these items. The current plans reflect our design intent: reference sheets P3.1 & 2/P3.3. Item 9: Will there be illumination in and around the community building at night? The fc plan shows no fc on west side of the building from the light poles. Is there lighting on the building that will light this area? The commons building exterior lighting includes can lights at the large overhead "stage" soffit and the covered entry soffit. There will be a wall -mounted light (on photocell) at each of the exterior doors on the rear and sides of the building and the service yard.. Additionally architectural uplighting will be provided at the "stage" columns, the entry column and the building signage. Item 10: Include a banner hanging system on the wall of the community building facing the lawn area for event notification. A banner hanging system has been designed along the front stage facade. The banners will be attached and suspended between the tall columns. The intent of this system is to allow the placement of temporary banners for key events at the commons & plaza. Reference 1/P3.3 and P3.5. Item 12: Include an office for the general public to contact the individual in charge of the community building and rental events, etc. The office in the cafe does not meet this need due to location. A non-profit entity will be set up to manage the activities of both the outdoor plaza and commons building. The Cafe tenant will assist with the management and operations of the community building. There will not be a staffed office in the community building. Event planning will be provided off-site through the non-profit entity. Note also that the Tukwila Village development company will have their corporate offices in building D, which is part of Phase 2 of this development. Fire Department comments 1. The "Auto turn" software analysis needs to be done for the entire site, particularily the "Normandy Court/Samara Apts." entrance. The fire apparatus specifications have already been provided. See attached response letter from Barghausen Engineers. 2. Building A — the fire control room is above the boiler room. The boiler room location should be switched with the electrical room location thus placing the fire control room above the electrical room. Reference plan P2.2. There is not a room below the fire control room. It is located slab on grade. The boiler room is located adjacent to the fire control room on the upper level, not above the room. Page 3 September 26, 2013 Note also that the boilers are actually multiple condensing hot water tanks. The location of the electrical room is strategically positioned adjacent to the generator room on the east side of the building. 3. The living units are numbered incorrectly and need to be "swapped." South and west would be odd numbered and North and East even numbered. Noted. This revision will be completed for the building permit/construction documentation submittal. 4. In addition to the Building code minimum required stairway landing dimensions, provide a supplementary 2 sq feet of floor area to accommodate the standpipe hose connection placement and operation. Noted. There is adequate space within the interior of the building to accommodate this requirement. This revision will be completed for the building permit/construction documentation submittal. 5. Ensure that elevators are appropriately sized to receive the newer larger gurneys that are 81"long x 23" wide. The elevators provided meet the stretcher requirement of the IBC 3002.4: 84" x 24" with 5" radius corners. 6. It appears that the outward door swing of the mechanical rooms impede the minimum exit width of the exit corridors. Per IBC 1005.2, doors in any position shall not reduce the required egress width by more than 'z. The required egress width of the corridors is 44"/2 = 22" required at door encroachment. The provided corridor width is 72" framing (69.75" clear width) — 36" for door in open position = 33.75" which is greater than the 22". 7. Egress from the 5`h floor rooftop terrace sunroom may be inadequate depending on total occupant load. Both the sunroom and the rooftop terrace have been designed so that the occupant load (15 sf / occupant) is less than 50, allowing the occupancy to be classified as R-2 main occupancy rather thanA-3. (IBC 303.1, exceptions 2 & 3) . The occupant load <50 requires one exit from the sunroom and one exit from the roof terrace. Building Department comments Basement parking level and first floor parking garage: Both garages are enclosed parking garages. Both will require mechanical ventilation with both exhaust and outdoor air supply provisions. Where will the intake and exhaust openings be located on the building? The architect's solution should be made available for review. While the final design of the garage exhaust system is yet to be designed by a mechanical engineer, the ventilation concept is as follows: Intake air is to be provided through the open grate garage doors on levels 1& P1. Garage exhaust will be through the wall louvers at the north wall of level 1. The windows above the proposed louver locations are fixed providing the required 10' clearance to operable openings. A transfer grille/fan will be provide through the level 1 slab to level P1 below, likely near the elevator. The final mechanical solution will be included in the building permit/construction documentation submittal. The roof terrace at the fifth floor level will need to comply with IBC Section 1021.1: occupied roofs shall be provided with exits as required for stories. Since the access to two exits is required for the fifth story, and the Page'4 , September 26, 2013 potential occupant Toad for the roof terrace is >49, it follows that access to two separate exits is required for the rooftop occupancy. The rooftop terrace has been designed so that the occupied area (not including planting areas and circulation) is less than 50 (15 sf / occupant). This allows the occupancy to be classified as R-2 main occupancy rather than A-3. (IBC 303.1, exceptions 2 & 3) and the occupant load <50 requires one exit from the roof terrace. One exit is provided to the corridor which has access to two separate exit stairs. An additional exit can provided through the sunroom (intervening room/accessory use (IBC 1014.2) with direct access to the stair 2 if determined to be required during building permit plan review. Police Department comments Page 2.0,Page 2.20,Page 2.21 Page 3.0 See attached response letter from LA Studio, Inc. for these comments. Page 3.1— Switch locations between the men's and women's restrooms inside the building. Women feel less safe going into a restroom with a door to another room. This room could potentially provide concealment for an attacker. The bathrooms locations have been modified as requested. Not also that the room in question is a small janitor storage closet with shelves, there is no "standing room" available in this space. This storage room door will be locked at all times. During non-event functions, access to the bathrooms will require a key (key available from cafe). Page 3.20 and 3.30, Page 3.40 (5) , Page 3.40 (9) Page 4.2,Page 4.3,Page 4.4 See attached response letter from LA Studio, Inc. for these comments. DCD Staff Department comments General Site Plan 1. Clarify "XFMR" listed on site plan. 2. Describe how trash and recycling services will work for residents and commercial customers on the north side of S 144 Street. Will it be possible for KCLS to share "staging" space for landfill and recyclable materials? Their current location conflicts with two parking stalls. 3. Explain why garage radii are different b/w garage entrances. 4. Provide description of access easement on north property line. 5. Provide a recreation space calculation per the Recreation Space section of the Zoning Code (18.52.060 Recreation Space Requirements) 6. Clarify location of perimeter fencing (should be to the interior of required perimeter landscaping) See attached response letter from LA Studio, Inc. for comments 1-6 above. Page 5 September 26, 2013 Building Design The Indoor Community Building is a classic example of a four sided contemporary NW mid-century modern design. Building A has good street presence and nice articulation. Provide additional detail sheets on building A and Commons building. In general we need size and materials of detailing on the building such the railings, columns, cornices/wall caps. Additional detail callouts including materials and sizes have been provided on a new sheet P2.14. Changes that we'd like to discuss: Modifying the entry to the residential portion of building A so that it is more prominent and has a better presence and sightline from the driveways/commons areas. Reference P2.2 and P2.12. The residential entry has been made more prominent by enlarging the overhead canopy so that it projects forward of the building edge. The column/canopy support has been enhanced to provide a unique entry element, while tying into the theme of the commons building, SE trellis element and SW corner columns. Signage has been added to the residential entry, suspended below the canopy element. The canopy will have downlighting, the column element will be uplit and the lobby interior will be lit at night (corner storefront element). Additional detailing of shade fins have been provided at the unit stack above the entry, drawing your attention to the entry location. Per the preliminary review meeting on 9-17-2013, an additional column has been added for the canopy. The canopy has also been extended over the adjacent office storefront window. Window enlarged and green screens removed. Improving the quality of garage doors, Tess commercial/industrial and more residential in character with higher quality materials and detailing. The garage doors will be a commercial horizontal sliding garage door. The design intent of the door is that it will be a high quality door with vertical elements to visually tie it into the upper building balcony railing detail. A sample image was provided at the preliminary review meeting on 9-17-2013. Staff raised concern about the transparency of the door into the garage. To address this concern we've added a perforated panel to the doors to limit views. Note that the garage doors are being utilized as supply/intake air for the mechanical garage exhaust and must be "open" enough to allow for required air transfer. The garage doors have been added to the drawings, reference sheets 1&2/P2.10, P2.12 and P2.13. Moving the outdoor fireplace on Building C so that it is adjacent to a larger outdoor space — move clockwise to area with chairs. This will be the coldest darkest corner (NE) so it may not work perfectly, but there may be ways to make the area more habitable. Page September 26, 2013 The cafe tenant space has been designed with the indoor/outdoor fireplace as positioned. The Plaza area has been reworked to provide more room for casual/conversational outdoor seating. This area is intended to be a different type of outdoor use than the outdoor dining / tables & chairs provided at the NE area. The fireplace element at its current location provides visual interest at the entry axis focal point. We do not feel that relocating it will benefit the project. See Parks and Recreation Dept comments on doors that open onto the plaza. See additional comments regarding interior from Parks and Recreation Department. The swing doors facing onto the "stage" have been revised to show sectional overhead doors with a full vertical track. The windows on either side of have been revised to swing doors to allow for egress. Note that this item was reviewed in our preliminary meeting and while we embrace the concept we also need to be in compliance with energy codes and budget. Final design solution will be dependent on these items. The current plans reflect our design intent: reference sheets P3.1 & 2/P3.3. Providing material details on the ceiling and eave of Building C. Library is using a natural wood ceiling that will be illuminated at night and be a significant feature — it would be nice to complement that treatment. The ceilings and exterior overhangs will have exposed wood beams. If budget constraints can be met, the ceiling/soffit material will be natural wood that will be illuminated at night. As an alternate, the ceiling/soffit material will be painted a warm wood -tone color. Refraining from transitioning to a different material in the same wall plane or outside corner on both Building C and A. Providing at least a 4 inch offset where there is a change in materials. A 4" min. offset will be provided at material transitions in the same plane. Providing details on windows for Building A and consider enlarging windows if at all possible — use multiple standard sizes to achieve results if necessary. The small fixed window in the unit kitchens have been enlarged to 36" x 42". The standard windows in the unit living rooms and bedrooms are appropriately sized and have not been revised. Per the preliminary review meeting on 9-17-2013, it was suggested that the windows that occur in thick/furred walls be expressed as recessed. We have accommodated this request. Reference P2.11 and 2.14. Bringing color of masonry to upper levels of Building A in order to tie first level to upper levels and so that it doesn't appear to be a single story commercial building with horizontal layers of residential units on top. Reference building elevations, views and revised color boards. The color of the brick has been included in the color of the upper building main siding color. Note that in response to the public open house comments, we have opted to revise the originally proposed "Redondo Gray" brick color to "Brown Varitone" with dark soldier coursing of "Mauna Loa." The dark accent bricks will tie into the dark terra cotta tones of the Library. The dark accent color of the masonry has also been added to the lower level storefront (dark anodized bronze) and the upper levels: horizontal belly band/material transition, balcony rails, and coping; visually tying the upper and lower floors together. o Page 7 September 26, 2013 Explaining how you anticipate the sloping floor will work on the commercial incubator space on TIB. The floor of the commercial space on TIB is not sloped. The concrete floor level will be set at the lowest door grade. As tenants determine the extent of their space, the floor will be overframed to the grade of the proposed exterior door locations Bringing the first level masonry up at additional corner locations to the terrace. Our design intent has been to modulate/articulate the building to reduce the overall visual height and bulk. Extending masonry up at the corners will add to the bulk and visual weight of the building. Per the preliminary review meeting on 9-17-2013, we extended the masonry up to the roof terrace for the lower /south portion of the building. Reference P2.09,P2.10,P2.11 & P2.12. Modify the colors so that there is a stronger richer, darker choice. The masonry is a neutral and works well with the library's terra cotta choice. See item on brick color, previously noted above. Per the preliminary review meeting on 9-17-2013, we have revised the paint colors to be darker and richer tones. A dark body paint color has been added to compliment the brick color. Three accent colors have been provide to add visual interest to the facade. A dark trim and flashing coping color has been added to compliment the dark brick accenting. The corrugated metal, light cream and window trim colors have remained the same. Strengthening the design of the detailing on the first floor SW corner, which is visually weak compared to the building tower that rises above the corner. The cantilever needs more support and stronger relationship to the overall mass and scale of the building. Reference P2.2, P2.11 & 2/P2.13. A revised angle corner design option was presented at the 9-17-2013 city meeting. Additional review comments indicated that more work was need to visually support the cantilever above. The recessed condition of the corner commercial entry has been removed, eliminating the long cantilevered condition at the corner. Brick pilasters have been added to add mass and to visually reduce the 4' cantilever to 2'. The storefront glazing/entry doors have been pulled out to align with the adjacent walls. The corner canopy has been raised up and made visually "lighter" as an open trellis (weather protection provided by 4' cantilever above). The canopy is supported by exposed beam elements and a unique corner column that ties into the theme of the commons building and SE trellis element. Additional detailing of shade fins have been provided at the unit stack above the corner entry, visually connecting the detailing of the columns below to the mass above. The shade fin element has also been added to the south facade to visually connect the SW corner and SE corner detailing. The pergola feature on the second level of the SE corner of Building A should continue the weight of the ground level up and possible mirror the pergola element in the Plaza. Reference P2.12. Brick Pilasters have been added to continue the weight of the masonry columns up to the feature trellis element. The members of the trellis elements have been redesigned to have more visual weight. The detailing of the trellis elements continues the theme of the unique corner columns/ entry features. The detailing of the Plaza trellis will have similar detailing and visual weight. Page •. September 26, 2013 Providing a more substantial railing for Building A and providing a catalogue cut sheet. The open mesh guardrail has been revised to a vertical picket rail. The color of the rail has been revised from champagne to a dark anodized bronze, tying into the dark accent colors of the masonry below. Reference railing cut sheet on P2.14. Clarifying the base treatment and cap/cornice treatment on the walls. A concrete plinth has been added at the base of the brick veneer around the perimeter of the building. The masonry walls have dark accent solider coursing above openings. Dark accent masonry coping will be provided at wall caps and material transitions. Exterior framed walls will have a simple dark accent metal flashing/coping. Per the preliminary review meeting on 9-17-2013, additional discussion included reviewing thicker accent coping (i.e. double row brick) at the masonry walls. With the darker accent colors, we feel that the thin line of dark coping is more appropriate for the overall style of the building. Landscape Providing detail/detail on Rhododendron variety Decreasing the spacing for Kinnikinnick to no more than 18inches — it is very slow growing and 90% coverage is needed within 3 years. Our understanding is that the Plaza is being redesigned; therefore, a comprehensive review of plant material as well as any possible site design issues will occur when the revised sheets are submitted. See attached response letter from LA Studio, Inc. for comments above. Miscellaneous Provide detail on Green Screens. Reference detail on P2.14. Rain chain for roof drainage on Building C may be an attractive nuisance for children. Agree. The rainchain element has been replaced with a feature rain catchment art piece at the entry side and a simple cistern at the other side. Provide catalogue cut sheets of lighting fixtures. We would like to know how the architecture of the buildings will be enhanced with light at night. Elevations of the buildings at nighttime are helpful. Reference sheet P4.4 for lighting cut sheets. Simple cylindrical wall mounted sconce lights will be provided adjacent to door locations. The accent columns at the residential entry and the SW corner will be uplight. Additional uplighting will be provided at the level 2 terrace trellis and greenscreen/artwork elements. The SW corner soffit, residential entry and SE covered seating (round porch) will have can down lights. Page 9 September 26, 2013 Provide examples of commercial tenant signage locations. The signage on Building A should be uniform for the tenants. For example, the use of a "canopy edge sign" - "Tukwila Village" on the SW corner will likely be a commercial tenant and is allowed as long as the individual letters do not exceed 12 inches in height. The original design intent of the "Tukwila Village" sign on the corner of building A was to identify the project — the letters were quite large at 30" tall. This sign has been replaced with a monument sign located at the south side of the access main access drive, reference sheet P1.3. The signage now located at the SW corner of the building A is for the corner tenant —12" letters, reference P2.11. The design intent of the commercial signage is to provide a uniform, consistent signage packet. The signs are to be mounted on the canopies. Final design of the signage will be completed with the overall project graphics/marketing package. A projecting sign or a corner projecting sign is allowed and may be of use in identifying the building name. We explored the use of a corner projecting blade sign for the building name, but decided against it. Pole banners are not permitted outside the TUC. This and other signage needs may be an area where an amendment to the DDA may be recommended and warranted. We want to utilize pole banners for the project, especially on 5. 144th street. The owner will review DDA amendment. A variety of pedestrian oriented signage is allowed. See Permanent Signs (Tukwila Sign Code TMC 19.20) Additional Revisions 1. Commons Building: We have revised the angled wood columns to metal (6" pipe) and removed the heavy wood trellis to better fit with the clean lines of the library and the metal detail column/trellis elements at Building A. Reference P3.5. This design option was presented at the 9-17-2013 city meeting. Concern was expressed about the proportion of the pipe. The 4" pipe has been revised to 6". The trellis detailing and attachment to columns have been simplified. 2. Commons Building: We have removed the high angled windows on the south wall of the catering kitchen in anticipation of the energy code trade off required for the use of the overhead sectional doors. This also helps to simplify this facade. Reference P3.4. 3. Building A: We replaced some of the brick at the ground floor with corrugated metal on the east facade Live -work units. This adds visual interest and emphasizes the individual Live -work spaces, providing a more residential scale to this facade. Reference P2.10 & 1/P2.13. 4. Building A: The parapet line has been broken at the recessed / vertical building elements at the west, north and south facades as requested at the 9-17-13 meeting. Page 10 September 26, 2013 5. Building A: Commercial frontage on TIB: corner storefront glazing has been added to the "saw tooth" steps along this frontage. The storefront corner glazing replaces the blank brick walls which will add transparency/activity and visual interest for pedestrians walking south on TDB. Please contact me if you have any further questions or comments. Sincerely, JOHNSON BRAUND, INC. Diana Keys, Director of Housing Attachment: Response letter from Barghausen Engineers Response letter from LA Studio, Inc. Company City of Tukwila — Dept. of Community Development LAstud I OLLC Address 6300 Southcenter Boulevard, Suite 100 land planning landscape architecture land entitlement TRANSMITTAL Tukwila, WA 98188 Person Ms. Moira Bradshaw Phone# 206-431-3651 Project Name TUKWILA VILLAGE Project Location Tukwila International Blvd & S. 144th Street Project Number LA1113 Date September 27, 2013 Items Printing ❑ Prints 0 In -House ❑ Other ® Outside RECEIVED By Means Of Sent SEP 27 2013 ❑ Fed -Ex ® As Requested • COMMUNI I Y ElFax ® For Your Use DEVELOPMENT ❑ United Postal Service ® For Review / Comment ❑ Courier ❑ For Approval Copies /Sets 1 1 1 1 3 4 1 Remarks Date 15200 52nd Avenue South Suite 210 Seattle, Washington 98188 206.204.0507 www.thelastudio.net Quantity 4 1 1 1 57 57 1 Description Comment Response Letters Statement of Purpose and Design — Indoor Commons Statement of Purpose and Design — Outdoor Plaza Phase 1 Parking Comments (Revised) BAR Documents — 24x36 sets (Revised) BAR Documents — 11x17 sets CD with BAR Documents Signed Mel Easter Copy To The PREMIER' II Series Contemporary architectural design meets the new generation of LED technology in the new Premier II Series by Visionaire Lighting. It is the perfect complement to any university campus, business park, or walkway project where performance and esthetics are required. The Premier II Series is built to last with cast aluminum housing; hinged, spun aluminum top; and extruded aluminum arms. An integral extruded aluminum heat sink provides excellent thermal management for the LEDs. The Premier II Series provides up .o fifty percent energy savings over traditional light sources, and reduces maintenance costs by years and years. Life expectancy of the LEDs is upwards of 30 years! A variety of optical distributions are available for unlimited design applications. The Premier II Series LED post top is IES full cutoff and Dark -Sky friendly. It is especially suited for any project where full control of'I..ght d'Istributlon .s needed. ra P t lop R'DooD000noon00000nomoop000norionanottio 30000OOMME00000000000CLOOLOOFEDEOFICE )00000000001-10000000000000000E100-11100000 DO00000001-1170000000000000OLJEDEODOOM OE )0000000 1000001-101, VISIONAIRE LIGHTING Ina= la 10000OOOLJEJ 'VY5r$4'. r jElOCIOOODO n D000E0000 m4.0.;(ide ‘W5M1----cin it mic• copanococcrinnomp000anacilicEDEEm000po DMOOOOLJOE00000000000-COOOCECOO=ODOO E.E000000E0C=0000000000001DECE100000001 pDOOLIOODOEFIECEEU0000000000001_100111UOLLO L Premier IITM LED filtertek Contemporary design meets the new generation of LED green technology in this stunning luminaire, the Premier II. The Premier 11 series provides up to fifty percent energy savings over traditional HID light sources; and offers excellent beam control and LED life beyond 100,000 hours for 350 milliamp systems. The Premier II is offered in six optical distributions. The Premier II's fully -sealed housing features an exceptionally welt -designed thermal management system that provides superior heat dissipation. PRE -2-L Type I (T1) Type II (T2) Type III (3) Type IV (T4) Type V (T5) Cl Type V -W (T5W) # of LEDs 32 (32LC) 48 (48LC) 64 (64LC) 80 (80LC) 96 (96LC) VISIONAIRE LIGHTINIG Dimensional Drawings The Premier 11 fixture is built with a cast aluminum housing, extruded aluminum arms and a spun aluminum, removable top. The Premier 11 series LED post top is IES full cutoff and Dark -Sky friendly. The Premier II is especially suited for any project where full control of light distribution is needed. The popular Premier II is the perfect compliment to any university campus, business park, or walkway project where contemporary, architectural design is desired. Milliamps Kelvin `:Vo)tage'' '' Mounting Finish" 350 (3) 530 (5) 4000K 'Neutral white (4K) 5500K -Cool white (55K) 120-277 -Universal (UNV) voltage 480 (5) 347 (8) Post Top 'Slips over 4" OD tenon x 4" tall (PT) Bronze (BZ) Smooth Black (SBK) Smooth White (SWH) Forest Green (FG) Silver Metallic (SL) Graphite (GP) Weathered Brown (WB) Soft Gold (SG) Custom Color (CC) Button Type Photocell 'Specify voltage (PC120) (PC208 (PC240) (PC277) 0-10v Dimming Driver No Controls (DIM) Motion Sensor/Control Watt Stopper FSP -211 22' Distance O 8' CLG HT Must specify Dimming Driver. (WSC) Motion Sensor 20' Distance 0 8' CLG HT Must specify Dimming Driver. Can use with wireless Control (MS) Wireless Control (WC) Consult Factory 10 KV Surge Protector (10KV) LIGHTING AVISA An Oldenburg Group Company 1717 W. Civic Dr. I Milwaukee, WI 53209 Phone: 414354.66001 Fax 414.35414361 Specifier Hotline 1.800.788.V1SA Project: Tukwila Village Fixture Type: W1 Notes: Family Name: Pla Order Code: OW2202-LNW-P-LNW2000-50(MVOLT)-CTBS-CTBS(accent plate) OW2202 m ij DIMENSIONS Key English (in) Metric (mm) w (width) 8 5/8 219 PLa 1 SquareAccent PlateD H (height) 18 457 (depth) 10 5/8 270 Outdoor Well Sconce FINISHES Canopy And Housing N. *ne• ,,-&, -CTBS painted Acrylic Powder Coat Color to be selected Accent Plate Ca17G1 lotrillg 1111 a"''P'`M'"Painted Acrylic Powder Coat - JCTBS Color to be selected II hoed iiir4 Dmaltti.7 tez:i10 St+4t.6 Se % SOURCE OPTIONS Total Init Source: 2560 Lumens -LNW Provided with 8.96W, 3500K Neutral White LED, 560 initial source lumens, with integral, electronic, I -IPF driver(s). 1LED31 PRODUCT OPTIONS -NONE NO ADDITIONAL PRODUCT OPTIONS WERE SELECTED. COMMENTS: THIS DOCUMENT CONTAINS INFORMATION WHICH IS THE PROPERTY OF VISA LIGHTING, AND MAY NOT, IN WHOLE OR IN PART, BE DUPLICATED, DISCLOSED, OR USED FOR DESIGN OR MANUFACTURING PURPOSES WITHOUT THE PRIOR WRITTEN PERMISSION OF VISA LIGHTING. Copyright 2013 Visa Lighting. Design Modification Rights Reserved. Approvals: Important Product Information Fixture to be wall mounted. Special Note: This Fixture requires structural support and special preparation will be necessary. Please see Field Instructions for more information. Pg1ofl Pavilion 1 Bollards 1 Visionaire Lighting, LLC Page 1 of 2 VVISIONAINE LIGHTING Performance In A Whole New Light ABOUT US PRODUCTS MARKETS LITERATURE PHOTOMETRICS Search Sub FIND A REP CONTACT PRODUCTS > BOLLARDS > PAVILION Bollards Cross Bow Aria Catalina Endurascape OceanWalk - Round OceanWalk - Square Pavilion Sonus Torneo CONNECT RECENT NEWS BOW PROMOTIONAL VIDEOS Visionaire Lighting Bow promotional videos on YouT... ROADWAY LX VIDEO Promotional video for Visionaire Lighting Roadway ... AMERICAN RETROFIT INSTALLATION Visionaire Lighting - American HID to LED retrofit... More > FOLLOW US... [ Pavilion PRODUCT OVERVIEW The Pavilion bollard combines contemporary styling with architectural appeal. This bollard provides smooth, low-level, 360 -degree, symmetrical illumination. It is an excellent choice for walkways, entrances, promenades, plazas, courtyards, driveways and landscaped areas. Features: -Clear, high -impact -resistant acrylic lens with silicone gasketing for a weather -tight seal -Extruded aluminum housing with spun aluminum top cap -Heavy-duty, cast aluminum base plate concealed within shaft -Prismatic glass refractor with clear acrylic horizontal louvers -Compact Fluorescent offered in 26 to 42 watt options -HID - 50 to 70 watts offered in High Pressure Sodium or Pulse Start Metal Halide http://www.visionairelighting.com/productDetails.asp?productlD=340 SPECIFICATION SHEET(S) HID CF PHOTOMETRICS 9/26/2013 Recessed wall luminaire Housing: Constructed of die cast and extruded aluminum with integral wiring compartment. Mounting tabs provided. Enclosure: One piece die cast aluminum faceplate, 1B" thick. Clear tempered glass with translucent white ceramic coating. Faceplate is secured by two (2) socket head, stainless steel, captive screws threaded into stainless steel inserts in the housing casting. Continuous high temperature 0 -ring gasket for weather tight operation. Electrical: 6.7W LED luminaire, 8.5 total system watts, -30°C start temperature. Integral 120V through 277V electronic LED driver, 0 -10V dimming. The LED and driver are mounted on a removable plate for easy replacement. Standard LED color temperature is 3000K (available in 4000K; add suffix K4). Through Wiring: Maximum four (4) No. 12 AWG conductors (plus ground) suitable for 75°C. Provided with 1/2" NPT threaded conduit entries. Note: Due to the dynamic nature of LED technology, LED luminaire data on this sheet is subject to change at the discretion of BEGA- US. For the most current technical data, please refer to www.bega-us.com. Finish: These luminaires are available in four standard BEGA colors: Black (BLK); White (WHT); Bronze (BRZ); Silver (SLV). To specify, add appropriate suffix to catalog number. Custom colors supplied on special order. UL listed, suitable for wet locations and for installation within 3 feet of ground. Type non -IC. Protection class: IP64. Luminaire Lumens: 10 Tested in accordance with LM -79-08 A Lamps A B C 2196LED ADA 6.7 W LED 914 212 41, Type: BEGA Product: Project: Voltage: Color: Options: Modified: BEGA- US 1000 BEGA Way, Carpinteria, CA 93013 (805) 684-0533 FAX (805) 566-9474 www. bega-us. com ©copyright BEGA-US 2012 Updated 10/12 Exhibit N: SEP 27 2013 n+l I Y L , JLLUPMLNT Tukwila Village — Outdoor Plaza Statement of Purpose and Design Plaza Parcel — Intended Use Revised September 26, 2013 The goal for Tukwila Village is to create an extraordinary shared experience that will enhance community life for the City and its residents. As a major component of Tukwila Village, the Plaza Parcel will help fulfill this goal by serving as a welcoming, active, vibrant, and attractive place where people can gather, connect with each other, and enjoy a range of activities and amenities. The Plaza Parcel includes two components - the outdoor community Plaza and the indoor community Commons. They are both intended to be used by, and accessible to, Tukwila Village residents, library and business patrons, and the greater community throughout the year. Since the Plaza & Commons are located in a neighborhood with an "international" character (as suggested by its proximity to SeTac International Airport and Tukwila International Boulevard), made up of people from distant countries with a great variety of languages and cultures, the Plaza design will seek to be a welcoming place supportive of their needs and aspirations. The Plaza and Commons should also have a multi- generational appeal, from children to seniors, residing at Tukwila Village as well as in surrounding neighborhoods. Outdoor Plaza — Design Theme As diverse as the local community is, unity can also be seen through the many shared interests of these various cultures, such as an appreciation for family and social life, food and drink, music and the arts, and nature and the outdoors. The goal of the Plaza is to facilitate these shared interests and create opportunities for their mutual experience and enjoyment, thereby strengthening the bonds of community. This goal is captured in the phrase "Common Ground", which we are using as the central design theme for the Plaza. [Since the Community Building within the Plaza has been tentatively referred to as the "Commons," this phrase is especially appropriate to express the concept that the Plaza also serves as an extension of and complement to the Community Building as a gathering place. Please note, however, that the "Commons" will likely be renamed to create a unique identity while achieving the same purpose.] The physical design of the Plaza is intended to express the idea of unity through the use of "universal" shapes, forms, and materials found in many cultures. In particular, the circle is a shape with symbolic significance in many cultures. It is said to represent unity, infinity (no beginning or end), democracy (no position in a circle is more prominent than any other position), and mobility (the wheel). These ideas are consistent with the goals for the Plaza, and, accordingly, the circle, partial circles and curves figure prominently in its design. Materials such as stone, brick, ceramic tile, wood, and water are 1 Revised September 26, 2013 commonly used in the design of gathering places throughout the world and find expression in the design of the Plaza. Similarly, the Plaza design reflects both the community's diversity and local character through a variety of material color, texture, pattern, and origin, such as, for example, the use of northwest native plant materials with a variety of leaf and flower, color and texture. Different varieties of stone and wood also may be featured in elements such as walls, pavement, and landscape structures. This expression of diversity and local character in the Plaza complements the idea of the "mosaic" expressed in certain aspects of the design of the adjacent Library. The expressed goal is for there to be harmony and coherence amidst the variety and diversity. Outdoor Plaza — General Design Guidelines 1. Pedestrian Oriented The Plaza should be a safe place for pedestrians and protected from vehicular traffic through the use of curbs, bollards and structures. Pedestrians should feel safe and welcome. Connections between the various uses in and around the Plaza should be clear, visible, convenient, and accessible for all. 2. Provide Attractions and Destinations The Plaza should offer a variety of things to see and do for all ages - seniors, adults, teens, and children - as well as for specific user groups, such as families with children or people with disabilities. The Plaza design should include "gateways" to identify Plaza entrance points and provide a sense of arrival and Plaza identity. Focal points of varying character and scale should be included within the Plaza to draw people into and though the space. These could include public art, water, ornamental vegetation, architectural structures, or other attractions. The Community Building, centrally located within the Plaza, will also serve as one of the principal focal points/destinations. 3. Flexibility of Use The Plaza shall be designed to be flexible enough to accommodate a variety of uses such as casual sitting and relaxation, performances (music, theater, dance), farmer's markets, picnics, etc. The form and features of the design shall support and facilitate its intended functions, while allowing for those functions to change over time. 4. Maximize Periods of Use The Plaza shall be designed to maximize periods of use in terms of its seasonal availability and usefulness. It shall be designed to encourage use during Spring, Summer, Fall, and Winter, as well as special holidays. It shall also be designed to facilitate encourage both daytime and evening use, including satisfactory illumination. 2 Revised September 26, 2013 5. Provide Amenities to Enhance User Experience The Plaza shall offer a variety of amenities to enhance visitors' comfort and enjoyment. Ample and comfortable places to sit and relax, food and beverage options, shelter, and vegetation for shade and aesthetic enhancement should all be included. Materials and detailing for the various design elements shall be chosen carefully to convey a positive community image and foster a sense of local civic pride. 6. Management and Maintenance The Plaza shall be managed and inexpensively maintained to be a safe, clean, attractive place at all times. CPTED (Crime Prevention Through Environmental Design) principles shall be incorporated as appropriate. Adequate lighting, trash/recycling receptacles, preventative features such as anti -graffiti surfaces or coatings and proper maintenance of landscape/hardscape and other features shall be considered. Outdoor Plaza — Materials and Colors 1. Materials to be incorporated into the outdoor Plaza shall be varied, safe and durable, add visual interest to the overall space and enhance the user experience, with relatively low maintenance requirements. 2. A warm and vibrant Color Palette will assist in creating a welcoming space and environment for the many and varied cultures represented in the community. The colors should be interesting but not too busy, enticing but not too garish, compatible with the surrounding development, and able to stand the test of time. Pervious Concrete Paving (or similar) 3 Concrete Paving with Score Joints (or similar) 1 Concrete Paving (or similar) :t Seat Wall (or similar) Revised September 26, 2013 Sign Concept (or similar) Fire Pit or Fire Bowl (or similar) Metal Bench (or similar) Colors to be determined 4 Metal Bench (or similar) Colors to be determined 1 Site Furnishings — Bike Rack (or similar) Parking Lot/Street Lighting (or similar) 5 Revised September 26, 2013 Site Furnishings — Bike Rack (or similar) Accent and Uplights (or similar) Site Lighting — LED in -wall (or similar) Freestanding Planter Pots (or similar) Colors to be determined In -Pavement "Runnel" (or similar) 6 Revised September 26, 2013 Site Lighting LED in -wall (or similar) Freestanding Planter Pots (or similar) Colors to be determined In -Pavement "Runnel" (or similar) ^'. Bollards (style to match primary fixtures Interactive Water Feature (or similar) Chess/Game Board (or similar) Revised September 26, 2013 Information Kiosk Concept (or similar) Interactive Water Feature (or similar) Game Tabies (or similar) 7 Revised September 26, 2013 [The foregoing images are representative examples of the design themes, materials and colors, and the intended amenities and uses of the Plaza.] Detailed Specifications: 1. The Plaza, excluding parking, drive aisles and the Community Building, must cover a minimum of 20,000 square feet. 2. The outdoor seating areas must be designed to deter sleeping or riding skateboards. 3. Landscaping must be primarily from native, low maintenance vegetation. Trees should be minimum 2" caliper (when planted) since smaller trees could be damaged by Plaza users. The Plaza must include: • A water feature that allows children to see and touch the water without significant risks, while minimizing operational and maintenance costs. It must be attractive or unnoticeable if the water feature is turned off for extended periods of time; • Benches, seat walls, and other seating areas and weather resistant chairs with tables and umbrellas; • Recreational ("play") elements for children and adults; • Lighting for safety and architectural interest at night; • Tables for games or picnics; • A large lawn area that will accommodate croquet, bocci ball or similar activities - designed to be firm and useable during winter months and with irrigation to be healthy in the dry summer months; • Hardscape areas to accommodate pedestrian circulation and related activity. • A variety of shade options so people can choose to sit in the sun, dappled light, or full shade, even on sunny days; • Electrical outlets in light poles, street lamps, trees, etc. such that temporary outdoor light displays can be installed; • Brackets on light poles and street lamps to hold hanging flower baskets and/or banners; • Bike racks to accommodate, at a minimum, code required bicycle parking; • Trash receptacles in appropriate quantities and locations to meet site demands; • Locations for public art that changes based on community participation. The public art may include an artist -designed clock element, the design of which shall be coordinated with the Developer and the Mayor's office; • Space for a series of 10'x10' tents and/or booths to accommodate a seasonal, recurring Farmer's Market. 8 Exhibit 0: Pi:COVED SEP 27 2013 T;();dllllUNl I T )1-VLLOPMENT Tukwila Village — Indoor Commons Statement of Purpose and Design 2vised September 26, 2013 Plaza Parcel — Intended Use The goal for Tukwila Village is to create an extraordinary shared experience that will enhance community life for the City and its residents. As a major component of Tukwila Village, the Plaza Parcel will help fulfill this goal by serving as a welcoming, active, vibrant, and attractive place where people can gather, connect with each other, and enjoy a range of activities and amenities. The Plaza Parcel includes two components - the outdoor community Plaza and the indoor community Commons. They are both intended to be used by, and accessible to, Tukwila Village residents, library and business patrons, and the greater community throughout the year. Since the Plaza & Commons are located in a neighborhood with an "international" character (as suggested by its proximity to SeaTac International Airport and Tukwila International Boulevard), made up of people from distant countries with a great variety of languages and cultures, the Plaza parcel design will seek to be a welcoming place supportive of their needs and aspirations. The Plaza and Commons should also have a multi -generational appeal, from children to seniors, residing at Tukwila Village as well as in surrounding neighborhoods. Indoor Community Commons — Design Concept The indoor community "Commons" design concept shall be consistent with the concept established for the Plaza parcel, as well as the Tukwila Village project as a whole. The design concept shall take into consideration the diversity of the community, the City of Tukwila's vision for the project as a welcoming and gathering place, and the functional characteristics of the mixed-use development. Indoor Community Commons - General Design Guidelines 1. Community Amenity The community "Commons" building shall include a minimum of 2,000 square feet of meeting room and related accessory space to serve Tukwila Village and the surrounding community. The community building and related amenities shall facilitate a diverse set of activities including those that are active and passive, formal and informal, group and individual, planned and spontaneous. Preferably, the community "Commons" building will incorporate a commercial space suitable for a cafe and/or coffee shop. 2. Focal Point The community Commons building shall serve as a major focal point within the Plaza and for Tukwila Village as a whole. a. While maintaining consistency with the overall Plaza & Tukwila Village design concept, the architectural design of the community Commons building shall be expressive of the importance of the community Commons building to the overall 1 Revised September 26, 2013` project and greater community. The community Commons building shall standout as a "distinctive and unique" community gathering space. b. The siting of the community Commons building shall ensure that it is highly visible from the major view corridors into Tukwila Village from both S. 144th street and Tukwila International Boulevard. Distinctive massing and elements of the design should be visible at key sightlines /gateways into the project such as the primary entry from T.I.B. and from Plaza entry points along the S. 144th Street frontage. c. The primary community Commons building entry shall be a prominent architectural feature / focal point, creating a unique pedestrian destination and visual identity within the Plaza. Examples of distinctive community building design 2 .evised September 26, 2013 3. Connections The community Commons building shall facilitate both visual and physical connections within the Tukwila Village site. The building shall: a. Be physically integrated and connected to public sidewalks, Plaza activity spaces, and parking. b. Provide visual and functional connectivity between the proposed indoor Commons and the outdoor Plaza activity spaces through transparency and physical connections such as expansive glazing and doors. c. Include a banner hanging system on the exterior wall facing the center of the Plaza for event marketing. d. All windows and transparent doors shall have sliding panels, draperies, blinds, or window treatments with the ability to restrict views and sunlight. Window treatments shall take into consideration ease of operation, longevity and low cost maintenance. e. Provide connections to the outdoor Plaza to allow for expanding use such as an outdoor covered porch or stage/patio area. f. Include doors connecting the meeting room to the outdoor Plaza that are able to open up (e.g., garage -style doors) such that they can allow at least two, unimpeded entryways of at least 40 8 feet wide each. g. The Plaza area adjacent to the meeting room "front" facing the center of the Plaza should have different color, design, or surface treatment to create a feeling of a "stage apron area" so that it is clear that it could be used as a performance space. Examples of visual and physical connections 3 Revised September 26, 2013- 4. Flexibility / Diversity The community Commons building shall be designed to be flexible enough to accommodate a diverse range of activities and number of users and to support the Plaza. The building shall: a. Provide a community / meeting room of at least 1,600 square feet with a simple rectangular floor plan that will facilitate a maximum number of uses. b. Provide multiple electrical outlets on interior and exterior walls, and trellises to power lights, speakers, and other devices. c. Provide a storage space of at least 180 square feet for items needed to support a variety of activities such as tables & chairs, art displays, games, exercise, music, dance, etc. d. Provide a "catering" kitchen facility which will accommodate (minimal) food preparation, re -heating, assembling and serving of food and clean-up. The kitchen facility shall have direct access to the community / meeting room and direct access to an exterior .service/loading entrance. The kitchen shall include the following equipment: a gas convection oven, range with four burner stove top and griddle, oven and range hood, refrigerator, freezer, two compartment sink, hand wash sink, ice machine, and microwave. e. Provide a countertop and sink along a wall inside the community /meeting room. f. Provide numerous electrical outlets that are wall mounted at floor level, flush mounted in the floor, and wall mounted at ceiling level to enable convenient connections for projectors, speakers, lights, portable equipment, etc. g. Include a sound system with wireless microphone connections and built in wall or ceiling mounted speakers inside and eaves or wall mounted speakers on the exterior above the doors facing the center of the Plaza. h. Provide public restroom facilities for both men and women. Examples of simple spaces/flexible uses. 5. Shared Uses The community Commons building should provide opportunities for joint development of commercial (e.g., cafe / coffee shop) and community /meeting room uses where there is a potential for efficient use of common features and resources a. The community Commons building should be designed such that the commercial tenant (e.g., cafe or coffee shop) could provide management oversight and a presence/activity in the building throughout the day, as well as to provide catering or other food and beverage options. 4 .evised September 26, 2013 b. The commercial tenant's cash register location shall be highly visible, with clear sight lines to the main entry, the community room entry and the public restroom facilities. c. Maximize the amount of useable community / meeting space through the use of shared facilities such as a common entry / reception area, shared restroom facilities and mechanical and utility spaces. 6. Building Materials Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. a. Materials & detailing shall be appropriate to the architectural character of the building. b. The selected materials shall impart a sense of permanence, as well as a sense of community and "warmth." Appropriate materials shall include: concrete, masonry, metal, glass, fiber cement cladding, and wood. c. Materials selection shall be easily maintained and discourage vandalism. d. Interior paint should be mark resistant and easy to clean. e. Color selection should be distinctive and eye-catching (e.g., vivid accent color). f. The community / meeting room should have a concrete floor with a low maintenance, highly durable, easily cleaned finish. Examples of appropriate and distinctive materials 7. Lighting and Signage Integrate into the architectural design and materials selection the placement of exterior lighting and signage . a. Lighting shall be provided to enhance user safety, as well as aesthetics. b. Incorporate lighting design that enhances dramatic architectural features such as column uplighting, soffit lighting, and backlighting. 5 Revised September 26, 2013'" c. Signage shall be provided to clearly identify the identity and use of the building. Consider the incorporation of public art into the signage design. Examples of building lighting, signage and public art 8. Service Areas and Mechanical Equipment Minimize the visual impact of service and mechanical areas. a. Building planning should consolidate service/mechanical areas to a single location of the building on a side not facing the Plaza. b. Mechanical equipment shall be screened from view with landscaping, located on roofs screened by parapets or located in below grade vaults. c. Exterior concrete and paving near doors to delivery / service areas or mechanical areas shall be sufficiently reinforced so as not to be cracked or broken from the weight of delivery or repair vehicles. [Please note that the foregoing images are representative examples of the nature of the visual and physical connections, flexibility and diversity, shared uses, building materials and colors, lighting, signage and public art contemplated in connection with the design and construction of the community "Commons" building. Also, please note that the "Commons" will likely be renamed to create a unique identity while achieving the same purpose as described above.} 6 r JOHNSON BRAUND INC. September 17, 2013 Moira Carr Bradshaw Senior Planner City of Tukwila / Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 RE: TUKWILA VILLAGE PHASE ONE B.A.R. — DCD COMMENTS Moira, Please see our responses in italics below to the Phase 1 B.A.R. —DCD comments dated August 26, 2013. DCD requests the following design clarification and details. We have also attached the comment sheets from the Departmental review of the BAR application. General Site Plan 1. Clarify "XFMR" listed on site plan. 2. Describe how trash and recycling services will work for residents and commercial customers on the north side of S 144 Street. Will it be possible for KCLS to share "staging" space for landfill and recyclable materials? Their current location conflicts with two parking stalls. 3. Explain why garage radii are different b/w garage entrances. 4. Provide description of access easement on north property line. 5. Provide a recreation space calculation per the Recreation Space section of the Zoning Code (18.52.060 Recreation Space Requirements) 6. Clarify location of perimeter fencing (should be to the interior of required perimeter landscaping) Building Design The Indoor Community Building is a classic example of a four sided contemporary NW mid- century modern design. Building A has good street presence and nice articulation. 15200 52nd Avenue South, Suite 300, Seattle, Washington 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Page 2 September 17, 2013 Provide additional detail sheets on building A and Commons building. In general we need size and materials of detailing on the building such the railings, columns, cornices/wall caps. Changes that we'd like to discuss: Modifying the entry to the residential portion of building A so that it is more prominent and has f better presence and sightline from the driveways/commons areas. See attached image titled "Residential Entry." The residentialentry has been made more prominent by enlarging the overhead canopy so that itprojects.forward of the building edge. The column/canopy support has been enhanced to,provide a unique entry element, while tying into the theme of the commons building, SE trellis element and SW corner columns. Signage has been added to the residential entry, suspendedbelow the canopy element The canopy will have downlighting, the column element will be uplit a"ndthe lobby interior will be litat night (corner storefront element). Additional detailing of shade fins'havebeen provided at the unit stack above the entry, drawing your attentid to the entry location improving the quality of garage doors, less commercial/industrial and more residential � Fharacter with higher quality materials and detailing • The garage doors will,be a`commercial horizontal sliding garage door. The design intent of the door is that it will be*high quality .door with vertical elements to visually tie it into the upper building balcony railing detail. See imagef Moving the outdoor fireplace on Building C so that it is adjacent to a larger outdoor space move clockwise to area with chairs. This will be the coldest darkest corner (NE) so it may not .vork perfectly, but there may be ways to make the area more habitable The cafe tenant space has beeni,designed with the indoor/outdoor fireplace as positioned. The Plaza area has'been reworked.oprovide more room for casual/conversational outdoor seating. max. This area is inten'ded,.to be a different type of outdoor use than the outdoor dining / tables & chairs provided at the area. :The fireplace element at its current location provides visual interest at the entry axis focal point. We do not feel that relocating it will benefit the project. Note that we are proposing revising the angled wood columns to metal and removing the heavy wood trellis to better fit with the clean lines of the library and the metal detail column/trellis elements at Building A. — see attached sketch/images. Page 3 September 17, 2013 She Parks and Recreation Dept comments on doors that open onto the plaza. See additional. Eomments regarding interior from Parks and Recreation Department) We are currently exploring overhead door options for the center two openings onto the plaza stage. Before committing to this solution we have to reconcile cost and energy code requirements. See attached for sketch and door option. Providing material details on the ceiling and eave of Building C. Library is using a natural wood ceiling that will be illuminated at night and be a significant feature — it would be nice to Eomplement that treatments The ceilings and exterior overhangs will have exp'wood beams. if budget constraints can be met, the ceiling/soffit material will be natural>,wood that will be illuminatedat night. Refraining from transitioning to a different material m.the sa.me:wall plane or outside corner on ''; ,, * '%,, both Building C and A. Providing a'`/.!.4>'' Ieast a 4 inch offset; wheF here is a change inmaterials. `Gi . /�i�ce� Providing details on windows for Building A and consider enlarging windows if at all possible [use multiple standard sizes to achieve results if necessary '' '''' ,r � , O. The small fixed windo ioi the unit kitchens have been pias ed to 36',x 42". The standard windows in the unitii.ving rooms and bedrooms;`are appropriately sized and have not been revised. ����%%��, � � %/ , Bringing color of masonry to upper levels of Building A in order to tie first level to upper levels 7» ,n„ _ n ,1 .7i .,�, ,,.� nd so that it doesn't appear to be a single story commercial building with horizontal layers of esidential units on top.:,'': per�, , %/ is er j iii In response ns the public open comments' we have opted to revise the originally proposed "Redondo Gro*; Page 4 - September 17, 2013 Bringing the first level masonry up at additional corner locations to the terrace Our design intent has been to modulate/articulate the building to reduce the overall visual height and bulk. Extending masonry up at the corners will add;toFthe bulk and visual weight of the building. / ' [Modify the colors so that there is a stronger richer, darker choice. The masonry is a neutral Ind works well with the library's terra cotta choice See item on color, previously noted. We've opted to visually "ground" the building with a darker, richer masonry color. We've kept the original paint &metal colors that are "clean .& fresh." We've added a rich dark color at the,balcony rails, trim;and dopings to tie to the base color and to provide crisp contrast. See large materia!/color samples provided. `fes. / '%` f Strengthening the design of the detailing on the first floor SW corner, which is visually weak compared to the building tower that rises above the corner. The cantilever needs more support and stronger relationship to the overall mass and scale of the building; , See attached image/titled "SW Corner." The locdtion of the corer entry has been reconfigured to be angled rather than ecessed: The angle helps :Yrto visually anchor the corner. Brick pilasters have been�added to add r `ass and to�vvisuallyyreduce the 4' cantilever to 2'. The corner canopy has beenraised up and is now supported by exposed beam elements and two unique columns that tie into the theme of%the commons building and SE trellis element. Additional detailing of shade fins have been provided at the unitstack above the corner entry, visually connecting the detailing of the columns beldw<to the massabove. The shade fin element has also been added to the south faaade.;to visually connect the SW corner and SE corner detailing. (Note also that the siding material & colors at the lower south "building" have been revised to simplify this mass and to help distinguish it from the taller north "building." See attached elevations. The pergola feature on the second level of the SE corner of Building A should continue the height of the ground level up and possible mirror the pergola element in the Plaza See attached image titled "SE Corner." Brick Pilasters have been added to continue the weight of the masonry columns up to the feature trellis element. The members of the trellis elements have Page 5 September 17, 2013 been redesigned to have more visual weight. The detailing of the trellis elements continues the theme of the unique corner columns /entry features. Providing a more substantial railing for Building A and providing a catalogue cut sheet. The open mesh guardrail has been revised to a vertical picket"r"'i: ',fhe color of the rail has been revised from champagne to a dark anodized bronze, provid ng more contrast with the lighter building colors above and tying into the dark accent colors below FA Clarifying the base treatment and cap/cornice treatment on the walls. - The masonry base will have dark accent solide4t arsing above openings Dark accent masonry �F coping will be provided at wall caps and materialftansitions.Exterior framedanialls will have a simple dark accent metal flashing/coping. Landscape �Ff Providing detail/detail on Rhododendron>variety% rfl Decreasing the spacing roe Kinnikinnick to no `more�than 18inches — it is very slow growing and z;;'.;,,..,F F,� .r/ 90% coverage is needed within 3years. fF Our understandingis thhat'the Pla a is/bein redesi�fraed• therefore,a comprehensive review of .-. ,:r.',;`./.•,,, ,F , / %f� g g ' ,. , p plant material as;well as any possible site design issues. will occur when the revised sheets are / , T, �rf'f ff submitted. " />. Miscellaneous %<. Provide detairdp Green Screens.- Rain chain for roof drainage on building C may be an attractive nuisance for children Agree. The rainchain element'has been replaced with a feature rain catchment art piece at the entry side and a simple cistern at the other side. Provide catalogue cut sheets of lighting fixtures. We would like to know how the architecture of the buildings will be enhanced with Tight at night. Elevations of the buildings at nighttime are helpful. Page 6 September 17, 2013 Provide examples of commercial tenant signage locations. The signage on Building A should be uniform for the tenants. For example, the use of a "canopy edge sign" - "Tukwila Village" on the SW corner will likely be a commercial tenant and is allowed as long as the individual letters do not exceed 12 inches in height. A projecting sign or a corner projecting sign is allowed and may be of use in identifying the building name. /. Pole banners are not permitted outside the TUC. This andother signage needs may be an area where an amendment to the DDA may be recommended4id warranted. A variety of pedestrian oriented signage is allowed%See Permanent Signs (Tukwila Sign Code TMC 19.20) %f�%f% Attachment — Departmental commerit�sheets /e/74,, /427,„ .- • 4/ Sincerely, ��'�` %/sem,_ JOHNSON BIZAI7ND.;INC i/ I�ousin i. Diana K'eys;Director ofg/ Attachment:'`;;attachment f'" V:location/location/location/na doe✓ siimmm 4> JOHNSON BRAUNO .. 15200 52nd Ave Soule Suit 300 Se.e*, WA 98188 Plane 206.7888300 ...n pnvb.uia eun ARCHITECTURE INTERIOR DESIGN GW L MareAle Mn, A Wan. AN St,1 I. -'SiI ^ [.� iE` bi J IHe I :�i :A r: ' IIS ( I ' - - III{ I lk i�I (I III , III 1 5 ati 3 y r. ,__ ��I / ; �,,, f ■ ,_ 9, �I ,:ii va ��-ill! I --: rIll Iii_ Ill 0111111111 1061 11 Hifi ili • 1'l-_ r ___ IM -a �� ■ .■.�r� n; !�,^� Ti_ --■ ......... ■ s.,■ NM ['.c^ i _ mi. it ��iY _ iii !! i i. II _�r I •11 . �,i5 i„ 1 II' I ( •It ! L ... t r . .�� - _, r= — .: �-• I "7� j .. 1 _amnia, ''(fl lin q 140 :1 \E ,� �`;�I in yY� • I1i it ,� r. Y �i 7 �! I TUKWILA VILLAGE - BUILDING A TUKVYLA INTERNATIONAL BOULEVARDS S 144TH STREET. TUMMLA. WA OWNER APPLMNJT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES. LLC 701 - 27TH AVENUE SE. BUILDING A. SUITE 300 PUYALLUP. 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T' 1 5 Z r— D 3 mz 8€ 2 PNOPERry L PI 7g sffi gi 12 Ern MIN 1 5 UNE Irr OVERALL SITE PLAN $ rEm`� +UKWILA VILLAGE amu.O..LW. m ? F w...: ,�„61,�N�. em , ! Oa § • O - PLAZA SITE PLAN R| /§.-"- /\ TUKWILA -LLAT f! �,a%y | I ♦ E \'|` ,© COMM., WE OF MS _: �.21.100.11.9 MOWED R 'vane .20Liblitio7 0 NOI103S 73 _ PLAZA SECTIONS F Q sg ' TKA VILLAGE x r e a �. ® TSMAL aala,.aaanw.,aa�.. �, � > LW .111.3.11.5im :'."Linda' :daala,m n amnnmCOPMMmwmnea >.r. C l3 d 11 theLAstudioL« hne planning landscape ardaamro land antlliamant Prongs .2.1.5a) uo;6uiyseM `eHm{ni 39VIIIA d-Ilmxni S°' ^* ^ o w m °i A TEw 42 p 7 A O a ro ai 5 b � 2 c 'o 1 ".° %P) '1 40. 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I E rt g 0 a- ....tx a; 1 '« :"! 1 13' i cr 3 • - • a- $ .,..,. 1 tn A ••< 0(1 a --, c 3 , c -, ti 0 3 z (D 6 (0 ,b. . 0 -*b i * g. 9. --, 1 •''t' 6 :i R o..4. 4:i '....,.. a ,11.‘ • 'twill J f- f ->et — , 7 4—- )(?) .>0 Epic of the Winds Local History & Culture '%' Spirals, the Wind, & Mixing Cultures Narrative Imagery through Artwork Examples of Mosaic and Enamel Storytelling Narrative Art '• _ f Mosaic and Baked Enamel on Metal Mosaic Inlay on cast cement boti�rdkmade by local youth in art workshops. �` • • Epic of the Winds \ r A4 f Grandmother's Hill, in Tukwila, was one e tera}place3 ion ft �; amish Rj rer to be prominent In Salish creation stones. There isa batt bet�Me�i�IVorth Wind and theSouth or Chinook Wind for control over the Duwamish Valley and PuietiSound. '- 4- "tu;;l:Logel>ds representing the diverse population of Tukwila include stories of wind ater4%iiaese include stories from Asia. North America, Paafic Islands, Eastern Europe, at i;SouthAinedca.. • Y i 1WI.LA J VILLA:OE `lcwilar-Washington. t• Bollard samples 1 Mosaic supports the Cultural Narrative 4 5 Tor: Tukwila Village Development Associates, LLC tizs 030 M Coss Tukwila International E :vard/Tukwila Village Notificp_ s Organization Last First Email 4 Culture Edwards Sara Sara.Edwards@4culture.orq 4 Culture Leary Raya Rava.Leary@4culture.orq 4 Culture Twersky Deb Debra.Twersky@4culture.orq Abu-Bakr Islamic Center Ahmed Abdirisak abubakrdirector@cimail.com Abu-Bakr Islamic Center (previous) Ahmed Alli aliahmed4@msn.com Apartment Insights Mayeux Rita ritamayeux@msn.com ArtsCorp Davis Laura lara.davis@artscorps.orq Beacon Development Group Barkan Scott scottb@beacondevgroup.com Berger Partnership Bronk Todd toddb@bergerpartnershio.com Billy Baroos Yelina Jackson yelina@billybaroos.com Chaplain Patterson Al alsalliep@aol.com Cher's Ono Malasadas Williams Cherilyn cherilvn73@comcast.net Church by the Side of the Road Proctor Terrence proctor@cbsr.org City Arts Commission Chesak Cynthia chesakcj@hotmail.com City Arts Commission Gilmore Trisha trishagilmore@yahoo.com City Arts Commission Kennedy Brian bkenn89310@aol.com City Council Duffie Joe Joe.Duffie@TukwilaWA.gov City Council Ekberg Allan Allan.Ekberg@TukwilaWA.gov City Council Hougardy Kathy Kathv.Hougardy@TukwilaWA.gov City Council Kruller Kate Kate.Kruller@TukwilaWA.gov City Council Quinn Desean DeSean.Quinn@TukwilaWA.gov City Council Robertson Dennis Dennis.Robertson@TukwilaWA.gov City Council Seal Verna Verna.Seal@TukwilaWA.gov City Library Advisory Board Flesch Dylan dylanflesch@gmail.com City Library Advisory Board Kidd Sharon sikfriend@hotmail.com City Library Advisory Board Miller Steve francisoa@comcast.net City Library Advisory Board Parrish Marie marieparrish@mindsoring.com City Mayor Haggerton Jim Jim.Haqgerton@TukwilaWA.gov City of SeaTac Cutts Todd tcutts@ci.seatac.wa.us City of SeaTac Kaehny Kate kkaehny@ci.seatac.wa.us City of SeaTac Robinson Jeff jrobinson@ci.seatac.wa.us City Staff Almberg Dana Dana.Almberg@TukwilaWA.gov City Staff Bradshaw Moira Moira.Bradshaw@TukwilaWA.gov City Staff Brodin Pat Pat.Brodin@TukwilaWA.aov City Staff Cline David David.Cline@TukwilaWA.gov City Staff Devlin Bill B.Devlin@TukwilaWA.gov City Staff Dreyer Eric Eric.Drever@TukwilaWA.gov City Staff Fox Rebecca Rebecca.Fox@TukwilaWA.ciov City Staff Hansen Stacy Stacv.Hansen@TukwilaWA.gov City Staff Hart Melissa Melissa.Hart@TukwilaWA.gov City Staff Humphrey Laurel LaureLHumphrey@TukwilaWA.gov City Staff Kertzman Katherine Katherine@seattlesouthside.com City Staff Linton Bruce B. Linton@TukwilaWA.gov City Staff Matej Kimberly Kimberly.Matej@TukwilaWA.gov City Staff Miranda Lynn Lynn.Miranda@TukwilaWA.gov City Staff Norris Stacia Stacia.Norris@TukwilaWA.gov City Staff O'Flaherty Christy Christy.OFlaherty@TukwilaWA. ov City Staff Pace Jack Jack.Pace@TukwilaWA.gov City Staff Putman Chris Chris.Partman@TukwilaWA.gov City Staff Thompson Cheryl Cheryl.Thompson@TukwilaWA.gov City Staff Villa Mike M.Villa@TukwilaWA.gov City Staff (Equity and Diversity) Trantina Joyce Joyce.Trantina@TukwilaWA.gov City Staff (Human Svcs Adv Bd) Boykan Evie Evie.Boykan@TukwilaWA.gov City Staff (Library Adv Bd) Gardner Stephanie Stephanie.Gardner@TukwilaWA.gov info_night_added_notifications.xlsx Contact Info 1/6 07/15/2013 9:25 AM Tukwila International Ba ,ard/Tukwila Village Notificati. Organization Last First Email City Staff (Library Adv Bd) Still Rick Rick.Still@TukwilaWA.gov Collins Woerman Morgan Elizabeth emorgan@collinswoerman.com Common Ground Bekins Shirley shirleyb@commongroundwa.orq Congressman McDermott Mills Pete Pete.Mills@mail.house.gov Congressman Smith Perry Matt Matt.Perry@mail.house.gov Consultant Krygier Kathryn kathrvnkrygier@gmail.com Credit Union Sieminski Dave davesieminski@vahoo.com CRG Realty Thompson Dave dave@crgrealty.com Daily Journal of Commerce Scott Maude maudes@djc.com Duralast Homes Goodwin Terence terryg@duralasthomes.com Eagle Rock Ventures, LLC Shapiro Scott scott@eaglerockventures.com Edgewood Apartment Aminpour Arash edgewoodapt@comcast.net El Centro de la Raza Maestas Miguel associate@elcentrodelaraza.orq Excite Overbeck Mike mikeoverbeck@excite.com First Western Properties Harkestad Rune runeh@kiddermathews.com Flaherty Collins Miller Duane dmiller@flahertycollins.com Forterra Hoffer Chris choffer@forterra.org Forterra Schell Skye skyes@cascadeland.org Future resident Mann Paul psinluv@yahoo.com Global to Local Kaalanjo Faisa kaalanio@gmail.com Global to Local Taylor Adam Adam.Taylor@kingcounty.gov HealthPoint Olsen Diana dolsen@HealthPointCHC.orq HealthPoint Wilkinson Debbie dwilkinson@HealthPointCHC.orq HealthPoint Yohalem Lisa lyohalem@HealthPointCHC.org Heartland Hoffman Matt mhoffman@htland.com Hi -Def Cuts Chaney Brandon hidefcuts@hotmail.com Hi -Def Cuts Cottrell Natalie happilynatalie@gmail.com Hi -Def Cuts Harris Dexter braveheartseven@aol.com Highline Times Editor Mathison Eric hteditor@robinsonnews.com Highline Times Reporter Lusby Rachel rm.lusby@comcast.net Homestead Communty Trust Smith Jenna smithik70@yahoo.com JayMarc Development Meistrano Jay jay@iaymarcdevelopment.com John L Scott Hettler Tony tonyh@iohnlscott.com Johnson Braund Design Group Keys Diana dianak@iohnsonbraund.com KC Council staff for Patterson McClure AJ AJ.McClure@kingcounty.gov King County Library Hatcher Maria mshatcher@kcls.orq King County Library Nielsen Darth denielsen@kcls.orq King County Library Ptacek Bill Billp@kcls.orq King County Library Ralph Adrianne akraloh@kcls.orq King County Library Reich Barbara barreich@kcls.org King County Library Sheller John isheller@kcls.orq King County Library Smith Greg ggsmith@kcls.org King County Library Wiseman Jennifer jlwiseman@kcls.orq King County Library Foundation Thorsen Jeanne jthorsen@kcls.org King County Library Foundation True Karen kstrue@gmail.com Knight's Inn Motel Ghadia Hari ghadia hari@hotmail.com Knight's Inn Motel Rabadia Ramesh rameshrabadia22@hotmail.com Low Income Housing Institute Lee Sharon sharonl@lihi.orq McDonalds Comiskey Bob Robert.Comiskey@partners.mcd.com Miller Condominium Marketing Miller Mike Mike@mcmcondos.com Mini -Max Tax Services Abdiwali Mohammed Abdiwali@minimaxtax.com Mountain View Apartments Cravens Rob mtv.rob@gmail.com Murase Carnay Eleanor ecarnay@murase.com NBBJ Landkamer Matthew mlandkamer@nbbjcom info_night_added_notifications.xlsx Contact Info 2/6 07/15/2013 9:25 AM Tukwila International E .Ievard/Tukwila Village Notificalns Organization Last First Email New Home Trends Murphy John john@newhometrends.com New Hope Health Center Sobincinski DS dssobocinski@comcast.net Normandy Court Alhadeff Josh josh@dsbinvestments.com Normandy Court Lavern James normandvcourt@comcast.net Other Baldwin Amy couturestudio@gmail.com Other Bila Pam pamwen@juno.com Other Bradley Julie jcontests@gmail.com Other BURNS SHEILA SHEILABTHERE@AOL.COM Other Camp Shirley shirley6504@comcast.net Other Davila Sylvia sylvia.davila@realpage.com Other Douglas Rhonda rhdoug100@hotmail.com Other Dugdale Ron oman07@comcast.net Other Fellows Antwon truebarber@amail.com Other Fortunato Bill bfortunato@pacland.com Other Frangello Jeri jerber40 @ hotmail.com Other Gayle Terry harveys mama@comcast.net Other Gengler Ellen Inanalr@amail.com Other Greenlee Susan & Chris susang@comcast.net Other Hardin John deltaiv@comcast.net Other Herring Dinah dinah herring@cable.comcast.com Other Hundtofte Aaron brieaaron@comcast.net Other Hunter Natalie natalie.hunter@seattle.gov Other Kapetanovic Reuf zaaradr@msn.com Other Knapp Kylene kvlene@berrvneonsians.com Other Ko Laura laurako@live.com Other Koteen Japhet jkoteen@gmail.com Other Larson Doug dlarson@htland.com Other Leberer Lori lorileberer@netscape.net Other Lewis Roy rlewis@triadassociates.net Other Malaier Ana Maria malaiermom2014@gmail.com Other Maltsberger Patti pmaltsberger2000@yahoo.com Other Maly Orrin nIgm@comcast.net Other McLeland-Wiese Heather hmcleland@comcast.net Other mohamed suada kalebgadiid@yahoo.com Other Morrow Raymond k2rmorrow@aol.com Other Mortensen David davidm@columbiapartners.com Other Newman Kathy kathy@vernonpublications.com Other Nicols J. Mylanicolas@yahoo.com Other Nobis Kaelene kaenobis@yahoo.com Other O'Hara Kelli kellio526@yahoo.com Other Pearsall Amy amyandliz@hotmail.com Other Pence Heather quantumfoamatb@gmail.com Other Ramirez Marie marie.ramirez@kingcounty.gov Other Reeder Blaine blainereeder@hotmail.com Other Renner Shannon shannon.renner@comcast.net Other Reynolds Nolita olynoli@yahoo.com Other Rodriguez Jacques uwjacques@gmail.com Other Ruane Deborah druane@ffres.com Other sabrie shariffa ssabrie@gmail.com Other Sanderson Philip pcsand@gmail.com Other Sorensen Deb sorensen.d@portseattle.org Other Sparks Nancy nancysprk@aol.com Other Stipp Diane dianes @ kcha.orq Other Taylor Pam pj.2006@gmail.com info_night_added_notifications.xlsx Contact Info 3/6 07/15/2013 9:25 AM Tukwila International Bou. _ iard/Tukwila Village Notificatio Organization Last First Email Other Watters Heidi heidi rosewatters@hotmail.com Other Weinheimer Paige paicie.weinheimer@gmail.com Other Westman Marilyn miw305@comcast.net Other Leta boopgirl2000@yahoo.com Panatoni Brynestad Bart bbrynestad@panattoni.com Parkstone Investments Stoner Dan daniel@parkstoneinvestments.com PharmD Ali Ahmed ahmed.abdille@gmail.com Planning Commission Marvin Henry ismarvin@earthlink.net Planning Commission Parrish Chuck chuckoarrish2009@gmail.com QBL Partners Kwatinetz Matthew matthew@gblre.com Real Solutions Nabbefeld Joe joe@realsolutions.biz Refugee Women's Association Ahmed Amina amina@rewa.orq Resident Abdi Nimo amaatulah@gmail.com Resident Abdulla Hafso hafso.abdulla@vahoo.com Resident Ahmed Jama anuriama@yahoo.com Resident Albert Sean seanalbert2001@hotmail.com Resident Alford Brooke bmarie2@earthlink.net Resident Bader Barbara barbarabader@live.com Resident Bader Barbara barbarabader@live.com Resident Baker-Myklebust Sharon sharonmyklebust@gmail.com Resident Baroh Jerry baroh5@aol.com Resident Bernhard Jim jimbernhard@worldnet.att.net Resident Brines Lillian lilysturf@gmail.com Resident Campbell Leslie lesliecampbell2@comcast.net Resident Carter Pam pmcarter@ips.net Resident Chesak Cynthia chesakc@tukwila.wednet.edu Resident Cruce John johncruce@hotmail.com Resident Cuellar Belinda belindacuellar777@yahoo.com Resident De Lay Virginia virginiadelay@comcast.net Resident Dohn Katrina Katrinadohn@gmail.com Resident Dunbar Richard 23dunbar@comcast.net Resident Ganoza Jaime & Eva e ganoza@yahoo.com Resident Glover James jimplover22@comcast.net Resident Gorjance Bill & Pat gorjance@aol.com Resident Griff Jeff jeffmgriff@comcast.net Resident Hernandez Joan cmioanh@aol.com Resident Hilliard Stacy hillinnium@hotmail.com Resident Holloway Donna eastbaylighting@comcast.net Resident Hougardy Kathy KJHouoardv@comcast.net Resident Ireland Linda linda.ireland@ssamarine.com Resident Jensen Joel & Sophia yoelbenruben@msn.com Resident Johnson Devlon & Tracey devloni@hotmail.com Resident Kafle Tek tek kafle@yahoo.com Resident Kerr Georgina georgina-on-the-Duwamish@comcast.net Resident Koontz Mary betsy-k@comcast.net Resident Lamb Ron & Nancy lambtownwest@comcast.net Resident Lorenzen Roger vinemess@comcast.net Resident Lyons Nicole cola1dew2@yahoo.com Resident Malbrain Sheila Malbrain53@yahoo.com Resident Mann Sharon sharon mann@msn.com Resident McLean Dwight & Nancy d-I-mclean@msn.com Resident McLeod Sam + Linda sam.linda.mcleod@gmail.com Resident Meyers Ted tedichu@hotmail.com Resident Molsee Ethan emolsee@gmail.com info_night_added_notifications.xlsx Contact Info 4/6 07/15/2013 9:25 AM Tukwila International •IevardlTukwila Village Notificauons Organization Last First Email Resident Mulholland Sunny sunnvmulholland@hotmail.com Resident Mullet Steve & Bonnie mulletsville@msn.com Resident Myers Diane tedichu @ hotmail.com Resident Myklebust Sharon Myklebust@gmail.com Resident Nelson Bryan nelsonbubbas@gmail.com Resident Oyler Lance weelz@hotmail.com Resident Paquette Bruce b-Paquette@comcast.net Resident Patterson Sallie alsalliep@aol.com Resident Perry Patricia patperry@comcast.net Resident Peterson Lynn Lynn P4321 @comcast.net Resident Quinn Desean deseanquinn@omail.com Resident Ramsey Dana danarams@msn.com Resident Roberson Simone RobersonCS@MSN.com Resident Rosengren Sonya & Art asrosengren@yahoo.com Resident Russel Sean dertiger@gmail.com Resident Scherrer Jeff jeff@mapleapts.com Resident Sharp Sue needlewit@msn.com Resident Simpson Tasolo tsimpson16@hotmaiLcom Resident Straight Terra terra100str@comcast.net Resident Strander Louise Ihstrander@ hotmail.com Resident Swafford Richard RLSPLUSVLS@comcast.net Resident Takami John jtakami@comcast.net Resident Tapio Daryl dtolympic@yahoo.com Resident Thompson John & Darleene darleene30@comcast.net Resident Thornton Jerry jerrythornton@waterdistrict125.com Resident Turner Kelli greenrosel0@msn.com Resident Tyson Charles uwcharliet@yahoo.com Resident Weedman Linda Lindaw@ kcha.orq Resident West Mike Mikew@isomedia.com Resident Wieser Richard & Heather rcwieser@comcast.net Resident Willoughby Emily emilya57@comcast.net Resident Willoughby Paul paem2005@comcast.net Resident Laurie Laurietuk@aol.com Rushforth Lloyd Don dlloyd@rushforth.com Sabey Corp. Hansen Mike MikelH@sabev.com Samara Apartments Manthey Monica monica manthey@hermanmiller.com Seattle City Light Pinch Meghan Meghan.Pinch@seattle.00v Secret Garden Taylor Janice secretgardenstat@aol.com SGI-USA Boyd Shawn sboyd@sgi-usa.orq SHAG Park Bryan bryanp@housing4seniors.com SHAG Park Bryan brvanD6550@comcast.net SHAG Woolford Jay jayw@housing4seniors.com Skyline Properties Roush Tom tomroush@skvliner roperties.com SoCoCulture McMichael Barbara info@sococulture.orq Somali restaurant Mahamed Abshir abshir.mahamed@gmail.com Somali restaurant Osman talyan2001@yahoo.com Southgate Mobile Home Park O'Leary Erin erinzdi@aol.com SW KC Chamber Arnesen Brenna barnesen@swkcc.org SWKC Chamber Kolson Carol CKolson@swkcc.orq TCSC Ricardo Ricardo@memusic.com theLAStudio Easter Mel mele@thelastudio.net theLAStudio Marquardt Jessica jessicam@thelastudio.net theLAStudio Petersen Chris chrisp@thelastudio.net TIBAC Forschler Rick rick@forschler.org info_night_added_notifications.xlsx Contact Info 5/6 07/15/2013 9:25 AM Tukwila International Bouh=vard/Tukwila Village Notificatio.._, Organization Last First Email TIBAC Sabey Joe JoeS@sabey.com Tukwila Historical Society Jones -Brown Louise tukwilaheritagectr@tukwilahistorv.orq Tukwila Reporter Box Dennis dbox@kentreporter.com Tukwila Reporter Hunter Steve shunter@tukwilareporter.com Tukwila Reporter Morrison Ellen emorrison@rentonreporter.com Tukwila Reporter Shepherd Polly pshepherd@kentreporter.com Tukwila School District Fertakis Mary mfertakis@comcast.net Tukwila School District Gantz Kathleen gantzk@tukwila.wednet.edu Tukwila School District Matthes Melody matthesm@tukwila.wednet.edu Tukwila School District Sebring Linda sebringl@tukwila.wednet.edu Tukwila Trading Company Carlson Gary gic3839@aol.com Tukwila Trading Company Larson Dawn store.418@unifiedretailer.com UPLLC Sudderth Ron UCPLLC@aol.com Washington Cash Dunn James james@washingtoncash.orq Washington Cash Green Gylan qgreen@washingtoncash.orq Way Back Inn Francis Dorothy francis219@comcast.net Wells Fargo Moore Carmen carmen.m.moore@wellsfargo.com Wells Fargo Shindler Loretta Loretta.Shindler@wellsfargo.com Wig Properties Wig Mon monwia@wigproperties.com Normandy Court Alhadeff Jack and Paurel jack@dsbinvestments.com Artist Coss Mary mary@witvisuals.com Seattle Seed Arts Director Plumridge Jerri jplumridge@seedseattle.orq Chef School in Commons Boiser Mychal konakaicoffee@yahoo.com• Resident Balbuena Irene thebalbuenafamily@comcast.net Other Flesch Ryan ryanflesch@vahoo.com Other Mann Paul and Shirley pscovenant1960@msn.com Resident Fiend Wayne and Jenny jennyroseanne@gmail.com Resident Ayotte Elaine meayotte@comcast.net Resident Phavong Patty kpphavong@yahoo.com info_night_added_notifications.xlsx Contact Info 6/6 07/15/2013 9:25 AM MEMORANDUM www.ci.tukwila.wa.us Development Guidelines and Design and Construction Standards DATE: July 24, 2013 TO: PLANNING DEPT. — Moira Bradshaw, Senior Planner 0/011 FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer David. McPhersontc7i TukwilaWA.gov SUBJECT: Tukwila Village North & South of S. 144th Street located just East of Tukwila International Blvd. SEPA, Design Review, Lot Consolidation, Parking Variance and Miscellaneous Comments SEPA — E13-011 Project to comply with Engineering Report, by Associated Earth Sciences, Inc., dated March 18, 2013, and subsequent geotechnical reports / evaluations. The Environmental Checklist should be revised as follows: B. Environmental Elements 5. Animals c. Yes — This area is part of the Pacific Flyway. A primary corridor for migratory bird species. Design Review — L13-030 1. Concurrency Test Notice for Surface Water has been PASSED by Public Works. 2. Traffic Concurrency Test Fee in the amount of $21,000.00 to be paid as part of Design Review — L13-030 under Public Works permit no. C13-008. Fee is based on 319 residential units, 17,210 s.f. of retail, and 15,000 s.f. of office. Includes Tukwila Village (Phase I, Phase II, and Phase III). New Library is not included. Traffic Concurrency Certificate Application has been provided by the Applicant. 3. Pedestrian warning system for crossings at T.I.B & S. 144th Street are required, including rapid flash beacon / advanced warning. (Design shall meet City Engineer approval) Parking Variance — L13-031 Public Works has no comments. Lot Consolidation — L13-021 Prior to Final Lot Consolidation, the following comments need to be addressed for Public Works: Page 1 of 4 1. Complete the (41st Ave. South - STREET VACATION). 2. Provide a `draft' copy of any Private Storm Drainage Easement and Maintenance Agreement for review by Public Works. Document(s) shall be recorded prior to recording of the Final Lot Consolidation, and the recording number be shown on the Lot Consolidation Survey Map. 3. Provide a `draft' copy of any Water Easement and Maintenance Agreement for review by Public Works. Document(s) shall be recorded prior to recording of the Final Lot Consolidation, and the recording number be shown on the Lot Consolidation Survey Map. Coordinate with Water District 125. 4. Provide a `draft' copy of any Sanitary Sewer Easement and Maintenance Agreement for review by Public Works. Document(s) shall be recorded prior to recording of the Final Lot Consolidation, and the recording number be shown on the Lot Consolidation Survey Map. Coordinate with Valley View Sewer District. 5. Provide a draft copy of any Private Ingress/Egress & Utility Easement and Maintenance Agreement. Within new Parcels A, B, C, & D for the benefit of new Parcels A, B, C, & D — as applicable. (1) Document(s) shall be recorded prior to recording of the Final Lot Consolidation Map, and the recording number be shown on the Lot Consolidation Map. (2) Any Private Ingress/Egress & Utility Easement and Maintenance Agreement should include language stating who will maintain the paved area and utilities, and by what portion. 6. Relinquish any existing Easements as applicable. Lot Consolidation Survey Map 1. New legal descriptions for Parcels A, B, C, & D; should include `subject to' and/or 'together with' — reference the Private Ingress, Egress & Utilities Easement and Maintenance Agreement. (as applicable) 2. Provide Private Ingress, Egress & Utilities Easement and Maintenance Agreement (NOTE) on Lot Consolidation Map. SAMPLE (for information only) follows — THIS LOT CONSOLIDATION CONTAINS AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES FOR THE BENEFIT OF THE OWNERS OF PARCELS A, B, C, AND D OF THIS LOT CONSOLIDATION. OWNERSHIP OF SAID PARCELS A, B, C, AND D WITHIN THIS LOT CONSOLIDATION INCLUDES AN EQUAL AND UNDIVIDED RESPONSIBILITY FOR THE MAINTENANCE OF SAID EASEMENT AND THE CONSTRUCTION, MAINTENANCE, REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREIN. 3. Provide a legal description of any Private Ingress, Egress & Utilities Easement on the Lot Consolidation Survey Map. Show and label any Private Ingress, Egress & Utilities Easement on the Lot Consolidation Survey Map. 4. Provide a legal description of any Public Storm Drainage Easement on the Lot Consolidation Survey Map. Show and label any Public Storm Drainage Easement on the Lot Consolidation Survey Map. Page 2 of 4 5. Provide a legal description of any Private Storm Drainage Easement on the Lot Consolidation Survey Map. Show and label any Private Storm Drainage Easement on the Lot Consolidation Survey Map. 6. Provide a legal description of any Water Easement on the Lot Consolidation Survey Map. Show and label any Water Easement on the Lot Consolidation Survey Map. Coordinate with Water District 125. 7. Provide a legal description of any Sanitary Sewer Easement on the Lot Consolidation Survey Map. Show and label any Sanitary Sewer Easement on the Lot Consolidation Survey Map. Coordinate with Valley View Sewer District. SHTS. 1 thru 7 of 7 — (1) Provide Boundary Line Adjustment No. L13-021 on all sheets. (2) Show & label `Utility Easement' as recorded under K.C. Rec. no. 20081212000814 — see enclosed. SHT. 1 of 7 — Add additional NOTES as applicable. SHT. 2 of 7 — (1) Label all existing lots; (Title Parcel A) thru (Title Parcel J) as applicable. (See enclosed ALTA / ACSM LAND TITLE SURVEY - Shts. 2 & 3 of 3 and Existing Legal Descriptions Sht. 1 of 7) (2) Label (Title Parcel A-1) as applicable. (See enclosed ALTA / ACSM LAND TITLE SURVEY - Shts. 2 & 3 of 3 and Existing Legal Descriptions Sht. 1 of 7) SHT. 3 of 7 — Label all existing lots; (Title Parcel K) thru (Title Parcel Q) as applicable. (See enclosed ALTA / ACSM LAND TITLE SURVEY - Shts. 2 & 3 of 3 and Existing Legal Descriptions Sht. 1 of 7) SHT. 4 of 7 — (1) Show and label all new utility easements as applicable. (2) Show and label any Private Ingress/Egress and Utilities Easement(s) as applicable. (3) Consider reducing the width of R -O -W Dedication along S. 144th Street and adding a portion of Public Easement adjacent to the new parcel lines (if affecting Building overhang, etc.). SHT. 5 of 7 — (1) Show and label any new Private Utilities Easement(s) as applicable. (2) Show and label any new Private Ingress/Egress and Utilities Easement(s) as applicable. (3) Consider reducing the width of R -O -W Dedication along S. 144th Street and adding a portion of Public Easement adjacent to the new parcel lines (if affecting Building overhang, etc.). SHT. 6 of 7 — No comment SHT. 7 of 7 — Verify distance "16.29 FEET" at end of new Parcel C legal description. Site Development Plan 1. Pedestrian warning system for crossings at T.I.B & S. 144th Street are required, including rapid flash beacon / advanced warning. (Design shall meet City Engineer approval) 2. Site development plan shall comply with Engineering Report, by Associated Earth Sciences, Inc., dated March 18, 2013, and subsequent geotechnical reports / evaluations. Page 3 of 4 I Miscellaneous Comments 1. A Transportation Impact Fee applies to the future Building permit(s) as follows: 2. Phase I (Building `A') Transportation Impact Fee for building 'A' is based on 89 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $94,446.80; due at issuance of Building Permit for building 'A'. (See Public Works Bulletin A3 — Transportation Impact Fees) 3. Phase 111 (Buildinq `8') Transportation Impact Fee for building `B' is based on 26 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $27,591.20; due at issuance of Building Permit for building `B'. (See Public Works Bulletin A3 — Transportation Impact Fees) 4. Phase I (Building 'C') Transportation Impact Fee for building 'C' is based on 14 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $14,856.80; due at issuance of Building Permit for building 'C'. (See Public Works Bulletin A3 — Transportation Impact Fees) 5. Phase Il (Building D') Transportation Impact Fee for building 'D' is based on 101 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $107,181.20; due at issuance of Building Permit for building 'D'. (See Public Works Bulletin A3 — Transportation Impact Fees) 6. Phase 11 (Building `E') Transportation Impact Fee for building 'E' is based on 27 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $28,652.40; due at issuance of Building Permit for building `E'. (See Public Works Bulletin A3 — Transportation Impact Fees) 7. Turnover documents will be required for the new Public sidewalk, portion of asphalt pavement, curb/gutter, street lights, streetscape, crosswalks with Pedestrian warning system, and storm drainage within S. 144`h Street / Tukwila International Blvd. Right -of -Way and Public Easement. Provide cost(s) for each item to be turned over. City will prepare documents for Owner(s) signature. 8. Construct / install all development infrastructure under a Public Works permit. 9. Provide draft copy of Private Ingress, Egress and Utilities Easement and Maintenance Agreement for review by Public Works. This shall be a separate document from the Final Binding Site Improvement Plan map. This document shall be recorded prior to recording of the Final Binding Site Improvement Plan map, and the recording number be shown on the (BSIP) map. (2) The Private Ingress/Egress & Utilities Easement should include language stating who will maintain the paved area and utilities, and by what portion. Page 4 of 4 culla! Akita& Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl , HEREBY DECLARE THAT: Associated File Number (s): L13-017, L13-02 x Notice of Application Mailing requested by: Moira Bradshaw Notice of Decision Q 3l Notice of Public Hearing 4 Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _26th day of _June , 2013 Project Name: Tukwila Library, and Tukwila Village Project Number: PL13-016 rG 43 -0 3 Associated File Number (s): L13-017, L13-02 // 3 -ea 1 1-13'00 Mailing requested by: Moira Bradshaw Q 3l Mailer's signature: 4 /ll,j W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC Tukwila Library and Tukwila Village City of Tukwila Notice of Application. Design Review, Parking Special Permission, Lot Consolidation & SEPA Project Applicant: Tukwila Village Associates LLC File Number: PL13-023 Tukwila Village Project Description: 1.Buildings for Phase 1, which consists of Building A— a six story mixed use building with 80 units of market rate non -age restricted housing over commercial space and four live work units and Building C— a one story, 4,210 square foot communi- ty meeting and retail building with attached outdoor park on the north side of S. 144 Street 2. Site improvements including sidewalks, driveways. parking and landscaping for the overall Tukwila Village proposal locat- ed on both the north and south sides of S. 144 Street and TIB; Project Applicant: King County Library System File Number: PL13-016 King County Library System Project Description: A new 10,000 square foot, one story public library with land- scaping and pedestrian amenities in the northeast comer of S. 144 Street and Tukwila International Boulevard (TIB.) Information Night: Showalter Middle School Commons 4628 S. 144 Street; July 10, 2013 4:30-6:30 p.m. Property Owner: City of Tukwila Project Planner: Moira Bradshaw (206) 433-3651; moira.bradshaw@tukwilawa.gov Project Location: On the east side of Tukwila International Boulevard and on the north and south sides of South 144th Street. See map on reverse. Comments and Appeals: You may review the application and submit written comments on the project to DCD, 6300 South - center Blvd., Ste 100; Tukwila, WA 98188. Comments must be received by 5:OOpm on July 11, 2013. An additional opportunity to comment will be at the hearing before the Tukwila Board of Architectural Review. Notification of hearing time and date will occur when it is scheduled. You may request a copy of any deci- sion, determination and your appeal rights by calling 206-433-3670. You are receiving this notice because you are a property owner or tenant within 500ft of this project or have expressed an interest in being notified of actions related to Tukwila Village. Tukwila Library and Tukwila Village City of Tukwila Notice of Applications Design Review, Parking Special Permission, Lot Consolidation & SEPA Project Applicant: Tukwila Village Associates LLC File Number: PL13-023 Tukwila Village Project Description: 1.Buildings for Phase 1, which consists of Building A— a six story mixed use building with 80 units of market rate non -age restricted housing over commercial space and four live work units and Building C— a one story, 4,210 square foot communi- ty meeting and retail building with attached outdoor park on the north side of S. 144 Street 2. Site improvements including sidewalks, driveways, parking and landscaping for the overall Tukwila Village proposal locat- ed on both the north and south sides of S. 144 Street and TIB; Project Applicant: King County Library System File Number: PLI3-016 King County Library System Project Description: A new 10,000 square foot, one story public library with land- scaping and pedestrian amenities in the northeast corner of S. 144 Street and Tukwila International Boulevard (TIB.) Information Night: Showalter Middle School Commons 4628 S. 144 Street; July 10, 2013 4:30-6:30 p.m. Property Owner: City of Tukwila Project Planner: Moira Bradshaw (206) 433-3651; moira.bradshaw@tukwilawa.gov Project Location: On the east side of Tukwila International Boulevard and on the north and south sides of South 144th Street. See map on reverse. Comments and Appeals: You may review the application and submit written comments on the project to DCD, 6300 South - center Blvd., Ste 100; Tukwila, WA 98188. Comments must be received by 5:OOpm on July 11, 2013. An additional opportunity to comment will be at the hearing before the Tukwila Board of Architectural Review. Notification of hearing time and date will occur when it is scheduled. You may request a copy of any deci- sion, determination and your appeal rights by calling 206-433-3670. You are receiving this notice because you are a property owner or tenant within 500ft of this project or have expressed an interest in being notified of actions related to Tukwila Village. s a list of physical addresses iu /6? 3o y(92 (e 6 Itz - fyrr. TUKWILA VILLAGE Tax Parcel Nos: 152304-9092 155420-0010 152304-9096 ' ? 155420-0015 152304-9242 155420-0020 if 004000-0145 ; 155420-0025 004000-0146 155420-0030 004000-0180 :: 155420-0033 -/ 004000-0191 ` ` 155420-0034 004000-0194 r' 155420-0035 004000-0196 155420-0036 004000-0198 155420-0037 155420-0005 15255.007 L FEDERAL AGENCIES US ARMY CORP OF ENGINEERS FEDERAL HIGHWAY ADMIN ., `EDERAL TRANSIT ADMIN DEPARTMENT OF INTERIOR \AS E.P.A. velS DEPT OF H.U.D NAT'L MARINE FISHERIES SERVICE WA STATE AGENCIES OFFICE OF ARCHAEOLOGY 4ISDOT NW REGION DEPT OF NATURAL RESOURCES OFFICE OF THE GOVERNOR • STATE COMMUNITY DEV FISHERIES & WILDLIFE ,WASH DEPT OF SOCIAL/HEALTH EPT OF ECOLOGY WA DEPT OF ECOLOGY ,WA STATE ATTORNEY GENERAL OFFICE OF HEARING EXAMINER KING COUNTY AGENCIES KC BOUNDARY REVIEW BOARD FIRE DISTRICT # 11 FIRE DISTRICT # 2 KC WASTEWATER TREATMENT KC PARKS & RECREATION 4<C ASSESSOR'S OFFICE KC HEALTH DEPT FORT OF SEATTLE -krc DEV & ENVIRON SERVICES < 1C METRO TRANSIT/SEPA OFFICIAL KC DEPARTMENT OF NAT'L RESOURCES SCHOOLS / LIBRARIES .,,, "KC LIBRARY SYSTEM /FOSTER LIBRARY RENTON LIBRARY KENT LIBRARY SEATTLE LIBRARY ▪ ,,WESTFIELD MALL LIBRARY -,,UKWILA SCHOOL DISTRICT HIGHLINE SCHOOL DISTRICT SEATTLE PUBLIC SCHOOLS RENTON SCHOOL DISTRICT 1)L 31) Ct M Gh N d• 00 i� 00 CO 00 / 2 N O O O m O r -i 0 0 0 0 0 0 0 ei L n • O N lfl 00 lD / // 3 LI) r Lt) 0 Lf1 0 Lf) Ln r -i e -i r -I .-+ 0 .-+ 0 r1 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 CO 00 Cr) 01 O1 01 O1 Q1 O1 01 Q1 Cr) 01 01 01 O1 01 Cr) 01 01 Q1 01 Cr) a a a a a a a a¢ a a a a a a a a a a a a W = W W W Q W Q Q D a W W W W z W a< a 0 a. > a. 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KC HEALTH DEPT PO BOX 1209 PORT OF SEATTLE 900 OAKSDALE AVE SW SEPA INFO CENTER KC DEV & ENVIRON SERVICES 201 S JACKSON ST., MS KSC-TR-0431 ENVIRONMENTAL PLANNING KC METRO TRANSIT/SEPA OFFICIAL 960 NEWPORT WAY NW KC LIBRARY SYSTEM 4060 S 144th STREET FOSTER LIBRARY 1386 SOUTHCENTER MALL WESTFIELD MALL LIBRARY 4640 S 144th STREET TUKWILA SCHOOL DISTRICT NAME ADDRESS CITY ST ZIP TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 104 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 108 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 109 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 110 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 111 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 201 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 202 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 203 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 204 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 205 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 206 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 207 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 208 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 209 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 210 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 211 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 301 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 302 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 303 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 304 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 305 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 306 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 307 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 308 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 309 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 310 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 311 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14420 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14422 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14424 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14426 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14428 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14430 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14432 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14434 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14436 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14438 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14442 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14444 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14446 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14448 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14450 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14452 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14454 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14456 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14458 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14460 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14461 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14462 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14463 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14464 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14465 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14466 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14467 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14468 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14469 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 101 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 102 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 103 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 104 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 108 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 109 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 110 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 111 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 112 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 114 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 115 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 116 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 117 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 118 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 119 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 120 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 121 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 122 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 123 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 124 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 201 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 202 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 203 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 204 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 205 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 206 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 207 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 208 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 209 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 210 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 211 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 212 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 214 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 215 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 216 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 217 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 218 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 219 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 220 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 221 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 222 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 223 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 224 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 108 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 109 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 110 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 111 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 112 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 114 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 207 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 208 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 209 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 210 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 211 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 212 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 214 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 215 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 308 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 309 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 310 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 311 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 312 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 314 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 315 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 116 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 117 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 118 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 119 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 120 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 121 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 122 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 123 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 124 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 201 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 202 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 203 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 204 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 205 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 216 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 217 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 218 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 219 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 220 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 221 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 222 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 223 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 224 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 301 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 302 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 303 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 304 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 305 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 306 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 307 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 316 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 317 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 318 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 319 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 320 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 321 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 322 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 323 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 324 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 101 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 102 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 103 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 104 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 206 TUKWILA WA 98168 TaxpayerFirstName Dawit & Tarike Muche TUKWILA TUKWILA TUKWILA TUKWILA Darlene L & Marvin D TUKWILA Piotr & Ann C TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA Sam M & Eredulin TUKWILA Minh TUKWILA Lao & Hannah Ho TUKWILA TUKWILA * TUKWILA TUKWILA TUKWILA TaxpayerLastName Tegegn COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER Michaud SEATAC TUKWILA INVESTMENT L COMMUNITY MEMBER Stempa COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER Martin COMMUNITY MEMBER Pham COMMUNITY MEMBER Phan COMMUNITY MEMBER COMMUNITY MEMBER N K SAROYA LLC COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER TaxpayerAddress 13021 38TH LN S 14004 42ND AVE S 14004 TUKWILA INTERNATIONAL 14005 42ND AVE S 14101 TUKWILA INTERNATIONAL 14110 42ND AVE S 14110 PACIFIC HIGHWAY S 14110 TUKWILA INTERNATIONAL 14116 42ND AVE S 14120 TUKWILA INTERNATIONAL 14121 TUKWILA INTERNATIONAL 14141 TUKWILA INTERNATIONAL 14200 37TH AVE S 14201 42ND AVE 5 14203 42ND AVE S 14207 42ND AVE S 14207 TUKWILA INTERNATIONAL 14210 37TH AVE S 14224 37TH AVE S 14224 TUKWILA INTERNATIONAL 14225 42ND AVE S 14227 TUKWILA INTERNATIONAL 14239 42ND AVE S 14404 TUKWILA INTERNATIONAL 14406 42ND AVE S 14410 41ST AVE S 14412 42ND AVE S 14413 TUKWILA INTERNATIONAL 14414 42ND AVE S 14418 42ND AVE S 14420 41ST AVE S 14420 TUKWILA INTERNATIONAL BLVD 14422 41ST AVE S 14422 42ND AVE S 14424 41ST AVE S TaxpayerCityState TaxpayerZip TUKWILA WA 98268 TUKWILA WA 98168 BLVD TUKWILA WA 98168 TUKWILA WA 98168 BLVD TUKWILA WA 98168 SEATTLE WA 98168 TUKWILA WA 98168 BLVD TUKWILA WA 98168 TUKWILA WA 98168 BLVD TUKWILA WA 98168 BLVD TUKWILA WA 98168 BLVD TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 BLVD TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 BLVD TUKWILA WA 98168 TUKWILA WA 98168 BLVD TUKWILA WA 98168 TUKWILA WA 98168 BLVD TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 BLVD TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98166 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14425 42ND AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14426 41ST AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14426 42ND AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14428 41ST AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14429 42ND AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14430 41ST AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14432 41ST AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14434 41ST AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14435 42ND AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14436 41ST AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14438 41ST AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14440 41ST AVE S TUKWILA WA 98168 * JASPAL & PUAR LLC 14440 PACIFIC HY S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14440 TUKWILA 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COMMUNITY MEMBER Lester ZORA INC M JASPA COMPANY LLC Le COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER Tra n 14469 41ST AVE S 14471 41ST AVE S 14604 TUKWILA INTERNATIONAL BLVD 14611 42ND AVE S 14641 46TH AVE S 15031 MILITARY RD S # 134 15031 MILITARY RD S # 134-B 1646 S LANE ST 17837 1ST AVE S PMB 131 18504 38TH AVE 5 19620 4TH AVE SW 19655 1ST AVE S STE 208 26220 116TH AVE SE # 201 3232 NEWMARK DR 3716 S 144TH ST 3720 S 142ND ST 3725 S 144TH ST 3726 S 142ND ST 3729 S 142ND ST 3730 S 142ND ST 3731 S 141ST ST 3740 S 142ND ST 3742 S 142ND ST 3742 S 144TH ST 3743 S 142ND ST 3747 S 142ND ST 3747 S 146TH ST 3914 S THISTLE ST 3920 S 146TH ST 4011 S 146TH ST 4021 S 144TH ST 4028 S 146TH ST 4029 41ST AVE S 4030 S 146TH ST 4031 S 146TH ST 4037 S 146TH ST TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATAC WA NORMANDY PARK WA NORMANDY PARK WA KENT WA MIAMISBURG OH TUKWILA 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MEMBER Label Zhu COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER TUKWILA SCHOOL DISTRICT SILVERDALE-TUKWILA LLC KC HOUSING AUTHORITY TUKWILA CITY OF TUKWILA CITY OF SEG 56TH LLC POLL TUKWILA LLC Ngo NORMANDY COURT HOLDINGS LLC 4043 S 146TH ST 4049 S 146TH ST 4053 S 144TH ST 4055 S 146TH ST 4055 S 148TH 4056 S 146TH ST 4057 S 144TH ST 4060 S 144TH ST 4061 S 144TH ST 4061 S 146TH ST 4063 S 146TH ST 4064 S 146TH ST 4201 S 146TH ST 4204 S 146TH ST 4205 S 142ND ST 4210 S 142ND ST 4215 S 144TH ST 4218 S 142ND ST 4220 S 146TH ST 4222 S 146TH ST 4223 S 144TH ST 4224 S 146TH ST 4226 S 146TH 4226 S 146TH ST 4242 42ND AVE S 4242 S 144TH ST 4628 S 144TH ST 4640 S 144TH ST 5209 LAKE WASHINGTON 600 ANDOVER PARK W 6200 S CENTER BLVD 6200 SOUTHCENTER BLVD 845 106TH AVE NE # 100 8915 SE 44TH ST 9202 10TH AVE SW 95 S TOBIN ST # 201 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98148 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILLA WA 98148 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 SEATTLE WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 BLVD NE # 100 KIRKLAND WA 98033 TUKWILA WA 98188 TUKWILA WA 98168 TUKWILA WA 98188 BELLEVUE WA 98004 MERCER ISLAND WA 98040 SEATTLE WA 98106 RENTON WA 98057 Steven M Anna M * KING CO LIBRARY SYSTEM J & J INVESTMENT ASSOCIATES WALGREEN CO MOUNTAIN VIEW FAMILY ASSOC STEPPING STONE VENTURES L L LONGAN GROUP LLC VIP 910 LLC RIDGE PLACE LLC FEDERAL NATIONAL MORTGAGE A ABU-BAKR ISLAMIC CENTER OF Cox Van Frachen 7-11 INC #22866 960 NEWPORT WAY NW 9805 NE 116TH ST PMB 7317 PO BOX 1159 PO BOX 2170 PO BOX 2626 PO BOX 27324 PO BOX 28 PO BOX 58184 PO BOX 650043 PO BOX 68069 PO BOX 68114 PO BOX 68732 PO BOX 711 ISSAQUAH WA KIRKLAND WA DEERFIELD IL LYNNWOOD WA LYNNWOOD WA SEATTLE WA KIRKLAND WA TUKWILA WA DALLAS TX TUKWILA WA SEATTLE WA SEATTLE WA DALLAS TX 98027 98034 60015 98036 98036 98165 98083 98138 75265 98168 98168 98168 75221 NAME ADDRESS UNTI # CITY ST ZIP Southgate/Tukwila Community Member 14005 42 Ave S #3 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #4 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #5 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #6 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #7 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #8 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #9 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #10 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #11 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #12 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #13 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #14 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #15 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #16 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #17 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #18 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #19 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #20 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #21 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #22 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #23 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #24 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #25 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #26 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #27 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #28 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #30 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #31 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #32 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #33 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #34 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #35 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #36 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #37 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #38 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #39 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #40 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #41 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #42 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #43 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #44 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #45 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #46 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #47 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #48 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #49 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #50 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #51 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #52 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #53 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #54 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #55 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #56 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #57 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #58 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #59 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #60 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #61 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #62 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #63 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S OFFICE Tukwila WA 98188 Tukwila International ilevard/Tukwila Village Notifica...ins Organization Last I First Email 4 Culture Edwards Sara Sara.Edwards@4culture.orq 4 Culture Leary Raya Raya.Leary@4culture.orq 4 Culture Twersky Deb Debra.Twersky@4culture.org Abu-Bakr Islamic Center Ahmed Abdirisak Labubakrdirector@gmail.com Abu-Bakr Islamic Center (previous) Ahmed Alli aliahmed4@msn.com Apartment Insights Mayeux Rita ritamayeux@msn.com ArtsCorp Davis Laura _ lara.davis@artscorps.orq Beacon Development Group Barkan Scott scottb@beacondevgroup.com Berger Partnership Bronk Todd toddb@beraerpartnership.com I Billy Baroos Yelina Jackson velina@billybaroos.com Chaplain Patterson Alialsalliep@aol.com I Cher's Ono Malasadas Williams Cherilyn cherilyn73@comcast.net Church by the Side of the Road Proctor Terrence proctor@cbsr.orq City Arts Commission Chesak Cynthia Ichesakcj@hotmail.com City Arts Commission Gilmore Trisha trishagilmore@yahoo.com City Arts Commission Kennedy Brian bkenn89310@aol.com City Council Duffie Joe Joe.Duffie@TukwilaWA.gov City Council Ekberg Allan Allan.Ekberg@TukwilaWA.gov City Council Hougardy Kathy Kathy.Hougardy@TukwilaWA.gov City Council Kruller Kate Kate.Kruller@TukwilaWA.gov City Council Quinn Desean DeSean.Quinn@TukwilaWA.gov City Council Robertson Dennis Dennis.Robertson@TukwilaWA.gov City Council Seal Verna Verna.Seal@TukwilaWA.gov City Library Advisory Board Flesch Dylan dylanflesch@gmail.com City Library Advisory Board Kidd Sharon sjkfriend@hotmail.com City Library Advisory Board Miller Steve francisoa@comcast.net City Library Advisory Board Parrish Marie marieparrish@mindsprinq.com _ City Mayor Haggerton Jim Jim.Haggerton@TukwilaWA.gov City of SeaTac Cutts Todd tcutts@ci.seatac.wa.us City of SeaTac Kaehny Kate kkaehnv@ci.seatac.wa.us City of SeaTac Robinson Jeff jrobinson@ci.seatac.wa.us City Staff Almberg Dana Dana.Almberq@TukwilaWA.gov City Staff Bradshaw Moira IMoira.Bradshaw@TukwilaWA.gov City Staff Brodin Pat Pat.Brodin@TukwilaWA.gov City Staff Cline David David.Cline@TukwilaWA.gov City Staff Devlin Bill B.Devlin@TukwilaWA.gov City Staff Dreyer Eric I Eric.Drever@TukwilaWA.gov City Staff Fox Rebecca Rebecca.Fox@TukwilaWA.gov City Staff Hansen Stacy Stacy.Hansen@TukwilaWA.gov City Staff Hart Melissa Melissa.Hart@TukwilaWA.gov City Staff Humphrey Laurel Laurel.Humphrev@TukwilaWA.gov City Staff Kertzman Katherine Katherine@seattlesouthside.com City Staff Linton Bruce Kimberly B.Linton@TukwilaWA.gov City Staff Matej Kimberlv.Matej@TukwilaWA.gov City Staff Miranda Lynn Lynn.Miranda@TukwilaWA.gov City Staff Norris Stacia Stacia.Norris@TukwilaWA.gov City Staff O'Flaherty Christy Christy.OFlaherty@TukwilaWA.gov City Staff Pace Jack Jack.Pace@TukwilaWA.gov City Staff Putman Chris 'Chris.Partman@TukwilaWA.gov City Staff Thompson Cheryl Chervl.Thompson@TukwilaWA.gov City Staff Villa Mike M.Villa@TukwilaWA.gov City Staff (Equity and Diversity) Trantina [Joyce Joyce.Trantina@TukwilaWA.ciov City Staff (Human Svcs Adv Bd) I Boykan Evie ' Evie.Boykan@TukwilaWA.gov City Staff (Library Adv Bd) Gardner Stephanie ;Ste•hanie.Gardner@TukwilaWA.gov Notifications for 71013.xlsx Contact Info 1/6 07/02/2013 6:19 PM Tukwila International ulevard/Tukwila Village Notific ins Organization Last First Email City Staff (Library Adv Bd) Still Rick Rick.Still@TukwilaWA.gov Collins Woerman Morgan Elizabeth emorgan@collinswoerman.com Common Ground Bekins Shirley shirleyb@commongroundwa.orq Congressman McDermott Mills Pete ;Pete.Mills@maii.house.gov Congressman Smith ;Perry Matt Matt.Perry@maiI.house.gov Consultant I Krygier :Kathryn kathrvnkrvgier@gmail.com Credit Union ; Sieminski Dave .davesieminski@vahoo.com CRG Realty Thompson Dave dave@crgrealty.com Daily Journal of Commerce Scott Maude maudes@djc.com Duralast Homes t Goodwin Terence ;terryq@duralasthomes.com Eagle Rock Ventures, LLC Shapiro Scott :scott@eaglerockventures.com Edgewood Apartment 'Aminpour Arash ,edgewoodapt@comcast.net El Centro de la Raza Maestas Miguel ,associate@elcentrodelaraza.orq Excite Overbeck Mike .mikeoverbeck@excite.com First Western Properties Harkestad Rune runeh @kiddermathews.com Flaherty Collins Miller Duane ,dmiller@flahertycollins.com Forterra Hoffer Schell Chris Skye 'choffer@forterra.org ;skyes@cascadeland.org Forterra Future resident ;Mann Paul ;psinluv@yahoo.com Global to Local Kaalanjo Faisa :kaalanjo@gmail.com Global to Local 'Taylor ;Olsen Adam Diana Adam.Tavlor@kinqcounty.gov .dolsen@HealthPointCHC.orq HealthPoint HealthPoint Wilkinson 'Debbie 'dwilkinson@HealthPointCHC.orq HealthPoint Yohalem 'Lisa lyohalem@HealthPointCHC.org Heartland ;Hoffman Matt mhoffman@htland.com Hi -Def Cuts :Chaney Cottrell Brandon hidefcuts@hotmail.com Hi -Def Cuts ;Natalie ;happilynatalie@gmail.com Hi -Def Cuts Harris 'Dexter braveheartseven@aol.com Highline Times Editor Mathison Eric hteditor@robinsonnews.com Highline Times Reporter Lusby 'Rachel ;rm.lusby@comcast.net Homestead Communty Trust Smith Jenna smithlk70@vahoo.com JayMarc Development Meistrano .Jay ;jay@iavmarcdevelopment.com John L Scott Hettler Tony 'tonvh@iohnlscott.com Johnson Braund Design Group Keys Diana dianak@iohnsonbraund.com KC Council staff for Patterson !McClure AJ AJ.McClure@kingcounty.gov King County Library Hatcher Maria mshatcher@kcls.orq King County Library Nielsen ' Darth denielsen @ kcls.orq King County Library Ptacek Bill Billp@kcls.orq King County Library Ralph Adrianne akralph@kcls.orq King County Library Reich Barbara barreich@kcls.org King County Library Sheller John jsheller@kcls.orq King County Library Smith Greg ggsmith@kcls.org King County Library Wiseman Jennifer jlwiseman@kcls.orq King County Library Foundation Thorsen :Jeanne jthorsen@kcls.orq King County Library Foundation True Karen kstrue@gmail.com Knight's Inn Motel Ghadia Hari ghadia hari@hotmail.com Knight's Inn Motel Rabadia Ramesh rameshrabadia22@hotmail.com Low Income Housing Institute Lee Sharon sharonl@lihi.orq McDonalds Comiskey Bob Robert.Comiskev@partners.mcd.com Miller Condominium Marketing Miller Mike Mike@mcmcondos.com Mini -Max Tax Services Abdiwali Mohammed Abdiwali@minimaxtax.com Mountain View Apartments Cravens Rob ,mtv.rob@gmail.com Murase Carnay Eleanor ecarnay@murase.com NBBJ Landkamer Matthew mlandkamer@nbb'l com Notifications for 71013.xlsx Contact Info 2/6 07/02/2013 6:19 PM Tukwila International ! JIevard/Tukwila Village Notifica_...,ns Organization Last First Email New Home Trends Murphy John I john@newhometrends.com New Hope Health Center Sobincinski DS dssobocinski@comcast.net Normandy Court Alhadeff Josh jjosh@dsbinvestments.com Normandy Court Lavern James Inormandycourt@comcast.net Other Baldwin Amy couturestudio@gmail.com Other Bila Pam Ipamwen@luno.com Other Bradley Julie jjcontests@gmail.com Other BURNS SHEILA SHEILABTHERE@AOL.COM Other Camp 'Shirley Ishirley6504@comcast.net Other Davila Sylvia jsvlvia.davila@realoage.com Other Douglas Rhonda Irhdoug100@hotmail.com Other iDugdale Ron !gman07@comcast.net Other Fellows Antwon truebarber@gmail.com Other Fortunato Bill Ibfortunato@oacland.com Other Frangello Jeri Ijerber40@hotmail.com Other )Gayle Terry harveys mama@comcast.net Other Gengler Ellen Ingnglr@gmail.com Other 1Greenlee Susan & Chris susang@comcast.net Other Hardin John Ideltaiv@comcast.net Other Herring Dinah Jdinah herring@cable.comcast.com Other Hundtofte Aaron Ibrieaaron@comcast.net Other Hunter Natalie Inatalie.hunter@seattle.gov Other Kapetanovic Reuf zagradr@msn.com Other Knapp Kylene Other Ko Laura _Ikylene@berryneonsigns.com i laurako@ live.com Other Koteen IJaphet Ijkoteen@gmail.com Other Larson Doug I dlarson @ htland.com Other Leberer Lori Ilorileberer@netscape.net Other Lewis Roy Irlewis@triadassociates.net Other Malaier Ana Maria Imalaiermom2014@gmail.com Other Maltsberger Patti Ipmaltsberger2000@yahoo.com Other Maly ,Orrin I nlgm@comcast.net Other McLeland-Wiese Heather Ihmcleland@comcast.net Other mohamed suada I kalebgadiid@yahoo.com Other Morrow Raymond Ik2rmorrow@aol.com Other Mortensen David davidm@columbiapartners.com Other Newman Kathy jkathv@vernonoublications.com Other Nicols J. IMylanicolas@yahoo.com Other Nobis Kaelene Ikaenobis@yahoo.com Other O'Hara Kelli Ikellio526@yahoo.com Other Pearsall Amy Iamyandliz@hotmail.com Other Pence Heather Iquantumfoamatb@gmail.com Other Ramirez Marie I marie.ramirez@kingcounty.gov Other Reeder Blaine j blainereeder@ hotmail.com Other Renner Shannon 'shannon.renner@comcast.net Other Reynolds Nolita olynoli@yahoo.com Other Rodriguez Jacques Iuwiacques@gmail.com Other Ruane Deborah jdruane@ffres.com Other sabrie shariffa Issabrie@gmail.com Other Sanderson Philip pcsand@gmaii.com Other Sorensen Deb sorensen.d@oortseattle.orq Other Sparks Nancy nancvsork@aol.com Other Stipp Diane dianes @ kcha.orq Other Taylor Pam pi.2006@gmail.com Notifications for 71013.xlsx Contact Info 3/6 07/02/2013 6:19 PM Tukwila International ulevard/Tukwila Village Notific . ns Organization Last First ;Email Other Watters Heidi heidi rosewatters@hotmail.com Other Weinheimer Paige paige.weinheimer@gmail.com Other 'Westman Marilyn miw305@comcast.net Other Leta boopqir12000@yahoo.com Panatoni ; Brynestad Bart bbrynestad@panattoni.com Parkstone Investments Stoner Dan daniel@parkstoneinvestments.com PharmD Ali Ahmed ahmed.abdille@gmail.com Planning Commission Marvin Henry ismarvin@earthlink.net Planning Commission Parrish ,Chuck chuckparrish2009@gmail.com QBL Partners Kwatinetz Matthew matthew@gblre.com Real Solutions Nabbefeld Joe joe@realsolutions.biz Refugee Women's Association Ahmed Amina amina@rewa.org Resident Abdi Nimo amaatulah@gmail.com hafso.abdulla@yahoo.com Resident Abdulla Hafso Resident Ahmed 'Jama anuriama@yahoo.com Resident ,Albert 'Sean seanalbert2001@hotmail.com Resident Alford Brooke ;bmarie2@earthlink.net Resident 'Bader Barbara 'barbarabader@live.com Resident ;Bader 'Barbara barbarabader@live.com Resident Baker-Myklebust Sharon sharonmyklebust@gmail.com Resident Baroh ;Jerry baroh5@aol.com Resident Bernhard Jim ;jimbernhard@worldnet.att.net Resident ;Brines ,Lillian Iilvsturf@gmail.com Resident 'Campbell Leslie 'fesliecampbe112@comcast.net Resident 'Carter Pam pmcarter@ips.net Resident Chesak Cynthia chesakc@tukwila.wednet.edu Resident Cruce John johncruce@hotmail.com Resident Cuellar Belinda belindacuellar777@yahoo.com Resident De Lay ;Virginia virginiadelay@comcast.net Resident Dohn 'Katrina Katrinadohn@gmail.com Resident Dunbar Richard 23dunbar@comcast.net Resident Ganoza 'Jaime & Eva 'e ganoza@yahoo.com Resident Glover James jimglover22@comcast.net Resident Gorjance Bill & Pat gorjance@aolcom Resident , Griff Jeff jeffmgriff@comcast.net Resident Hernandez Joan cmioanh@aol.com Resident Hilliard Holloway Stacy Donna hillinnium@hotmail.com Resident eastbavlightina@comcast.net Resident Hougardy Kathy KJHougardy@comcast.net Resident Ireland Linda Iinda.ireland@ssamarine.com Resident Jensen Joel & Sophia voelbenruben@msn.com Resident Johnson Devlon & Tracey devloni@hotmail.com Resident Kafle Tek tek kafle@yahoo.com Resident Kerr 'Georgina Georgina-on-the-Duwamish@comcast.net Resident Koontz Mary betsy-k@comcast.net Resident Lamb Ron & Nancy lambtownwest@comcast.net Resident Lorenzen Roger vinemess@comcast.net Resident Lyons ,Nicole cola1dew2@yahoo.com Resident Malbrain Sheila .Malbrain53@vahoo.com Resident Mann Sharon sharon mann@msn.com Resident McLean Dwight & Nancy d-I-mclean@msn.com Resident McLeod Sam + Linda sam.linda.mcleod@gmail.com Resident Meyers Ted tedichu@hotmail.com Resident Molsee Ethan emolsee@gmail.com Notifications for 71013.xlsx Contact Info 4/6 07/02/2013 6:19 PM Tukwila International L dlevard/Tukwila Village Notifice.__Jns Organization Last First Email Resident Mulholland Sunny sunnymulholland@hotmail.com Resident Mullet Steve & Bonnie mulletsville@msn.com Resident (Myers Diane tedichu@hotmail.com Resident !Myklebust Sharon Myklebust@gmail.com Resident Nelson 1Bryan nelsonbubbas@gmail.com Resident jOyler Lance Lweelz@hotmail.com Resident Paquette Bruce b-paquette@comcast.net Resident Patterson Sallie alsalliep@aol.com Resident Perry Patricia patperry@comcast.net Resident Peterson ,Lynn LynnP4321@comcast.net Resident Quinn Desean deseanquinn@gmaU.com Resident Ramsey Dana danarams@msn.com Resident Roberson Simone RobersonCS@MSN.com Resident Rosengren Sonya & Art asrosengren@yahoo.com Resident Russel Sean idertiger@gmail.com Resident Scherrer Jeff jeff@mapleapts.com Resident Sharp Sue Ineedlewit@msn.com Resident Simpson Tasolo tsimpsonl6@hotmail.com Resident Straight Terra terra100str@comcast.net Resident Strander Louise Ihstrander@hotmail.com Resident Swafford Richard RLSPLUSVLS@comcast.net Resident Takami John jtakami@comcast.net Resident 1Tapio Daryl 1dtolympic@vahoo.com Resident Thompson 1John & Darleene darleene30@comcast.net Resident Thornton 1Jerry jerrythornton@waterdistrict125.com Resident Turner Kelli greenrose10@msn.com Resident Tyson Charles uwcharliet@yahoo.com Resident Weedman Linda Lindaw@kcha.orq Resident ',West Mike Mikew@isomedia.com Resident Wieser Richard & Heather rcwieser@comcast.net Resident Willoughby Emily lemilya57@comcast.net Resident lWilloughby Paul paem2005@comcast.net Resident Laurie Laurietuk@aol.com Rushforth Lloyd Don jdlloyd@rushforth.com Sabey Corp. Hansen Mike MikelH@sabey.com Samara Apartments Manthey Monica monica manthey@hermanmiller.com Seattle City Light Pinch Meghan Mecihan.Pinch@seattle.gov Secret Garden Taylor Janice secretgardenstat@aol.com SGI-USA Boyd Shawn ;sboyd@sgi-usa.orq SHAG Park Bryan 1brvano@housing4seniors.com SHAG Park ;Bryan !bryanp6550@comcast.net SHAG IWoolford ;Jay ,javw@housina4seniors.com Skyline Properties 'Roush Tom tomroush@skylineproperties.com SoCoCulture McMichael !Barbara info@sococulture.orq i Somali restaurant Mahamed; iAbshir labshir.mahamed@gmail.com 1 Somali restaurant Osman Italyan2001@yahoo.com Southgate Mobile Home Park O'Leary Erin ,erinzdi@aol.com SWKC Chamber Arnesen (Brenna barnesen@swkcc.orq SWKC Chamber Kolson ICarol CKolson@swkcc.orq TCSC I Ricardo Ricardo @ memusic.com theLAStudio Easter 'Mel mele@thelastudio.net theLAStudio Marquardt Jessica jessicam@thelastudio.net theLAStudio Petersen Chris chrisp@thelastudio.net TIBAC Forschler Rick i rick@forschler.orq Notifications for 71013.xlsx Contact Info 5/6 07/02/2013 6:19 PM Tukwila International ulevard/Tukwila Village Notific )ns Organization Last First Email TIBAC Sabey Joe.JoeS@sabey.com Tukwila Historical Society Jones -Brown Louise tukwilaheritagectr@tukwilahistory.orq Tukwila Reporter ' Box Dennis ,dbox@kentreporter.com Tukwila Reporter Hunter Steve shunter@tukwilareporter.com Tukwila Reporter Morrison Ellen emornson@rentonreporter.com Tukwila Reporter Shepherd Tukwila School District Fertakis Polly Mary pshepherd @ kentreporter.com ,mfertakis@comcast.net Tukwila School District ;Gantz Tukwila School District Matthes Tukwila School District Sebring Tukwila Trading Company Carlson Tukwila Trading Company Larson UPLLC Kathleen qantzk@tukwila.wednet.edu Melody matthesm@tukwila.wednet.edu Linda sebringl@tukwila.wednet.edu Gary qic3839@aol.com Dawn store.418@unifiedretailer.com Sudderth Washington Cash Washington Cash ;Dunn Green Way Back Inn Francis Wells Fargo ;Moore Wells Fargo Shindler Wig Properties ;Wig Ron UCPLLC@aol.com James james@washingtoncash.orq Gylan ggreen@washingtoncash.orq Dorothy francis219@comcast.net Carmen carmen.m.moore@wellsfargo.com Loretta Loretta.Shindler@wellsfargo.com Mon monwiq@wigproperties.com Notifications for 71013.xlsx Contact Info 6/6 07/02/2013 6:19 PM Tukwila Village Plan Review Parks and Recreation Department Comments: 6/27/13 - How does pervious concrete work in parking lot stalls with all the dripping oil and fluids from parked cars? How does it hold up? What about chemical infiltration? -Add more trash receptacles around everywhere (this will aid in keeping the area cleaner, less litter (studies show that if someone has to walk more than around 50ft to throw something away they will not do it and are more likely to litter). If not additional receptacles than plan on adding supplemental cans for heavy use. -Do not name the community building "The Commons" (too much confusion and comparison with Federal Way and Kent, which is not exactly the exact connection we want to present). - Public BBQ's: who is to maintain those, seems like a creative idea but maintenance nightmare and could become a nuisance problem more than anything (i.e. fights over use, food debris left on grill, mold growth, birds, hot ashes to deal with). - Make the doors on the community building facing lawn area be roll -up glass doors (not standard double doors) and consider making all four section these doors (not just two sets of doors and two windows). -Ensure lawn has adequate drainage so not soft during winter months and irrigation for summer months. -Round bollards: are they supposed to be seats also, they look too big for that. There is a picture showing someone sitting on them like they are intended to be seats yet the ones I have seen are too big for that. What size is spec'd? They will be played on. Spacing should be far enough apart they cannot be jumped one to another. Is there a better bollard that will not promote play on concrete near a road? -Concrete pathway and in front of the trash dumpsters needs to be extra thick and reinforced to prevent cracking and breaking as the garbage truck empties the dumpsters (this has happened at TCC and is a problem we are having to deal with). -Will there be illumination around the community building at night? The fc plan shows no fc on the west side of the building from the pole lights. Is there lighting on the building that will light this area? - Include a banner hanging system on the wall of the community building facing the lawn area for event notification. -Water adds a great ambiance and attraction to any area, however, it comes at a price and is usually a lot harder to maintain then most people think with lots of regulations. It is strongly recommended to hire an aquatic professional to educate on all the issues related to water in public places interactive and decorative. Research Health Department codes on recirculating spray parks/pools, drain away spray parks/pools, interactive water features, decorative water features, fountains, etc. Recirculating interactive spray parks have to be chemically treated and tested every 3hrs according to health department codes. If some water is designed as interactive then all water features will become interactive, they play will not be confined to just the one part. Things to consider, algae growth, soap vandalism, people using it for cleansing purposes of themselves of pets, etc. -Include an office for the general public to contact the individual in charge of the community building and rental events, etc. The office in the cafe does not meet this need due to location. hire an aquatic professional to educate on all the issues related to water in public places interactive and decorative. Research Health Department codes on recirculating spray parks/pools, drain away spray parks/pools, interactive water features, decorative water features, fountains, etc. Recirculating interactive spray parks have to be chemically treated and tested every 3hrs according to health department codes. If some water is designed as interactive then all water features will become interactive, they play will not be confined to just the one part. Things to consider, algae growth, soap vandalism, people using it for cleansing purposes of themselves of pets, etc. -Include an office for the general public to contact the individual in charge of the community building and rental events, etc. The office in the cafe does not meet this need due to location. TO: City of Tukwila Department of Community Development ile Numbers PL13-023 L13-030 - BAR E13-011 - SEPA L13-031- Parking Variance L13-021 — Lot Consolidation LAND USE PERMIT ROUTING FORM Building Planning Public Works Fire Dept. Police Dept. n Parks/Rec Project: Tukwila Village Overall site improvements; SEPA;; Phase 1 Building Construction; Lot Consolidation/Street Vacation and Parking Variance Address: North and south of S 144 Street east of TIB Date 14 June 2013 transmitted: Response July 1, 2013 requested by: Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) (2/et- S -e (ctefir44AJ Dov+,. w4S Plan check date: 1J1) Comments411‘,.‘, prepared by: Update date: Tukwila Fire Prevention Bureau Al Metzler, Fire Project Coordinator Fire Prevention Bureau Review Memo Date: Project Name: Address: Permit #: Plan Reviewer: July 15, 2013 Tukwila Village North and South S 144 St., east of T.I.B. PL13-023 Al Metzler, Fire Project Coordinator The Fire Prevention Bureau conducted a plan review on the subject permit application. Please address the following comments in an itemized format with revised plans, specifications and/or other applicable documentation. 1. The "Auto Turn" software analysis needs to be done for the entire site, particularly the "Normandy Court/Samara Apts." entrance. The fire apparatus specifications have previously been provided. 2. Bldg. A — The fire control room is above the boiler room. The boiler room location should be switched with the electrical room location thus placing the fire control room above the electrical room. 3. The living units are numbered incorrectly and need to be "swapped". South and West would be odd numbered and North and East even numbered. 4. In addition to the Building Code minimum required stairway landing dimensions, provide a supplementary 2 sq. ft. of floor area to accommodate standpipe hose connection placement and operation. 5. Ensure that elevators are appropriately sized to receive the newer, larger gurneys which measure 81 inches long by 23 inches wide. 6. It appears that the outward door swing of the mechanical rooms impede the minimum exit width of the exit corridors. 7. Egress from the 5th floor rooftop terrace/sun room area may be inadequate depending on total occupant load. Should there be questions concerning the above comments, contact the Fire Prevention Bureau at 206-971-8718. No further comments at this time. TO: City of Tukwila Department of Community Development File Numbers PL13-023 L13-030 - BAR E13-011 - SEPA L13-031- Parking Variance L13-021 — Lot Consolidation LAND USE PERMIT ROUTING FORM /Building ❑ Planning Public Works Fire Dept. ❑I Police Dept. Parks/Rec Project: Tukwila Village Overall site improvements; SEPA;; Phase 1 Building Construction; Lot Consolidation/Street Vacation and Parking Variance Address: North and south of S 144 Street east of TIB Date 14 June 2013 transmitted: Response July 1, 2013 requested by: Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) 1T (N to A _1 ` ova 14 r0e--' ../N -r F No Comtvtalsir Plan check date: 74/2,0 / /Z /'% 5 Comments prepared by: Update date: TUKWILA VILLAGE BUILDING - A L13-030 — BAR Review for compliance with the building and construction codes will occur upon submittal for the building permit. However, the following comments are intended to address potential need for modifications to the building design after BAR approval. • Basement parking level and first floor parking garage: Both garages are enclosed parking garages. Both will require mechanical ventilation with both exhaust and outdoor air supply provisions. Where will the intake and exhaust openings be located on the building? The architect's solution should be made available for review. • The roof terrace at the fifth floor level will need to comply with IBC Section 1021.1 : ... occupied roofs shall be provided with exits as required for stories." Since access to two exits is required for the fifth story, and the potential occupant load of the roof terrace is > 49, it follows that access to two separate exits is required for the roof top occupancy. Hi Moira, Below are my comments on the Tukwila Village plans. Also attached is a picture of the enclosed fireplace at the Kent Station. I reference this design in my comments. Page 2.0 — A difference in texture in addition to the color change from the rest of the concrete is recommended for the "concrete accent band" shown in the drawings. This would also be of assistance to visually impaired pedestrians who are challenged by curb -less divisions between pedestrian and traffic areas. Page 2.20 — Include in long-term maintenance plans limb trees up as they grow and mature until the lowest branches of the trees are 7ft from the ground. Page 2.21— The fire pit/bowl is a potential arson hazard in addition to the possibility of a person tripping and falling into the fire. I recommend a closed fireplace, such as a the one in the attached photos. There are many smaller enclosed fireplaces than shown in the photo on the market. Page 3.0 — Consider a "no smoking" policy in the outdoor seating and game areas to encourage family use of these spaces. When smoking is allowed in outdoor seating areas it creates a de -facto smoking area. Due to this all Starbucks locations in Washington have prohibited smoking at the outdoor tables at their facilities. Page 3.1— Switch locations between the men's and women's restrooms inside the building. Women feel less safe going into a restroom with a door to another room. This room could potentially provide concealment for an attacker. Page 3.20 and 3.30— Include in long-term maintenance plans limb trees up as they grow and mature until the lowest branches of the trees are 7ft from the ground. Shrubs planted should be varieties that grow to 3ft. tall or lower. Page 3.40 (5) — Bicycle racks should be placed so they are visible from the windows of the Commons Building for theft prevention. Page 3.40 (9) - The fire pit/bowl is a potential arson hazard in addition to the possibility of a person tripping and falling into the fire. I recommend a closed fireplace, such as a the one in the attached photos. There are many smaller enclosed fireplaces than shown in the photo on the market. General note on lighting for all the pages in section 4: As people age their eyes are less able to adapt quickly to differences in lighting. Because Tukwila Village will have a large number of senior citizens the lighting in the parking and pedestrian areas is critical. Because of this demographic, the lighting should not be below 1.0 footcandles (FC), with a preference to 1.5FC and above in pedestrian and/or seating areas. Page 4.2 —The lighting leading up the trash enclosure is low and decreasing. Inside the trash enclosure there is little to no light. This can create a tripping and ambush hazard. More lighting is needed in this area The light is very low in the disabled parking stall closest to the corner retail business with the light levels dropping nearer the entrance. The lighting is also very dim approaching the residential lobby entrance. The lighting needs to be increased through this pedestrian area. This is a problem for people exiting the well -lit building into a dimly lit pedestrian area. The light levels for the disabled parking stall closest to the King County Library is also low and needs to be increased. Page 4.3 — The entire perimeter of the Commons building is very dimly lit. This makes the building look uninviting and scary during hours of darkness or on days with heavy overcast and rain. The steps south of the Commons building leading down into the grass lawn have very poor lighting and are a tripping hazard. The lighting near the "common ground" and benches also need increased lighting. Page 4.4 — I would like to either see some light standards like the ones proposed in place, if there are any in the area, or photos of some in place to see if there is glare created for pedestrians and/or bicyclists approaching the lights. Chris Partman Tukwila Police Department Community Policing Coordinator Desk: 206-431-2197 Cell: 206-271-6069 The City of opportunity, the community of choice. "Courage doesn't always roar. Sometimes courage is the quiet voice at the end of the day saying, 'I will try again tomorrow.'" Mary Anne Radmacher, American Writer City of Tukwila Jini Haggerton, Mayor a � O Department of Community Development Jack Pace, Director 190$ Notice of Complete Application June 14, 2013 Bryan Park 201 27 Avenue SE, Building A, Suite 300 Puyallup, WA 98374 Subject: Tukwila Village - SEPA Decision; Design Review; Parking Variance; Lot Consolidation Dear Mr. Park, Your applications for the above project (File numbers: E13-011, L13-030, L13-031 and L 13-021) are considered complete on June 14, 2013 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. Please contact Fast Signs with the above file numbers and pay for the two sign boards to be installed on the subject properties. This link summarizes the steps necessary to post the property. http://www.tukwilawa.gov/dcd/apps/SignSpecHandout-12-06.pdf. We will then follow-up with Fast Signs regarding placement and content. Please call (206) 431 3651 or email me moira.bradshaw@tukwilawa.gov if you need any assistance. Sincerely, / Moira Carr Bradshaw Senior Planner Copy: Diana Keys Chris Miller W:\Long Range Projects\Tukwila Village\PL13-023\notice of completeness.doc TO: City of Tukwila Department of Community Development "ile Numbers PL13-023 L13-030 - BAR E13-011 - SEPA L13-031- Parking Variance L13-021 — Lot Consolidation LAND USE PERMIT ROUTING FORM Building Planning A Public Works Li Fire Dept. Police Dept. Parks/Rec Project: Tukwila Village Overall site improvements; SEPA;; Phase 1 Building Construction; Lot Consolidation/Street Vacation and Parking Variance Address: North and south of S 144 Street east of TIB Date 14 June 2013 transmitted: Response July 1, 2013 requested by: Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) (SEE ,1T(AcKEL VF,Lt c lVorQ,5 C0141,retfNTS czob4m '7/2¢//3 Plan check date: Comments Update date: prepared by: TO: City of Tukwila Department of Community Development File Numbers PL13-023 L13-030 - BAR E13-011 -SEPA L13-031- Parking Variance L13-021 — Lot Consolidation LAND USE PERMIT ROUTING FORM Building Planning U Public Works Fire Dept. 1❑1 Police Dept. Parks/Rec Project: Tukwila Village Overall site improvements; SEPA;; Phase 1 Building Construction; Lot Consolidation/Street Vacation and Parking Variance Address: North and south of S 144 Street east of TIB Date 14 June 2013 transmitted: Response July 1, 2013 requested by: Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Plan check date: Comments Update date: prepared by: ZECEIVED JUN 12 2013 Tukwila Villagef)L-VLLOI'411 Phase 1 B.A.R. Submittal Response to Design Review Criteria for BAR Review - Developments in the Tukwila International Boulevard Corridor 1. Site Design a. Site Design Concept The overall site design concept for Tukwila Village is the layout and arrangement of buildings, pedestrian elements and landscaping that provide a cohesive "village" scheme. This layout and concept will provide for convenient access from Tukwila International Boulevard (TIB) and South 144th Street by both automobiles and pedestrians, with a primary focus on convenient pedestrian access and circulation. One significant design objective for Tukwila Village is to create an extraordinary shared experience that will enhance community life for the City and its residents. A major component of Tukwila Village is the Outdoor Plaza. This space is designed to serve as a welcoming, active, vibrant, and attractive place where people can gather, connect with each other, and enjoy a range of activities and amenities. The Outdoor Plaza also includes the community Commons building. Both are intended to be used by, and accessible to, Tukwila Village residents, library and business patrons, and the greater community throughout the year. Since the Plaza & Commons are located in a neighborhood with an "international" 1 May 28, 2013 character (as suggested by its proximity to an international airport and Tukwila International Boulevard), made up of people from distant countries with a great variety of languages and cultures, the site and Plaza design will seek to be a welcoming place supportive of their needs and aspirations. Tukwila Village will also have a multi -generational appeal, from children to seniors, residing at Tukwila Village as well as in surrounding neighborhoods. As diverse as the local community is, unity can also be seen through the many shared interests of these various cultures, such as an appreciation for family and social life, food and drink, music and the arts, and nature and the outdoors. The goal is to facilitate these shared interests and create opportunities for their mutual experience and enjoyment, thereby strengthening the bonds of community. This goal is captured in the phrase "Common Ground", which we are using as the central design theme for the Plaza and surrounding spaces. Since the building within the Plaza is referred to as the "Commons", this phrase is especially appropriate to express the idea that the Plaza also serves as an extension of and complement to this building. The physical design of the Plaza and surrounding site elements is intended to express the idea of unity through the use of "universal" shapes, forms, and materials found in many cultures. In particular, the circle is a shape with symbolic significance in many cultures. It is said to. represent unity, infinity (no beginning or end), democracy (no position in a circle is more prominent than any other position), and mobility (the wheel). These ideas are consistent with the goals for the Plaza, and so the circle figures prominently in its design. Materials such as stone, brick, ceramic tile, wood, and water are used in the design of places throughout the world and find expression in the design of the Plaza. At the same time, the site design reflects the community's diversity through variety of material, color, texture, pattern, and origin. For example, landscape plant materials with a variety of leaf and flower color and texture, and originating from several different countries may be used. Different varieties of stone and wood may also be featured in elements such as walls, pavement, and landscape structures. This expression of diversity complements the idea of "mosaic" expressed in the design of the adjacent library. The goal, however, is for there to be harmony and coherence amidst this variety and diversity. b. Relationship to Street Front From the beginning, the overall site design of Tukwila Village focused on the fronting of buildings onto the adjacent streets, including Tukwila International Boulevard (TIB) to the west and South 144 Street to the north and south. Approximately 1/3 of the development is located on the south side of S. 144th Street and two thirds is located on the north side. Building A, the King County Public Library and Building D all front directly onto TIB. Only a small, single -loaded parking area separates Building A from TIB and is intended to provide additional parking for the ground -level retail 2 May 28, 2013 and commercial spaces in that building. The King County Library, Building B, Building D and E all have frontage on South 144th Street. In all cases the intent is to create a very urban feel and edge. In some cases, front doors are oriented to the street, such as the retail/commercial spaces on TIB. In other instances the building entries are internal to the site and relate to the surface parking and provide more convenient access to other Tukwila Village features and activities. South 144th Street will be reconstructed (widened) to include several upgrades. These include parallel parking stalls and bike lanes on both sides, street trees and expanded sidewalks. c. Street Corners Tukwila Village includes two major street corners located at the west intersection of Tukwila International Boulevard and South 144th Street. On the north side of South 144th Street, the new King County Library will provide the backdrop, a contemporary building with striking Architectural lines and features. The foreground will include the KCLS monument sign, surrounding by a generous landscape area and an expanded concrete sidewalk. Building D is located on the south side of this intersection and will provide a quality multi- story, mixed-use building as a back drop, with contemporary architectural design. The corner will include an expanded and paved sidewalk with landscape planters. In addition to 5 -levels of housing, this building will contain the corporate offices of the Senior Housing Assistance Group (SHAG). d. Continuity of Site with Adiacent Sites Two significant "transition" areas are important to the successful integration of this higher density urban community into the existing fabric of this neighborhood. The relationship of Building B to the adjacent multi -story apartments to the east and north; and the relationship of Building E to the King County Housing Authority complex to the east of Building E. The property directly south of Building D is planned for redevelopment and the existing use north of Building A is a taxi parking lot. Potential transition solutions for Building B may include appropriate perimeter fencing, provision of openings in the adjacent parking garage, vertical landscape treatments on the blank building walls, heavy perimeter landscape planting, etc. Building E transition solutions include the provision of ground -level living units accessed from the east side of the property, pedestrian walkway, provision of shared parking stalls, foundation planting, etc. e. Shared Facilities Tukwila Village meets the definition of "Shared Facilities" - multiple mixed-use buildings with shared parking areas, driveways, and landscaping. The community will also include a shared Public Plaza and Commons building. f. Site Design for Safety On-site vehicular circulation is simple and direct, designed to be as unobtrusive as 3 May 28, 2013 possible. The focus of the site layout and circulation is on the pedestrian user, not the car. The concept is that cars will be "allowed" onto the site, primarily to access the retail/commercial uses and the parking garage entrances at each mixed-use building. Buildings are designed and located such that surveillance of the entire property is achievable. The multiple -storied structures with multiple living units place many eyes on the site at all times. Good visual access into the site from the surrounding public streets. In addition, the Tukwila Police Neighborhood Resource Center will also be located in the northwest corner of Building E. In addition to the required street lighting, the entire site will be adequately lighted for safety and security. Special attention will be given to parking areas, pedestrian connections and accessible routes of travel. Selection and use of plant materials will take into consideration the long-term growth habits of the plants. With tight, urban -scale spaces, use of small to medium sized trees and shrubs will be appropriate. Low to medium -level maintenance will be the overall objective of the site elements, paving, furnishings and landscape. The design will incorporate durable materials that are both functional and attractive. g. Siting and Screening of Service Areas Trash and recycling stations will be limited to two locations within the entire community. The primary location is on the very north end of the site (northeast of Building A) with a secondary location at the far south end of the property (adjacent to Building E). Electrical transformers are proposed to be pad mounted, located adjacent to the trash stations. These areas will be screened from view by a combination of fencing and landscaping. h. Natural Features and Sensitive Areas No designated "sensitive areas" are located on this site. An Arborist came on-site, identified and evaluated all existing trees. The general conclusion of her report was that there are very few trees that are worth saving on this property. We intend to preserve the large Coat Redwood tree located adjacent to Building B. Additionally, the natural surface water out -flow will be retained at the south end of Building B — with discharge under and to the south side of South 144th Street. i. Surface Stormwater Detention Facilities Stormwater detention will occur in a series of pipes located under Building B and Building E. Water quality treatment will be provided by a series of below -grade "Bio -Clean" treatment facilities - see civil documents. i. Pedestrian Circulation Paved sidewalks will connect all buildings and building entries within the Tukwila Village development. Paved pedestrian connections are also provided from Tukwila International Blvd. (TIB) and South 144th Street to the main entries into the Village. Pedestrians will also be able to comfortably connect to adjacent 4 May 28, 2013 properties by way of the public sidewalks along TIB and South 144th Street. The existing Transit stop located on TIB and on the west side of the proposed King County Library will be readily accessible from all locations within Tukwila Village. k. Pedestrian Amenities Tukwila Village will include numerous and varied pedestrian amenities, most associated with the Outdoor Plaza located in the central portion of the development. These will include an open lawn area for relaxation, activity and watching performances on The Commons stage, interactive water feature and water fountain, game table area, seating area with shade structure, fire -side seating at the coffee shop and numerous seating areas with seat walls and benches. I. Vehicular Circulation As previously stated in section "f", the focus of the Tukwila Village site design is the pedestrian. Vehicles will be "allowed" onto the site, primarily to access the retail/commercial uses and the parking garage entrances at each mixed-use building. Through the use of creative transitions, the design objective is to minimize the intrusion of automobiles and vehicular activity, especially in the outdoor plaza area. Low curbing and bollards will be used to allow safe and convenient pedestrian movement while still allowing safe passage of vehicular traffic. m. Parking Minimum parking stall counts have been implemented at Tukwila Village. An application has been made for an Administrative Variance to allow a reduction of 10% for non-residential parking requirements. 2. Building Design a. Architectural Concepts Tukwila Village will be comprised of 4 Targe mixed-use residential buildings, a community commons building and a public library. The buildings will employ complimentary architectural styles, materials and detailing and will draw from a common color palette inspiration. The color palette inspiration is the "farmer's market;" natural colors with vivid accents — think butternut squash, tomatoes, fresh greens, eggplant, etc. The King County public library (design by others) sited on the corner of s. 144th and Tukwila International Boulevard sets the tone with an urban, contemporary style with simple forms and materials. The Commons building compliments the contemporary library design, with a more intimate and detailed Northwest contemporary architecture. Wood detailing creates a sense of "warmth and welcoming", appropriate to the function of the community gathering space. The large residential buildings are not overly stylized or themed. They are composed of simple forms that relate and respond to the building function, site characteristics and adjacencies. Wood detailing at key locations such as building canopies and entries reinforce the "warm & welcoming" theme of the community commons building. b. Architectural Relationships The surrounding and adjacent structures include low-rise motels, parking lots and older 5 May 28, 2013 multi -family apartments. The architectural quality of Tukwila Village will raise the bar from the surrounding and adjacent neighboring structures. The commercial buildings in the NCC zone are designed as mixed-use buildings. In phase 1, Building A provides the majority of the commercial uses including restaurant, retail, incubator business spaces and live -work units. Building A fronts onto Tukwila International Blvd. and on the "main street" entry to Tukwila Village. The commercial frontage on TIB and along the plaza and live -work units is scaled for the pedestrian with the upper floors pulled back from this edge. The massing along the main street frontage is reduced by two stories to transition to the scale of the library, commons and plaza. c. Building Elements, Details & Materials Building A is sited on the corner of Tukwila International Boulevard and the main street entrance to Tukwila Village. This facade is detailed with a unique corner feature including a recessed commercial entry, Targe corner canopy with the "Tukwila Village" signage and wood detailing hinting at the community commons building detailing beyond. The corner of building A that fronts onto the plaza also has a unique corner feature design. The scale of this corner is reduced to one story with a large landscaped terrace above. A round covered entry and trellis feature above sets the tone for the repeated use of the circle in the overall Plaza design theme. This unique feature becomes a focal point for views into the plaza from both S. 144th Street and Tukwila International Boulevard. Wood detailing is continued here relating to the featured community commons building. The community Commons building massing employs a unique butterfly roof form, which opens up to the plaza stage and seating area. Structural wood timbers and trellis detailing provide an intimate scale and warmth. The building materials throughout the project have been selected for high quality, ease of maintenance and longevity. The building material palette includes: brick masonry, metal siding, fiber cement lap siding and panels (painted) and wood detailing. Exterior building lighting will be coordinated and compatible with the overall site lighting for the project. Unique architectural features will be highlighted with up lighting. Canopy and soffit down lighting will provide pedestrian lighting. d. Pedestrian -Oriented Features As discussed above, the building massing has been reduced along key pedestrian frontages to create pedestrian -friendly facades. In addition, pedestrian scaled detailing is provided including overhead weather protection canopies with down lighting, wall mounted lighting, greenscreens with "public art" elements and wood detailing provide interest at the street level. Blank facades have been reduced through the placement of signage, public art and green screens. e. Mechanical Equipment 6 May 28, 2013 The mechanical equipment for building A will be located on the unoccupied roof and screened by parapets. Pad mounted electrical transformers will be screened from view adjacent to the trash station. The Commons building mechanical equipment will be located in the interior mechanical room. The electrical transformer will be placed in a below ground vault. AC Condensers will be screened by landscaping. The grease hood vent will be located on the flat roof and screened by parapets. 3. Landscape Design a. Landscape Design The overall design concept is to create a cohesive and aesthetically pleasing landscape that invites users into the spaces and leaves a lasting impression, even if they are not sure why. Because of the development density and the provision of a wide range of useable, paved areas, the carefully placed planters and landscape areas must • be appropriately planted. The landscape will be used to enhance and screen, provide interest and visual impact and in the case of the open lawn area, provide a functional and green space that can be used for many functions and activities. Because we are redoing the South 144th Street Right -of -Way and the Tukwila International Boulevard frontages, we will be creating a new and enhanced street tree planting that is compatible with the overall Tukwila Village landscape design. b. Planting Design The plant selections will include an appropriate mix of native and ornamental plants that are appropriate in terms of their hardiness, growth habits and maintenance requirements. The planting design will include the use of a carefully selected group of trees that provide shade, verticality and separation. The understory planting will be done in plant "masses", minimizing the number of plant species and maximizing the visual impact. For various reasons, a vast majority of the existing trees on-site are not suitable for preservation (see Arborist Report). We are proposing the preservation of one significant Coast Redwood tree located at the southwest corner of Building B and it will be incorporated into the planting design. 4. Signs a. Signage Concept The overall sign concept for Tukwila Village is a simple but high impact solution that can be carried consistently throughout the project, from the monument signs identifying the Tukwila Village development, to the spaces within the village, such as the outdoor plaza (Common Ground) and The Commons building. This solution will be carried out through the use of individual, bold letters placed in key locations throughout the development. These will include the top or side of landscape walls as well as along the top of building canopies of fascias. Similarly, the individual building names will be located on "blade" signs mounted on the building face, near the front entrances. A similar treatment will be implemented with the individual retail and commercial tenants as they are identified. In 7 May 28, 2013 all cases, the objective is to make the signage readily viewable by both motorists and pedestrians. These signs will be lighted for both day and nighttime viewing. The intent is to use energy- efficient LED lights within or adjacent to the individual letters to create a soft "glow" vs a harsh, spot Tight approach. The sign materials will be durable and resistant to vandalism and theft. 'PL►3-3 TECHNICAL INFORMATION REPORT Proposed Tukwila Village East Side of Tukwila International Boulevard and Both Sides of South 144th Street Tukwila, Washington Prepared for: Tukwila Village Development Associates, LLC 201 — 27th Avenue S.E. ---7/1/1 Building A, Suite 300 Puyallup, WA 98374 RECEIVED JUN 12 2013 COMMUNI 1 Y DEVELOPMENT May 22, 2013 Our Job No. 15255 JUN 142013 I vr\YY,i..r. PUBLIC WORKS OA• [0_ L� CIVIL ENGINEERING, LAND PLANNING, SURVEYING 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX y �= BRANCH OFFICES • OLYMPIA, WA • CONCORD, CA • TEMECULA, CA s` a www.barghausen.com NG ENG% TABLE OF CONTENTS 1.0 PROJECT OVERVIEW Figure 1 — Technical Information Report (TIR) Worksheet Figure 2 — Site Location Figure 3 — Drainage Basins, Subbasins, and Site Characteristics Figure 4 -- Soils Map 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.1 Analysis of the Core Requirements 2.2 Analysis of the Special Requirements 3.0 OFF-SITE ANALYSIS 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. Existing Site Hydrology B. Developed Site Hydrology C. Performance Standards D. Flow Control System E. Water Quality System 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN 6.0 SPECIAL REPORTS AND STUDIES 7.0 OTHER PERMITS 8.0 CONSTRUCTION STORMWATER POLLUTION PREVENTION PLAN ANALYSIS AND DESIGN 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 10.0 OPERATIONS AND MAINTENANCE MANUAL 15255.004.doc 1.0 PROJECT OVERVIEW 1.0 PROJECT OVERVIEW The proposed project is located within a portion of the Southeast quarter of the Southwest quarter of Section 15 and the Northeast quarter of the Northwest quarter of Section 22, Township 23 North, Range 4 East, Willamette Meridian, City of Tukwila, King County, Washington. More particularly, the site lies immediately east of Tukwila International Boulevard, lying on both sides of South 144th Street which will be improved with this project. Including the South 144th Street improvements and the overall site, the total site area is approximately 7.104 acres in size. There is a portion of Tukwila International Boulevard that drains onto South 144th Street and will be conveyed in a conveyance system proposed for this development totaling 0.08 acre. There is also a 0.35 -acre parking lot located northeasterly of the project site which will also drain onto the project site by pipe conveyance and be conveyed through the pipe conveyance system for this project. The City has indicated that there shall be a 40 percent reduction in flow rates for a given storm event so that flow control will not be a requirement for this project site. This project is proposing green roof and porous pavement over 10 percent of the project site. The means selected to determine the conveyance capacity of the on-site conveyance system was to utilize the Santa Barbara Urban Hydrograph (SBUH) methodology using StormShed 2G hydrology model as developed by Ingenious Systems, Incorporated, which allows modeling of hydraulic grade lines as well as conveyance capacity in the pipes. Please refer to Section 5.0 of this report for all of the conveyance system analysis. In addition, pre -developed condition flow rates were determined for the project site based on the land covers currently existing at the site, which consist of 6.464 acres of impervious and 0.64 acre of pervious surface. Please see Section 4.0 of this report for the pre -developed condition basin hydrograph summary. Also, please refer to the Detention Sizing Criteria additionally included in Section 4.0 of this Technical Information Report for an explanation of how the site was broken down to determine peak runoff rates under developed conditions. Modular Wetland water quality systems are planned to treat runoff from onsite as well as South 144th Street. 15255.004.doc FIGURE 1 TECHNICAL INFORMATION REPORT (TIR) WORKSHEET KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner Tukwila Village Development Association, LLC Phone Address 201— 27th Avenue S.E., Bldg. A, Ste 300, Puyallup, WA 98374 Project Engineer Ali Sadr Company Barghausen Consulting Engineers, Inc. Phone (425) 251-6222 Part 3 TYPE OF PERMIT APPLICATION ❑ Landuse Services Subdivision / Short Subd. / UPD ® Building Services M/F / Commercial / SFR ® Clearing and Grading ® Right -of -Way Use ❑ Other Part 2 :'.PROJECT LOCATION AND DESCRIPTION Project Name Tukwila Village DDES Permit # Location Township 23 North Range 4 East Section 15 and 22 Site Address Tukwila International Blvd. at South 144th Street Part 4 OTHER.REVIEWS AND PERMITS ❑ DFW HPA ❑ COE 404 ❑ DOE Dam Safety ❑ FEMA Floodplain ❑ COE Wetlands ® Other NPDES ❑ Shoreline Management ❑ Structural RockeryNault/ ❑ ESA Section 7 Part 5 PLAN AND REPORT INFORMATION Technical Information Type of Drainage Review (circle): Date (include revision dates): Date of Final: Report Site Improvement Plan (Engr. Plans) Full / Targeted / Type (circle one): Full / Modified / Large Site Small Site Date (include revision dates): Date of Final: Part 6 ADJUSTMENT APPROVALS Type (circle one): Standard / Complex / Preapplication / Experimental / Blanket Description: (include conditions in TIR Section 2) Date of Approval: 2009 Surface Water Design Manual 1 1/1/09 15255.005.doc KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 7 MONITORING REQUIREMENTS Monitoring Required: Yes / No Start Date: Completion Date: Describe: Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan : Tukwila Special District Overlays: Drainage Basin: Green River Stormwater Requirements: Part 9 ONSITE AND. ADJACENT SENSITIVE AREAS ❑ River/Stream ❑ Lake ❑ Erosion Hazard ❑ Wetlands ❑ Landslide Hazard ❑ Closed Depression ❑ Coal Mine Hazard ❑ Floodplain ❑ Seismic Hazard ❑ Other ❑ Habitat Protection ❑ Steep Slope Part 10 SOILS Soil Type Granular Fill Slopes Erosion Potential ❑ High Groundwater Table (within 5 feet) ❑ Sole Source Aquifer ❑ Other ❑ Seeps/Springs ❑ Additional Sheets Attached 2009 Surface Water Design Manual 2 1/1/09 15255.005.doc KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 11 DRAINAGE. DESIGN. LIMITATIONS REFERENCE ❑ Core 2 — Offsite Analysis ❑ Sensitive/Critical Areas ❑ SEPA ❑ Other LIMITATION / SITE CONSTRAINT ❑ Additional Sheets Attached Part 12 TIR SUMMARY SHEET. (provide one TIR Summary Sheet per Threshold Discharge Area) Threshold Discharge Area: (name or description) Core Requirements (all 8 apply) Discharge at Natural Location Number of Natural Discharge Locations: 2 Offsite Analysis Level: 0 / 2 / 3 dated: Flow Control Level: 1 / 2 / 3 or Exemption Number (incl. facility summary sheet) Small Site BMPs Conveyance System Spill containment located at: Erosion and Sediment Control ESC Site Supervisor: Contact Phone: After Hours Phone: Maintenance and Operation Responsibility: Private / Public If Private, Maintenance Log Required: Yes / No Financial Guarantees and Provided: Yes / No Liability Water Quality Type: Basic / Sens. Lake / Enhanced Basicm / Bog (include facility summary sheet) or Exemption No. Landscape Management Plan: Yes / No Special Requirements (as applicable) Area Specific Drainage Type: CDA / SDO / MDP / BP / LMP / Shared Fac. / None Requirements Name: Floodplain/Floodway Delineation Type: Major / Minor / Exemption / None 100 -year Base Blood Elevation (or range): Datum: Flood Protection Facilities Describe: Source Control Describe landuse: Commercial (comm./industrial landuse) Describe any structural controls: 2009 Surface Water Design Manual 3 1/1/09 15255.005,doc KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Oil Control High -use Site: Yes / No Treatment BMP: Maintenance Agreement: Yes / No with whom? Other Drainage Structures Describe: Part 13 : EROSION ..AND-SEDIMENT:CONTROL . REQUIREMENTS MINIMUM ESC REQUIREMENTS Type/Description MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION Type/Description AFTER CONSTRUCTION Clearing Limits ►.1 Stabilize Exposed Surfaces ❑ Cover Measures • Biofiltration ' Remove and Restore Temporary ESC Facilities • Infiltration ❑ Regional Facility ❑ Shared Facility ® Flow Control BMPs ® Other • Wetpool 11 Perimeter Protection Clean and Remove All Silt and Debris Ensure a Media Filtration ❑ Oil Control ❑ Spill Control Operation of Permanent Facilities .1 Traffic Area Stabilization Pervious Pavers ❑ Flag Limits of SAO and open space preservation areas I Sediment Retention I Flow Control BMPs ❑ Other // Surface Water Control ❑ Other ❑ Dewatering Control // Dust Control ❑ Flow Control Part 14 STORMWATER FACILITY DESCRIPTIONS (Note: Include Facility Summary and Sketch) Flow Control Type/Description Water Quality Type/Description ® Detention Underground pipe • Biofiltration • Infiltration ❑ Regional Facility ❑ Shared Facility ® Flow Control BMPs ® Other • Wetpool Modular wetlands a Media Filtration ❑ Oil Control ❑ Spill Control Pervious Pavers Partial Green Roof Pervious Pavers I Flow Control BMPs ❑ Other 2009 Surface Water Design Manual 4 1/1/09 15255.005.doc KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 15 EASEMENTS/TRACTS Part 16 STRUCTURAL ANALYSIS ❑ Drainage Easement ❑ Covenant ❑ Native Growth Protection Covenant ❑ Tract ❑ Other ❑ Cast in Place Vault L Retaining Wall ❑ Rockery > 4' High ❑ Structural on Steep Slope • Other Part 17 SIGNATUREOFPROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attached Technical Information Report. To the best of my knowledge t information provided here is ccura / ("44LDafe l t 2009 Surface Water Design Manual 5 1/1/09 15255.005.doc FIGURE 2 SITE LOCATION 0 N 5 Mil PER m5T 120TH N 5 121ST ST H)uroP PA 'P£4 5 125TH 5T �s TP ST S 12 1 Ft 8T ST a s. d 5 P1 h DL s P1 E m 5 1521a ST sr s ❑ v. MTN Pt 15151 5T SEATTLE s TACOMA INTERNATIONAL AIRPORT NUN ST LY 5v Et“ D REFERENCE: Thomas Guide (2006) 1.21 { TS Scale: Horizontal: N.T.S. Vertical: N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: TUKWILA VILLAGE TUKWILA, WA Job Number 15255 Title: VICINITY MAP DATE: 5/29/12 P:115000s1152551exhibitlgraphics115255 vmap.cdr FIGURE 3 DRAINAGE BASINS, SUBBASINS, AND SITE CHARACTERISTICS EXISTING CONDITIONS LAND COVER EXHIBIT 0 50 100 200 300 Feet i iii Scale: 1' = 100' Disclaimer: The location of features and boundaries are approximate and are intended for reference only. o x S ` a U z O Photo Year: 2009 1 WAI_ :W:1 flu- MUM. — — — ) L ti fl` it n ma— ". -• Rwi1111Lilia alecii • a a a a a_ 15255 C5a 12 10215 721417 AVENUE SOUTH KENT. WA 98032 (425)251-6222 (425)251-8782 (AY CML ENO{EIMIG. IMO PLUNK AR91116 EMMOIWENUL SERVICES Sat oloviaasbal I•.>a w• Far TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 20127TH AVE. SE, BLDG A SURE 300 PUYALLUP, WA 98374 GRADNG PLAN FOR TUKWLA VLLAGE b s It ri,,,I5O \I1zu\-4..mgve255-P.n.9 0./.4:5/17/20i3 MO AY Sea.I:I wum vx --- FIGURE 4 SOILS 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: This project site will discharge at its natural location for the most part with two downstream drainage courses from this overall project site. A little bit more runoff will discharge to the east downstream drainage course by approximately 0.5 acre than what goes there under existing conditions. However, the east downstream drainage course is capable of conveying it. Core Requirement No. 2: Off -Site Analysis. Response: An off-site analysis been prepared for this project site in accordance with this Core Requirement. Please refer to Section 3.0 of this report for the off-site analysis. Core Requirement No. 3: Flow Control. Response: The City has indicated that if this project can prove a 40 percent decrease from existing condition peak runoff rate, then flow control will not be a requirement for this project site, which this project is meeting. Core Requirement No. 4: Conveyance System. Response: The conveyance system for this project site has been sized to pass the 100 -year storm event for all upstream runoff contributing to the project site, in addition to all runoff generated from the project site. Please refer to Section 5.0 of this report for the conveyance system sizing, which was performed by SBUH analysis utilizing the StormShed 2G program methodology. Core Requirement No. 5: Erosion and Sediment Control. Response: This project will comply with all erosion and sediment control measures as delineated in the 2009 King County Surface Water Design Manual such that clearing limits will be specified, cover measures will be instituted, perimeter protection in the form of silt fence will be installed, traffic area stabilization will occur by utilizing temporary rock construction entrances and regular sweeping of the roads, surface water collection will occur with sediment retention, and should the project be constructed in drier summer months, dust control will be utilized on this project site. In addition to all that, a Construction Stormwater Pollution Prevention Plan has been prepared and is included in this report. Core Requirement No. 6: Maintenance and Operations. Response: A maintenance and operations report will be prepared should the City desire it for this project site. The Modular Wetland systems located in the right-of-way of South 144th Street will be maintained by the City and an operations and maintenance guideline will be provided to the City for their use. Core Requirement No. 7: Financial Guarantees and Liability. Response: All financial guarantees and liability requirements of the City of Tukwila for projects of this nature will be provided with this development at the request of the City. 15255.004.doc Core Requirement No. 8: Water Quality. Response: As mentioned previously, Enhanced Water Quality in the form of Modular Wetlands, which are easy to maintain, of which there will be two located in the right-of- way of South 144th Street will be utilized. In addition to that, the on-site areas will drain to •two separate Modular Wetlands where runoff can be treated underground prior to discharge to on-site detention. 2.2 Analysis of the Five Special Requirements Special Requirement No. 1: Other Adopted Area -Specific Requirements. Response: This project site does not lie in a Critical Drainage Area or any other adopted area -specific requirement area that the City has indicated must be applied to the site. Therefore, this Special Requirement does not apply. Special Requirement No. 2: Flood Hazard Area Delineation. Response: This project site does not lie within a Flood Hazard Area; therefore, this Special Requirement does not apply. Special Requirement No. 3: Flood Protection Facilities. Response: This project does not rely on an existing flood protection facility, nor does it propose to modify or construct a new flood protection facility. Therefore, this Special Requirement does not apply. Special Requirement No. 4: Source Control. Response: Since this is a commercial project source controls will be applied to this project in accordance with the 2009 King County Surface Water Design Manual and King County Code Section 9.12. However, at a minimum regular sweeping of the parking lot will occur, the trash enclosure will be covered and drain to the sanitary sewer, the owner of the project will be educated about the proper use of pesticides and fertilizers, which will be kept to a minimum. Special Requirement No. 5: Oil Control. Response: This project is not a high use site; therefore, this Special Requirement does not apply. 15255.004.doc LEVEL 1 OFF-SITE ANALYSIS Proposed Tukwila Village South 144th Street East of Tukwila International Boulevard Tukwila, Washington Prepared for: Development Associates, LLC 201 — 27th Avenue S.E. Building A, Suite 300 Puyallup, Washington 98374 October 23, 2012 Our Job No. 15255 �yHAL rrreo m 4, CIVIL ENGINEERING, LAND PLANNING, SURVEYING 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX y BRANCH OFFICES • OLYMPIA, WA • CONCORD, CA • TEMECULA, CA 'so 444 L ' . www.barghausen.com SNC ENG�N� TABLE OF CONTENTS TASK 1 STUDY AREA DEFINITION AND MAPS EXHIBIT A Vicinity Map EXHIBIT B Downstream Drainage Map EXHIBIT C Upstream Basin Map EXHIBIT D Topographic Map TASK 2 RESOURCE REVIEW EXHIBIT E FEMA Map EXHIBIT F Sensitive Areas Folios EXHIBIT G SCS Soils Map EXHIBIT H Assessor's Map EXHIBIT I Wetland Inventory Map EXHIBIT J Basin Reconnaissance Summary Report TASK 3 FIELD INSPECTION EXHIBIT K Off -Site Analysis Drainage System Table 3.1 Conveyance System Nuisance Problems (Type 1) 3.2 Severe Erosion Problems (Type 2) 3.3 Severe Flooding Problems (Type 3) TASK 4 DRAINAGE SYSTEM DESCRIPTION AND PROBLEM DESCRIPTIONS TASK 5 MITIGATION OF EXISTING OR POTENTIAL PROBLEMS, INCLUDING WATER QUALITY PROBLEMS 15255.001.doc TASK 1 STUDY AREA DEFINITION AND MAPS TASK 1 STUDY AREA DEFINITION AND MAPS The proposed Tukwila Village is located within a portion of the Southeast quarter of the Southwest quarter of Section 15 and Northeast quarter of the Northwest quarter of Section 22, Township 23 North, Range 4 East, Willamette Meridian, City of Tukwila, King County, Washington. More particularly, the site lies on both the north and south sides of South 144th Street immediately adjacent to and east of Tukwila International Boulevard. The overall site area is 6.3 acres and this is a redevelopment project since the site has substantially changed from its pre -developed condition from many years ago. See the enclosed Exhibit A — Vicinity Map for the exact location of the project site. The existing topography of the site is such that the site is fairly flat except for the southern portion of the site which tends to slope towards the east and into a wetland area where it drains southerly from that point. South 144th Street drains to the east as well in South 144th Street all the way to 42nd Avenue South where it then courses in a southerly direction. All runoff from this project site ultimately winds up in the Green River. Portions of the site could be considered forested land, portions pastureland, but the vast majority of the site is impervious surface. For the most part the site has been completely cleared of vegetation. As mentioned previously, there are two separate drainage basins on this project site. The northern portion of the site except approximately one-half acre of the site drains to a drainage ditch which then courses underneath South 144th Street and continues southerly at the eastern end of the project site. The south side of South 144th Street tends to flow in a due east direction and into the same drainage course most of the northern portion of the site does, which is into a wetland area and then 18 -inch pipe and ultimately joining up with the same downstream drainage course the northern portion of the site drains to. The remainder of the site consists of the right-of-way of South 144th Street and one-half acre on the northern portion of the project site which tends to drain easterly in South 144th Street through 12 - inch -diameter pipe until entering the pipe conveyance system in 42nd Avenue South, which is 18 -inch - diameter pipe and it conveys runoff in a southerly direction. The proposal for this development is to clear and grade the site and installed LID BMPs over the vast majority of the site. There are several buildings to be constructed that are commercial in nature, routing runoff from the rooftops into the conveyance system, portions of which of which will be infiltrated and other portions will bypass the infiltration capabilities of the site. The geotechnical report has indicated an infiltration rate of 0.25 inches can be used for this site. Pervious pavement is to be installed over the vast majority of the remaining areas of the site with some grassy area, all creating a green site with peak runoff rates on the site less under developed under conditions than they are under existing conditions. UPSTREAM DRAINAGE ANALYSIS Based on the site visit and analysis of the upstream basin, there is a small area immediately northeast of the project site that consists of an area in the parking lot of the existing building northeast of the site which tends to drain into the conveyance system proposed for this project. This area; has been preliminarily estimated to be 0.35 acre in size. 15255.001 EXHIBITA Vicinity Map REFERENCE: Thomas Guide (2006) Scale: Horizontal: N.T.S. Vertical: N/A yo4-6 T1 Nc ENGWN- 18215 72ND AVENUE SOUTH KENT, WA 98032 42 2 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: TUKWILA VILLAGE TUKWILA, WA Job Number 15255 Title: VICINITY MAP DATE: 5/29/12 P:115000s115255 exhibillgraphics115255 vmap.cdr EXHIBIT B Downstream Drainage Map CB other Cl CB Type Q CBType2 ;P. Ditch Flow End Ditch Flow Start CO Flows In T> Flows Out • Storm Cleanout wt.► Closed Pipe <Y Culvert - Ditch - Stream OStonnwater Pump Stations Stomrwater Detention Ponds Parcels (July 2012) -r.. sr. rnr.. 11 ono : oti.�;••� 4 50 100 200 I Scale: 1" = 100' Disclaimer: The location of features and boundaries are approximate and are intended for reference only. 300 Feet OW/U(5T gedarq 024,A141,4 Q& GONer5E ,n4ia 141. - Photo Year: 2009 141f10B RAV Qat R e R g 4 R 1 Wen mow nwi tro uan-u-.o.aa hme-5N.w••tl\mn\wM Iws a.n - tmwu\ww\f tow .oH wp;.n - itu 'w 4m O CB Other CB Typo 1 CB Type CI=h Flow End - Darn Flw0Start I Flows In Flows OW. • Storm CleanC.t "—+• Closed Piro Culvert Ditch Stream S10 mesal r Pump Slaloms Stmmwater Detention Ponds Parcels 1Ju'.1 20121 12 tMOS3/712 DR02244 12 Len 12 i!211}.2'J Y % _t s 12'= 01 8010220 IMP lir4.5 0 50 100 200 300 Feet Scale: 1" = 100' Disclaimer: The location of features and boundaries are approximate and are intended for reference only. to c...45E I►41P 44 Photo Year: 2009 EXHIBIT C Upstream Basin Map s i MAP tit >Taal AC) 2008King County The in Coonty Thls dim damages this map o lit d oh this map has been complied b, Igsentations or warranties, express dr tended for use as a survey product, hot limited to, lost revenues or lost on this map Is prohibited except by s untystaff from a variety of sources and Is ksb as to accuracy, completeness, timeliness, of shell not be liable for any general, special Of " ftfrm the use or misuse of the Inbr .117711 armies n of King County. Dale: 8/24!2412 Source: King County IMAP - Property Infofmatlon(http:/NAvw.metrokc.gov/GISiIIMAP) out notice. King tls4of such information. Mel, or consequential n this map. Any sale of King County EXHIBIT D Topographic Map iMAP The Information indud County makes no rep This document is not Int damages Including, but nos' this map or information off frtitOMPI compiled by King County staff from 4 , express or implied, as to accuracy, be as orlostlost profits reesul uct. King Coty froml ed except by written permission of - sources and is subject to chartg - i b'- �g S, tbnefness, or rights to the u$e of -ft. lJofi. general, special, indirect, 1, dt halal ofthe information contained on tf1. e'of Date: 8/24/2012 Sourcii ty MAP- Property Information (http:!/www,alelrokagrartGISAIMP) King Co, TASK2 RESOURCE REVIEW TASK 2 RESOURCE REVIEW • Adopted Basin Plans: There are no available adopted basin plans for this area of the City of Tukwila. • Floodplain and Floodway FEMA Maps: Please see the attached Exhibit E - FEMA Map Panel Nos. 53033C0960 F 5303300957 F, both of which are dated May 1995, which indicate there is no floodplain nearby to this project site. Please refer to that Exhibit for the exact location of the project site. O Other Off -Site Analysis Reports: There are no known other off-site analysis reports associated with this project site. Phone calls were made to the City of Tukwila staff to determine the extent of improvements in the downstream drainage course based on as-builts of recently installed conveyance systems. • Sensitive Areas Folios: The King County Sensitive Areas Folios were reviewed and there are no sensitive areas either on site or nearby, • Road Drainage Problems: This is not applicable. • United States Department of Agriculture King County Soils Survey: There is no King County Soils Survey available for this area of King County; however, the geotechnical report indicated the site is overlain by approximately 3.5 to 13 feet of fill over almost the entire project site. This fill is granular in nature and has a high organic content as well as cobbles and sand. • Wetlands Inventory Map: There are no known wetlands within the nearby areas to this project site. • Migrating River Studies: This is not applicable. 15255.001.doc EXHIBIT E FEMA Map S REEF 16 ZONE X STREET KUM MALE, NOTE MAP MFA SHOWN ON 1116 PANEL IS LOCATED WITHIN TOWNSHIP 23 NORTH, RANGE a MST. CITY OF SEATAC 530320 22 22ND AVENUE G LEGEND OTHER AREAS ZONE X Areas determined to be outside 500 -year lbodplaln. REFERENCE: Federal Emergency Management Agency (Portion of Map 53033C0960 F & 53033C0957 F, May 1995) Scale: Horizontal: N.T.S. Vertical: N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CML ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: TUKWILA VILLAGE TUKWILA, WA Job Number 15255 Title: FEMA MAP DATE: 5/29/12 P:115000s1152551exhibitlgraphics115255 fema.cdr EXHIBIT F Sensitive Areas Folios — 1 Cnnty I UTAndary x IT,crtrutain Peaty) OttrvIG SAO Strenra C!1 C` 2tl? Lfitte*n Mt t.arr Idiaer Parcele Str-narru REFERENCE: Kong County MAP (2012) SAO Uttoilrrrrd GAO 1-tmNid:? GAO Fol; a "fit SAO Qdism SAO lawrilon 2009 G-slorAcriai rirrarrn 200£1 Color Armin! PlItrefriG (12M Scale: Horizontal: H.P.S. Vertical: FNA 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: T UKWIL_A VILLAGE T UKW0LA, WA Job Number 15255 %ltle: SEN. SIT]VE AREAS MAP DATE: 10/23/12 P:115000s115255lexhibitlgraphics115255 sens.cdr EXHIBIT G SCS Soils Map SOILS SURVEY NOT PUBLISHED FOR THIS AREA OF KING COUNTY EXHIBIT H Assessor's Map 1 ' 1 AR liltVf VOL 31447. 340/Coo 1)47017) 17071 AI 260727, Normandy Court (C) gIlthe13 S 17100.1 -7, v.5 al4?sp101,�r� 711SP = No 110•}SS Wort) 1 4 354111,7 1101-17.33•Y -110•3+'33 1 3 gn!!'0U630 .12 _7• r] TIRYtu [ITT LIMITS 1511 ; 4 t 3 043 ‘tRAY ‘56 7 ? r G?111.16.WIo = CMis 771116 1 N I T-. 70 ii 10 111 'Er 13 06)14, SC' 0140 'burs 17 17141 7774)04 :4. 1]1.727 no Ill 1147575 711 't' --' r.. ........... 7'r .._._.. .. 01111 20) 01 lit' 15 2"/014, p -Tor 1)7.6) 45 1.47 Z. Fd�d 0. 11027. I.•/ 1- '131.72 149T8 _ST . 111 11,.0 472104 REFERENCE: King County Department of Assessments (Dec. 2011) 1421).7) HO ME ri 100610) 11 711 311777- r11 1413400 1'<r, 4, 11.0 Scale: Horizontal: N.T.S. Vertical: N/A x P4. t1aE} 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: TUKWILA VILLAGE TUKWILA, WA Job Number 15255 Title: ASSESSOR MAP DATE: 5/29/12 P:115000s1152551exhibitlgraphlcsl15255 amap.cdr EXHIBIT Wetland Inventory Map %: 1 Duwamish River Lower Green River Green River Basin AIO iV ET L,sti- NJS EXHIBIT J Basin Reconnaissance Summary Report 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 'rim Hill King County Council Audrey Gruger, District 1 Cynthia Sullivan. District 2 Bill Reams, District 3 Lois North, District 4 Ron Sims, District 5 Bruce Laing, District 6 Paul Barden, District 7 Bob Grieve, District 8 Gate 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 Jolly, Acting Division Manager Derek Poon, Chief, Resources Planning Section Bill Eckel, Manager, Basin Planning Program Contributing Staff Ray 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. Byerly, Technical Writer Susanna Hornig, Technical Writer Virginia Newnan, Graphic Artist Marcia McNulty, Typesetter Mildred Miller, Typesetter Jaki Reed, Typesetter Lela Lira, Office Technician Marty Cox, Office Technician TABLE OF CONTENTS I. SUM 1 IL INTRODUCTION 1 III. FINDINGS IN LOWER GREEN RIVER BASIN 2 A. Overview 2 13, Effects of Urbanization 4 C. Specific Problems 4 1. Erosion damage 5 2. Threat of landsiiding 5 3. Sedimentation 5 4. Destruction of fish habitat 5 IV. RECOMMENDATIONS G A, Prevent accelerated erosion and landsliding 6 B. Improve habitat 7 V. MAP 9 APPENDICES: APPENDIX A: Estimated Costs APPENDIX B: Capital Improvement Project Ranking APPENDIX C: Detailed Findings and Recommendations A-1 B-1 C-1 L SUMMARY The Lower 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 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. In 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 landslding. Stormflows, which have increased as the basin has been developed, have caused gullying, lands€iding, 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 erosion 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. U. INTRODUCTION: History and Goals of the Program In 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 are not intended to ascribe in any conclusive manner the causes of drainage or erosion problems: instead, they are to be used as initial surreys from which choices for subsequent detailed engineering and other professional environmental analyses may be made. Due to the limited amount of lime 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. Ell 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 EI -5} and 405 (1-4051 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 layer that is located at the top of the valley scarp. Deposits of recessional outwash sand and other glacio-fluvial sands are locally P:LGR 2 interspersed on top of the till deposits and along the edges of the valley, "1]hc valley bottom. is made up of more recent alluvial sand and silt deposited by the Grecn and White Rivers before diversion of the White into the Puyallup River in 1i0. 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 RID/ 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 [lap gates placed along the main stem of the Green River at most points where tributaries enter; these stnictures would effecti\ely prevent any 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 lots. 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 streantbanks 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 1-5 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 Grandhivti 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. I andsliding is both a present and future threat ort 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!iand tilted trees. A portion of land along the valley wail 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 hese 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 V,.ater 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 RID 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. 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 he reviewed using criteria that require R;D provisions w maintain stormwater runoff at the level necessary to prevent 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 rep lations 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 strreamside 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 LOWER GREEN RIVER BASIN (North Section) Basin Boundary Subcatchment Boundary Collection Point Stream 0038 Tributary Number 3205 Proposed Project v1 July, 1987 LOWER GREEN RIVER BASIN (South Section) t-ars,.'Ma=' Basin Boundary Subcatchment Boundary k:1 Collection Point Stream 0061 Tributary Number 03201 Proposed Project 'A 0 35 �. JulY, 1987 APPENDIX A ESTIMATED CUSPS: PROPOSED CAPITAL, IMPROVEMENT PROJECTS LOWER GREEN RIVER BASIN NOTE: Indicates prosect 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 stor#tge adjacent to upper end of Wetland 3226. Intcrceptthe roadside runoff on SE 312th so that it will be retained in the upper wetland. Further biological assessment is needed to assure this project docs not decrease habitat values. 3204 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 ('Tib. 0036B, 0036C). (i:R.APA Problem Addressed Decreases potential downstream flooding and improves water quality. f .essen impact on downstream riparian habi- tat. Provides storage for runoff from future development. Eliminates channel scouring, road erasion and potential downstream flooding Estimated Costs and Comments $99,0(X) (subject to right of way acquisitions). $1(>O,00O (dependent on hind acquisit $S5,00t} (Dependent on right-of- way act' uisilitins) 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 R/D 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 Iist for the Lower Green River Basin had an estimated cost of 5700.000, compared to a revised figure of S344,000 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 Iist. Any projects scoring more than 100 points should be considered for incorporation into the six-year CIP plans. Project No. 3201* 3205* 3204 Score 103 73 60 Rank No. Cost 1 S 99,000 2 85,000 3 160.000 TOTAL S344,000 Indicates project was identified by Surface Water Management prior to reconnaissance. P:CLGAPB/mlm B-1 APPENDIX C DE"I'AII.ED FINDINGS AND RECOMMENDATIONS LOWER GREEN RIVER BASIN Att items listed here are located on sinal display maps in the offices of Surface Water Management, Building and Land Development, and Basin Planning. Trib. R Collect. Existing Item* River Mile Point Category Prop. Proj. Conditions and Problems 1 Section 15 12 Geology & € Iydrology 2 000I RM .29-.30 16 Geology 3 0001 20 Geology RM .31 4 0001 20 Geology RM 30.60 P:I..(APC/mlm Runoff from Kent Highlands landfill and sub -basin tributary to King County • Cirandview 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. 1.,andslide area is posted for sale. 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 he conveyed. Uncontrolled runoff is the cause. Increasing erosion with in- creasing flows in the basin. Continued erosion; may he a public hazard due to 30' vertical walls. Possible hazards associated with development could occur. Recommendat ions 'I'ightline runoff down to valley floor in a safe, nonerosive: manner. Plan and develop adequate regional R/D facilities in the basin. Determine whether existing facilities should be upgraded for greater control of flows and storage. 'I'ightline drainage to Green River. Perform critical 1predcve li>pm&nt review•. Recorni endations E c c C a wastewater Continued erosion. c c O 0 c+; Further deterioration of the stream system. Roadfill embankment 0 continue to Build upstream Erosion will continue_ ti 4 'x v o v r. U �o L C'7 O 'j G _'y O O T. U J G c a el, a O '-` 7 t G w y c O C O co c , a ,. O " ,. vi o u c E r. r. C. r �` v c O' v ,� 3 M li 1) '� 2 O E a O L 3 H y 3 N c Q, : o o E'cY c cfr L v to sc aEE • x� cc e t! v, w .) uC.%4:. P O u " C...1) 0 0 nv-,, River Mile E w W Cp O O 0 C1 C N gil O O o ...4..4 Cd .a. ^M 0 G 0 P:I .G A PC/m I m erosion will con - Scorn at the mouth of c C 0 oQ� t)° a '' c C J 3 v: G= C a> p E c c °� .,EES o 0. ,� u o •13 � 3 a C j'a.- . s'o' 7 u Ca 3> c.. C C _ p 0 ° ` u a E O j W C 3 0 0 Cj ° . J O C- O 7? C .w E �% =^, C L JJ •N OC � .f. tz ' v i, 2 ✓ SC. CO 0 3 .. u u c.3 = c, 3 a v J blow the �.J 2 2 J � C O O N •C in the basin. 1.4 3.44 in channel located sion is not certain. O _° 2 O'0 /h M w.l C.� C C7� C� I"rib. & Collect. Proposed Item River Mile Point Category Pro'cct 15 0061 15 Ilydrology 3204 RM 1.25 16 0061 14 Ilydrotogy RM 1.50 17 0064 17 RM .25-.35 1 labitat 18 0068 17 ilydrology RM .25 19 0068 17 RM .30 P:I.(iAPC/mlm habitat Existing 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 bc:nthic organisms. No fish observed. Outfall has instream ero- sion taking place. 1.arge fill of combustible and construction debris on left bank. Fill is unstable and sliding downhill toward stream. 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. Health and water quality hazard. Recommendations Construct an it/D facility with 3.7 ac/ft. of storage to P,liti2,ate downstream problems. Develop an interlocatt 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 stornlwaters at non-erosive rates. Suhcatchment 17 should use onsite R/1) and infiltration systems to the maxi- mum extent possible for control of peak flows. -BALD grading and filling section has been contacted. 4 -Stabilize and rer,eg,tate slope down to stream. -Prohibit filling in stream ravine. I rib. & Collect. Proposed Existing Item River Mile Point Category Project Conditions and Problems 20 0068 17 RM .60 2I 0069 18 RM .00-.90 22 0069 18 RM .10-.90 23 0069 18 RM .10 P:I,GAPC/mlm 1 labitat 1labitat Geology Cieology Stream becomes eroded from road ditch flows above 108th Ave. SE. Jill occurring adjacent to stream in SW corner SE 299th St. and 108th Ave. SE_ Anticipated Conditions and Problems More erosion and possible flooding due to fill in the stream corridor. Subcalchment projected to of quadruple in amount of impervious surface_ Minimal fish habitat potential in this stream. Access to stream is open to Green River, but stream is heavily impacted by runoff. This is causing sedimen- tation of the channel in Iower portion, erosion and garbage in mid- section, and ditches by trailer park in upper section. High 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. (;-5 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. Recommendat ions No obvious regional 12/t.) sites, so onsite l2!U will be critical in this subcatchmcnt_ Release rates of stormwatcr should he tit rtonertrsiv4_ levels, Assess the fish -habitat potential of this stream before doing any habitat projects. Reducing existing and future storm runoff will be key 10 maintenance of a good stream. Releasing stormwater runoff at nonerosive rates would help accomplish this goal. Plan and develop adequate R/0 as population and development increase in the basin. Same as RM .10-.90_ Also construct sediment detention pond\ zit the mouth of the stream. Trip. Collect, Proposed Existing Item River Mile Point Category Project Conditions and Problems 24 0069 18 RM .10 25 0069 18 RM .65 26 0069 18 RM .90-1.10 P:I.GAPC/mlm llydrology 1 Iabitat IIydrology 3201 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 bissectcd by SE 312th Si. 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. C-6 Anticipated Conditions and Problems Increase in flows from development in upper catch - men€. lnstrcam erosion and headwall erosion will result. Possible water quality problem and further fish blockage. Potential road failure of SE 312th St. Continued impact on northern portion of Wetland 3226 if road- side ditch flow is not curtailed. Introduction of petroleum by-products into wetland system. Recommendations Increase the capacity of the existing pipe system_ Consider project to remove garhagc to allow fish passage without further destabilization of the strcambcd. -Construct an 12/13 facility on the southern portion of Wetland 3226. -Intercept the roadside flows on Sli 312th to southern portion of Wetland 3226_ This will incorporate a naaior flow source of the region into an 12'1) facility and mitigate a major impact on the northern section of wetland. -Perform a detailed wetland study to determine environmental impact. TASK 3 FIELD INSPECTION EXHIBIT K Off -Site Analysis Drainage System Table Basin: Green River OFF-SITE ANALYSIS DRAINAGE SYSTEM TABLE Surface Water Design Manual, Core Requirement #2 Subbasin Name: South from Site Subbasin Number: ,.:. S .:mbo1, , Drama a Com anent g p z ; .� :: a ..Name :and Sere � „ ,_ ,. Drina e:CoYn onentr g P bescri t►on ., S10 a .,, . ,:,.tschar is an ;� from Sats::: e; � ... xashn Probl+�m .:� - - i ; ate tea P n E rob ems Observ- >:. attons of Feld Inspector,: Resource I2ev►ewer, or . Resaenf See Map Type: sheet flow, Swale, stream, channel, pipe, pond; size, diameter, surface area Drainage basin, vegetation, cover, depth, type of sensitive area, volume % Ft. Constrictions, under capacity, ponding, overtopping, flooding, habitat or organism destruction, scouring, bank sloughing, sedimentation, incision, other erosion Tributary area, likelihood of problem, overflow pathways, potential impacts 1 18 -inch RCP Flows southeast from South 144th Street --- 0'-50' None Noted None Noted 2 Ditch through wetland Flows south --- 50'-370' None Noted None Noted 3 12 -inch RCP Flows south 1.4 370'-429' None Noted None Noted 4 18 -inch RCP Flows west 4.3 429'-441' None Noted None Noted 5 18 -inch RCP Flows south 0.25 441'-526' None Noted None Noted 6 18 -inch HDPE Flows south 2.05 526`-646' None Noted None Noted 7 18 -inch HDPE Flows east in South 146th Street --- 646'-706' None Noted None Noted 8 18 -inch DI Flows east in South 146th Street --- 706'-766' None Noted None Noted 9 18 -inch SD Flows east in South 146th Street --- 766'-806' None Noted None Noted 10 18 -inch DI Flows south across South 146th Street 0.5 806'-830' None Noted None Noted 11 18 -inch DI Flows south 0.5 830'-838' None Noted None Noted 12 18 -inch DI Flows southeast 4.97 838'-868' None Noted None Noted 13 18 -inch DI Flows east to manhole in 42nd Avenue South 3.15 868'-888' None Noted None Noted 14 18 -inch SD Flows south in 42nd Avenue South --- 888'-1,021' None Noted None Noted 15255.002.doc Basin: Green River Subbasin Name: South from Site Subbasin Number: k nervations of Field Inspector.:` oue ev ewer, r .,0.#00 es>tdent ., See Map Type: sheet flow, swale, stream, channel, pipe, pond; size, diameter, surface area Drainage basin, vegetation, cover, depth, type of sensitive area, volume Ft. Constrictions, under capacity, ponding, overtopping, flooding, habitat or organism destruction, scouring, bank sloughing, sedimentation, incision, other erosion Tributary area, likelihood of problem, overflow pathways, potential impacts 15 18 -inch SD Flows south in 42nd Avenue South 1,021'-1,236' None Noted None Noted 16 18 -inch SD Flows south in 42nd Avenue South 1,236'-1,436' None Noted None Noted 15255.002.doc Basin: Green River OFF-SITE ANALYSIS DRAINAGE SYSTEM TABLE Surface Water Design Manual, Core Requirement #2 Subbasin Name: East from Site Subbasin Number: bol r:17i;r:- ,, e-.C.iom _anent � P T Nam .,and Stze 1,-, Drarna ,Com onent � g P , , f Description.: ,1 r , r Sloe Distance ;. r:.om Site.-:: � eschat. , ,, :: -E ►sten { � , oblems P otenttal;,..,, ::. Pro.biern s_c.:.. 6servat'ions of.:Feld.,ns ector P _ :Re ottrce:, e s Y2 viewer orl egale See Map Type: sheet flow, swale, stream, channel, pipe, pond; size, diameter, surface area Drainage basin, vegetation, cover, depth, type of sensitive area, volume % Ft. Constrictions, under capacity, ponding, overtopping, flooding, habitat or organism destruction, scouring, bank sloughing, sedimentation, incision, other erosion Tributary area, likelihood of problem, overflow pathways, potential impacts 1 12 -inch CMP catch basin to catch basin Flows east in South 144th Street 0.30 0'495' None Noted None Noted 2 18 -inch CPEP catch basin to manhole Flows into 42nd Avenue South --- 195'-245' None Noted None Noted 3 18 -inch SD manhole to manhole Flows south in 42nd Avenue South --- 245'-365' None Noted None Noted 4 18 -inch SD manhole to manhole Flows south in 42nd Avenue South --- 365'-595' None Noted None Noted 5 18 -inch SD manhole to manhole Flows south in 42nd Avenue South --- 595'-785' None Noted None Noted 6 18 -inch SD manhole to manhole Flows south in 42nd Avenue South --- 785'-865' None Noted None Noted 7 18 -inch SD manhole to manhole Flows south in 42nd Avenue South --- 865'-905' None Noted None Noted 8 18 -inch SD manhole to manhole Flows south in 42nd Avenue South --- 905'-1,038' None Noted None Noted 9 18 -inch SD manhole to manhole Flows south in 42nd Avenue South --- 1,038`-1,253' None Noted None Noted 10 18 -inch SD manhole to manhole Flows south in 42nd Avenue South 0.5 1,253'4,453' None Noted None Noted 15255.003.doc TASK 3 FIELD INSPECTION There were no problems reported during the resource review; however, during conversations with the City of Tukwila they have indicated there is some potential for flooding problems in the southern downstream drainage course from this project site, in particular in the large wetland area, which is the forested land south of South 144th Street. However, the City has indicated that 18 -inch -diameter pipes have been installed draining that area of the City of Tukwila, routing runoff into 42nd Avenue South where it continues southerly and therefore, the City is more concerned about drying up the wetland area now so hydrology has to be maintained into the wetland with this new development. 3.1 Conveyance System Nuisance Problems (Type 1) Conveyance system nuisance problems are minor but chronic flooding or erosion problems that result from the overflow of a constructed conveyance system that is substandard or has become too small as a result of upstream development. Such problems warrant additional attention because of their chronic nature and because they result from the failure of a conveyance system to provide a minimum acceptable level of protection. Based on the resource review, there is little evidence of past conveyance system nuisance problems occurring. The City has indicated that in the past there has been some flooding in the southern downstream drainage course; however, this project site will lessen the impacts to the wetland compared to the existing condition. 3.2 Severe Erosion Problems (Type 2) Severe erosion problems can be caused by conveyance system overflows or the concentration of runoff into erosion -sensitive open drainage features. Severe erosion problems warrant additional attention because they pose a significant threat either to health and safety or to public or private property. Per the resource review, there was no erosion occurring in any of the downstream drainage courses. In fact, the downstream drainage courses consist mostly of pipe conveyance systems except for the wetland area immediately south of South 144th Street, which is the south downstream drainage course, which is so thickly vegetated it is not likely that there is any erosion problem occurring in that area either. 3.3 Severe Flooding Problems (Type 3) Severe flooding problems, i.e., a severe building flooding problem or severe roadway flooding problem can be caused by conveyance system overflows or the elevated water surfaces of ponds, lakes, wetlands, or closed depressions. Severe flooding problems warrant additional attention because they pose a significant threat either to health and safety or to public or private property. As mentioned previously, the City has indicated there were some flooding problems in the wetland area immediately south of South 144th Street; however, they feel this has been alleviated with the installation of 18 -inch -diameter pipes draining that wetland. 15255.001 TASK 4 DRAINAGE SYSTEM DESCRIPTION AND PROBLEM DESCRIPTIONS TASK 4 DRAINAGE SYSTEM DESCRIPTION AND PROBLEM DESCRIPTIONS Runoff from the project site will be routed to two separate downstream drainage courses with the entire area lying north of South 144th Street will drain southerly underneath South 144th Street and into the wetland area. South 144th Street and the area lying south of South 144th Street, exclusive of Building E, will drain to the east in South 144th Street. Building E located on the southern portion of South 144th Street will drain to the conveyance system from the northern portion of the site and into the south drainage course. Problem Descriptions: There are no known problems that would have to be mitigated more than what they already are with this project. 15255.001 TASK 5 MITIGATION OF EXISTING OR POTENTIAL PROBLEMS, INCLUDING WATER QUALITY PROBLEMS TASK 5 MITIGATION OF EXISTING OR POTENTIAL PROBLEMS Please refer to Task 2 of this report for a listing of all the resources reviewed for the delineation of these downstream drainage courses. The flooding problems associated with the wetland area immediately south of South 144th Street on the east side of the project site are likely mitigated with the addition of 18 - inch pipe draining that wetland area. The peak runoff rates from the project site are actually lower under developed conditions than they are under existing conditions. Therefore, it is not anticipated that this project will have a measurable impact on the downstream drainage course. 15255.001 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. Existing Site Hydrology Under existing conditions, 0.19 acre of the site is considered till grass with 0.45 acre of till forest and the remainder of 6.464 acres of the site consisting of impervious surface totaling 7.104 acres of the overall site. This pre -developed condition created flow rates which were determined utilizing KCRTS methodology and are included on the following pages of this report in a table as well as in a basin summary for your further review. B. Developed Site Hydrology Please refer to the Basin Map created for this project which delineates all of the pervious pavers as well as the impervious surface, landscaping, and roof areas. Please refer to the Site Land Covers Criteria on the following pages of this report for a complete estimation of how the flow rates were determined for the developed condition, also utilizing KCRTS methodology. C. Performance Standards The performance standard utilized on this project site was the KCRTS methodology. The model results included in Section 5.0 of this Technical Information Report includes the upstream basins and the conveyance sizing to determine a flow rate under a 100 -year storm event that will actually occur in the pipes; however, separate models were run removing the upstream basins for a given storm event and those results were tabulated in a table, also in the following pages of this report and included in the plan set as well, which shows approximately 40 percent reduction from pre -developed condition peak runoff rates for a given storm event. D. Flow Control System As mentioned previously, since there is a 40 percent reduction in the peak runoff rate from the project site, flow control is not a requirement for this development. E. Water Quality System Water quality will be provided through Modular Wetlands, which are a proprietary water quality feature meeting the Enhanced Water Quality Menu. Per the manufacturer's requirements, WWHM Model was used to determine flow rates for sizing to achieve an 80% total suspended solids removal, at a minimum. 15255.004.doc DETENTION SIZING CRITERIA Pre -Developed: Till grass = Till forest = Impervious = Total = Developed: 0.45 Acre 0.19 Acre 6.464 Acres 7.104 Acres DETENTION SIZING CRITERIA North Basin Flow Control BMPs Building A Green Roof = 2,285 SF Building B Green Roof = 1,865 SF Library Green Roof = 8,395 SF Porous Pavement = 11,620 SF Total = 24,165 SF Model as 50% impervious and 50% till grass North Basin Adjusted with F.C. BMPs Landscaping = 0.9641 Acre Impervious = 3.3399 Acres Total = 4.3040 Acres South Basin Flow Control BMP Building E Green Roof = 2,350 SF Model as 50% impervious and 50% till grass South Basin Adjusted with F.C. BMP Landscaping = 0.0947 Acre Impervious = 1.5173 Acres Total = 1.6120 Acres Bypass Areas Flow Control BMP Porous Pavement = 4,430 SF Model as 50% impervious and 50% till grass Bypass Areas Adjusted with F.C. BMP Landscaping = 0.3168 Acre Impervious = 0.8712 Acre Total = 1.1880 Acres Total Site Area = 7.104 Acres for which flow control BMPs must be applied to 10% of the site area = 30,945 SF. Northeast Upstream Basin = 0.35 Acre of impervious 15255.004.doc DETENTION SIZING CALCULATIONS BY KCRTS Qifroi io) �157r55 KCRTS Command CREATE a new Time Series Production of Runoff Time Series Project Location : Sea -Tac Computing Series : 15255pre.tsf Regional Scale Factor : 1.00 Data Type : Reduced Creating Hourly Time Series File Loading Time Series File:C:\KC_SWDM\KC Till Forest 0.19 acres Loading Time Series File:C:\KC_SWDM\KC Till Grass 0.45 acres Loading Time Series File:C:\KC_SWDM\KC Impervious 6.46 acres _DATA\STTF60R.rnf _DATA\STTG60R.rnf _DATA\STEI60R.rnf Total Area : 7.10 acres Peak Discharge: 3.16 CFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:15255pre.tsf . Time Series Computed KCRTS Command Enter the Analysis TOOLS Module Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Stage/Discharge curve:15255pre.tsf Flow Frequency Analysis Time Series File:15255pre.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:15255pre.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 : 15255bypass.tsf Regional Scale Factor : 1.00 Data Type : Reduced Creating Hourly Time Series File DETENTION SIZING SUMMARY KCRTS SEATAC WITH SCALE FACTOR OF 1.0 FLOW RATES (CFS) Predeveloped Bypass NE Upstream Predev (60%) 2 = 1.62 0,239 0.087 0.972 10 = 1.96 0.287 0.104 1.176 25 = 2.36 0.324 0.127 1.416 50 = 2.90 0.427 0.153 1.740 100 = 3.16 0.479 0.165 1.896 Route Northdev and NE Subtract NE UP from Pre (60%) - Bypass UP through North rdout and subtract = Total Allowable North Detention. from total allowable release. Release North rdout NOW = South allowable release 2 = 0.733 0.657 0.163 10 = 0.889 0.726 0,267 25 = 1.092 0.749 0.470 50 = 1.313 1.140 0.326 100 = 1.417 1.330 0.252 Route Southdev through south detention. South rdout Total north and south detention release Subtract out NE UP which is routed through north detention with no restriction 2 = 0.151 0.808 0.721 10 = 0.189 0.915 0.811 25 = 0.190 0.939 0.812 50 = 0.293 1.433 1.280 100 = 0.344 1.674 1.509 15255.004 2 = 10 = 25 = 50 100 = Add the Bypass flows to determine a total onsite discharge 0.960 1.098 1.136 1.707 1.988 Percent of Predeveloped The goal was to achieve a 40% reduction in the flows leaving the site from the predeveloped flows. 59.26% 56.02% 48.14% 58.86% 62.91% * * Only the 100 -year flows from the site did not achieve the 40% reduction. It barely missed it. 15255.004 Till Grass Impervious Loading Time Series File:C:\KC_SWDM\KC_DATA\STTG60R.rnf 0.32 acres Loading Time Series File:C:\KC_SWDM\KC_DATA\STEI6OR.rnf 0.87 acres Total Area : 1.19 acres Peak Discharge: 0.479 CFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:15255bypass.tsf Time Series Computed KCRTS Command Enter the Analysis TOOLS Module Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Stage/Discharge curve:15255bypass.tsf Flow Frequency Analysis Time Series File:15255bypass.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:15255bypass.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 : 15255northdev.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 0.96 acres Loading Time Series File:C:\KC_SWDM\KC_DATA\STEI60R.rnf Impervious 3.34 acres Total Area : 4.30 acres Peak Discharge: 1.78 CFS at 6:00 on Jan 9 in Year. 8 Storing Time Series File:15255northdev.tsf Time Series Computed KCRTS Command Enter the Analysis TOOLS Module Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Stage/Discharge curve:15255northdev.tsf Flow Frequency Analysis Time Series File:15255northdev.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:15255northdev.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 : 15255neup.tsf Regional Scale Factor : 1.00 Data Type : Reduced Creating Hourly Time Series File Loading Time Series File:C:\KC_SWDM\KC_DATA\STEI60R.rnf Impervious 0.35 acres Total Area : 0.35 acres Peak Discharge: 0.165 CFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:1525Sneup.tsf Time Series Computed KCRTS Command Enter the Analysis TOOLS Module Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Stage/Discharge curve:15255neup.tsf Flow Frequency Analysis Time Series File:15255neup.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:15255neup.pks Analysis Tools Command RETURN to Previous Menu KCRTS Command ADD Time Series Adding Time Series Computing Series: 15255north+neupdev.tsf Loading Time Series File:15255northdev.tsf Peak Flow Rate: 1.78 CFS at 6:00 on Jan 9 in Year 8 Lag= 0.00 Factor: 1.00 Loading Time Series File:15255neup.tsf Peak Flow Rate: 0.165 CFS at 6:00 on Jan 9 in Year 8 Lag= 0.00 Factor: 1.00 Peak Flow Rate: 1.95 CFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:15255north+neupdev.tsf Time Series addition complete KCRTS Command Enter the Analysis TOOLS Module Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Stage/Discharge curve: 15255north+neupdev.tsf Flow Frequency Analysis Time Series File:15255north+neupdev.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:15255north+neupdev.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 : 15255southdev.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 0.09 acres Loading Time Series File:C:\KC_SWDM\KC_DATA\STEI60R.rnf Impervious 1.52 acres Total Area : 1.61 acres Peak Discharge: 0.737 CFS at 6:00 on Jan. 9 in Year 8 Storing Time Series Fiie:15255southdev.tsf_ Time Series Computed KCRTS Command Enter the Analysis TOOLS Module Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Stage/Discharge curve:15255southdev.tsf Flow Frequency Analysis Time Series File:15255southdev.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:15255southdev.pks Analysis Tools Command RETURN to Previous Menu KCRTS Command eXit KCRTS Program Flow Frequency Analysis Time Series File:15255pre.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak (CFS) 1.62 7 2/09/01 2:00 1.40 8 1/05/02 16:00 1.96 3 12/08/02 18:00 1.62 6 8/26/04 2:00 1.93 4 10/28/04 16:00 1.73 5 1/18/06 16:00 2.36 2 10/26/06 0:00 3.16 1 1/09/08 6:00 Computed Peaks Flow Frequency Analysis Peaks - Rank Return Prob (CFS) Period 3.16 1 100.00 0.990 2.36 2 25.00 0.960 1.96 3 10.00 0.900 1.93 4 5.00 0.800 1.73 5 3.00 0.667 1.62 6 2.00 0.500 1.62 7 1.30 0.231 1.40 8 1.10 0.091 2.90 50.00 0.980 Flow Frequency Analysis Time Series File:15255bypass.tsf Project Location:Sea-Tac ---Annual Flow Rate (CFS) 0.239 0.200 0.287 0.223 0.267 0.255 0.324 0.479 Computed Peaks Peak Flow Rates --- Rank Time of Peak 6 2/09/01 8 1/05/02 3 2/27/03 7 8/26/04 4 10/28/04 5 1/18/06 2 10/26/06 1 1/09/08 2:00 16:00 7:00 2:00 16:00 16:00 0:00 6:00 Flow Frequency Analysis Peaks - - Rank Return Prob (CFS) 0.479 0.324 0.287 0.267 0.255 0.239 0.223 0.200 0.427 Period 1 100.00 2 25.00 3 10.00 4 5.00 5 3.00 6 2.00 7 1.30 8 1.10 50.00 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Flow Frequency Analysis Time Series File:15255neup.tsf Project Location:Sea-Tac ---Annual Flow Rate (CFS) 0.085 0.075 0.104 0.087 0.104 0.091 0.127 '0.165 Computed Peak Flow Rates RankTime of Peak Peaks 7 2/09/01 8 1/05/02 3 12/08/02 6 8/26/04 4 10/28/04 5 1/18/06 2 10/26/06 1 1/09/08 2:00 16:00 18:00 2:00 16:00 16:00 0:00 6:00 Flow Frequency Analysis - - Rank Return Prob Period 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 - - Peaks (CFS) 0.165 0.127 0.104 0.104 0.091 0.087 0.085 0.075 0.153 Flow Frequency Analysis Time Series File: 15255north+neupdev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates ---- Flow Rate Rank Time of Peak (CFS) 0.981 6 2/09/01 2:00 0.832 8 1/05/02 16:00 1.17 3 12/08/02 18:00 0.937 7 8/26/04 2:00 1.12 4 10/28/04 16:00 1.04 5 1/18/06 16:00 1.36 2 10/26/06 0:00 1.95 1 1/09/08 6:00 Computed Peaks Flow Frequency Analysis - - Peaks - - Rank Return Prob (CFS) Period 1.95 1 100.00 0.990 1.36 2 25.00 0.960 1.17 3 10.00 0.900 1.12 4 5.00 0.800 1.04 5 3.00 0.667 0.981 6 2.00 0.500 0.937 7 1.30 0.231 0.832 8 1.10 0.091 1.75 50.00 0.980 Flow Frequency Analysis Time Series File: 15255northdev.tsf Project Location:Sea-Tac ---Annual Flow Rate (CFS) 0.896 0.757 1.07 0.850 1.02 0.954 1.24 1.78 Computed Peak Flow Rates --- Rank Time of Peak 6 8 3 7 4 5 2 1 Peaks 2/09/01 1/05/02 2/27/03 8/26/04 10/28/04 1/18/06 10/26/06 1/09/08 2:00 16:00 7:00 2:00 16:00 16:00 0:00 6:00 Flow Frequency Analysis - - Peaks - (CFS) 1.78 1.24 1.07 1.02 0.954 0.896 0.850 0.757 1.60 - Rank Return Prob Period 1 100.00 2 25.00 3 10.00 4 5.00 5 3.00 6 2.00 7 1.30 8 1.10 50.00 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Flow Frequency Analysis Time Series File: 15255northrdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- ------Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) (ft) Period 0.670 5 2/09/01 5:00 1.33 4.97 1 100.00 0.990 0.505 7 1/05/02 17:00 0.749 2.57 2 25.00 0.960 0.707 4 2/27/03 9:00 0.726 2.42 3 10.00 0.900 0.502 8 8/26/04 3:00 0.707 2.30 4 5.00 0.800 0.657 6 10/28/04 19:00 0.670 2.06 5 3.00 0.667 0.749 2 1/18/06 17:00 0.657 1.98 6 2.00 0.500 0.726 3 11/24/06 5:00 0.505 1.17 7 1.30 0.231 1.33 1 1/09/08 9:00 0.502 1.16 8 1.10 0.091 Computed Peaks 1.14 4.11 50.00 0.980 North ranK Retention/Detention Facility Type of Facility: Detention Tank Tank Diameter: 5.00 ft Tank Length: 780.00 ft Effective Storage Depth: 5.00 ft Stage 0 Elevation: 283.80 ft Storage Volume: 15315. cu. ft Riser Head: 5.00 ft Riser Diameter: 18.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 4.15 1.044 2 3.50 3.00 0.299 6.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac -ft) (cfs) (cfs) 0.00 283.80 0. 0.000 0.000 0.00 0.04 283.84 19. 0.000 0.097 0.00 0.09 283.89 62. 0.001 0.137 0.00 0.13 283.93 108. 0.002 0.168 0.00 0.17 283.97 161. 0.004 0.194 0.00 0.22 284.02 237. 0.005 0.217 0.00 0.26 284.06 303. 0.007 0.238 0.00 0.30 284.10 375. 0.009 0.257 0.00 0.35 284.15 471. 0.011 0.275 0.00 0.45 284.25 683. 0.016 0.312 0.00 0.55 284.35 917. 0.021 0.345 0.00 0.65 284.45 1170. 0.027 0.375 0.00 0.75 284.55 1441. 0.033 0.403 0.00 0.85 284.65 1726. 0.040 0.430 0.00 0.95 284.75 2026. 0.047 0.454 0.00 1.05 284.85 2338. 0.054 0.478 0.00 1.15 284.95 2661. 0.061 0.500 0.00 1.25 285.05 2994. 0.069 0.521 0.00 1.35 285.15 3336. 0.077 0.542 0.00 1.45 285.25 3686. 0.085 0.562 0.00 1.55 285.35 4044. 0.093 0.581 0.00 1.65 285.45 4408. 0.101 0.599 0.00 1.75 285.55 4777. 0.110 0.617 0.00 1.85 285.65 5152. 0.118 0.635 0.00 1.95 285.75 5530. 0.127 0.652 0.00 2.05 285.85 5912. 0.136 0.668 0.00 2.15 285.95 6297. 0.145 0.684 0.00 2.25 286.05 6684. 0.153 0.700 0.00 2.35 286.15 7073. 0.162 0.715 0.00 2.45 286.25 7463. 0.171 0.731 0.00 2.55 286.35 7853. 0.180 0.745 0.00 2.65 286.45 8242. 0.189 0.760 0.00 2.75 286.55 8631. 0.198 0.774 0.00 2.85 286.65 9018. 0.207 0.788 0.00 2.95 286.75 9403. 0.216 0.802 0.00 3.05 286.85 9785. 0.225 0.815 0.00 3.15 286.95 10164. 0.233 0.829 0.00 3.25 287.05 10538. 0.242 0.842 0.00 3.35 287.15 10908. 0.250 0.854 0.00 3.45 287.25 11271. 0.259 0.867 0.00 3.50 287.30 11451. 0.263 0.874 0.00 3.53 287.33 11558. 0.265 0.880 0.00 3.56 287.36 11664. 0.268 0.891 0.00 3.59 287.39 11770. 0.270 0.906 0.00 3.63 287.43 11910. 0.273 0.926 0.00 3.66 287.46 12014. 0.276 0.949 0.00 3.69 287.49 12117. 0.278 0.976 0.00 3.72 287.52 12219. 0.281 1.010 0.00 3.75 287.55 12321. 0.283 1.030 0.00 3.85 287.65 12654. 0.291 1.060 0.00 3.95 287.75 12977. 0.298 1.090 0.00 4.05 287.85 13289. 0.305 1.120 0.00 4.15 287.95 13589. 0.312 1.150 0.00 4.25 288.05 13875. 0.319 1.170 0.00 4.35 288.15 14145. 0.325 1.200 0.00 4.45 288.25 14399. 0.331 1.220 0.00 4.55 288.35 14633. 0.336 1.250 0.00 4.65 288.45 14844. 0.341 1.270 0.00 4.75 288.55 15029. 0.345 1.290 0.00 4.85 288.65 15181. 0.349 1.310 0.00 4.95 288.75 15289. 0.351 1.330 0.00 5.00 288.80 15315. 0.352 1.340 0.00 5.10 288.90 15315. 0.352 1.830 0.00 5.20 289.00 15315. 0.352 2.690 0.00 5.30 289.10 15315. 0.352 3.800 0.00 5.40 289.20 15315. 0.352 5.120 0.00 5.50 289.30 15315. 0.352 6.610 0.00 5.60 289.40 15315. 0.352 8.050 0.00 5.70 289.50 15315. 0.352 8.600 0.00 5.80 289.60 15315. 0.352 9.110 0.00 5.90 289.70 15315. 0.352 9.590 0.00 6.00 289.80 15315. 0.352 10.040 0.00 6.10 289.90 15315. 0.352 10.470 0.00 6.20 290.00 15315. 0.352 10.890 0.00 6.30 290.10 15315. 0.352 11.280 0.00 6.40 290.20 15315. 0.352 11.670 0.00 6.50 290.30 15315. 0.352 12.040 0.00 6.60 290.40 15315. 0.352 12.390 0.00 6.70 290.50 15315. 0.352 12.740 0.00 6.80 290.60 15315. 0.352 13.080 0.00 6.90 290.70 15315. 0.352 13.410 0.00 7.00 290.80 15315. 0.352 13.730 0.00 Hyd Inflow Outflow Peak Storage 1 1.95 2 1.36 3 1.04 4 0.98 5 1.17 6 1.12 7 0.83 8 0.94 Target 0.90 0.74 ******* ******* 0.61 ******* ******* Calc 1.34 0.73 0.75 0.67 0.71 0.66 0.50 0.50 Stage 4.99 2.42 2.57 2.07 2.30 1.98 1.17 1.16 Elev 288.79 286.22 286.37 285.87 286.10 285.78 284 .97 284.96 (Cu -Ft) (Ac -Ft) 15308. 0.351 7344. 0.169 7946. 0.182 5971. 0.137 6873. 0.158 5642. 0.130 2735. 0.063 2700. 0.062 Route Time Series through Facility Inflow Time Series File:15255north+neupdev.tsf Outflow Time Series File:15255northrdout Inflow/Outflow Analysis Peak Inflow Discharge: Peak Outflow Discharge: Peak Reservoir Stage: Peak Reservoir Elev: Peak Reservoir Storage: 1.95 CFS at 1.34 CFS at 4.99 Ft 288.79 Ft 15308. Cu -Ft 0.351 Ac -Ft Flow Frequency Analysis Time Series File: 15255northrdout.tsf Project Location:Sea-Tac ---Annual Flow Rate (CFS) 0.670 0.505 0.707 0.502 0.657 0.749 0.726 1.33 Computed Peaks Flow Frequency Analysis Time Series File: 15255northrdout.tsf Project Location:Sea-Tac Peak Rank Flow Rates Timeof Peak 5 2/09/01 7 1/05/02 4 2/27/03 8 8/26/04 6 10/28/04 2 1/18/06 3 11/24/06 1 1/09/08 5:00 17:00 9:00 3:00 19:00 17:00 5:00 9:00 6:00 9:00 on Jan 9 in Year 8 on Jan 9 in Year 8 Flow Frequency Analysis - - Peaks - - Rank Return Prob (CFS) (ft) Period 1.33 4.97 1 100.00 0.749 2.57 2 25.00 0.726 2.42 3 10.00 0.707 2.30 4 5.00 0.670 2.06 5 3.00 0.657 1.98 6 2.00 0.505 1.17 7 1.30 0.502 1.16 8 1.10 1.14 4.11 50.00 -- ---Annua l Flow Rate (CFS) 0.670 0.505 0.707 0.502 0.657 0.749 0.726 1.33 Peak Flow Rates --- Rank Time of Peak 5 2/09/01 5:00 7 1/05/02 17:00 4 2/27/03 9:00 8 8/26/04 3:00 6 10/28/04 19:00 2 1/18/06 17:00 3 11/24/06 5:00 1 1/09/08 9:00 Flow Frequency Analysis - Peaks - - (CFS) 1.33 0.749 0.726 0.707 0.670 0.657 0.505 0.502 (ft) 4.97 2.57 2.42 2.30 2.06 1.98 1.17 1.16 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Rank Return Prob Period 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 Computed Peaks L14 4.11 50.00 0.980 Flow Frequency Analysis Time Series File:15255southdev.tsf Project Location:Sea-Tac ---Annual Flow Rate (CFS) 0.377 0.328 0.457 0.380 0.452 0.402 0.553 0.737 Computed Peak Rank 7 8 3 6 4 5 2 1 Peaks Flow Rates --- Time of Peak 2/09/01 1/05/02 12/08/02 8/26/04 10/28/04 1/18/06 10/26/06 1/09/08 2:00 16:00 18:00 2:00 16:00 16:00 .0:00 6:00 Flow Frequency Analysis - - Peaks - - Rank (CFS) 0.737 1 0.553 2 0.457 3 0.452 4 0.402 5 0.380 6 0.377 7 0.328 8 0.676 Return Prob Period 100.00 25.00 10.00 5.00 3.00 2.00 1.30 1.10 50.00 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Flow Frequency Analysis Time Series File:15255southrdout.tsf Project Location:Sea-Tac ---Annual Flow Rate (CFS) 0.184 0.125 0.169 0.126 0.151 0.190 0.189 0.344 Computed Peak Flow Rates RankTime of Peak Peaks 4 2/09/01 8 1/05/02 5 2/27/03 7 8/23/04 6 10/28/04 2 1/18/06 3 11/24/06 1 1/09/08 19:00 18:00 10:00 21:00 20:00 22:00 6:00 10:00 Flow Frequency Analysis - Peaks - - (CFS) (ft) 0.344 0.190 0.189 0.184 0.169 0.151 0.126 0.125 0.293 4.26 3.07 3.02 2.89 2.42 1.95 1.35 1.34 3.84 Rank Return Prob Period 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 Tank Tank Diameter: 5.00 ft Tank Length: 580.00 ft Effective Storage Depth: 5.00 ft Stage 0 Elevation: 288.50 ft Storage Volume: 11388. cu. ft Riser Head: 5.00 ft Riser Diameter: 18.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 2.00 0.243 2 3.50 2.25 0.168 6.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac -ft) (cfs) (cfs) 0.00 288.50 0. 0.000 0.000 0.00 0.02 288.52 5. 0.000 0.016 0.00 0.04 288.54 14. 0.000 0.022 0.00 0.06 288.56 25. 0.001 0.027 0.00 0.08 288.58 39. 0.001 0.031 0.00 0.10 288.60 54. 0.001 0.035 0.00 0.13 288.63 80. 0.002 0.038 0.00 0.15 288.65 100. 0.002 0.041 0.00 0.17 288.67 120. 0.003 0.044 0.00 0.19 288.69 142. 0.003 0.047 0.00 0.29 288.79 265. 0.006 0.058 0.00 0.39 288.89 411. 0.009 0.068 0.00 0.49 288.99 575. 0.013 0.076 0.00 0.59 289.09 755. 0.017 0.083 0.00 0.69 289.19 949. 0.022 0.090 0.00 0.79 289.29 1155. 0.027 0.096 0.00 0.89 289.39 1372. 0.031 0.102 0.00 0.99 289.49 1598. 0.037 0.108 0.00 1.09 289.59 1834. 0.042 0.113 0.00 1.19 289.69 2077. 0.048 0.118 0.00 1.29 289.79 2327. 0.053 0.123 0.00 1.39 289.89 2584. 0.059 0.128 0.00 1.49 289.99 2847. 0.065 0.132 0.00 1.59 290.09 3115. 0.072 0.137 0.00 1.69 290.19 3387. 0.078 0.141 0.00 1.79 290.29 3663. 0.084 0.145 0.00 1.89 290.39 3943. 0.091 0.149 0.00 1.99 290.49 4226. 0.097 0.153 0.00 2.09 290.59 4511. 0.104 0.157 0.00 2.19 290.69 4797. 0.110 0.160 0.00 2.29 290.79 5086. 0.117 0.164 0.00 2.39 290.89 5375. 0.123 0.168 0.00 2.49 290.99 5665. 0.130 0.171 0.00 2.59 291.09 5955. 0.137 0.175 0.00 2.69 291.19 6245. 0.143 0.178 0.00 2.79 291.29 6533. 0.150 0.181 0.00 2.89 291.39 6821. 0.157 0.184 0.00 2.99 291.49 7106. 0.163 0.188 0.00 3.09 291.59 7389. 0.170 0.191 0.00 3.19 291.69 7669. 0.176 0.194 0.00 3.29 291.79 7946. 0.182 0.197 0.00 3.39 291.89 8220. 0.189 0.200 0.00 3.49 291.99 8488. 0.195 0.203 0.00 3.50 292.00 8515. 0.195 0.203 0.00 3.52 292.02 8568. 0.197 0.205 0.00 3.55 292.05 8647. 0.199 0.209 0.00 3.57 292.07 8700. 0.200 0.217 0.00 3.59 292.09 8752. 0.201 0.226 0.00 3.62 292.12 8830. 0.203 0.238 0.00 3.64 292.14 8882. 0.204 0.252 0.00 3.66 292.16 8933. 0.205 0.263 0:00 3.69 292.19 9010. 0.207 0.268 0.00 3.79 292.29 9262. 0.213 0.285 0.00 3.89 292.39 9507. 0.218 0.299 0.00 3.99 292.49 9744. 0.224 0.313 0.00 4.09 292.59 9972. 0.229 0.325 0.00 4.19 292.69 10191. 0.234 0.336 0.00 4.29 292.79 10399. 0.239 0.347 0.00 4.39 292.89 10595. 0.243 0.357 0.00 4.49 292.99 10778. 0.247 0.366 0.00 4.59 293.09 10946. 0.251 0.376 0.00 4.69 293.19 11095. 0.255 0.385 0.00 4.79 293.29 1122.4. 0.258 0.393 0.00 4.89 293.39 11326. 0.260 0.402 0.00 4.99 293.49 11387. 0.261 0.410 0.00 5.00 293.50 11388. 0.261 0.411 0.00 5.10 293.60 11388. 0.261 0.881 0.00 5.20 293.70 11388. 0.261 1.730 0.00 5.30 293.80 11388. 0.261 2.830 0.00 5.40 293.90 11388. 0.261 4.140 0.00 5.50 294.00 11388. 0.261 5.610 0.00 5.60 294.10 11388. 0.261 7.050 0.00 5.70 294.20 11388. 0.261 7.580 0.00 5.80 294.30 11388. 0.261 8.080 0.00 5.90 294.40 11388. 0.261 8.550 0.00 6.00 294.50 11388. 0.261 8.990 0.00 6.10 294.60 11388. 0.261 9.410 0.00 6.20 294.70 11388. 0.261 9.820 0.00 6.30 294.80 11388. 0.261 10.200 0.00 6.40 294.90 11388. 0.261 10.580 0.00 6.50 295.00 11388. 0.261 10.940 0.00 6.60 295.10 11388. 0.261 11.280 0.00 6.70 295.20 11388. 0.261 11.620 0.00 6.80 295.30 11388. 0.261 11.950 0.00 6.90 295.40 11388. 0.261 12.270 0.00 7.00 295.50 11388. 0.261 12.580 0.00 Hyd Inflow Outflow Peak Storage Target Calc Stage Elev (Cu -Ft) (Ac -Ft) 1 0.74 ******* 0.34 4.26 292.76 10334. 0.237 2 0.40 0.45 0.19 3.07 291.57 7337. 0.168 3 0.55 0.25 0.19 3.02 291.52 7191. 0.165 4 0.38 ******* 0.18 2.89 291.39 6807. 0.156 5 0.46 ******* 0.17 2.42 290.92 5475. 0.126 6 0.45 0.14 0.15 1.95 290.45 4115. 0.094 7 0.38 ******* 0.13 1.35 289.85 2485. 0.057 8 0.33 ******* 0.13 1.34 289.84 2446. 0.056 Route Time Series through Facility Inflow Time Series File:15255southdev.tsf Outflow Time Series File:15255southrdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.737 CFS at 6:00 on Jan 9 in Year 8 Peak Outflow Discharge: 0.344 CFS at 10:00 on Jan 9 in Year 8 Peak Reservoir Stage: 4.26 Ft Peak Reservoir Elev: 292.76 Ft Peak Reservoir Storage: 10334. Cu -Ft 0.237 Ac -Ft Flow Frequency Analysis Time Series File: 15255southrdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) (ft) Period 0.184 4 2/09/01 19:00 0.344 4.26 1 100.00 0.990 0.125 8 1/05/02 18:00 0.190 3.07 2 25.00 0.960 0.169 5 2/27/03 10:00 0.189 3.02 3 10.00 0.900 0.126 7 8/23/04 21:00 0.184 2.89 4 5.00 0.800 0.151 6 10/28/04 20:00 0.169 2.42 5 3.00 0.667 0.190 2 1/18/06 22:00 0.151 1.95 6 2.00 0.500 0.189 3 11/24/06 6:00 0.126 1.35 7 1.30 0.231 0.344 1 1/09/08 10:00 0.125 1.34 8 1.10 0.091 Computed Peaks 0.293 3.84 50.00 0.980 Flow Frequency Analysis Time Series File: 15255southrdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- -----Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) (ft) Period 0.184 4 2/09/01 19:00 0.344 4.26 1 100.00 0.990 0.125 8 1/05/02 18:00 0.190 3.07 2 25.00 0.960 0.169 5 2/27/03 10:00 0.189 3.02 3 10.00 0.900 0.126 7 8/23/04 21:00 0.184 2.89 4 5.00 0.800 0.151 6 10/28/04 20:00 0.169 2.42 5 3.00 0.667 0.190 2 1/18/06 22:00 0.151 1.95 6 2.00 0.500 0.189 3 11/24/06 6:00 0.126 1.35 7 1.30 0.231 0.344 1 1/09/08 10:00 0.125 1.34 8 1.10 0.091 Computed Peaks 0.293 3.84 50.00 0.980 MODULAR WETLAND #1 SIZING Western Washington Hydrology Model PROJECT REPORT Project Name: Site Address: City Report Date : Gage Data Start . Data End Precip Scale: WWHM3 Version: 15255-MW1 TIB / So. 144th Street Tukwila 2/11/2013 Seatac 1948/10/01 1998/09/30 1.00 PREDEVELOPED LAND USE Name Basin Bypass: No GroundWater: No Pervious Land Use Impervious Land Use PARKING FLAT 1 Acres Acres 0.45 Element Flows To: Surface Sand Filter 1, Interflow Groundwater Name Sand Filter 1 Bottom Length: 6ft. Bottom Width : 4ft. Depth : 0.75ft. Side slope 1: 0 To 1 Side slope 2: 0 To 1 Side slope 3: 0 To 1 Side slope 4: 0 To 1 Filtration On Hydraulic conductivity : 24.82 Depth of filter medium : 1.8 Discharge Structure Riser Height: 0.7 ft. Riser Diameter: 100 in. Element Flows To: Outlet 1 Outlet 2 Sand Filter Hydraulic Table Stage(ft) Area(acr) 284.5 0.001 284.5 0.001 284.5 0.001 284.6 0.001 284.6 0.001 284.6 0.001 284.6 0.001 284.6 0.001 284.6 0.001 284.6 0.001 284.6 0.001 Volume(acr-ft) 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 Dschrg(cfs) Infilt(cfs) 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 284.6 0.001 0.000 0.000 0.000 284.6 0.001 0.000 0.000 0.000 284.6 0.001. 0.000 0.000 0.000 284.6 0.001 0.000 0.000 0.000 284.7 0.001 0.000 0.000 0.000 1.7 0.001 0.000 0.000 0.000 .7 0.001 0.000 0.000 0.000 6o4.7 0.001 0.000 0.000 0.000 284.7 0.001 0.000 0.000 0.000 284.7 0.001 0.000 0.000 0.000 284.7 0.001 0.000 0.000 0.000 284.7 0.001 0.000 0.000 0.000 284.7 0.001 0.000 0.000 0.000 284.7 0.001 0.000 0.000 0.000 284.7 0.001 0.000 0.000 0.000 284.7 0,001 0.000 0.000 0.000 284.8 0.001 0.000 0.000 0.000 284.8 0.001 0.000 0.000 0.000 284.8 0.001 0.000 0.000 0.000 284.8 0.001 0.000 0.000 0.000 284.8 0.001 0.000 0.000 0.000 284.8 0.001 0.000 0.000 0.000 284.8 0.001 0.000 0.000 0.000 284.8 0.001 0.000 0.000 0.000 284.8 0.001 0.000 0.000 0.000 284.8 0.001 0.000 0.000 0.000 284.8 0.001 0.000 0.000 0.000 284.8 0.001 0.000 0.000 0.000 284.9 0.001 0.000 0.000 0.000 284.9 0.001 0.000 0.000 0.000 284.9 0.001 0.000 0.000 0.000 284.9 0.001 0.000 0.000 0.000 284.9 0.001 0.000 0.000 0.000 284.9 0.001 0.000 0.000 0.000 '4.9 0.001 0.000 0.000 0.000 1.9 0.001 0.000 0.000 0.000 z84.9 0.001 0.000 0.000 0.000 284.9 0.001 0.000 0.000 0.000 284.9 0.001 0.000 0.000 0.000 284.9 0.001 0.000 0.000 0.000 285.0 0.001 0.000 0.000 0.000 285.0 0.001 0.000 0.000 0.000 285.0 0.001 0.000 0.000 0.000 285.0 0.001 0.000 0.000 0.000 285.0 0.001 0.000 0.000 0.000 285.0 0.001 0.000 0.000 0.000 285.0 0.001 0.000 0.000 0.000 285.0 0.001 0.000 0.000 0.000 285.0 0.001 0.000 0.000 0.000 285.0 0.001 0.000 0.000 0.000 285.0 0.001 0.000 0.000 0.000 285.0 0.001 0.000 0.000 0.000 285.1 0.001 0.000 0.000 0.000 285.1 0.001 0.000 0.000 0.000 285.1 0.001. 0.000 0.000 0.000 285.1 0.001 0.000 0.000 0.000 285.1 0.001 0.000 0.000 0.000 285.1 0.001 0.000 0.000 0.000 285.1 0.001 0.000 0.000 0.000 285.1 0.001 0.000 0.000 0.000 285.1 0.001 0.000 0.000 0.000 285.1 0.001 0.000 0.000 0.000 285.1 0.001 0.000 0.000 0.000 '5.1 0.001 0.000 0.000 0.000 >.2 0.001 0.000 0.000 0.000 �,5.2 0.001 0.000 0.000 0.000 285.2 0.001 0.000 0.000 0.000 285.2 0.001 0.000 0.000 0.000 285.2 0.001 0.000 0.000 0.000 285.2 0.001 0.000 0.000 0.000 285.2 0.001 0.000 0.000 0.000 285.2 285.2 285.2 285.2 285.2 285.3 285.3 285.3 285.3 285.3 0.001 0.001 0.001. 0.001 0.001 0.001 0.001 0.001 0.001 0.001 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.062 0.175 0.321 0.494 0.690 0.907 1.143 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 MITIGATED LAND USE ANALYSIS RESULTS Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Yearly Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigated Ranked Yearly Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated POC #1 The Facility PASSED The Facility PASSED. Flow(CFS) Predev Dev Percentage Pass/Fail 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 1000 0 0 0 Pass '000 0 0 0 Pass U.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass )000 0 0 0 Pass J000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass '000 0 0 0 Pass 000 0 0 0 Pass x.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass Water Quality BMP Flow and Volume for POC 1. On-line facility volume: 0.0535 acre-feet On-line facility target flow: 0.01 cfs. Adjusted for 15 min: 0.0716 cfs. Off-line facility target flow: 0.0364 cfs. Adjusted for 15 min: 0.0411 cfs. Perind and Impind Changes No changes have been made. This program and accompanying documentation is provided 'as -is.' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by the user. Clear Creek Solutions and the Washington State Department of Ecology disclaims all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. Tn no event shall Clear Creek Solutions and/or the Washington State llepartment: of Ecology be :Liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or - inability to use this program even if Clear. Creek Solutions or. the Washington State Department of Ecology has been advised of the possibility of such damages. ' 0 v., N •tl- 11 1 u 4 lc: ,n .03 CS 44 CS 0 LINEAR 3-6 VAULT TYPE SHALLOW MODULAR WETLAND SYSTEMS PLAN VIEW E2 ,r3 MODULAR WETLAND #2 SIZING Western Washington Hydrology Model PROJECT REPORT Project Name: e Address: Report Date : Gage Data Start . Data End Precip Scale: WWHM3 Version: 15255-MW2 TIB / So. 144th Street Tukwila 2/11/2013 Seatac 1948/10/01 1998/09/30 1.00 PREDEVELOPED LAND USE Name Basin Bypass: No GroundWater: No Pervious Land Use Impervious Land Use PARKING FLAT 1 Acres Acres 0.1 Element Flows To: Surface sand Filter 1, Interflow Groundwater Name Sand Filter 1 Bottom Length: 4ft. Bottom Width : 4ft. Depth : 0.75ft. Side slope 1: 0 To 1 Side slope 2: 0 To 1 Side slope 3: 0 To 1 Side slope 4: 0 To 1 Filtration On Hydraulic conductivity : 24.82 Depth of filter medium : 1.8 Discharge Structure Riser Height: 0.7 ft. Riser Diameter: 100 in. Element Flows To: Outlet 1 Outlet 2 Stage(ft) 284.5 284.5 0.000 284.5 0.000 1.6 0.000 .6 0.000 �d4.6 0.000 284.6 0.000 284.6 0.000 284.6 0.000 284.6 0.000 284.6 0.000 Sand Filter Hydraulic Table Area(acr) Volume(acr-ft) Dschrg(cfs) Infi.lt(cfs) 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 284.6 0.000 0.000 0.000 0.000 284.6 0.000 0.000 0.000 0.000 284.6 0.000 0.000 0.000 0.000 284.6 0.000 0.000 0.000 0.000 284.7 0.000 0.000 0.000 0.000 284.7 0.000 0.000 0.000 0.000 284.7 0.000 0.000 0.000 0.000 284.7 0.000 0.000 0.000 0.000 284.7 0.000 0.000 0.000 0.000 284.7 0.000 0.000 0.000 0.000 284.7 0.000 0.000 0.000 0.000 284.7 0.000 0.000 0.000 0.000 284.7 0.000 0.000 0.000 0.000 284.7 0.000 0.000 0.000 0.000 284.7 0.000 0.000 0.000 0.000 284.7 0.000 0.000 0.000 0.000 284.8 0.000 0.000 0.000 0.000 284.8 0.000 0.000 0.000 0.000 284.8 0.000 0.000 0.000 0.000 284.8 0.000 0.000 0.000 0.000 284.8 0.000 0.000 0.000 0.000 284.8 0.000 0.000 0.000 0.000 284.8 0.000 0.000 0.000 0.000 284.8 0.000 0.000 0.000 0.000 284.8 0.000 0.000 0.000 0.000 284.8 0.000 0.000 0.000 0.000 284.8 0.000 0.000 0.000 0.000 284.8 0.000 0.000 0.000 0.000 284.9 0.000 0.000 0.000 0.000 284.9 0.000 0.000 0.000 0.000 284.9 0.000 0.000 0.000 0.000 284.9 0.000 0.000 0.000 0.000 284.9 0.000 0.000 0.000 0.000 284.9 0.000 0.000 0.000 0.000 284.9 0.000 0.000 0.000 0.000 284.9 0.000 0.000 0.000 0.000 284.9 0.000 0.000 0.000 0.000 284.9 0.000 0.000 0.000 0.000 284.9 0.000 0.000 0.000 0.000 284.9 0.000 0.000 0.000 0.000 285.0 0.000 0.000 0.000 0.000 285.0 0.000 0.000 0.000 0.000 285.0 0.000 0.000 0.000 0.000 285.0 0.000 0.000 0.000 0.000 285.0 0.000 0.000 0.000 0.000 285.0 0.000 0.000 0.000 0.000 285.0 0.000 0.000 0.000 0.000 285.0 0.000 0.000 0.000 0.000 285.0 0.000 0.000 0.000 0.000 285.0 0.000 0.000 0.000 0.000 285.0 0.000 0.000 0.000 0.000 285.0 0.000 0.000 0.000 0.000 285.1 0.000 0.000 0.000 0.000 285.1 0.000 0.000 0.000 0.000 285.1 0.000 0.000 0.000 0.000 285.1 0.000 0.000 0.000 0.000 285.1 0.000 0.000 0.000 0.000 285.1 0.000 0.000 0.000 0.000 285.1 0.000 0.000 0.000 0.000 285.1 0.000 0.000 0.000 0.000 285.1 0.000 0.000 0.000 0.000 285.1 0.000 0.000 0.000 0.000 285.1 0.000 0.000 0.000 0.000 285.1 0.000 0.000 0.000 0.000 285.2 0.000 0.000 0.000 0.000 285.2 0.000 0.000 0.000 0.000 285.2 0.000 0.000 0.000 0.000 285.2 0.000 0.000 0.000 0.000 285.2 0.000 0.000 0.000 0.000 285.2 0.000 0.000 0.000 0.000 285.2 0.000 0.000 0.000 0.000 285.2 285.2 285.2 285.2 285.2 5.3 �.3 zd5.3 285.3 285.3 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0,000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.062 0.175 0.321 0.494 0.690 0.907 1.143 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 MITIGATED LAND USE ANALYSIS RESULTS Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 year 0 0 year 0 Yearly Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigated Ranked Yearly Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated POC #1 The Facility PASSED The Facility PASSED. Flow(CFS) Predev Dev Percentage Pass/Fail 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 1000 0 0 0 Pass J000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0060 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0000 0 0 0 Pass )000 0 0 0 Pass v.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass Water Quality SMP Flow and Volume for POC 1. On-line facility volume: 0.0119 acre-feet On-line facility target flow: 0.01 cfs. Adjusted for 15 min: 0.0159 cfs. Off-line facility target flow: 0.0081 cfs. Adjusted for 15 min: 0.0091 cfs. Perind and ixnpind Changes No changes have been made. This program and accompanying documentation is provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by the user. Clear Creek Solutions and the Washington State Department of Ecology disclaims all warranties, either expressed or implied, including but not limited to .implied warranties of program and accompanying documentation. in no event shall Clear Creek Solutions and/or the Washington State Department of Ecology be liable for any damages whatsoever (including without limitation Lo damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even it Clear. Creek Solutions or, the Washington State Department of Ecology has been advised of the possibility of such damages. MODUL A R' WETLANDS FLOWRATES PEAK !//LAIMLM /LOW RATE _ 0.051 CRS OR 22.80 CPM PEAK BYPASS FLOW RATE = OPTIONAL SPEC/F/GRT/ONS INSTAL_ AT SURFACE 0.0. DIMENSIONS = 4.7' X 4.7' X 4.7' TOP Or EURO TO INVERT OUT 4.13' SEDIMENT STORAGE CAPACI+ ✓ 1000 LOS 0.4 23.5 1'-0" MIN OVER EXCAVATION AROUND ALL SIDES LEGEND �jpIIIZ�IY MODULAR WETLAND SYSTEMS - LINEAR 4-4 VAULT TYPE ACCESS HATCH PARKWAY CO/=R LEFT END VIEW WETLAND MEDIA PLANT ROOT MO'S RE RETENTION LAYER MANHOLE / ACCESS HATCH WEIR WALL OUTLET PIPE 8" PVC 2'-8 1' 0" INLET PIPE PLAN VIEW a' PVC FIBERGLASS COVER — • BloMedhaCREFV CAP,TRI.O08 MEDIA FILTER ELEVATION VIEW BIOFILTRATION CHAMBER SURFACE AREA CALFS SIDES = 2 1.5'Lx3.4H=5.I SF SIDE SURFACE AREA = 10.2 SF ENDS = 1 3.7'Lx34"H--- 12.6 SF END SURFACE AREA = 12.6 SF TOTAL WERAND MEDIA SURFACE AREA 22.80SF WETLAND MEDIA LOADING R47E 22.80 GPM / 22.80 SF = 1.00 GPM/SF PRETREATMENT FILTER SURFACE AREACALCS TOTAL PRETREATMENT SURFACE AREA =20SF PRETREATMENT FILTER LOADING RATE 22.80 GPM / 20.00 5F = 1.14 GPA1/SF RIGHT END VIEW VSTALLATION NOTES: MODULAR /211 /70 5YSYE.75 1/17. O: BOX 889 ' 0^EAAR-7O' '7 22049 wv,w.ldodu!arY/eUonds. cbm 1, INSTALL ONIT ON LEVEL BED OF CRAvE1 OF 44 LEASE 6" I;1' DEPTH 7/75407 OF OVER EXCAVATION AROUND ENLRE MA'S UW/T. 2. 00702ETE 28 DAY COMPRESSIVE STR£NOTH 7=5,000 05/. 3. REINFORCING: 4512/ A-513, GRA07 60. 4 RAT[D FOR PARKWAY /.OA,9LNC .509 PST 5. 1024 SEALANT: PUTYL 0082£R SS...S..002/0 i 1/a£ 95.14W . /01//c 5/29,,/ 1 EDITED r''TPRIETAF,Y AND CCP.;F;pF^;rj/C I TN :ATORVATM11 CaNikNED /0 MIS 014/7 5 i5 CaIAIA£NT£- 1 THE SOLE PROPERTY OF 'MODULAR WETLAND CATCH BASIN MIX/#2 SYSTEV5 :'rJ A;VY REPRDOMCDON IN PART OR AS 4 W49/ 011:9004 /115 WRITTEN .7'71 /55101/ at TUKWILA VILLAGE 1 0000'LAR 440 5YSFEM5 /M. 0 5RDNISD,=D. PUYALLUP, WA S E i Dl4CO'. NO. v5Wr-!-4-4-i/ SC41- WT f L,WITS - 7/1/1 5 I 3>/4/. 5 •5'i I te.„ :`. FI1E111'"�, . ,. RIGHT END VIEW VSTALLATION NOTES: MODULAR /211 /70 5YSYE.75 1/17. O: BOX 889 ' 0^EAAR-7O' '7 22049 wv,w.ldodu!arY/eUonds. cbm 1, INSTALL ONIT ON LEVEL BED OF CRAvE1 OF 44 LEASE 6" I;1' DEPTH 7/75407 OF OVER EXCAVATION AROUND ENLRE MA'S UW/T. 2. 00702ETE 28 DAY COMPRESSIVE STR£NOTH 7=5,000 05/. 3. REINFORCING: 4512/ A-513, GRA07 60. 4 RAT[D FOR PARKWAY /.OA,9LNC .509 PST 5. 1024 SEALANT: PUTYL 0082£R SS...S..002/0 i 1/a£ 95.14W . /01//c 5/29,,/ 1 EDITED r''TPRIETAF,Y AND CCP.;F;pF^;rj/C I TN :ATORVATM11 CaNikNED /0 MIS 014/7 5 i5 CaIAIA£NT£- 1 THE SOLE PROPERTY OF 'MODULAR WETLAND CATCH BASIN MIX/#2 SYSTEV5 :'rJ A;VY REPRDOMCDON IN PART OR AS 4 W49/ 011:9004 /115 WRITTEN .7'71 /55101/ at TUKWILA VILLAGE 1 0000'LAR 440 5YSFEM5 /M. 0 5RDNISD,=D. PUYALLUP, WA S E i Dl4CO'. NO. v5Wr-!-4-4-i/ SC41- WT f L,WITS - 7/1/1 5 I 3>/4/. 5 •5'i MODULAR WETLAND #3 SIZING Western Washington Hydrology Model PROJECT REPORT Project Name: Site Address: City Report Date : Gage Data Start . Data End Precip Scale: WWHM3 Version: 15255southsiteMW TIB / So. 144th Street Tukwila 5/14/2013 Seatac 1948/10/01 1998/09/30 1.00 PREDEVELOPED LAND USE Name Basin 1 Bypass: No GroundWater: No Pervious Land Use Acres C, Lawn, Flat .075 Impervious Land Use Acres ROOF TOPS FLAT 0.27 PARKING FLAT 0.4 Element Flows To: Surface Interflow Groundwater MITIGATED LAND USE ANALYSIS RESULTS Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Yearly Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigated Ranked Yearly Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated POC #1 The Facility PASSED ""--g Facility PASSED. __Jw(CFS) Predev Dev Percentage Pass/Fail 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0000 0 0 0 Pass )000 0 0 0 Pass .0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass ^ 0000 0 0 0 Pass 000 0 0 0 Pass J000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass Water Quality BMP Flow and Volume for POC 1. On-line facility volume: 0.0826 acre-feet On-line facility target flow: 0.01 cfs. Adjusted for 15 min: 0.1057 cfs. Off-line facility target flow: 0.0542 cfs. Adjusted for 15 min: 0.0605 cfs. Perind and Impind Changes No changes have been made. This program and accompanying documentation is provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by the user. Clear Creek Solutions and the Washington State Department of Ecology disclaims all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions and/or the Washington State Department of Ecology be liable for any damages whatsoever. (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions or the Washington State Department of Ecology has been advised of the possibility of such damages. AZOWRIf IFS PEAK TREATUE16 FLOW RATE = 9062 CFS OR 2798 4761 PEAK BYPASS FLOW .RArr 9E0EN94.77 071 PIP21SILL SPECIFICATTONS INSTALL AT SURIACL 0.0. 01/4ENS/0MS = 6.67' X ..3.67 X 5.42' TOR OF CURB TO /61/777 OUT = 4.83' LEGEND MODULAR WETLAND SYSTEMS - LINEAR 3-6 UNDERGROUND VAULT TYPE tr.t INLE! ID/Pt 4. 81014e0YOGRF4)N CART/WOG(' ----- - MEDIA 1171171 el NI ....rimia-14111. I. II. II F•lir..- ._..., I A : a Ini - awkwity..4e4.,_,,A =ffirar. 6' 8. 6' 0° FLOW CONT0R1. RISER LEFT END VIEW PRETREATMENT/DISCIL4RGE CHAMBER WETLAND MEDIA MANHOLE / ACCESS HATCH -I 41177/ PIPE - 0 7n 'h Cf -1.OUTLET PIPE -- 444/7015 COVER -I 11.0/7I55.7 ?RAMC LOADiNG ADA COMPUANT SHIPPFD 1.00.7 6ROUiTO BY CONTRACTOR TO MATCH FINISHED GRADE 1=7' PLAN VIEW 288.23 17 IN (2) 12" PIPES 286.90 IE OUT 12" PIPE <1. a -14A1.1110LE 507ER IND1RECT TRAFFIC LOADING ADA 51711477 1/047 N /0057AND 040.0777 BY CONTRACTOR TO /Min FINISNED GRADE ELEVATION VIEW RIGHT END VIEW BIOFILTRATION CHAMBER NAM, L ity 1.,/,?7 ON 7,07E5: 7. IN5TAL ON LEVEL EFD or GRAVEL GE 41. LEAST 5' IN 0E71H. 2. CONCRETE 23 04Y 506177555174 STRENGTH 1c=5,0GO 751. NEW1ONCIN5: ASTI/ A -CA C.R.40E 53, 4. RATED FOR PARKWAYLDADINC 300 PSI: 5. A111 WILLS ARE 6" THICK , RAFFLES ARE 4" unk; 8017361 TI 6E1( 6. 1011/T 54414117' BUTYL 4086E7 ES 00270 MODULAR W. TAO 5/10/ 7615 LLIS eox 869 Pi -1/41W CA 7204Q w ,Mod ic.rWe Li° t"./3 • COM DRAVA' ich, ewe -en 5/ 1 5/ EDITED FROPRIF TAR AND CONT. TILE /7707/18 7/011 CON TALNEO 0/61010 COMMENiS: THE SOLE PROPERTY 07 MODULAR WETLAND SYSTEMS ,477. ANY REPROOUCTiON 4.;. PART OR AS .1 /111/0/ F/11110/71 THE :114T1E11 77W/5770N Or 110.041.44 /11ETL4NO SYSTEMS LNG'. /5 76 0617.750, 570FILTRAI7ONCHAMBER SLIRFACEAMICALCS SIDES = 2 2.331 x 2.70'H = 6.29 SF PER SIDE ENDS = 2 2.707. x 2.7071 = 7.29 57 70? END TOTAL WOLIND MEDIA SURFACE AREA -27.16 SF WE/LAND MEDIA LOADING !MT 27.98 GPM / 2716 SF = Leg GPM/SF A/1/5 L/IVLR Ulf; VALI/. TYPE' SIZE DWG. NO. /YS—L—J-5L101/ 5.581.5 07575 - iNCHES S111i I OF MODULAR WETLAND #4 SIZING Western Washington Hydrology Model PROJECT REPORT Project Name: e Address: •Report Date : Gage Data Start . Data End Precip Scale: WWHM3 Version: 15255northsiteMW TIB / So. 144th Street Tukwila 5/14/2013 Seatac 1948/10/01 1998/09/30 1.00 PREDEVELOPED LAND USE Name Basin 1 Bypass: No Groundwater: No Pervious Land Use Acres C, Lawn, Flat .27 Impervious Land Use Acres PARKING FLAT 3.49 Element Flows To: o'irface Interflow Groundwater MITIGATED LAND USE Flow Frequency Return Return Period 2 year 5 year 10 year 25 year 50 year 100 year Flow Frequency Return Return Period 2 year 5 year 10 year 25 year 50 year 100 year ANALYSIS RESULTS Periods for Predeveloped. POC #1 Flow(cfs) 0 0 0 0 0 0 Periods for Mitigated. POC #1 Flow(cfs) 0 0 0 0 0 0 rly Peaks for Predeveloped and Mitigated. POC #1 ar Predeveloped Mitigated Ranked Yearly Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated POC #1 The Facility PASSED The Facility PASSED. Flow(CFS) Predev Dev Percentage Pass/Fail 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 1000 0 0 0 Pass 000 0 0 0 Pass u.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0.0000 0 0 0 Pass 0000 0 0 0 Pass Water Quality HMP Flow and Volume for POC 1. On-line facility volume: 0.4278 acre-feet On-line facility target flow: 0.01 cfs. Adjusted for 15 min: 0.5519 cfs. Off-line facility target flow: 0.2824 cfs. Adjusted for 15 min: 0.3185 cfs. Perind and Impind Changes No changes have been made. This program and accompanying documentation is provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by the user. Clear Creek Solutions and the Washington State Department of Ecology disclaims all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions and/or the Washington State Department of Ecology be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions or the Washington State Department of Ecology has been advised of the possibility of such damages. WETLANbc FLOWR4TES PEAK IHLA WENT FLOW RATE 0.317 055 OR 142.27 CP;' PEAK. BYPASS FLOW P/Tr DEPENDENT 011 778 .511C. SPEC/F/CAT/ONS /11ST/Lf 6T SURFACE O.D. D1.VF.N '0'L = 13'X9'X7.5' RM ELL VA TION .0 001: 8.92• OUTLET WATER TRANSFER SYSTEM MANHOLE COVER TRAFFIC RATED SHIPPED LOOSE AND GROUTED IN BY CONTRACTOR TO MATCH FINISHED GRADE 4" 4' 0" BIOFILTRATION DISCHARGE CHAMBRR8. 0. CHAMBER LEGEND 9' 0" LEFT END VIEW WETLAND MEDIA PLANT/ROOT MOISTURE RETEN110N LAYER MANHOLE / ACCESS HATCH i rr �w= ' Inx a'aa� i- itAlke•ittiANIMWAr 4' "...% �✓xt krtl 13Q{� tAV ,;r,�a tlyyyy` ,.:mss.: OUTFLOW PIPE DRAIN DOWN LINE SD35 1/2" PVC PIPE WITH FLOW CONTROL ORIFICE 292.71 FS/RIM OUTLET FLOW CONTROL ORIFICE & RISER 283.79 IE OUT 18" PIPE I STALLAT'CN Norr5 MANHOLE COVER TRAFF7C RATED SHIPPED LOOSE AND GROUTED IN BY CONTRACTOR TO MATCH FINISHED GRADE INLET WATER TRANSFER SYSTEM CHAMBER SEPARATION BAFFLE CARTRIDGE MEDIA FILTER EACH MANHOLE COVER TRAFFIC RATED SHIPPED LOOSE AND GROUTED IN BY CONTRACTOR TO MATCH PLAN VIEW FINISHED GRADE c/L 3'- DlSCHARCE CHAMBER 8' PRETREATMENT CHAMBER 12' 0" 13' 0' ELEVATION VIEW 1.1SIALL 1iwii -ON LEVEL 5E0 0.+ GRAVEL or Ar 11 -AST 6' 111 1177111 WITH 1' MNi4(03 OVER EXCAVATION A70/1110 ENTIRE D1'i1l. 2. CONCRETE 28 DAY COIARRESSIVE STR.F+ ,,. 5,001 3. RE1VORCIN15 A5TM A-51.5, .9/107 50. 4. RATED FOR PARKWAY 11040:111 300 .'S1 5. JOINT SF,4ANT- RUM_ RUBBER 55-5-0O210 MODULAR W:ELLA1.1D 5Y515/15 INC. 1'.0. 505 859 OC`AA Ff7 CA 9204.9 ,iww,,Vodu'arWellaa ds. corn INFLOW PIPE 284.54 IE IN 18" PIPE NOFILTRAnaNCHAMBER SURFACE AREA CALCS SIDES = 4 3.7'Lx3.11'11= 11.51 SF 11.51 SF X 4 SIDES = 46.04 CELLS = 3 46.04X3CELLS = 138.13 TOTAL WE7IAND MEDIA SURFACE AREA = 138.13 SF WETLAND MEDIA LOADING RATE 142.27 GPM / 138.13 SF =103 GPM/SF PRETREATMENT FILTER SURFACE AREA CALCS TOTAL PRETREATMENT SURFACE AREA =75SF PRETREATMENT ALTER 10AD/30 RATE 142.27 GPM / 75 SF =1.90 GPM/SF 4' 3' 8' PRETBM<ATMENT CHAMBER 8 PROPRIETARY AND CGAF/O1N71AL 1i19 I/95/0,4IION CON A:WED IN L+f.'5 DRAWING 1S THE 50(7 PROPERTY GF M000948 WETL4N SY55,1/5 INC. ANY REPRODUCTION i/1 PART DR AS A WHOLE Kr11001 WRITTEN PERM155:10N 01 1100L'578 WETLAND SYSTEMS INC. ,'S P80/18/1195. 09,11 Y19 967EiVED APPROVED COUVENIS: 4' 0" BIOFILTRATION 0, CHAMBER RIGHT END VIEW MU; 1 L':,) 11p,i'f;-pnranl rn Al i1 T TV1Oc- S T-OViG NO REV Mil:/.Ci-1_-R- ,12 -UG- V SCALE 1.1T5 I ONUS - 11CHES 51'iEEI' 1 0.1 2 STORMCEPTOR SIZING tk, Stormceptor° Stormceptor Sizing Detailed Report PCSWMM for Stormceptor Project Information Date Project Name Project Number Location 5/15/2013 Tukwila Village N/A Tukwila, WA Stormwater Quality Objective This report outlines how Stormceptor System can achieve a defined water quality objective through the removal of total suspended solids (TSS). Attached to this report is the Stormceptor Sizing Summary. Stormceptor System Recommendation The Stormceptor System model STC 450i achieves the water quality objective removing 89% TSS for a Fine (organics, silts and sand) particle size distribution. The Stormceptor System The Stormceptor oil and sediment separator is sized to treat stormwater runoff by removing pollutants through gravity separation and flotation. Stormceptor's patented design generates positive TSS removal for all rainfall events, including large storms. Significant levels of pollutants such as heavy metals, free oils and nutrients are prevented from entering natural water resources and the re -suspension of previously captured sediment (scour) does not occur. Stormceptor provides a high level of TSS removal for small frequent storm events that represent the majority of annual rainfall volume and pollutant load. Positive treatment continues for large infrequent events, however, such events have little impact on the average annual TSS removal as they represent a small percentage of the total runoff volume and pollutant load. Stormceptor is the only oil and sediment separator on the market sized to remove TSS for a wide range of particle sizes, including fine sediments (clays and silts), that are often overlooked in the design of other stormwater treatment devices. 1 Storrnceptor"' Small storms dominate hydrologic activity, US EPA reports "Early efforts in stormwater management focused on flood events ranging from the 2 -yr to the 100 -yr storm. Increasingly stormwater professionals have come to realize that small storms (ie. < 1 in. rainfall) dominate watershed hydrologic parameters typically associated with water quality management issues and BMP design. These small storms are responsible for most annual urban runoff and groundwater recharge. Likewise, with the exception of eroded sediment, they are responsible for most pollutant washoff from urban surfaces. Therefore, the small storms are of most concern for the stormwater management objectives of ground water recharge, water quality resource protection and thermal impacts control." "Most rainfall events are much smaller than design storms used for urban drainage models. In any given area, most frequently recurrent rainfall events are small (less than 1 in. of daily rainfall)." "Continuous simulation offers possibilities for designing and managing BMPs on an individual site -by -site basis that are not provided by other widely used simpler analysis methods. Therefore its application and use should be encouraged." — US EPA Stormwater Best Management Practice Design Guide, Volume 1 — General Considerations, 2004 Design Methodology Each Stormceptor system is sized using PCSWMM for Stormceptor, a continuous simulation model based on US EPA SWMM. The program calculates hydrology from up-to-date local historical rainfall data and specified site parameters. With US EPA SWMM's precision, every Stormceptor unit is designed to achieve a defined water quality objective. The TSS removal data presented follows US EPA guidelines to reduce the average annual TSS load. Stormceptor's unit process for TSS removal is settling. The settling model calculates TSS removal by analyzing (summary of analysis presented in Appendix 2): • Site parameters • Continuous historical rainfall, including duration, distribution, peaks (Figure 1) • Interevent periods • Particle size distribution • Particle settling velocities (Stokes Law, corrected for drag) • TSS Toad (Figure 2) • Detention time of the system The Stormceptor System maintains continuous positive TSS removal for all influent flow rates. Figure 3 illustrates the continuous treatment by Stormceptor throughout the full range of storm events analyzed. It is clear that large events do not significantly impact the average annual TSS removal. There is no decline in cumulative TSS removal, indicating scour does not occur as the flow rate increases. 2 Stormceptor 50 45 40 -I 35 N ao 0 > 25 O 5 '0' 15 10 oo+1 1. I 00 la i. 1,1 w N is io ti J N cu a ra> A u �1 10 in. d 9 •.4 Flow (cfs) Figure 1. Runoff Volume by Flow Rate for SEATTLE TACOMA AIRPORT — WA 7473, 1948 to 2005 for 0.45 ac, 100% impervious. Small frequent storm events represent the majority of annual rainfall volume. Large infrequent events have little impact on the average annual TSS removal, as they represent a small percentage of the total annual volume of runoff. I I -I Figure 2. Long Term Pollutant Load by Flow Rate for SEATTLE TACOMA AIRPORT — 7473, 1948 to 2005 for 0.45 ac, 100% impervious. The majority of the annual pollutant load is transported by small Storrnceptor° frequent storm events. Conversely, large infrequent events carry an insignificant percentage of the total annual pollutant load. Cumulative TSS removal (STC 450i) (%) 100 90- 80 70- 60 50- 40- 30- 20- 10 0 1 1 1 1 1 1 1 I I I 1 0.4 0.6 0,0 0.2 J 1 J I 1 1 1 1..._; 0.8 1.0 1.2 Flow {cis) 1.4 1.6 Stormceptor Model STC 450i Drainage Area (ac) 0.45 TSS Removal (%) 89 impervious (%) 100 Figure 3. Cumulative TSS Removal by Flow Rate for SEATTLE TACOMA AIRPORT — 7473, 1948 to 2005. Stormceptor continuously removes TSS throughout the full range of storm events analyzed. Note that large events do not significantly impact the average annual TSS removal. Therefore no decline in cumulative TSS removal indicates scour does not occur as the flow rate increases. 4 Stormceptor° Appendix 1 Stormceptor Design Summary Project Information Date Project Name Project Number Location 5/15/2013 Tukwila Village N/A Tukwila, WA Designer Information Company Contact Barghausen Consulting Engineers, Inc. Jake Jacobs, P.E. Notes N/A Drainage Area Total Area (ac) Imperviousness (%) 0.45 100 The Stormceptor System model STC 450i achieves the water quality objective removing 89% TSS for a Fine (organics, silts and sand) particle size distribution. Stormceptor Sizing Summary Rainfall Name State ID Years of Records Latitude Longitude SEATTLE TACOMA AIRPORT WA 7473 1948 to 2005 47°26'40"N 122°18'50"W Water Quality Objective TSS Removal (%) 80 Upstream Storage Storage (ac -ft) Discharge (cfs) 0 0 Stormceptor Model TSS Removal OA STC 450i 89 STC 900 STC 1200 STC 1800 STC 2400 STC 3600 STC 4800 STC 6000 STC 7200 STC 11000 STC 13000 STC 16000 93 93 93 95 95 97 97 97 98 98 99 5 TERIALSTM Stormceptor Particle Size Distribution Removing silt particles from runoff ensures that the majority of the pollutants, such as hydrocarbons and heavy metals that adhere to fine particles, are not discharged into our natural water courses. The table below lists the particle size distribution used to define the annual TSS removal. Fine (organics, silts and sand) Particle Size pm Distribution % Specific Gravity Settling Velocity ft/s 3 in. 3 in. Particle Size pm Distribution % Specific Gravity Settling Velocity ft/s 20 60 150 400 2000 20 20 20 20 20 1.3 1.8 2.2 2.65 2.65 0.0013 0.0051 0.0354 0.2123 0.9417 Stormceptor Design Notes • Stormceptor performance estimates are based on simulations using PCSWMM for Stormceptor. • Design estimates listed are only representative of specific project requirements based on total suspended solids (TSS) removal. • Only the STC 450i is adaptable to function with a catch basin inlet and/or inline pipes. • Only the Stormceptor models STC 450i to STC 7200 may accommodate multiple inlet pipes. • Inlet and outlet invert elevation differences are as follows: Inlet and Outlet Pipe Invert Elevations Differences inlet Pipe Configuration STC 4501 STC 900 to STC 7200 STC 11000 to STC 16000 Single inlet pipe Multiple inlet pipes 3 in. 3 in. 1 in. 3 in. 3 in. Only one inlet pipe. • Design estimates are based on stable site conditions only, after construction is completed. • Design estimates assume that the storm drain is not submerged during zero flows. For submerged applications, please contact your local Stormceptor representative. • Design estimates may be modified for specific spills controls. Please contact your local Stormceptor representative for further assistance. • For pricing inquiries or assistance, please contact Rinker Materials 1 (800) 909-7763 www.rinkerstormceptor.com 6 Stormceptor Appendix 2 Summary of Design Assumptions Site Drainage Area Total Area (ac) 0.45 Imperviousness (%) 100 Surface Characteristics Width (ft) Slope (%) Impervious Depression Storage (in.) Pervious Depression Storage (in.) Impervious Manning's n Pervious Manning's n 280 2 0.02 0.2 0.015 0.25 Maintenance Frequency Sediment build-up reduces the storage volume for sedimentation. Frequency of maintenance is assumed for TSS removal calculations. Maintenance Frequency (months) I 12 Upstream Attenuation Infiltration Parameters Horton's equation is used to estimate infiltration Max. Infiltration Rate (in/hr) Min. Infiltration Rate (in/hr) Decay Rate (r1) Regeneration Rate (s-1) 2.44 0.4 0.00055 0.01 Evaporation Daily Evaporation Rate (inches/day) 0.1 Dry Weather Flow Dry Weather Flow (cfs) No Stage -storage and stage -discharge relationship used to model attenuation upstream of the Stormceptor System is identified in the table below. Storage ac -ft Discharge cfs 0 0 Stormceptor Removing fine particles from runoff ensures the majority of pollutants, such as heavy metals, hydrocarbons, free oils and nutrients are not discharged into natural water resources. The table below identifies the particle size distribution selected to define TSS removal for the design of the Stormceptor System. Fine (organics, silts and sand) Particle Size pm Distribution % Specific p Gravity SettlingSpecific Velocity ftls Particle Size Nm Distribution % Gravity Settling Velocity ft/s 20 60 150 400 2000 20 20 20 20 20 1.3 1.8 2.2 2.65 2.65 0.0013 0.0051 0.0354 0.2123 0.9417 Cumulative Finer (%) 100 90 80 70 60 50 40 30 20 10 0 1 CLAY -►t PCSWNIM for Stormceptor Grain Size Distributions SILT ---1 . 1 10 100 GRAVEL SAND COBBLES 1000 Grain Size (urn) +-ss"1,t[lFP W^ -Fin: Di°,lribnition -+-- OK 110 -F-00 ..' Cof,irse Figure 1. PCSWMM for Stormceptor standard design grain size distributions. 8 10000 Stormcepto( TSS Loading Parameters TSS Loading Function Buildup / Washoff Parameters Target Event Mean Concentration (EMC) (mg/L) Exponential Buildup Power Exponential Washoff Exponential 125 0.4 0.2 PCSWMM for Stormceptor calculates annual hydrology with the US EPA SWMM and local continuous historical rainfall data. Performance calculations of the Stormceptor System are based on the average annual removal of TSS for the selected site parameters. The Stormceptor System is engineered to capture fine particles (silts and sands) by focusing on average annual runoff volume ensuring positive removal efficiency is maintained during all rainfall events, while preventing the opportunity for negative removal efficiency (scour). Smaller recurring storms account for the majority of rainfall events and average annual runoff volume, as observed in the historical rainfall data analyses presented in this section. Rainfall Station Rainfall Station SEATTLE TAC Rainfall File Name Latitude Longitude Elevation (ft) Rainfall Period of Record (y) Total Rainfall Period (y) WA7473.NDC 47°26'40"N 122°18'50"W 370 58 58 OMA AIRPORT Total Number of Events Total Rainfall (in.) Average Annual Rainfall (in.) Total Evaporation (in.) Total Infiltration (in.) Percentage of Rainfall that is Runoff (%) 9561 1500.5 25.9 227.9 0.0 87.9 9 Stormceptor® Rainfall Event Analysis Rainfall Depth in. No. of Events Percentage of Total Events % Total Volume in. Percentage of Annual Volume 0,25 7886 82.5 516 N 0) 0 M 0) 0 0 0) 0 0 0 0 o o o O O 0c O M N N V t+J Cl O 0 0 0 O' O OQ O O O O O O O d O O 6 0 0 0 0 0.50 1029 10.8 367 0.75 337 3.5 206 1.00 128 1.3 111 125 62 0.6 70 1.50 40 0.4 55 1.75 30 0.3 50 2.00 15 0.2 28 2.25 6 0.1 13 2.50 7 0.1 17 2.75 6 0.1 16 3.00 6 0.1 18 3.25 1 0.0 3 3.50 1 0.0 3 3.75 2 0.0 7 4.00 2 0.0 8 4.25 0 0.0 0 4.50 1 0.0 4 4.75 1 0.0 5 5.00 0 0.0 0 5.25 0 0.0 0 5,50 1 0.0 5 5.75 0 0.0 0 6.00 0 0.0 0 6.25 0 0.0 0 6.50 0 0.0 0 6.75 0 0.0 0 7.00 0 0.0 0 7.25 D 0.0 0 7.50 0 0.0 0 7.75 0 0.0 0 8.00 0 0.0 0 8.25 0 0.0 0 >8.25 0 0.0 0 100 80 70 m 6o 0 U O 50 0 40 N 7 nc 30 20 0 Frequency of Occurence by Rainfall Depths -t- -F �N - I I I I I I! i. 1 I f f I I O •- IV P W W A P } Y . 9. 9. fil 6 T Oi A -1 lT ..il !J " 1 (1� l N �l D� (TIJ N N tJ1' U CT to "al vi Rainfall Depth (in.) N H <n 10 Stormceptor° Pollutograph 100 90 80 -0 70 w 60 "..1 50 2 g 40 30 Flow Rate cfs Cumulative Mass % 0.035 84.4 0.141 97.2 0.318 99.7 0.565 100.0 0.883 100.0 1.271 100.0 1.73 100.0 2.26 100.0 2.86 100.0 3.531 100.0 4.273 100.0" 5,085 100,0 5.968 100.0 6.922 100.0 7.946 100.0 9,041 100.0 10.206 100.0 11.442 100.0 12.749 100.0 14.126 100.0 15.574 100.0 - 17.092 100.0 15.681 100.0 20.341 100.0 22.072 100.0 23.873 100.0 25,744 100.0 27.687 100.0 29.7 100,0 31.783 100.0 Cumulative Mass Transported by Flow Rate For area: .45 (ac). imperviousness: 100%, rainfall station: SEATTLE TACOMA AIRPORT 10- 0 0 0 0 0.2 I 0.4 0.6 Flow (cfs) 11 0.8 I 1,0 1.2 Stormcepto( Stormceptor Sizing Detailed Report PCSWMM for Stormceptor Project Information Date Project Name Project Number Location 5/15/2013 Tukwila Village SC #2 Tukwila, WA Stormwater Quality Objective This report outlines how Stormceptor System can achieve a defined water quality objective through the removal of total suspended solids (TSS). Attached to this report is the Stormceptor Sizing Summary. Stormceptor System Recommendation The Stormceptor System model STC 450i achieves the water quality objective removing 95% TSS for a Fine (organics, silts and sand) particle size distribution. The Stormceptor System The Stormceptor oil and sediment separator is sized to treat stormwater runoff by removing pollutants through gravity separation and flotation. Stormceptor's patented design generates positive TSS removal for all rainfall events, including Targe storms. Significant levels of pollutants such as heavy metals, free oils and nutrients are prevented from entering natural water resources and the re -suspension of previously captured sediment (scour) does not occur. Stormceptor provides a high level of TSS removal for small frequent storm events that represent the majority of annual rainfall volume and pollutant load. Positive treatment continues for large infrequent events, however, such events have little impact on the average annual TSS removal as they represent a small percentage of the total runoff volume and pollutant load. Stormceptor is the only oil and sediment separator on the market sized to remove TSS for a wide range of particle sizes, including fine sediments (clays and silts), that are often overlooked in the design of other stormwater treatment devices. 1 Stormceptor Small storms dominate hydrologic activity, US EPA reports "Early efforts in stormwater management focused on flood events ranging from the 2 -yr to the 100 -yr storm. Increasingly stormwater professionals have come to realize that small storms (i.e. < 1 in. rainfall) dominate watershed hydrologic parameters Typically associated with water quality management issues and BMP design. These small storms are responsible for most annual urban runoff and groundwater recharge. Likewise, with the exception of eroded sediment, they are responsible for most pollutant washoff from urban surfaces. Therefore, the small storms are of most concern for the stormwater management objectives of ground water recharge, water quality resource protection and thermal impacts control." "Most rainfall events are much .smaller than design storms used for urban drainage models. In any given area, most frequently recurrent rainfall events are small (less than 1 in. of daily rainfall)." "Continuous simulation offers possibilities for designing and managing BMPs on an individual site -by -site basis that are not provided by other widely used simpler analysis methods. Therefore its application and use should be encouraged." — US EPA Stormwater Best Management Practice Design Guide, Volume 1 — General Considerations, 2004 Design Methodology Each Stormceptor system is sized using PCSWMM for Stormceptor, a continuous simulation model based on US EPA SWMM. The program calculates hydrology from up-to-date local historical rainfall data and specified site parameters, With US EPA SWMM's precision, every Stormceptor unit is designed to achieve a defined water quality objective. The TSS removal data presented follows US EPA guidelines to reduce the average annual TSS load. Stormceptor's unit process for TSS removal is settling. The settling model calculates TSS removal by analyzing (summary of analysis presented in Appendix 2): • Site parameters • Continuous historical rainfall, including duration, distribution, peaks (Figure 1) • Interevent periods • Particle size distribution • Particle settling velocities (Stokes Law, corrected for drag) • TSS Toad (Figure 2) • Detention time of the system The Stormceptor System maintains continuous positive TSS removal for all influent flow rates. Figure 3 illustrates the continuous treatment by Stormceptor throughout the full range of storm events analyzed. It is clear that large events do not significantly impact the average annual TSS removal. There is no decline in cumulative TSS removal, indicating scour does not occur as the flow rate increases. 2 Ston ceptor 90 80 70 60 91 50 40 0 CC 30 20 10 r9 T -I I. U IJ OI lu -1 ID V is is Flow (cfs) +__..f 1 o, ;I o Vi V w " io ‘4 O e3 >. O E..° 41 moi+ O Figure 1. Runoff Volume by Flow Rate for SEATTLE TACOMA AIRPORT — WA 7473, 1948 to 2005 for 0.1 ac, 100% impervious. Small frequent storm events represent the majority of annual rainfall volume. Large infrequent events have little impact on the average annual TSS removal, as they represent a small percentage of the total annual volume of runoff. so -I - 50 0 E ao F- py 30 0 J 20 10 0 o n o 0 N p < rY 6 i° a FJ Flow (cfs) -I W O iJ W N 'F ;3; A UI Figure 2. Long Term Pollutant Load by Flow Rate for SEATTLE TACOMA AIRPORT — 7473, 1948 to 2005 for 0.1 ac, 100% impervious. The majority of the annual pollutant load is transported by small 3 Stormceptor frequent storm events. Conversely, large infrequent events carry an insignificant percentage of the total annual pollutant Toad. Cumulative TSS removal (STC 450i) (%) 100 80-'= 40 30 20 10 0 0...1 0.2 0.3 0.4 0.5 Flow (cfs) 0.6 Stormceptor Model STC 450i TSS Removal (%) 95 Drainage Area (ac) 0.1 Impervious (%) 100 Figure 3. Cumulative TSS Removal by Flow Rate for SEATTLE TACOMA AIRPORT — 7473, 1948 to 2005. Stormceptor continuously removes TSS throughout the full range of storm events analyzed. Note that Targe events do not significantly impact the average annual TSS removal. Therefore no decline in cumulative TSS removal indicates scour does not occur as the flow rate increases. 4 S4ov¢mceptor6 Appendix 1 Stormceptor Design Summary Project Information Date Project Name Project Number Location 5/15/2013 Tukwila Village SC #2 Tukwila, WA Designer Information Company Contact Barghausen Consulting Engineers, Inc. Jake Jacobs, P.E. Notes N/A Drainage Area Total Area (ac) Imperviousness (%) 0.1 100 The Stormceptor System model STC 450i achieves the water quality objective removing 95% TSS for a Fine (organics, silts and sand) particle size distribution. Stormceptor Sizing Summary Rainfall Name State ID Years of Records Latitude Longitude SEATTLE TACOMA AIRPORT WA 7473 1948 to 2005 47°26'40"N 122°1650"W Water Quality Objective TSS Removal (%) 80 Upstream Storage Storage (ac -ft) Discharge (cfs) 0 0 Stormceptor Model STC 4501 STC 900 STC 1200 STC 1800 STC 2400 STC 3600 STC 4800 STC 6000 STC 7200 STC 11000 STC 13000 STC 16000 TSS Removal 95 98 98 98 98 99 99 99 99 99 99 100 5 MATERIALS"" • Stormceptor Particle Size Distribution Removing silt particles from runoff ensures that the majority of the pollutants, such as hydrocarbons and heavy metals that adhere to fine particles, are not discharged into our natural water courses. The table below lists the particle size distribution used to define the annual TSS removal. Fine (organics, silts and sand) Particle Size pm Distribution % Specific Gravity Settling Velocity ft/s 3 in. 3 in. Particle Size pm Distribution % Specific Gravity Settling Velocity ft/s 20 60 150 400 2000 20 20 20 20 20 1.3 1.8 2.2 2.65 2.65 0.0013 0.0051 0.0354 0.2123 0.9417 Stormceptor Design Notes • Stormceptor performance estimates are based on simulations using PCSWMM for Stormceptor. • Design estimates listed are only representative of specific project requirements based on total suspended solids (TSS) removal. • Only the STC 450115 adaptable to function with a catch basin inlet and/or inline pipes. • Only the Stormceptor models STC 450i to STC 7200 may accommodate multiple inlet pipes. • Inlet and outlet invert elevation differences are as follows: Inlet and Outlet Pipe Invert Elevations Differences Inlet Pipe Configuration STC 4501 STC 900 to STC 7200 STC 11000 to STC 16000 Single inlet pipe Multiple inlet pipes 3 in. 3 in. 1 in. 3 in. 3 in. Only one inlet pipe. • Design estimates are based on stable site conditions only, after construction is completed. • Design estimates assume that the storm drain is not submerged during zero flows. For submerged applications, please contact your local Stormceptor representative. • Design estimates may be modified for specific spills controls. Please contact your local Stormceptor representative for further assistance. • For pricing inquiries or assistance, please contact Rinker Materials 1 (800) 909-7763 www.rinkerstormceptor.com 6 Stormceptor° Appendix 2 Summary of Design Assumptions Site Drainage Area Total Area (ac) 0.1 Imperviousness (%) 100 Surface Characteristics Width (ft) Slope (%) Impervious Depression Storage (in.) Pervious Depression Storage (in.) Impervious Manning's n Pervious Manning's n 132 2 • 0.02 0.2 0.015 0.25 Maintenance Frequency Sediment build-up reduces the storage volume for sedimentation. Frequency of maintenance is assumed for TSS removal calculations. Maintenance Frequency (months) ( 12 Upstream Attenuation Infiltration Parameters Horton's equation is used to estimate infiltration Max. Infiltration Rate (in/hr) 2.44 Min. Infiltration Rate (in/hr) 0.4 Decay Rate (s-1) 0.00055 Regeneration Rate (s-1) 0.01 Evaporation Daily Evaporation Rate (inches/day) 0.1 Dry Weather Flow Dry Weather Flow (cfs) No Stage -storage and stage -discharge relationship used to model attenuation upstream of the Stormceptor System is identified in the table below. Storage ac -ft Discharge cfs 0 0 7 torrncoptorre' Particle Size Distribution Removing fine particles from runoff ensures the majority of pollutants, such as heavy metals, hydrocarbons, free oils and nutrients are not discharged into natural water resources. The table below identifies the particle size distribution selected to define TSS removal for the design of the Stormceptor System. Fine (organics, silts and sand) Specific Settling Specific Settling Particle Size Distribution Gravity Velocity Particle Size Distribution Gravity Velocity pm % ft/s pm % ft/s 20 20 1.3 0.0013 60 20 1.8 0.0051 150 20 2.2 0.0354 400 20 2.65 0.2123 2000 20 2.65 0.9417 Cumulative Finer (%,) 100 90 30 70 60 50 - 40-I 30 H 20 10 0 CLAY ►. PCSWIViM for Stormceptor Grain Size Distributions l GRAVEL SAND COBBLES 1 10 100 1000 10000 Grain Size (um) —tdal�FP — rine Distribution -.--OK-110 -t` r).`> Sand --coan:10 fii-tribttlion Figure 1. PCSWMM for Stormceptor standard design grain size distributions. 8 Stormceptor TSS Loading Parameters TSS Loading Function Buildup / Washoff Parameters Target Event Mean Concentration (EMC) (mg/L) Exponential Buildup Power Exponential Washoff Exponential 125 0.4 0.2 PCSWMM for Stormceptor calculates annual hydrology with the US EPA SWMM and local continuous historical rainfall data. Performance calculations of the Stormceptor System are based on the average annual removal of TSS for the selected site parameters. The Stormceptor System is engineered to capture fine particles (silts and sands) by focusing on average annual runoff volume ensuring positive removal efficiency is maintained during all rainfall events, while preventing the opportunity for negative removal efficiency (scour). Smaller recurring storms account for the majority of rainfall events and average annual runoff volume, as observed in the historical rainfall data analyses presented in this section. Rainfall Station Rainfall Station SEATTLE TAC Rainfall File Name WA7473.NDC Latitude 47°26'40"N Longitude 122°18'50"W Elevation (ft) 370 Rainfall Period of Record (y) 58 Total Rainfall Period (y) 58 OMA AIRPORT Total Number of Events 9561 Total Rainfall (in.) 1500.5 Average Annual Rainfall (in.) 25.9 Total Evaporation (in.) 212.4 Total Infiltration (in.) 0.0 Percentage of Rainfall that is 89.3 Runoff (%) 9 Stormceptorm Rainfall Event Analysis Rainfall Depth in, No. of Events Percentage of Total Events % Total Volume in. Percentage of Annual Volume % 0.25 7886 82.5 516 34.4 0.50 1029 10.8 367 24.5 0.75 337 3.5 206 13.7 1.00 128 1.3 111 7,4 1.25 62 0.6 70 4.7 1.50 40 0.4 55 3.6 1.75 30 0.3 50 3.3 2.00 15 0.2 28 1.9 2.25 6 0.1 13 0.8 2.50 7 0.1 17 1.1 2.75 8 0.1 16 1.1 3.0D 6 0.1 18 1,2 3.25 1 0.0 3 0.2 3.50 1 0,0 3 0.2 3.75 2 . 0.0 7 0.5 4.00 2 0.0 8 0.5 4.25 0 0.0 0 0.0 4.50 1 0.0 4 0.3 4.75 1 0.0 5 0.3 5.00 0 0.0 0 0.0 5.25 0 0.0 0 0.0 5.50 1 0.0 5 0.3 5.75 0 0.0 0 0.0 6.00 0 0.0 0 0.0 6.25 0 0.0 0 0.0 6.50 0 0.0 0 0.0 6.75 0 0.0 0 0.0 7.00 0 0.0 0 0.0 7.25 0 0.0 0 0.0 7.50 0 0.0 0 0,0 7.75 0 0.0 0 0.0 8.00 0 0.0 0 0.0 8.25 0 0.0 0 0.0 >8.25 0 0.0 0 0.0 100 L 80 70- U 60 - 21 U v 30 20 10 Frequency of Occurence by Rainfall Depths -1- I -..i --1- -2 f_._.. id, 6 51n U [Ir Rainfall Depth (in.) 10 Storrnceptor Pollutograph Annual Mass Transported (%) 100 Flow Rate cfs Cumulative Mass ok 0.035 96.3 0.141 100.0 0,318 100.0 0.565 100.0 0.883 100.0 1.271 100.0 1.73 100.0 226 100.0 2.86 100.0 3,531 100.0 4.273 100.0 5.085 100.0 5.968 100.0 6.922 100.0 7.946 100.0 9.041 100.0 10.206 100.0 11.442 100.0 12.749 100.0 14.126 100.0 15.574 100.0 17.092 100.0 18.681 100.0 20.341 100.0 22.072 100.0 23.873 100.0 25.744 100.0 27.687 100.0 29.7 100.0 31.783 100.0 Cumulative Mass Transported by Flow Rate For area: .1 (ac), imperviousness: 100%, rainfall station: SEATTLE TACOMA AIRPORT 90 80- 0- 70- 70- 60- 60- 50 50 40- 30- 20- 10 0 -' 00 0.1 0.2 I' 0.3 0.4 0.5 0.6 0.7 0.8 0.9 Flow (cfs) 11 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN The conveyance system for this project site is sized to convey the 100 -year storm event including areas upstream from the project site which are from a portion of Tukwila International Boulevard draining to South 144th Street as well as from a parking lot northeast of the project site which drains into Catch Basin No. 22 on this project site. The 100 -year storm was conveyed adequately in all pipes. 15255.004.doc NOT INCLUDED AT THIS TIME 6.0 SPECIAL REPORTS AND STUDIES Associated Earth Sciences, Inc. Ce(e rrathn jr Over 25 Vary ofSery ce September. 20, 2011 Project No. KE110238A Pacific Northern Construction 201 27th Avenue, Building A, Suite 300 Puyallup, Washington 98374 Attention: Mr. Bryan Park Subject: Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Proposed Tukwila Village Tukwila International Boulevard and South 144th Street Tukwila, Washington Dear Mr. Park: We are pleased to present these copies of our preliminary report for the referenced project. This report summarizes the results of our subsurface exploration, geologic hazards, and geotechnical engineering studies, and offers preliminary recommendations for the design and development of the proposed project. Our report is preliminary since project plans were under development at the time this report was written. We should be allowed to review the recommendations presented in this report and modify them, if needed, once final project plans have been formulated. We have enjoyed working with you on this study and are confident that the recommendations presented in this report will aid in the successful completion of your project. If you should have any questions regarding this report or if we can be of additional help to you, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Kurt . Merriman, P. Principal Engineer KDM/tb KEI 10238A3 Projects\201 I02381K E\W P Kirkland Everett to Tacoma 425-827-7701 425-259-0522 253-722-2992 www.aeseeo.com geotechnical Engineering Water Resources Env ironmentaC4ssess me nts and Remec(iation .Sustainable Development Services Geologic .Assessments Associated Earth Sciences, Inca Serving the Pacific .Northwest Since 1981 Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report PROPOSED TUKWILA VILLAGE Tukwila, Washington Prepared for Pacific Northern Construction Project No. KE110238A September 20, 2011 Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report PROPOSED TUKWILA VILLAGE Tukwila, Washington Prepared for Pacific Northern Construction Project No. K.E110238A September 20, 2011 SUBSURFACE EXPLORATION, GEOLOGIC HAZARDS, AND PRELIMINARY GEOTECHNICAL ENGINEERING REPORT PROPO SED TUKWILA VILLAGE Tukwila, Washington Prepared far: Pacific Northern Construction 201 27`h Avenue, Building A, Suite 300 Puyallup, Washington 98374 Prepared by: Associated Earth Sciences, Inc. 911 5th Avenue, Suite 100 Kirkland, Washington 98033 425-827-7701 Fax: 425-827-5424 September 20, 2011 Project No. KE110238A Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Project and Site Conditions I. PROJECT AND SITE CONDITIONS 1.0 INTRODUCTION This report presents the results of our subsurface exploration, geologic hazards, and preliminary geotechnical engineering studies for the proposed new Tukwila Village project. The site location is shown on the "Vicinity Map," Figure 1, and approximate locations of the exploration borings completed for this study are shown on the "Site and Exploration Plan," Figure 2. Logs of the subsurface explorations completed for this study and copies of laboratory testing results are included in the Appendix. Associated Earth Sciences, Inc. (AESI) was working on a Phase I Environmental Site Assessment (ESA) concurrent with the completion of this preliminary geotechnical engineering study. The Phase I ESA is presented under separate cover. 1.1 Purpose and Scope The purpose of this study was to provide geotechnical engineering design recommendations to be utilized in the preliminary design of the project. This study included a review of selected available geologic literature, advancing 20 exploration borings, installing six ground water observation wells, completing 16 exploration pits, and performing geologic studies to assess the type, thickness, distribution, and physical properties of the subsurface sediments and shallow ground water. Grain size analysis, moisture content, and organic content tests were completed on selected soil samples recovered from our exploration borings, and copies of laboratory test results are included in the Appendix. Geotechnical engineering studies were completed to establish preliminary recommendations for the type of suitable foundations and floors, allowable foundation soil bearing pressure, anticipated foundation and floor settlement, pavement recommendations, and drainage considerations. This report summarizes our fieldwork and offers preliminary recommendations based on our present understanding of the project. We recommend that we be allowed to review the recommendations presented in this report and revise them, if needed, when a project design has been finalized. 1.2 Authorization Authorization to proceed with this study was granted by Pacific Northern Construction. Our work was completed in general accordance with our scope of work and cost proposal, dated June 23, 2011. This report has been prepared for the exclusive use of Pacific Northern Construction and its agents for specific application to this project. Within the limitations of scope, schedule, and budget, our services have been performed in accordance with generally September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. lrWG/rb — KE11023843 - Projecta120110238110EIWP Page 1 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Project and Site Conditions accepted geotechnical engineering and engineering geology practices in effect in this area at the time our report was prepared. No other warranty, express or implied, is made. 2.0 PROJECT AND SITE DESCRIPTION At the time this report was prepared, detailed project plans were under development. The current project plan calls for a total of six buildings. On the north part of the site, three buildings will have multi -family residential space, commercial space, and office space, with parking at or near street level. A library building will be located near the west -central part of the site. On the southwest part of the site, a planned building will include spaces for police services, medical services, and commercial/office space. A new building on the southeast part of the site will include residential space with parking at or near ground level, Other planned improvements include access streets, parking areas, open spaces, and buried utilities. Site grading plans had not been formulated at the time this report was written. We anticipate that most construction will be completed close to existing grades with cuts and fills of less than about 5 feet to reach final grades. Deeper fills may be needed in Localized areas on the south- central and north -central parts of the site. Substantial basement walls may be needed for the police/medical building at the southwest site corner. The site slopes generally down to the south and east, with overall vertical relief of approximately 15 feet. The site includes areas of asphalt paving, gravel surfacing, Portland cement concrete slabs, concrete rubble, and areas that are covered with scattered trees and grass. Four buildings are also present, including a vacant restaurant building, a small retail building, and two garage/shop buildings. A portion of the south part of the site is surrounded by a metal fence. King County parcel maps and aerial photographs indicate that buildings previously existed on-site, and demolition of the previously existing buildings is evident by the areas of Portland cement slabs which likely represent floor slabs of partially demolished buildings. During our study we were provided with copies of environmental studies completed by other consultants that detailed some of the previous development on the site. The environmental studies by others and their relevance to the current project are discussed in further detail in the Phase I ESA. Concurrent with this study, a Phase I ESA was being completed, The ESA identified ground water contamination that originates off-site and appears to extend below the project. On the west -central part of the site a plume of gasoline contaminated ground water originating west of the site appears Iikely to extend onto the project site. On the north part of the site, a plume of gasoline contaminated water may extend southward onto the project site. We anticipate that excavations below the ground water level, particularly on the north and west parts of the site, will encounter ground water that could contain gasoline and will require special handling, September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/th — KE110238A3 - Projects120II02381KE{WP Page 2 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Prelinainaty Geotechnical Engineering Report Project and Site Conditions The site does not appear to contain slopes that will be treated as critical areas. The subsurface materials proposed for foundation support as recommended in this report do not appear to be susceptible to liquefaction during a design level seismic event. 3.0 SUBSURFACE EXPLORATION Our subsurface exploration completed for this project included advancing 20 exploration borings, installing six ground water observation wells, and completing 16 exploration pits. The conclusions and recommendations presented in this report are based on the explorations completed for this study. The locations and depths of the explorations were completed within site and budget constraints. 3.1 Exploration Borings The exploration borings were completed by advancing hollow -stem auger tools with a trailer - mounted drill rig. During the drilling process, samples were obtained at generally 2.5- to 5 -foot -depth intervals. The exploration borings were continuously observed and logged by a representative from our firm. The exploration logs presented in the Appendix are based on the field logs, drilling action, and inspection of the samples secured. Disturbed but representative samples were obtained by using the Standard Penetration Test (SPT) procedure in accordance with American Society for Testing and Materials (ASTM):D 1586. This test and sampling method consists of driving a standard 2 -inch, outside -diameter, split -barrel sampler a distance of 18 inches into the soil with a 140 -pound hammer free -falling a distance of 30 inches. The number of blows for each 6 -inch interval is recorded, and the number of blows required to drive the sampler the final 12 inches is known as the Standard Penetration Resistance ("N") or blow count, If a total of 50 is recorded within one 6 -inch interval, the blow count is recorded as the number of blows for the corresponding number of inches of penetration. The resistance, or N -value, provides a measure of the relative density of granular soils or the relative consistency of cohesive soils; these values are plotted on the attached exploration boring logs. The samples obtained from the split -barrel sampler were classified in the field and representative portions placed in watertight containers. The samples were then transported to our laboratory for further visual classification and laboratory testing, as necessary. September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/tb - KE110238A3 - Projec1s120110238IKGIWP Page 3 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Project and Site Conditions 3.2 Exploration Pits The exploration pits were excavated using a rubber -tired backhoe. The pits permitted direct, visual observation of subsurface conditions. Materials encountered in the exploration pits were studied and classified in the field by geologists from our firm. All exploration pits were backfilled after examination and logging. Selected samples were then transported to our laboratory for further visual classification and testing, as necessary. 4.0 SUBSURFACE CONDITIONS Subsurface conditions at the project site were inferred from the field explorations accomplished for this study, visual reconnaissance of the site, and review of selected applicable geologic literature. Because of the nature of exploratory work below ground, extrapolation of subsurface conditions between field explorations is necessary. It should be noted that differing subsurface conditions may sometimes be present due to the random nature of deposition and the alteration of topography by past grading and/or filling. The nature and extent of any variations between the field explorations may not become fully evident until construction. 4.1 Stratigraphy Fill Existing fill was encountered in all but two of our explorations. At the exploration locations where fill was observed, the depth of existing fill ranged from approximately 3 to 13 feet. The observed thickness of existing fill at each exploration location is noted on Figure 2 of this report. Existing fill was observed to consist of loose to medium dense granular sediments, with varying content of organic materials, litter, demolition materials, cobbles, and boulders. We completed organic content tests on several samples of the existing fill that visually appeared to have among the higher organic content of the observed materials. Laboratory testing indicates that the organic content of the tested materials was approximately 2.5 to 15.5 percent. Laboratory test results are included in the Appendix. Existing fill is not suitable for structural support. Existing fill should be removed from below planned building areas, or an alternate foundation system should be selected that derives structural support from competent materials below the existing fill. Existing fill should be re -worked under paving. Excavated existing fill material is not expected to be suitable for reuse in structural fill applications due to high moisture content, organic content, and possible construction waste content. Existing fill is discussed in greater detail in the "Site Preparation" section of this report. September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/tb - KE110238A3 - Projecrs120110238WEIWP Page 4 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Project and Site Conditions Vashon Ice Contact Sediments Below the existing fill, or below the surficial topsoil where no existing fill was encountered, our explorations encountered medium dense sand and silt with gravel interpreted to represent Vashon ice contact sediments. Ice contact sediments were originally deposited within or on a glacial ice mass, and were deposited at their current location when the ice melted. At this site, these materials tend to have widely varying density and textural characteristics. The ice contact sediments are expected to be silty and highly moisture -sensitive. Ice contact sediments will likely need to be moisture -conditioned during dry site and weather conditions to achieve moisture contents that allow compaction to a firm and unyielding condition and to the specified degree for structural fill use. Reuse of excavated ice contact sediments is acceptable from a geotechnical engineering standpoint contingent on proper moisture conditioning, and only if such reuse is specifically allowed by project plans and specifications. Vashon Lodgement Till All but two of the exploration borings encountered dense to very dense sand with silt and gravel interpreted as lodgement till sediments below the ice contact sediments. Lodgement till was deposited at the base of an active continental glacier and was subsequently compacted by the weight of the overlying glacial ice. Lodgement till typically possesses high-strength and low -compressibility attributes that are favorable for support of foundations, floor slabs, and paving, with proper preparation. Lodgement till is silty and moisture -sensitive. In the presence of moisture contents above the optimum moisture content for compaction purposes, lodgement till can be easily disturbed by vehicles and earthwork equipment. Due to the depth below existing grade where lodgement till was observed, it appears unlikely that lodgement till will be excavated in substantial quantities for this project. If lodgement till is encountered in substantial quantities, careful management of moisture -sensitive soils will be needed to reduce the potential for disturbance of wet lodgement till soils and costs associated with repairing disturbed soils. Published Geologic Map We reviewed a published geologic map of the area (Geologic Map of King County, Washington, by Derek B. Booth, Kathy A. Troost, and Aaron P. Wisher, 2006). The referenced map indicates that the site is underlain by lodgement till sediments. 4.2 Hydrology Ground water was encountered in all but two of our exploration borings, and in 10 of our exploration pits. We installed ground water observation wells in six of our exploration borings. We developed the wells and measured equilibrium water levels on August 26, 2011 September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWGRt - KE110238A3 . ProJects1201102381KE1WP Page 5 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Project and Site Conditions approximately 4 to 11 feet below the ground surface, with typical depths to water of around 5 feet. Observed ground water levels are depicted on the exploration logs attached with this report. We anticipate that winter ground water levels may be shallower, and we plan to measure water levels periodically through the corning winter. The observed ground water appears to be contained in existing fill, and within the ice contact sediments. Ground water conditions should be expected to vary in response to changes in weather, season, on- and off- site land usage, and other factors. September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/tb - KE110238A3 - Projecta1201102381KE1WP Page 6 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Geologic Hazards and Mitigations II. GEOLOGIC HAZARDS AND MITIGATIONS The following discussion of potential geologic hazards is based on the geologic, slope, and ground and surface water conditions, as observed and discussed herein. The discussion will be limited to slope stability, seismic, and erosion issues. The site does not contain subsurface and slope conditions that are likely to trigger City of Tukwila steep slope critical areas regulations. The City does not designate erosion hazard areas; however, later sections of this report discuss erosion control to satisfy State requirements for construction site management. The native sediments on-site are not expected to have significant liquefaction potential, and a quantitative liquefaction analysis was not warranted or completed. It is possible that some of the existing fill on-site would be susceptible to liquefaction during a seismic event; however, this report recommends that existing fill not be used for structural support. 5.0 SLOPE HAZARDS AND MITIGATIONS The site does not appear to contain slopes that constitute a slope stability hazard, in our opinion, and does not contain slopes that meet the definition for landslide hazard areas as contained in Tukwila Municipal Code Section 18.45.120. No quantitative slope stability analysis was completed for this study, and none is warranted for the currently proposed project, in our opinion. 6.0 SEISMIC HAZARDS AND MITIGATIONS The following discussion is a general assessment of seismic hazards that is intended to be useful to the owner in terms of understanding seismic issues, and to the structural engineer for preliminary structural design. Earthquakes occur regularly in the Puget Lowland. The majority of these events are small and are usually not felt by people. However, large earthquakes do occur, as evidenced by the 1949, 7.2 -magnitude event; the 2001, 6.8 -magnitude event; and the 1965, 6.5 -magnitude event, The 1949 earthquake appears to have been the largest in this region during recorded history and was centered in the Olympia area. Evaluation of earthquake return rates indicates that an earthquake of the magnitude between 5.5 and 6.0 is likely within a given 20 -year period. Generally, there are four types of potential geologic hazards associated with large seismic events: 1) surficial ground rupture, 2) seismically induced landslides, 3) liquefaction, and September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWGhb - K511023&13 - Projeas1201102381KE1WP Page 7 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Geologic Hazards and Mitigations 4) ground motion. The potential for each of these hazards to adversely impact the proposed project is discussed below. 6.1 Surficial Ground Rupture Generally, the largest earthquakes that have occurred in the Puget Sound area are sub -crustal events with epicenters ranging from 50 to 70 kilometers in depth. Earthquakes that are generated at such depths usually do not result in fault rupture at the ground surface. However, current research indicates that surficial ground rupture is possible in the Seattle and Tacoma Fault Zones. The Seattle and Tacoma Fault Zones are areas of active research. Our current understanding of these fault zones is poor, and actively evolving. The site is located south of the currently mapped limits of the Seattle Fault Zone, and north of the mapped limits of the Tacoma Fault Zone. Due to the fact that the site lies outside of the currently understood limits of these known fault zones, the risk of damage to the project as a result of surficial ground rupture is low, in our opinion. 6.2 Seismically Induced Landslides The site does not contain steep slopes, and does not appear to have significant risk of seismically induced landslides, in our opinion. We did not complete a quantitative slope stability analysis as part of this study, and none is warranted for the currently proposed project, in our opinion. 6.3 Liquefaction Liquefaction is a process through which unconsolidated soil loses strength as a result of vibrations, such as those which occur during a seismic event. During normal conditions, the weight of the soil is supported by both grain -to -grain contacts and by the fluid pressure within the pore spaces of the soil below the water table. Extreme vibratory shaking can disrupt the grain -to -grain contact, increase the pore pressure, and result in a temporary decrease in soil shear strength. The soil is said to be liquefied when nearly all of the weight of the soil is supported by pore pressure alone. Liquefaction can result in deformation of the sediment and settlement of overlying structures. Areas most susceptible to liquefaction include those areas underlain by non -cohesive silt and sand with low relative densities, accompanied by a shallow water table. The site contains some shallow existing fill soils that are relatively loose, and saturated in some intervals. These sediments are relatively thin, and are within the zone where ground water is potentially contaminated with gasoline. Due the presence of weak soils, and the presence of impacted ground water that would make excavating weak soils difficult, this report recommends use of a deep foundation system. Deep foundation systems are one of the most September 20, 2011 BWG/tb - KE110238,13 - Projects1201102381KEIWP ASSOCIATED EARTH SCIENCES, INC. Page 8 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Geologic Hazards and Mitigations common measures used to mitigate liquefaction risks. Because the project will use a deep foundation system, any liquefaction risks would be mitigated and therefore a detailed liquefaction analysis was not completed for this study. 6.4 Ground Motion Structural design of buildings should follow 2009 International Building Code (IBC) standards using Site Class "E". The 2009 IBC seismic design parameters for short period (Ss) and 1 -second period (Si) spectral acceleration values were determined by the latitude and longitude of the project site using the U.S. Geological Survey (USGS) software utility Seismic Hazard Curves and Uniform Response Spectra. The USGS software interpolated mapped ground motions at the project site as follows for periods of 0.2 and 1.0 seconds, respectively, with a 2 percent chance of exceedence in 50 years: Ss = 1.466, Si = 0.504. The USGS software also calculated values for SMs of 1.466, and SMI of 0.655. 7.0 EROSION HAZARDS AND MITIGATIONS The City of Tukwila Municipal Code Section 18.45.120 does not include erosion hazard areas in its definitions of Areas of Potential Geologic Instability. The following discussion addresses Washington State Department of Ecology (Ecology) erosion control regulations that will be applicable to the project. In our opinion, implementation of the following recommendations should be adequate to address City of Tukwila requirements. As of October 1, 2008, the Ecology Construction Storm Water General Permit (also known as the National Pollutant Discharge Elimination System [NPDES] permit) requires weekly Temporary Erosion and Sedimentation Control (TESC) inspections and turbidity monitoring for all sites 1 or more acres in size that discharge storm water to surface waters of the state. Because we anticipate that the proposed project will require disturbance of more than 1 acre, we anticipate that these inspection and reporting requirements will be triggered. The following recommendations are related to general erosion potential and mitigation. The erosion potential of the site soils is significant when the soils are exposed. The most effective erosion control measure is the maintenance of adequate ground cover. Maintaining cover measures atop disturbed ground provides the greatest reduction to the potential generation of turbid runoff and sediment transport. During the local wet season (October P1 through March 315`), exposed soil should not remain uncovered for more than 2 days unless it is actively being worked. Ground -cover measures can include erosion control matting, plastic sheeting, straw mulch, crushed rock or recycled concrete, or mature hydroseed. September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/th — KE11023843 - Projcctst 201102384KE1WP Page 9 Proposed Tukwila Village Tukwila, Washington Subsu►face Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Geologic Hazards and Mitigations Some fine-grained surface soils are the result of natural weathering processes that have broken down parent materials into their mineral components. These mineral components can have an inherent electrical charge. Electrically charged mineral fines will attract oppositely charged particles and can combine (flocculate) to form larger particles that will settle out of suspension. The sediments produced during the recent glaciation of Puget Sound are, however, most commonly the suspended soils that are carried by site storm water. The fine-grained fraction of the glacially derived soil is referred to as "rock flour," which is primarily a silt -sized particle with no electrical charge. These particles, once suspended in water, may have settling times in periods of months, not hours. Therefore, the flow length within a temporary sediment control trap or pond has virtually no effect on the water quality of the discharge, since silt will not settle out of suspension in the time it takes to flow from one end of the pond to the other. Reduction of turbidity from a construction site is almost entirely a function of cover measures and flow control. Temporary sediment traps and ponds are necessary to control the release rate of the runoff and to provide a catchment for sand -sized and larger soil particles, but are very ineffective at reducing the turbidity of the runoff. To mitigate the erosion hazards and potential for off-site sediment transport, we recommend the following: 1. The winter performance of a site is dependent on a well -conceived plan for control of site erosion and storm water runoff. It is easier to keep the soil on the ground than to remove it from storm water. The owner and the design team should include adequate ground -cover measures, access roads, and staging areas in the project bid to give the selected contractor a workable site. The selected contractor needs to be prepared to implement and maintain the required measures to reduce the amount of exposed ground. A site maintenance plan should be in place in the event storm water turbidity measurements are greater than the Ecology standards. 2. All TESC measures for a given area to be graded or otherwise worked should be installed prior to any activity within that area. The recommended sequence of construction within a given area would be to install sediment traps and/or ponds and establish perimeter flow control prior to starting mass grading. 3. During the wetter months of the year, or when large storm events are predicted during the summer months, each work area should be stabilized so that if showers occur, the work area can receive the rainfall without excessive erosion or sediment transport. The required measures for an area to be "buttoned -up" will depend on the time of year and the duration the area will be left unworked. During the winter months, areas that are to be left unworked for more than 2 days should be mulched or covered with plastic. September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/rb - KE11023843 - Prajects120110238 KEIWP Page 10 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Geologic Hazards and Mitigations During the summer months, stabilization will usually consist of seal -rolling the subgrade. Such measures will aid in the contractor's ability to get back into a work area after a storm event. The stabilization process also includes establishing temporary storm water conveyance channels through work areas to route runoff to the approved treatment facilities. 4. All disturbed areas should be revegetated as soon as possible. If it is outside of the growing season, the disturbed areas should be covered with mulch, as recommended in the erosion control plan. Straw mulch provides the most cost-effective cover measure and can be made wind -resistant with the application of a tackifier after it is placed. 5. Surface runoff and discharge should be controlled during and following development. Uncontrolled discharge may promote erosion and sediment transport. Under no circumstances should concentrated discharges be allowed to flow over significant slopes. 6. Soils that are to be reused around the site should be stored in such a manner as to reduce erosion from the stockpile. Protective measures may include, but are not limited to, covering with plastic sheeting, the use of low stockpiles in flat areas, or the use of straw bales/silt fences around pile perimeters. During the period between October 1st and March 31st, these measures are required. 7. On-site erosion control inspections and turbidity monitoring should be performed in accordance with Ecology requirements. Weekly and monthly reporting to Ecology should be performed on a regularly scheduled basis. TESC monitoring should be part of the weekly construction team meetings. Temporary and permanent erosion control and drainage measures should be adjusted and maintained, as necessary, at the time of construction. It is our opinion that with the proper implementation of the TESC plans and by field -adjusting appropriate mitigation elements (best management practices {BMPs]) during construction, as recommended by the erosion control inspector, the potential adverse impacts from erosion hazards on the project may be mitigated. September 20, 2011 ASSOCIATED EARTH SCIENCES, INC_ BWC/tb - KE11023843 - Projeusl201102381KEIWP Page 11 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations III. PRELIMINARY DESIGN RECOMMENDATIONS 8.0 INTRODUCTION Most of the site is underlain by a layer of surficial existing fill that is loose and variable. Existing fill is not suitable for support of new foundations, and warrants remedial preparation where it occurs below paving and similar lightly loaded structures. The surficial fill is underlain at depth by relatively dense native soils that are suitable for foundation support. The depth to suitable support soils ranges from approximately 1 to 13 feet below existing grade. The weak existing fill soils extend below the ground water level across a substantial portion of the site. Because of suspected ground water contamination that originates off-site and likely extends below the project, we anticipate that it is not feasible to remove the weak soils to allow the use of conventional shallow foundations. The preferred foundation alternative is stone columns. Stone columns could be advanced to varying depths that accommodate variations in subsurface conditions across the site. The resulting building pad will consist of existing soils improved by installation of stone columns. A conventional shallow foundation `system is then constructed above the finished building pad. Stone columns offer direct foundation support, as well as ground improvement effects for weaker soils that remain between stone columns. At this site, a stone column construction method that does not generate drill cuttings is required. Another possible foundation support alternative would be driven piles. Driven piles can be driven to varying depths to accommodate a variable depth to suitable bearing materials. Driven piles have some constraints that would be significant on this site. Driven piles typically have a minimum depth of installation that can be difficult to achieve if suitable bearing soils are present under a portion of the building footprint. Constructing the building with a hybrid foundation system that uses both foundation piles and shallow foundations can also be challenging, with the potential for differential foundation performance between different portions of the building with different foundation types. Pile driving and stone column construction have the potential to generate vibrations and vibration -related complaints. Though these tasks have the potential to generate damaging vibrations, more typically vibration -related complaints reflect the concern of neighbors, and not valid engineering problems. Addressing vibration -related complaints can carry significant costs, even if the complaints are without technical merit. This report provides preliminary recommendations for foundation support using stone columns. We should be allowed to offer situation -specific recommendations if a different foundation system is selected. September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. 13WGhb - KE110238,43 - Projecrs1201102381KEIWP Page 12 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations 9.0 SITE PREPARATION Existing buildings, foundations, buried utilities, vegetation, topsoil, and any other deleterious materials should be removed where they are located below planned construction areas. We installed six ground water observation wells for this study, and may eventually install additional wells before the design process is complete. Where existing wells are not compatible with future site development plans, they should be decommissioned in accordance with Washington Adnzinistrative Code Section 173-160 by a Washington State licensed well driller. All disturbed soils resulting from demolition activities should be removed to expose underlying undisturbed native sediments and replaced with structural fill, as needed. All excavations below final grade made for demolition activities should be backfilled, as needed, with structural fill. Erosion and surface water control should be established around the clearing limits to satisfy local requirements. Once demolition has been completed, existing fill should be addressed. The observed fill depth in our exploration borings was up to approximately 13 feet below existing grade. Existing fill could be removed and replaced as described here, or a stone column foundation system could be used that will reduce or eliminate the need to remove existing fill. Where fill does not extend below the ground water table and is to be removed, existing fill could be removed from below areas of planned foundations to expose underlying, undisturbed native sediments, followed by restoration of the planned foundation grade with structural fill. Removal of existing fill should extend laterally beyond the building footprint by a distance equal to the depth of overexcavation. For example, if existing fill is removed to a depth of 2 feet below a planned footing 'area, the excavation should also extend laterally 2 feet beyond the building footprint in that area. Where existing fill is removed and replaced with structural fill, conventional shallow foundations may be used for building support. Where existing fill extends below ground water level, we recommend that existing fill be excavated, as needed, to construct a building pad working surface for stone column installation. Subgrade protection is discussed in Section 9.2 of this report. Below areas of planned flexible paving in parking lots and driveways, it would be possible to leave existing fill in place with some remedial preparation. These recommendations may warrant review by the City of Tukwila before they are applied to public streets. • We recommend that parking lot and driveway paving areas be stripped of existing topsoil, excavated to a level at least 2 feet below planned paving subgrade, and proof -rolled and compacted as described later in this report for preparation of paving subgrades. If the resulting surface is firm and unyielding and compacted to 95 percent or more of the modified Proctor maximum dry density, planned subgrade elevation could then be restored by placing Structural Fill. If the subgrade is wet or yielding, we recommend that additional existing fill be removed and replaced with material that is capable of being compacted under field conditions that are present at the time the work is completed. During wet site or weather conditions, select fill September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/rr, - KE)10238,43 - Projecu1201102381KELWP Page 13 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations may be needed for this application. A geotextile separation fabric may be required between the prepared subgrade and new compacted structural fill. It should be noted that leaving existing fill in place below planned paving carries some risks of future settlement. Such risks are offset by a substantial saving in initial construction costs. We are available to answer questions regarding cost savings and risks associated with leaving the existing fill in place below planned paving. 9.1 Site Drainage and Surface Water Control The site should be graded to prevent water from ponding in construction areas and/or flowing into excavations. Exposed grades should be crowned, sloped, and smooth drum -rolled at the end of each day to facilitate drainage. Accumulated water must be removed from subgrades and work areas immediately prior to performing further work in the area. Equipment access may be limited, and the amount of soil rendered unfit for use as structural fill may be greatly increased, if drainage efforts are not accomplished in a timely sequence. If an effective drainage system is not utilized, project delays and increased costs could be incurred due to the greater quantities of wet and unsuitable fill, or poor access and unstable conditions. We anticipate that ground water could be encountered in excavations completed during construction. It would likely be possible to design the project in such a way that extensive construction dewatering is not needed. Because of the suspected ground water contamination below portions of the project, we anticipate that project plans will be formulated in such a way that excavation below the ground water level is minimized or not needed. We should be allowed to offer situation -specific recommendations if deeper excavations with dewatering systems are considered. Final exterior grades should promote free and positive drainage away from the building at all times. Water must not be allowed to pond, or to collect adjacent to foundations or within the immediate building area. We recommend that a gradient of at least 3 percent for a minimum distance of 10 feet from the building perimeter be provided, except in paved locations. In paved locations, a minimum gradient of 1 percent should be provided, unless provisions are included for collection and disposal of surface water adjacent to the structure. 9.2 Subgrade Protection To the extent that it is possible, the existing paving should be used for construction staging. If building construction will proceed during the winter, we recommend the use of a working surface of sand and gravel, crushed rock, or quarry spalls to protect the building pad and any other exposed soils, particularly in areas supporting concentrated equipment traffic. In winter construction staging areas and areas that will be subjected to repeated heavy loads, such as those that occur during construction of masonry walls, a minimum thickness of 12 inches of September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/tb - KE110238A3 - Projects1201102381KE• MP Page 14 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations quarry spalls or 18 inches of pit run sand and gravel is recommended. If subgrade conditions are soft and silty, a geotextile separation fabric, such as Mirafi 500x or approved equivalent, should be used between the subgrade and the new fill. For building pads where floor slabs and foundation construction will be completed in the winter, a similar working surface should be used, composed of at least 6 inches of pit run sand and gravel or crushed rock. Construction of working surfaces from advancing fill pads could be used to avoid directly exposing the subgrade soils to vehicular traffic. Foundation subgrades may require protection from foot and equipment traffic and ponding of runoff during wet weather conditions. Typically, compacted crushed rock or a lean -mix concrete mat placed over a properly prepared subgrade provides adequate subgrade protection. Foundation concrete should be placed and excavations backfilled as soon as possible to protect the bearing surface, 9.3 Proof -Rolling and Subgrade Compaction Following the recommended demolition, site stripping, and planned excavation, the stripped subgrade within the building areas should be proof -rolled with heavy, rubber -tired construction equipment, such as a fully loaded, tandem -axle dump truck. Proof -rolling should be performed prior to structural fill placement or foundation excavation. The proof -roll should be monitored by the geotechnical engineer so that any soft or yielding subgrade soils can be identified. Any soft/loose, yielding soils should be removed to a stable subgrade. The subgrade should then be scarified, adjusted in moisture content, and recompacted to the required density. Proof -rolling should only be attempted if soil moisture contents are at or near optimum moisture content. Proof -rolling of wet subgrades could result in further degradation. Low areas and excavations may then be raised to the planned finished grade with compacted structural fill. Subgrade preparation and selection, placement, and compaction of structural fill should be performed under engineering -controlled conditions in accordance with the project specifications. 9.4 Overexcavation/Stabilization Construction during extended wet weather periods could create the need to overexcavate exposed soils if they become disturbed and cannot be recompacted due to elevated moisture content and/or weather conditions. Even during dry weather periods, soft/wet soils, which may need to be overexcavated, may be encountered in some portions of the site. If overexcavation is necessary, it should be confirmed through continuous observation and testing by AESI. Soils that have become unstable may require remedial measures in the form of one or more of the following: September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/rb - KE110238A3 - Prajecls1201102381KERWP Page 15 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report . Preliminary Design Recommendations 1. Drying and recompaction. Selective drying may be accomplished by scarifying or windrowing surficial material during extended periods of dry and warm weather. 2. Removal of affected soils to expose a suitable bearing subgrade and replacement with compacted structural fill. 3. Mechanical stabilization with a coarse crushed aggregate compacted into the subgrade, possibly in conjunction with a geotextile. 4. Soil/cement admixture stabilization. 9.5 Wet Weather Conditions If construction proceeds during an extended wet weather construction period and the moisture - sensitive site soils become wet, they will become unstable. Therefore, the bids for site grading operations should be based upon the time of year that construction will proceed. It is expected that in wet conditions, additional soils may need to be removed and/or other stabilization methods used, such as a coarse crushed rock working mat to develop a stable condition if silty subgrade soils are disturbed in the presence of excess moisture. The severity of construction disturbance will be dependent, in part, on the precautions that are taken by the contractor to protect the moisture- and disturbance -sensitive site soils. If overexcavation is necessary, it should be confirmed through continuous observation and testing by a representative of our firm. 9.6 Temporary and Permanent Cut Slopes In our opinion, stable construction slopes should be the responsibility of the contractor and should be determined during construction. For estimating purposes, however, we anticipate that temporary, unsupported cut slopes in unsaturated existing fill and unsaturated shallow native sediments can be made at a maximum slope of 1.511:1V (Horizontal: Vertical) or flatter. Temporary slopes in native soils described in exploration logs as dense to very dense may be planned at 1H:1V. Unshored excavations below the ground water level should not be attempted. As is typical with earthwork operations, some sloughing and raveling may occur, and cut slopes may have to be adjusted in the field. If ground water seepage is encountered in cut slopes, or if surface water is not routed away from temporary cut slope faces, flatter slopes will be required. In addition, WISHA/OSHA regulations should be followed at all times. Permanent cut and structural fill slopes that are not intended to be exposed to surface water should be designed at inclinations of 2H:1 V or flatter. All permanent cut or fill slopes should be compacted to at least 95 percent of the modified Proctor maximum dry density, as determined by ASTM:D 1557, and the slopes should be protected from erosion by sheet plastic until vegetation cover can be established during favorable weather. September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. DWG/N> — KE11023843 - Projects1201102381KE1WP Page 16 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations 9.7 Frozen Subgrades If earthwork takes place during freezing conditions, all exposed subgrades should be allowed to thaw and then be recompacted prior to placing subsequent lifts of structural fill or foundation components. Alternatively, the frozen material could be stripped from the subgrade to reveal unfrozen soil prior to placing subsequent lifts of fill or foundation components. The frozen soil should not be reused as structural fill until allowed to thaw and adjusted to the proper moisture content, which may not be possible during winter months. 10.0 STRUCTURAL FILL All references to structural fill in this report refer to subgrade preparation, fill type and placement, and compaction of materials, as discussed in this section. If a percentage of compaction is specified under another section of this report, the value given in that section should be used. After stripping, planned excavation, and any required overexcavation have been performed to the satisfaction of the geotechnical engineer, the upper 12 inches of exposedground in areas to receive fill should be recompacted to 90 percent of the modified Proctor maximum density using ASTM:D 1557 as the standard. If the subgrade contains silty soils and too much moisture, adequate recompaction may be difficult or impossible to obtain, and should probably not be attempted. In lieu of recompaction, the area to receive fill should be blanketed with washed rock or quarry spalls to act as a capillary break between the new fill and the wet subgrade. Where the exposed ground remains soft and further overexcavation is impractical, placement of an engineering stabilization fabric may be necessary to prevent contamination of the free -draining layer by silt migration from below. After recompaction of the exposed ground is tested and approved, or a free -draining rock course is laid, structural fill may be placed to attain desired grades. Structural fill is defined as non-organic soil, acceptable to the geotechnical engineer, placed in maximum 8 -inch loose lifts, with each lift being compacted to 95 percent of the modified Proctor maximum density using ASTM:D 1557 as the standard. For fill placed below foundation elements designed with an allowable foundation soil bearing pressure higher than 3,000 pounds per square foot (psf), only compacted crushed rock or controlled density fill (CDF) may be used to raise grades. In the case of roadway and utility trench filling, the backfill should be placed and compacted in accordance with current City of Tukwila codes and standards. The top of the compacted fill should extend horizontally outward a minimum distance of 3 feet beyond the locations of the roadway edges before sloping down at an angle of 2H:IV. September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/tb — KEI102.38A3 - Projectr1201102381KE1WP Page 17 Proposed Tukwila Village Tukwila, Washington Subswface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Prelhninmy Design Recommendations The contractor should note that any proposed fill soils must be evaluated by AESI prior to their use in fills. This would require that we have a sample of the material 72 hours in advance to perform a Proctor test and determine its field compaction standard. Soils in which the amount of fine-grained material (smaller than the No. 200 sieve) is greater than approximately 5 percent (measured on the minus No. 4 sieve size) should be considered moisture -sensitive. Use of moisture -sensitive soil in structural fills should be limited to favorable dry weather conditions. The native and existing fill soils present on-site contained significant amounts of organic material in some areas, and significant amounts of silt and are considered highly moisture -sensitive. Non-organic on-site soils free of demolition waste and other deleterious materials may be reused in structural fill applications if specifically allowed by project plans and specifications, and if moisture conditions can be achieved that allow compaction to a firm and unyielding condition and to the specified minimum density for the application where they are used. If fill is placed during wet weather or if proper compaction cannot be obtained, a select import material consisting of a clean, free -draining gravel and/or sand should be used. Free -draining fill consists of non-organic soil with the amount of fine-grained material limited to 5 percent by weight when measured on the minus No. 4 sieve fraction with at least 25 percent retained on the No. 4 sieve. A representative from our firm should inspect the stripped subgrade and be present during placement of structural fill to observe the work and perform a representative number of in-place density tests. In this way, the adequacy of the earthwork may be evaluated as filling progresses, and any problem areas may be corrected at that time. It is important to understand that taking random compaction tests on a part-time basis will not assure uniformity or acceptable performance of a fill. As such, we are available to aid the owner in developing a suitable monitoring and testing program. 11.0 FOUNDATIONS The subsurface explorations completed for this study encountered highly variable subsurface conditions, most of which are not capable of supporting conventional shallow foundations. We recommend that the site use a conventional shallow foundation system above building pads improved with stone columns. Other foundation support alternatives are possible, including the use of driven piles. We should be allowed to offer situation -specific recommendations if a foundation support system other than stone columns is used. 11.1 Shallow Foundations Spread footings may be used for building support when founded directly on a building pad that is prepared by installation of stone columns. We recommend that the design of the stone columns target a design foundation soil bearing pressure of 5,000 psf. Higher foundation soil September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/th - KE110238A3 - Projeas1201102381KE1WP Page 18 Proposed Tukwila Village Tukwila, Washington ,Subsurface Exploration, Geologic Hazards, and Prelilninaty Geotechnical Engineering Report Preliminary Design Reconnnendations bearing pressures are possible with stone columns, but are not expected to be needed for this project. We should be allowed to offer additional recommendations if foundation soil bearing pressures higher than 5,000 psf are needed. For those portions of the site underlain by suitable native sediments, stone columns may not be needed. In this case, any fill placed to raise grades below foundations designed with an allowable foundation soil bearing pressure of 5,000 psf must consist of crushed rock or CDF. If one or more of the building pads will be supported entirely by conventional structural fill, an allowable foundation soil bearing pressure of 3,000 psf should be used for design. Perimeter footings should be buried at least 18 inches into the surrounding soil for frost protection. However, all footings must penetrate to the prescribed bearing stratum, and no footing should be founded in or above organic or loose soils. All footings should have a minimum width of 18 inches. It should be noted that the area bound by lines extending downward at 1H: IV from any footing must not intersect another footing or intersect a filled area that has not been compacted to at least 95 percent of ASTM:D 1557. In addition, a 1.511:1V line extending down from any footing must not daylight because sloughing or raveling may eventually undermine the footing. Thus, footings should not be placed near the edge of steps or cuts in the bearing soils. Anticipated settlement of footings founded as described above should be on the order of 34 inch or less. However, disturbed soil not removed from footing excavations prior to footing placement could result in increased settlements. All footing areas should be inspected by AESI prior to placing concrete to verify that the design bearing capacity of the soils has been attained and that construction conforms to the recommendations contained in this report. Such inspections may be required by the governing municipality. Perimeter footing drains should be provided as discussed under the "Drainage Considerations" section of this report. 11.2 Stone Columns Our recorrunended approach to foundation design is to install stone columns. Stone columns consist of columns of compacted crushed rock below the building pad. Installation of stone columns results in significant densification of the surrounding soils, as well as a network of compacted stone columns. There is little consistency between different contractors who install stone columns with respect to their installation equipment and methods. The diameters, depth capability, compactive energy, and other critical factors of each contractor's equipment must be considered when designing a stone column foundation system, and therefore such systems are typically designed by the contractor who installs them. Once stone columns are installed, the building is constructed with a conventional shallow foundation system above a subgrade that has been improved through installation of stone columns. At this site, a stone column system that does not generate drill cuttings is required. Material excavated from below the September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/ttr — KE110238A.3 - Projects1201102381KE1WP Page 19 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations ground water level may contain gasoline that would require special treatment, and therefore the foundation construction method that is used should not result in bringing significant quantities of soil from below the ground water level to the surface. The stone columns should be installed after the site is excavated and the building pad fill is placed and compacted. The purpose of stone columns is to both improve existing loose soils and to transmit loads to more competent bearing materials at depth. Stone columns are formed by advancing a hollow mandrel to a pre -determined depth. Crushed rock is then compacted through the hollow mandrel in thin lifts. The result is a column of compacted aggregate and compaction of soils surrounding the stone columns. Stone columns are proprietary systems and are designed by the contractor who installs them. The contractor will determine the depth and diameter of the stone columns holes and the appropriate spacing. Conventional shallow foundations are then constructed above the subgrade after stone columns have been installed. The stone columns contractor should review exploration logs contained in this report carefully. Our explorations encountered existing fill. Existing fill was observed to contain organic materials and scattered demolition waste. The existing fill and the existing native sediments were observed to contain cobbles and boulders as noted on the exploration logs. Where drilling obstacles are' encountered, the contractor should be prepared to relocate stone columns, or remove obstacles, as needed. The contractor should expect ground water as noted on exploration logs in the Appendix. The contractor should not assume that the suite is suitable for use of uncased open holes. In our opinion, using a system of stone columns, it would be possible to achieve an allowable foundation soil bearing pressure of 5,000 psf. For this project, jetting the stone column mandrel into the ground using compressed air or water will not be allowed. 11.3 Baseline Survey Installation of stone columns will cause vibration that could trigger complaints from adjacent properties. We recommend completion of a detailed photographic survey of adjacent buildings, sidewalks, and paving prior to constructing stone columns. Particular attention should be paid to documenting any existing cracks prior to stone column construction. The owner and construction team should consider placing crack gauges or other monitoring devices on significant pre-existing cracks. If the owner or construction team feels that vibration -related complaints are likely, additional measures, such as survey monitoring and vibration monitoring, should be considered. 11.4 Drainage Considerations Foundations should be provided with foundation drains. Drains should consist of rigid, perforated, polyvinyl chloride (PVC) pipe surrounded by washed pea gravel. The drains should be constructed with sufficient gradient to allow gravity discharge away from the September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/tb - KE11023843 - Projeas{201102381KElWP Page 20 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations proposed building. Roof and surface runoff should not discharge into the footing drain system, but should be handled by a separate, rigid, tightline drain. In planning, exterior grades adjacent to walls should be sloped downward away from the proposed structure to achieve surface drainage. Depending on the locations and final grades that are selected for the buildings, subfloor drains may be appropriate. As a general guide, buildings with finished interior space that is 5 feet or Less above observed ground water locations would warrant subfloor drains. In our experience, subfloor drains are a relatively low cost measure that reduces the potential for expensive, long-term moisture problems. In general, subfloor drains consist of a thickened layer of capillary break material or drainage material of similar gradation that freely communicates with perforated drain Iines that are typically on the order of 20 feet on—center. Due to the presence of suspected ground water contamination, subfloor drains could be problematic at this site. We recommend revisiting this issue when a preliminary project design has been developed. 12.0 FLOOR SUPPORT Floor slabs can be supported on suitable native sediments, on structural fill placed above suitable native sediments, or on a subgrade improved by stone columns. Floor slabs should be cast atop a minimum of 6 inches of clean, washed, crushed rock or pea gravel to act as a capillary break. Areas of subgrade that are disturbed (loosened) during construction should be compacted to a non -yielding condition prior to placement of capillary break material. Floor slabs should also be protected from dampness by an impervious moisture barrier at least 10 mils thick. The moisture barrier should be placed between the capillary break material and the concrete slab. 13.0 FOUNDATION WALLS The following recommendations are applicable to conventional foundation walls less than about 8 feet tall. If shoring walls, taller walls, or walls with substantial surcharges are planned, we should be allowed to offer situation -specific recommendations. All backfill behind foundation walls or around foundation units should be placed as per our recommendations for structural fill and as described in this section of the report. Horizontally backfilled walls, which are free to yield laterally at least 0.1 percent of their height, inay be designed using an equivalent fluid equal to 35 pounds per cubic foot (pcf). Fully restrained, horizontally backfilled, rigid walls that cannot yield should be designed for an equivalent fluid of 50 pcf. Walls with sloping backfill up to a maximum gradient of 2H:1V should be designed using an equivalent fluid of 55 pcf for yielding conditions or 75 pcf for fully restrained September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWGkb -. KE11023843 - Projects120J102381KE1WP Page 21 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recomnnendations conditions. If parking areas are adjacent to walls, a surcharge equivalent to 2 feet of soil should be added to the wall height in determining lateral design forces. As required by the 2009 IBC, retaining wall design should include a seismic surcharge pressure in addition to the equivalent fluid pressures presented above. Considering the site soils and the recommended wall backfill materials, we recommend a seismic surcharge pressure of 511 and 1011 psf, where H is the wall height in feet for the "active" and "at -rest" loading conditions, respectively. The seismic surcharge should be modeled as a rectangular distribution with the resultant applied at the midpoint of the walls. The lateral pressures presented above are based on the conditions of a uniform backfill consisting of excavated on-site soils, or imported structural fill compacted to 90 percent of ASTM:D 1557. A higher degree of compaction is not recommended, as this will increase the pressure acting on the walls.. A lower compaction may result in settlement of the slab -on -grade or other structures supported above the walls. Thus, the compaction level is critical and must be tested by our firm during placement. Surcharges from adjacent footings or heavy construction equipment must be added to the above values. Perimeter footing drains should be provided for all retaining walls, as discussed under the "Drainage Considerations" section of this report. It is imperative that proper drainage be provided so that hydrostatic pressures do not develop against the walls. This would involve installation of a minimum 1 -foot -wide blanket drain to within 1 foot of finish grade for the full wall height using imported, washed gravel against the walls. 13.1 Passive Resistance and Friction Factors Lateral loads can be resisted by friction between the foundation and the natural soils or supporting structural fill soils, and by passive earth pressure acting on the buried portions of the foundations. The foundations must be backfilled with structural fill and compacted to at least 95 percent of the maximum dry density to achieve the passive resistance provided below. We recommend the following allowable design parameters: • Passive equivalent fluid = 250 pcf • Coefficient of friction = 0.30 14.0 PAVEMENT RECOMMENDATIONS Pavement areas should be prepared in accordance with the "Site Preparation" section of this report. The pavement sections included in this report section are for driveway and parking September 20, 2011 BWG/tb — KE110238,13 - Projecrs1201102381KElWP ASSOCIATED EARTH SCIENCES, INC. Page 22 Proposed Tukwila Village Tukwila, Washington Subswface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations areas on-site, and are not applicable to right--of-way improvements. At this time, this report does not address right-of-way improvements; however, if any new paving of public streets is required, we should be allowed to offer situation -specific recommendations. The presence of existing fill below the site is a topic that should be discussed with the City before designing the pavement section for public streets. The City of Tukwila does not publish prescriptive pavement thickness sections for public streets, and specifies that a situation -specific pavement thickness analysis is needed. We are available to provide such an analysis, if necessary. The exposed ground should be recompacted to 95 percent of ASTM:D 1557. If required, structural fill may then be placed to achieve desired subbase grades. Upon completion of the recompaction and structural fill, a pavement section consisting of 21/2 inches of asphaltic concrete pavement (ACP) underlain by 4 inches of 11/4 -inch crushed surfacing base course is the recommended minimum in areas of planned passenger car driving and parking. In heavy traffic areas, a minimum pavement section consisting of 3 inches of ACP underlain by 2 inches of 51a -inch crushed surfacing top course and 4 inches of 11/4 -inch crushed surfacing base course is recommended. The crushed rock courses must be compacted to 95 percent of the maximum density, as determined by ASTM:D 1557. All paving materials should meet gradation criteria contained in the current Washington State Department of Transportation (WSDOT) Standard Specifications. Depending on construction staging and desired performance, the crushed base course material may be substituted with asphalt treated base (ATB) beneath the final asphalt surfacing. The substitution of ATB should be as follows: 4 inches of crushed rock can be substituted with 3 inches of ATB, and 6 inches of crushed rock may be substituted with 4 inches of ATB. ATB should be placed over a native or structural fill subgrade compacted to a minimum of 95 percent relative density, and a 11/2- to 2 -inch thickness of crushed rock to act as a working surface. If ATB is used for construction access and staging areas, some rutting and disturbance of the ATB surface should be expected. The contractor should remove affected areas and replace them with properly compacted ATB prior to final surfacing. 14.1 Permeable Paving Our explorations encountered shallow materials that consisted generally of relatively low permeability sediments and relatively shallow ground water. In general, surface water infiltration rates are expected to be slow. Permeable pavement may still be considered. Permeable paving provides some storm water storage, and provides the opportunity to infiltrate some component of the surface water. An added benefit is that permeable paving typically is less likely to become icy during winter conditions. At this site, a secondary drainage system is recommended for those times when rainfall exceeds the storage capacity and infiltration capacity of the permeable pavement system. A secondary system could consist of an under drain system or a conventional surface water collection system. September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWGhb - KE110238A3 - Projcces1201102381KE1WP Page 23 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations One secondary drainage approach would include a system of subdrains below areas of permeable paving. The purpose of the subdrains would be to provide an outlet that does not require drainage water to back up to the ground surface during periods of high flow to be collected in a conventional surface water management system. An underdrain system would also be expected to intercept any emergent ground water that enters the system. Preparation of permeable paving subgrades should consist of excavating to design subgrade elevation, compacting the resulting surface, and proof -rolling with a loaded dump truck or other suitable equipment under the observation of AESI. Any soft, yielding, or organic areas should be removed or otherwise treated to establish a stable subgrade for further work. The subgrade should then be blanketed with a separation geotextile such as Mirafi 500x or approved equal to prevent mixing of the silty native soils and the new structural fill. The paving subgrade should be graded at an inclination of at least 1 percent to drain to a series of perforated drainpipes placed above the underlying native soils. The perforated drainpipes should be laid out by the civil engineer in such a way that drainage paths are on the order of 15 feet or less. Following subgrade preparation, we recommend a passenger car pavement section consisting of a 4 -inch compacted permeable ACP above a 3 -inch thickness of "choker course" consisting of l/a by 5/s -inch washed, crushed rock or approved equivalent. Below the choker course, a 12- to 18 -inch -thick storage layer consisting of 2 -inch washed railroad ballast conforming to the WSDOT specification for Shoulder Ballast 9-03.9 (2) should be placed above the soil subgrade. The storage layer should be sized for an appropriate amount of stone water storage assuming a porosity of 0.30. We understand that permeable paving at this site will be limited to areas that will be used for passenger car parking and driveways. We should be allowed to offer additional recommendations if permeable paving is to be constructed in areas of heavy traffic such as busses, garbage trucks, food service trucks, or delivery trucks. Permeable asphalt requires regular cleaning to avoid becoming clogged with silt and contaminants and to maintain the permeable properties. We recommend the Renton School District establish a cleaning schedule as part of the long-term site maintenance. 15.0 PROJECT DESIGN AND CONSTRUCTION MONITORING Our report is preliminary since detailed project plans were not available at the time this report was prepared. We recommend that AESI perform a geotechnical review of the plans prior to final design completion. We anticipate that additional geotechnical engineering and preparation of a final geotechnical engineering report may be required to support the final design. September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. BWGkG - KE110238A3 - Projects1201102381KEIll'P Page 24 Proposed Tukwila Village Tukwila, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations We are also available to provide geotechnical engineering and monitoring services during construction. The integrity of the foundation system depends on proper site preparation and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of our currently approved scope of work. We have enjoyed working with you on this study and are confident that these recommendations will aid in the successful completion of your project. If you should have any questions or require further assistance, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Bruce W. Guenzler, L.E.G. Project Geologist Attachments: Figure l: Vicinity Map Figure 2: Site and Exploration Plan Appendix: Exploration Logs Laboratory Testing Results Kurt D. Merriman, P.E. Principal Engineer September 20, 2011 ASSOCIATED EARTH SCIENCES, INC. IJWG/tb - KE11023343 - Projects120I102381KEIWP Page 25 � ST �-- i • 0 Foatb T` 'SO ITEJ K . 1MC 11 41 , _ (aratlibl mennsw4 Fati 4.4:1611iLF se Mk eavk Nur warm 1tWflWam11: J ; T d., nownic 11,1)40Zir Y dntef /a 8D 90 , `� .\ \\' - i Ile o . •N�mo.� ti,i l�L1 1 "I - N i k• ` ,1 ower w .°'6 6 441 I r .v.rie- 1 • . 11--,,, .,,v,.,____ l rlingtwj Park q 47 e1 ti ),•L711 r \ , -- - - - - - -1 h - /3 If 4A.4 • ,, „ . ''•�/- � 111 j It� ""� N ari,,,.,,iLF 4— 5 511 srt. ,��. atF !11 REFERENCE: USGS TOPOI YIN yt s ® r8 =]26 r�1 1.20 KOS 0 • •1 A 1000 2000 FEET Associated Earth Sciences, Inc. VICINITY MAP TUKWILA VILLAGE TUKWILA, WASHINGTON FIGURE 1 DATE 9/11 PROJ. NO. KE110238A 0 wo 2 I Wn• • r r / Wu) Wu, - Wm wm LL 7 , O LL _JO_ j _J a h 1 LL go o wZX w •t X'=:OU 0 00. y a 000 111, 'j/a¢o!_a � aW0oF i 1 r ! ! m REFERENCE: JOHNSON BRAUND DESIGN GROUP, INC. PROJ. NO. KE110238A Z -J -J 0. z Z O w Hq a Z Oco X g W SSS Z f - w Associated Earth Sciences, Inc. !PT 11,6 80x3 Puc 0115 86ZOIL \ c6g5A eIAWLL atm I APPENDIX 1 0 0 Classifications of soils in his report are based on visual field andlor laboratory observations, which include density/consistency, moisture condition, grain size, and plasticity estimates and should not be construed lo imply field or laboratory testing unless presented herein. Visual -manual and/or laboratory classification methods of ASTM D-2487 and D-2458 were used as an identification guide for the Unified Soil Classification System. Associated Earth Sciences, Inc EXPLORATION LOG KEY FIGURE Al Gravels - More than 50% 'of Coarse Fraction' Retained on No. 4 Sieve =N c� u-{, o a°p° 0 a ,..,� OW Well -graded gravel and gravel with sand, little to no fines Terms Describing Relative Density alrod! Consistency Density SPT1�lblows/foot Very Loose 0 to 4 Coarse- Loose 4 to 10 Grained Soils Medium Dense 10 to 30 Dance 30 to 50 Test Symbols Very Dense >50 G = Grain Size M = Moisture Content Consistencyr S PTt�1blows/foot A = Atterberg Limits to tti rPoorly-graded vii . r 0000000f 00000000 10006000[ 00000000 gravel and gravel with sand, little to no fines Coarse -Grained Soils - More than 50%MRetained on No. � e r NI • ° a ° c a ` 0 ,I ` GM I Silty gravel and silty gravel with sand Very Soft 010 2 C = Chemical Fine Soft 2to4 (D =Dry Density Grained Soils Medium Stiff 4 to 8 K = Permeability Stiff B to 15 Very Stiff 15 to 30 Hard >30 fZ i .4r jrP. GC %y�:y Clayey gravel and clayey gravel with sand Component Definitions Descriptive Term Size Range and Sieve Number Sands - 50%11lor More of Coarse Fraction Passes No. 4 Sieve `N still Well -graded sand and sand with gravel, little to no tines Boulders Larger than 120 Cobbles 3° to 12° Gravel 3" tb No. 4 (4.75 mm) Coarse Gravel 3" to 3/4" Fine Gravel 3/4" to No. 4 (4.75 mm) Sand No. 4 (4.75 mm) to No. 200 (0.075 mm) Coarse Sand No. 4 (4.75 mm) to No. 10 (2.00 mm) Medium Sand No. 10 (2.00 mm) to No. 40 (0.425 mm) Fine Sand No. 40 (0A25 mm) to No. 200 (0.075 mm) Silt and Clay Smaller than Na. 200 (0.075 mm) -. SP Poorly -graded sand and sand with gravel, little to no fines E, N ' -_ �• StIR Silty sand and silty sand with gravel _ gz Lf)' ^'�� sc Clayey sand and clayey sand with ravel y y g (3) Estimated Percentage Moisture Content Percentage by Dry - Absence of moisture, Component Weight dusty, dry to the touch Trace <5 Slightly Moist - Perceptible Few 5 to 10 moisture Little 15 to 25 Moist - Damp but no visible With - Non -primary coarse water constituents: > 15% Very Moist - Water visible but - Fines content between not free draining 5% and 15% Wet - Visible free water, usually from below water table Fine -Grained Soils - 50% ti1or More Passes No. 200 Sieve Sifts and Clays ,Silts and Clays Liquid Limit 50 or More Liquid Limit Less than 50 Nail Sift sandysilt, gravellysilt, silt with sand or gravel cv_ Clay of low to medium plasticity; silty, sandy, or gravelly clay, lean clay =_ r= — 00.. = Organic clay or silt of low plasticity Synibolis Blows/6"•or Sampler portion of 6° Type 2.0'' OD / Sampler Type 2 .;. `Cement grout 1 surface seal MH Elastic silt, clayey silt, silt with micaceous or diatomaceous fine sand or sill Split % s Description (4) . Bentonite = seat -Spoon Sampler (SPS cam le p Grab Sample , ,, 3.0' ODSplit-Spoon Sampler - 3.25" OD Split Spoon Fling Sampler ted r_1 `I` 3.0° OD Thin -Wall Tube Sampler 0 (including Shelby tube) "; .... alScreenedclay ,. ■ Filterpac.kwith blank casing setion orHydrotip with filterpack End cap CH d Clay of high plasticity,Bulk sandy or gravelly clay, fat with sand or gravel //4/7 ;i%;i! ,�/ii,/i �����fi� OH Organic clay or silt of medium to high plaslicIty • 0 Portion nal recovered nl t�1 Percentage. by dry weight Depth of ground water (2) (SPT) Standard Penetration Test ATD = At time of drilling PT Peat, muck and other highly organic soils ASTM D-1566) 151 ( , Static water level (date) In General Accordance with Standard Practice for Description (5) Combined USCS symbols used tor and identification of Soils (ASTM 0-2488) fines between 5% and 15% 1 0 0 Classifications of soils in his report are based on visual field andlor laboratory observations, which include density/consistency, moisture condition, grain size, and plasticity estimates and should not be construed lo imply field or laboratory testing unless presented herein. Visual -manual and/or laboratory classification methods of ASTM D-2487 and D-2458 were used as an identification guide for the Unified Soil Classification System. Associated Earth Sciences, Inc EXPLORATION LOG KEY FIGURE Al KCTP3 110238A.GPJ September 13 2 LOG OF EXPLORATION PIT NO. EP -1 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named protect and should be read together with that report for complete Interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 296 feet 1 _ 2 — 3 — 4 — 5 — 6 — 7 — Topsoil Fill Loose, moist, brown, fine SAND, little to with silt, few fine gravel, trace brick, pipe, washed rock, wire, cobbles (SM). Medium dense, moist, brown, fine SAND, little silt, few fine gravel, trace boulders; no stratification (SP -SM). 8 9 — Ice Contact Sediments Dense, wet, mottled brown to gray, fine to coarse SAND, little silt, little fine gravel (SW). 1D 11 — 12 — 13 — 14 — 15-- 16 — 17 — 18 — 19 — Bottom of exploration pit at depth 10 feet Weak ground water seepage below 8 feet. Slight caving 0 to 3 feet. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8116/11 KCTP3 110238A.GPJ September 13, 2011 LOG OF. EXPLORATION PIT NO. EP -2 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete Interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 291 feet 1 _ 2 — 3 -- 4 — 5 — -\Asphalt paving. Fill Medium dense, moist, brown, fine SAND, little silt, trace fine gravel (SP -SM), Loose to medium dense, very moist, gray, fine to coarse SAND, with silt and fine to coarse gravel, trace cobbles (SM); no stratification, 6 7 — Buried Topsoil Loose, very moist, dark brown, fine SAND, with silt, few organics (SM); organic odor. 8 9 _ 10 — 11 Ice Contact Sediments Very stiff, very moist, gray, SILT, with fine to coarse sand, trace fine gravel (ML); fine, closed, multi -directional fractures with some oxidation along fractures. Medium dense, very moist, mottled brown and gray, fine to coarse SAND, with silt (SM); gradational stratification. 12 — 13 — 14 — 15 — 16 — 17 -- 18 — 19 — Bottom of exploration pit at depth 11 feet No ground water seepage. No caving. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8116/11 KCTP3 110238A.GPJ September 13, 2011 LOG OF EXPLORATION PIT NO. EP -3 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AES1) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate EIev. 292 feet 1 -- 2 -- a- 4 - 6— O -- 7 - 8 — v� 10 — 11 -- 12 — 13 — 14 — _`Conon»b� rubble. r FA] Loose to medium densevery moist, mixed brown and gray, fine to coarse SAND, with silt and littIe (SM).finegnuve|.baceboukdem - BuriedTopaoO Soft, very moist, black, SILT, little organic (OL); trace lumber, wire. Ice Contact Sediments Medium dense, very moist to wet, gray, fine to coarse SAND, with wilt. little fine gravel; color mottling and gradational stratification (GyW). 15 16 -- 17 — 18 — 19 — Bottom of exploration pit at depth 15 feet Weak round water seepage zones below 11 feet. No caving. Logged by: BWG Approved by: Tukwila V;U" age Tukwila, WA Associated Earth Sciences, Inc. ~=~ Project No. KE110238A KCTP3 110238A.GPJ September 13, 2011 LOG OF EXPLORATION PIT NO, EP -4 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 288 feet 1 — 2 — 3 — 4 — Topsoil Fill Loose, moist, dark brown, fine SAND, with silt, few organic and roots (SM), 6 — 7 — Ice Contact Sediments Medium dense grading to dense, very moist, mottled gray and brown, fine to coarse SAND, with silt, little fine to coarse gravel, trace cobbles and boulders (SM); no stratification. 8 9 10 — 11 — 12 — Lodgement Till Dense to very dense, wet, brownish gray, fine to coarse SAND, with fine to coarse gravel, few to little silt, trace cobbles (SW); no stratification. 13 14 — 15 — 16 — 17 -- 18 — 19 — Bottom of exploration pit at depth 13 feet Weak to moderate ground water seepage zones beelow 7 feet. No caving. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences Inc.. Project No. KE110238A 8116111 LOG OF EXPLORATION PIT NO. EP .5 Depth (ft) This log is pari of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 290 feet Topsoil Fill 1 _ Medium dense, moist, mixed brown and black, fine to coarse SAND, with silt, roots, organics, crushed rock, washed rock (SM). 2 — 3 -- 4 ice Contact Sediments — 5few Medium dense grading to very dense, moist, mottled brown and gray, fine to coarse SAND, with silt, fine gravel (SM); no stratification. 6 — 7 — 8 — 9 Lodgement Till Very dense, wet, mottled brown, fine to coarse SAND, with little fine gravel and silt (SM). 10 — 11 Bottom of exploration pit at depth 11 feet 12 — Weak ground water seepage zones below 7 feet. No caving. 13 — 14 — 15 — 16 — 17 --- 18 — 19 — Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8/16/11 KC P3 110238A.GPJ September 13, 2011 LOG OF EXPLORATION PIT NO. EP -6 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 289 feet 1 _ 2 — 3 — 4- Topsoil Fill Loose, very moist, brown and dark brown, fine SAND, with silt, few fine gravel, few organic, trace cobbles and boulders (SM). 5 6 7 — Ice Contact Sediments Dense, very moist, Tight brown, fine SAND, with silt and little fine gravel (SM); no stratification. 8 9 ^ Lodgement Till Dense, wet, gray, fine to coarse SAND, little silt, little fine gravel (SM); no stratification. 10 11 — 12 — 13 -- 14 — 15 — 16 — 17 — 18 -- 19 — Bottom of exploration pit at depth 10 feet Weak ground water seepage zones below 6 feet. No caving.. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, lnc r_. Project No. KE110238A 8116111 LOG�����������U�����U���� ��. ~~, EXPLORATION PIT ^^~~^ ^-^ ^ Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simpltication of actual conditions encountered. DESCRIPTION Approximate EIev 290 feet Topsoil Fill 1 — 2_ Loose, moist to wet, dark brown to black, fine SAND, wfth silt, IittIe fine graveL, IittIe debris, wood, hose, sticks, concrete rubble, plastic, trace organics (8KX). 3_ 4— o -- n- 7 -- 8+ g_ 10 — 11 — 12 Ice Contact Sediments Medium dense grading to dense, moist to wet, reddish brown, fine SAND, with silt, trace fine gravel 13 — (8[N). 14 Bottom of exploration pit at depth 14 feet 15 — Weak ground water seepage zones below 6 feet. Moderate caving 5 to 12 feet. 16 — 17 — 18 — 19 — Logged by: BWG Approved by: Tukwila Village Tukwila, WA " ~°=""""=, Associated Earth Sciences, inc. 8116/11Project No. K211O238A LOG OF EXPLORATION PIT NO. EP -8 .c m ❑ This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplrication of actual conditions encountered. DESCRIPTION Approximate Elev. 288 feet Topsoil 1 _ Fill Loose, very moist, dark brown, fine SAND, with silt, trace organic, plastic, washed rock (SM). 2 — 3 — 4 Ice Contact Sediments 5 — Medium dense to dense, very moist, brown, fine to medium SAND, with silt, little fine gravel, trace cobbles and boulders (SM). 6 — 7 — 8 — 9 — 10 — 11 Bottom of exploration pit at depth 11 feet 12 — Weak ground water seepage zones below 7 feet. No caving. 13 — 14 -- 15 — 16 — 17 — 18 — 19 — Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8/16111 NOG OF EXPLORATION PIT NO, EP -9 F .c a. o This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. Thls sumtnary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION ApproximateBev. 292 feet 1 — 2— o_ 4 -- o_ o- 7- 8— Q_ 10 -- 11 — 12 — 13 — 14 — 15 -- 16 — 17 — 18 -- 10 — Topsoil with asphaft and concrete rubble, Ice Contact Sedinients Medium stiff grading to stiff, very moist, brown, SILT, with fine sand stringers and trace fine gravel (ML); silt has �ne,closed, mu|ti'dirnoUone|haduomo. Becomes heavily mottled, with little fine to coarse gravel. Gradational stratification. Bottom of exploration pit at depth 10 1/2 feet No ground water seepage. No caving. . Logged by: BWG TukwilaApproved by: Village " .".age Tukwila, WA Associated Earth Sciences Inc 8116111Project No. KE110238A LOG OF EXPLORATION PIT NO. EP -10 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a sirnplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 289 feet 1 — 2 --- 3 — 4 — 5 — 6 — 7 — 8 — 9 — 10 — Topsoil with tiles, concrete rubble. Ice Contact Sediments Medium stiff, very moist, mottled Tight brown, SILT, little fine sand, fine sand stringers (ML with SP). Medium dense, very moist to wet, reddish brown, fine to coarse SAND, few sift, little fine gravel (SW). 11 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — Bottom of exploration pit at depth 11 feet Weak ground water seepage zones below 8 feet. No caving. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences Inc. Project No. KE110238A 8/16111 LOG OF EXPLORATION PIT NO. EP -11 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 289 feet 1 — 2 — Topsoil with gravel and asphalt rubble. Fill Loose, very moist, dark brown to black, fine to medium SAND, with silt, few organics, trace wire, plastic, fabric (SM). 3 4 — 5 — 6 — 7 — 8 — 9 — 10 — Ice Contact Sediments Medium stiff to stiff, very moist, gray and brown mottled, SILT, few fine sand, with fine sand stringers. Bedding features near horizontal. Multi -directional fractures (ML). 11 12 — 13 — 14 — 15 — 16 — 17 — 18 -- 19 — Bottom of exploration pit at depth 11 feet No ground water seepage. No caving. Decaying organic odor. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -12 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION A. , roximate Elev. 292 feet Concrete rubble. 1 Fill 2 — Loose, very moist, dark brown, fine SAND, with silt, organics, sticks, asphalt rubble, metal, lumber, flooring, wire, cobbles. 3 — 4 -- 5 --4 6 — 7 — 8 — Ice Contact Sediments 9 — Medium dense, wet, gray, fine to coarse SAND, with fine gravel, little silt (SW -SM); gradational stratification. 10 — 11 — 12 Bottom of exploration pit at depth 12 feet 13 — No ground water seepage. No caving. 14 — 15 — 16 — 17 — 18 -- 19 — Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8116111 LOG OF EXPLORATION PIT NO. EP -13 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplflcation of actual conditions encountered. DESCRIPTION Approximate Elev. 295 feet 1 — 2 — 3 — 4 — 5 — — 6Medium 7 — 8 — 9 -- 10 — Concrete rubble. Fill Loose, very moist, brown, reddish brown and black, fine SAND, with silt, plaster, concrete rubble, organics (SM). Ice Contact Sediments dense, moist, brown, fine SAND, few silt (SP); gradational stratification with siltier zones. Grades with little fine gravel. 11 12 — 13-- 14 — 15 — 16 — 17 — 18 — 19 — Bottom of exploration pit at depth 11 feet No ground water seepage. No caving. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8116111 KCTP3 110238A.GPJ September 13.2011 LOG OF EXPLORATION PIT NO. EP -14 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simpification of actual conditions encountered. DESCRIPTION Approximate Elev. 295 feet Gravel/rubble surfacing. 1 Fill 2 — Loose, very moist, reddish brown, fine to medium SAND, with silt, little fine gravel. Wire at 1.5 feet (SM). 3 — 4 — 5 -1 6 — Ice Contact Sediments Medium dense, very moist, brown, fine to medium SAND, with silt, little fine to coarse gravel, trace cobbles and boulders. 7 — 8 — 9 — 10 — 11 - Bottom of exploration pit at depth 10 1/2 feet No ground water seepage. No caving. 12 — 13 — 14 — 15 — 16 -- 17 — 18 — 19 — Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8/16/11 KCTP3 110238A.GPJ September 13, 2011 LOG OF EXPLORATION PIT NO. EP -15 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 293 feet • Topsoil 1 — Fill Loose, very moist, dark brown, fine SAND, with silt, organics, concrete rubble, asphalt rubble, wire 2 — (SM). 3 Ice Contact Sediments 4 — Medium stiff to stiff, moist, gray with reddish brown mottling, SILT, little fine sand, horizontal bedding features with fine sand laminae (ML). 5 — 6 — 7 — 8 — 9 — 10 — 11 Bottom of exploration pit at depth 11 feet 12 — Weak ground water seepage below 9 feet. No caving. 13 — 14 — 15 — 16 — 17 — 18 — 19 — Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8116111 LOG OF EXPLORATION PIT NO. EP -16 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 287 feet 1 — 2— 3 — 4 — 5 — 6 - 7 — 8 — 9 — 10 — 11 12 — 13-- 14 — 15 — 16 — 17 — 18 — 19 — Topsoil Fill Loose, very moist, brown, fine SAND, with organics, concrete rubble, asphalt rubble (SM). Ice Contact Sediments Medium stiff, very moist, brown and gray mixed, trace to little fine sand, horizontal bedding features with fine sand partings (ML). Medium dense, very moist to wet, brown, fine to medium SAND, little gravel and silt (SW). Bottom of exploration pit at depth 10 1/2 feet Weak ground water seepage below 7 feet. No caving. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc.. Project No. KE110238A 8116111 AESIBOR 110238AGPJ September 13, 2011 Associated Earth Sciences, Inc. Exploration Log Project Number KE110238A Exploration Number EB -1 Sheet 1 of 1 •i t'-� �'''t= l h ::y I i 1 Project Name Tukwila Village Ground Surface Elevation (ft) 287 feet Location Tukwila, WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted NSA Date Start/Finish R/17/11,R/17/11 Hammer Weight/Drop 140# 130" Hole Diameter (in) 7 inches Depth (ft) N cu o. S E T in Graphic Symbol DESCRIPTION Well I Completion Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests I - - _ — 10Very 15 — 20 - -- 25 — 30 — 35 I S-1 S-2 I S-3 S-4 5 Fill Medium dense, very moist, gray to olive -brown, fine to medium SAND, brown, silty fine sand inclusions, few silt. Medium dense, wet, olive -brown, fine to coarse SAND, with fine gravel, trace to few silt, trace charcoal. Ice Contact Sediments dense, wet, mottled brown and gray, fine to coarse SAND, with silt, little fine to medium gravel. Lodgement Till Very dense, very moist, gray, fine to medium SAND, few silt, few fine to medium gravel. Very dense, wet, gray, fine to medium SAND, with silt, little gravel. -- ............._...._.. Bottom of exploration boring at 20 1/2 feet Ground water seepage at 6 feet. g 12 6 1E 10 14 16 49 31 22 50/E)" 50/E"S Alf A24 A50 50/6" Asan" Sampler Type (ST): 2" 00 Split Spoon Sampler (SPT) III 3" OD Split Spoon Sampler (D & M) 5 Grab Sample 1 No Recovery M - Moisture Logged by: BWG ® Ring Sample .V Water Level () Approved by: 0 Shelby Tube Sample T Water Level at time of drilling (ATD) 0 E w fq 0 0 a Associated Earth Sciences, Inc. Exploration Log Project Number KE110238A Exploration Number EB -2 Sheet 1 of 1 !_ :' iiI_ `J _f ._ t, � Project Name Tukwila Village Ground Surface Elevation (ft) 290 feet Location Tukwila, WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish (3/17/11 jt/17/11 Hammer Weight/Drop 140## / 30" Hole Diameter (in) 7 inr•.hPs Depth (ft) aa) a T m `� Graphic j Symbol i DESCRIPTION c o - �E " a� ai m —JN @m Blows/ act 10 20 30 40 Other Tests 1 - - - — 10 _ — 15 — 20 - — 25 — 30 — 35 ~ S-1 — S-2 — S-3 — I s 4 S-5 Fill Dense, moist, oxidized light brown, silty fine to medium SAND, with gravel. Ice Contact Sediments Medium dense, moist, brown, silty fine to medium SAND, with gravel. Dense, moist to very moist, oxidized brown, silty fine to medium SAND, with gravel. Lodgement Til i Dense, wet, oxidized gray, silty fine to medium SAND, with gravel. Very dense, very moist, light gray, fine SAND, with silt, few fine gravel. _- — Bottom of exploration boring at 21 1/2 feet Slight ground water seepage at 15 feet 8 15 15 13 10 a 15 24 12 21 24 21 30 50/4 1/2' £21 ®30 A39 A45 A501 ii: Sampler Type (ST): 11 2" OD Split Spoon Sampler (SPT) Q No Recovery M - Moisture Logged by: BWG II 3" OD Split Spoon Sampler (D & M) ® Ring Sample SZ Water Level 0 Approved by: ® Grab Sample Q Shelby Tube Sample Y Water Level at time of drilling (ATD) N a 6 n a. cv 0 0 m w Associated Earth Sciences, Inc. Exploration Log Project Number KE110238A Exploration Number EB -3 Sheet 1 of 1 1I i _ I I T ! E r' - Project Name Tukwila Village Ground Surface Elevation (ft) 290 feet Location Tukwila. WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish 8/17/11,8117/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inrhPs ao'i Q �co Samples Graphic Symbol DESCRIPTION a 0 Q E U Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests I - - 10 -- 15 - 20 - - 25 - 30 - 35 S-1 S-2 — — S-3 — S-4 I S-5 Fill Loose, moist, oxidized light gray and brown, fine to medium SAND to gray, silty fine SAND. Ice Contact Sediments Medium dense, moist, light gray, fine sandy SILT/silty fine SAND, trace fine gravel. Medium dense, wet, gray -brown , silty fine to medium SAND, few gravel. Lodgement Till Dense, wet, gray, fine to medium SAND, with silt. Very dense, wet, gray, fine to medium SAND, few silt. Bottom of exploration boring at 21 feet Ground water seepage at 10 feet 8 3 4 4 11 Y. 6 8 16 26 16 20 508 �� ' Ai8 24 A3i X50/5 Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) 11 3" OD Split Spoon Sampler (0 & M) Li Grab Sample 1 No Recovery M - Moisture Logged by: BWG -I Ring Sample SZ Water Level O Approved by: N Shelby Tube Sample Y Water Level at time of drilling (ATD) N 0 ii E m a a. cv M 0 0 m w. a'. Associated Earth Sciences, Inc. Exploration Log Project Number KE110238A Exploration Number EB -4 Sheet 1 of 1 - � ?� 1 f j 1 =`.'`, ft° f Project Name Tukwila Village Ground Surface Elevation (ft) 287 feet Location Tukwila, WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish R/1711 1 R/17/1 1 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 irir..he Depth (ft) N S T Graphic Symbol DESCRIPTION c o =1E " Water Level f Blows/6" Blows/Foot 10 20 30 40 Other Tests 5 — 10 — 15 - -- 20 — 25 — 30 — 35 T S 1 l S 2 1 S-3 S-4 I i S-5 Fill Medium dense, dry, oxidized brown, fine SAND, with slit. Medium dense, moist, gray -brown, silty fine SAND, with gravel. Medium dense, wet, brown -gray, fine to medium SAND, with silt, few gravel, brown silt inclusions. Lodgement Till Very dense, very moist, gray, fine to medium SAND, trace to few silt, few gravel. __ ... — - - . Bottom of exploration boring at 20 Feel Ground water seepage at 16 feet, 5 8 5 6 6 8 8 12 13 16 -. 25 29 50/::" 13 Al4 ®25 54 A SDI;" Sampler Type (ST): 11 2" OD Split Spoon Sampler (SPT) 11 3" OD Split Spoon Sampler (0 & M) ® Grab Sample 1 No Recovery M - Moisture Logged by: BWG ® Ring Sample 5Z Water Level () Approved by: 0 Shelby Tube Sample Y Water Level at time of drilling (ATD) 0 9 z 0 a 7- w As. ciated Earth sciences, Inc. Geologic & Monitoring Well Construction Log Project Number KE110238A Well Number EB -5 Sheet 1 of 1 1 i____':.I ` = .- Project Name Tukwila Village Location Tukwila, WA Elevation (Top of Well Casing) Surface Elevation (ft) 285 feet Water Level Elevation Date StartiFinish 8/17/11 8/17/11 Drilling/Equipment Geologic Drill/Traifer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" r 0.m- o Water Level WELL CONSTRUCTION oio, m T Graphic ' Symbol DESCRIPTION - — 5 —10 —15 — 20 — 25 — 30 —35 Id"Concrete • Solid pipe Bentonite Sand Screen Cap — — — 7 1 I 7 9 5 5 8 12 22 30 12 35 50/6" -I 50/6' Fill Medium dense, moist, oxidized brown and light gray, silty fine to medium SAND, few gravel. Medium dense, very moist to wet, oxidized light gray, silty fine to medium SAND, few gravel. Ice Contact Sediments Very dense, very moist to wet, brown, fine to medium SAND, with silt, few gravel. Lodgement Till Very dense, wet, gray, silty fine to medium SAND, few fine to coarse gravel. Very dense, wet, gray, fine to medium SAND, with silt, few gravel. Boring terminated at 20 1/2 feet on 8/17/11 Ground water seepage at 5 feet. Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG m 3" OD Split Spoon Sampler (D & M) E Ring Sample Q Water Level (8/26/11) Approved by: ® Grab Sample Shelby Tube Sample T Water Level at time of drilling (ATD) a 0 U' O z 0 O 03 0 c� M 0 J Associated Earth Sciences, Inc. Geologic & Monitoring Well Construction Log Project Number KE 110238A Well Number EB -6 Sheet 1 of 1 LA��������,� f -J k,..,{3. �. . 3 Project Name Tukwila Village Location Tukwila, WA Elevation (Top of Well Casing) Surface Elevation (ft) 289 feet Water Level Elevation Date Start/Finish 8/18/11,8/1 R/11 Drilling/Equipment Geologic DriII/Trailer Mounted HSA Hole Diameter (in) 7 inche Hammer Weight/Drop 140# / 30" Depth (ft) Water Level' WELL CONSTRUCTION 7-4 o� T m Graphic Symbol DESCRIPTION ` — 5 - 10 - — 15 — 20 - - — 25 — 30 — 35 Q I0,Concrete ' 1 - i —:-m2-; `� ' 1r • Solid pipe _ -T Bentonite Sand 71 1j Screen Cap - — H — 3 1 5 10 13 g 1•1 18 12 2134 5066' 4z 50/6° Fill Medium dense, very moist, gray, fine sandy SILT to silty fine to medium SAND, with fine gravel. Ice Contact Sediments Medium dense, moist, oxidized olive, very fine SAND, with silt to SILT with fine sand. Dense, moist, light gray with horizontal oxidation staining, silty fine SAND to fine sandy SILT to gray, fine to medium SAND, trace silt, with fine gravel. Lodgement Till Very dense, moist, gray, fine to mediurn SAND, with silt, fine gravel. Very dense, wet, gray, fine to coarse SAND, few fine gravel_ Boring terminated at 21 feet on 8/18/11 Ground water seepage at 16 feet. Samp er Type (ST): gli 2" OD Split Spoon Sampler (SPT) n No Recovery M - Moisture Logged by: BWG LIO 3" OD Split Spoon Sampler (D & M) U Ring Sample V Water Level (8/26/11) Approved by: ® Grab Sample 0 Shelby Tube Sample Water Level at time of drilling (ATD) Associated Earth Sciences, Inc. Geologic & Monitoring Well Construction Log _:11. - •.1 ` I` •5-.,I 1� - 1 I .� '`> Project Number KE110238A Well Number EB -7 Sheet 1 of 1 Project Name Tukwila Village Location Tukwila, WA Elevation (Top of Well Casing) Surface Elevation (ft) 292 feet Water Level Elevation Date Start/Finish 8/18/11,8/1R/11 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140#/ 30" c _ ami- a Water Level J WELL CONSTRUCTION N o,0 T Graphic Symbol DESCRIPTION - — 5 —10 _ — 15 — 20 — 25 —30 —35 - 1 � :• _.. =i I Concrete - Solid pipe - Bentonite Sand Screen Cap — — — - 1 Ti 3 3 3 3 5 g I B 1 g to 118 35 50/5^ Fill Loose, moist, gray, fine to medium SAND, few silt. Loose, moist, dark brown, fine sandy SILT, with gray, fine sand, few organics. Ice Contact Sediments Medium dense, moist, oxidized brown, silty fine SAND, few fine gravel. Medium dense, wet, gray -brown, fine to medium SAND, trace silt, with fine to medium gravel- Lodgement Tilt Very dense, wet, gray, fine to medium SAND, with silt, with fine to medium gravel. Boring terminated at 21 1/2 feet on 8/18/11 Ground water seepage at 17 feet. Samp er Type (ST): m 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG W 3" OD Split Spoon Sampler (D & M) 11 Ring Sample Q. Water Level (8/26/11) Approved by: Grab Sample 0 Shelby Tube Sample I Water Level at time of drilling (ATD) o7 0 z 0 o m a 0 m Associated Earth Sciences, Inc. Geologic & Monitoring Well Construction Log Protect Number KE 110238A Well Number EM Sheet 1 of 1 -`: : N;:','- 1_ `_ i I `' ... :j () ! 1t -! Project Name Tukwila Village Location Tukwila, WA Elevation (Top of Well Casing) Surface Elevation (ft) 294 feet Water Level Elevation Date Start/Finish R/18/1 1 1 ,F1/1R/1 Drilling/Equipment Geologic DriU/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" r Q Water Level WELL CONSTRUCTION To - = 0 to T m Graphic Symbol DESCRIPTION - ` - - 10 -15 -20 - - -- 25 -30 • — 35 � Concrete Solid pipe Bentonite Sand -W Screen 7117 Cap -= — — 1 1 4 — 3 4 s 7 1 7 a 44 5012" 50/6" Fill Loose, very moist, oxidized gray and brown, fine to medium silty SAND, trace fine gravel. Ice Contact Sediments Medium dense, very moist to wet, brown, fine to medium SAND, with silt, trace gravel. Medium dense, very moist to wet, gray, fine to medium SAND, with silt, little fine to medium gravel.. Lodgement Till Very dense, very moist to wet, gray, silty fine to medium SAND, tittle gravel, gravel oxidized. Very dense, very moist, gray, silty fine to medium SAND, few gravel. Boring terminated at 20 1(2 feet on 8/18(11 Ground water seepage at 14 feet. Samp er Type (ST): M 2" OD Split Spoon Sampler (SPT) d No Recovery M - Moisture Logged by: BWG . f 3" OD Split Spoon Sampler (D & M) I] Ring Sample Q Water Level (8/26/11) Approved by: ® Grab Sample El Shelby Tube Sample Y Water Level at time of drilling (ATD) of `w Jr, n a m 0 0 m rri w Associated Earth Sciences, Inti. Exploration Log Project Number KE110238A Exploration Number EB -9 Sheet 1 of 1 - ' I:},:5 :: j f L Project Name Tukwila Village Ground Surface Elevation (ft) 296 feet Location Tukwila. WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish 2/18/1 1 R/12/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 in - has Depth (ft) I —to Samples Graphic Symbol DESCRIPTION C O 1 E o U ', Water Level co o m Blows/Foot 10 20 30 40 Other Tests 5 - 10 — 15 — 25 — 30 — 35 S-1 T S 2 1 S-3 I 5-4 Fill Dense, moist, brown and light brown, silty fine to medium SAND, with fine gravel, trace organics. Medium dense, very moist, olive, silty fine to medium SAND, few gravel. Ice Contact Sediments Very dense, moist, oxidized brown -gray to gray, silty fine SAND, with gravel, gray fine sand with silt in tip of sample. Lodgement Till Very dense, moist, gray, silty fine to medium SAND, trace gravel. Bottom of exploration boring at 20 112 feel Ground water seepage at 12 112 feet 31 50/4" gas" 15 15 20 5 B 10 20 27 44 la ®3° &71 A50/4., Sampler Type (ST): El 2" OD Split Spoon Sampler (SPT) 1 No Recovery M - Moisture Logged by: BWG m 3" OD Split Spoon Sampler (D & M) ® Ring Sample SZ Water Level () Approved by: ® Grab Sample lj Shelby Tube Sample $ Water Level at time of drilling (ATD) ri Yl E m w a. 0 m a Associated Earth Science;, Inc Exploration Loeb Project Number KE110238A Exploration Number EB -10 Sheet 1 of 1 �.._ l_'~ ` i f'_ r ;� ,le.: '- Project Name Tukwila Village Ground Surface Elevation (ft) 293 feet Location Tukwila; WA Datum Barohausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date StartlFinish fill R/11 R/1R/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inchps Depth (ft) �(/) Samples Graphic Symbol DESCRIPTION Well Completion Water Level Blows/6" Blows/Foot 10 20 30 40 to to m .c 0 — 10 — 15 — 20 - — 25 — 30 — 35 S-1 S-2 — S 3 — T I S-4 1 = S-5 Fill Medium dense, very moist, gray, fine SAND, with silt, to red -brown, silty fine SAND. Ice Contact Sediments Medium dense, very moist, red -brown, silty fine to medium SAND, with fine to medium gravel. Dense, very moist, oxidized gray, silty fine to medium SAND, with gravel. Lodgement Tiii Very dense, very moist, gray, fine to medium SAND, with gravel, trace silt. Very moist, gray, silty fine to medium SAND, with gravel. 3 5 12 12 17 12 13 24 25 44 T50/5" 500 A 7 x"29 ..7 -50/5" 50/:".'' Bottom of exploration boring at 20 feet Ground water seepage at 16 1/2 feet Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) El No Recovery M - Moisture Logged by: BWG 11 3" OD Split Spoon Sampler (D & M) 1 Ring Sample Q Water Level 0 Approved by: ® Grab Sample 0 Shelby Tube Sample 1 Water Level at time of drilling (ATD) Associated Earth Sciences, Inc. Exploration Log Project Number KE110238A Exploration Number EB -11 Sheet 1 of 1 '�'� '� l___L_ }'-��` ,�-= W. Project Name Tukwila Village Ground Surface Elevation (ft) 291 feet Location Tukwila. WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish R/1R/11,8/1R/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inches Depth (ft) a o7 Samples Graphic Symbol DESCRIPTION Well Completion Ili 3 �Q 3 m Blows/Foot 10 20 30 40 Other Tests - _ 5 L — 10 — 15 — 20 - — 25 — 30 — 35 S-14 T S 2 1 S-3 1 I S-4 I s..5 Fill moist, gray, fine to medium SAND, with silt. Loose, moist, gray, fine to medium SAND, with silt. Stiff, very moist, oxidized gray, fine sandy SILT to medium dense, silty fine SAND. Ice Contact Sediments Very dense, very moist to wet, brown, fine to coarse SAND, with silt and gravel. Lodgement Till Very dense, wet, green -gray, fine to medium SAND, with silt and gravel. Bottom of exploration boring at 20 1/2 feet Ground water seepage at 17 feet 6 3 3 3 3 4 5 6 16 26 X 44 50fE" Al.' 6 411 X70 ®50/6„ Sampler Type (ST): ® 2" OD Split Spoon Sampler (SPT) m 3" OD Split Spoon Sampler (0 & M) ® Grab Sample 1 No Recovery M - Moisture Logged by: BWG 1 Ring Sample Q Water Level 0 Approved by: gi Shelby Tube Sample T Water Level at time of drilling (ATD) m n E 0. C7 CZ n 0 0 CO • ssociated Earth Sciences, Inc, Exploration Log Project Number KE110238A Exploration Number EB 12 Sheet 1 of 1 _�-� 1::A 17V--',-- �i', .,I Project Name Tukwila Village Ground Surface Elevation (ft) 293 feet Location Tukwila, WA Datum 3.. a . -a I . a - Driller/Equipment Geologic DriU/Trailer Mounted HSA Date Start/Finish F/11:1/1 1 R118111 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inrht?s Depth (ft) cn Samples Graphic Symbol DESCRIPTION c 0 A E 0 0 Water Level Blows/6" Blows/Foot 10 20 30 40 1 Other Tests 5IVeryloose, 10 15 20 25 30 35 I S-1 I S-2 1 S-3 I — S•4 — S-5 Fill Very loose, moist, brown and gray, silty fine to medium SAND. very moist, dark brown, fine silty SAND and gray, silty fine to medium SAND, few organics.. Ice Contact Sediments Medium dense, moist, oxidized light green -gray, silty fine to medium SAND, with gravel. Very dense, wet, gray, fine to medium SAND, few silt. Lodgement Till Very dense, very moist, gray, silty fine to medium SAND, with gravel. Bottom of exploration boring at 21 112 feet Ground water seepage at 17 feet. 2 1 2 2 1 1 10 9 7 8 22 x 28 22 28 50/E" 3 e2 A13 A50 £5016" Sampler Type (ST): El 2" OD Split Spoon Sampler (SPT) ® 3" OD Split Spoon Sampler (D & M) ® Grab Sample 1 No Recovery M - Moisture Logged by: BWG ® Ring Sample 57 Water Level 0 Approved by: Z Shelby Tube Sample I Water Level at time of drilling (ATD) Associated latth Sciences, Inc. Exploration Log Number KE110238A Exploration Number EB -13 Sheet 1 of 1 fProject ` 1: : l' Project Name Tukwila Village Ground Surface Elevation (ft) 290 feet Location Tukwila, WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish R11R/11 R/1R/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inches Depth (ft) Samples Graphic Symbol DESCRIPTION c • o — iv Eo'g o i wCD a n en Blows/Foot 10 20 30 40 Other Tests . — 10 — 15 — 20 — 25 — 30 — 35 S-1 - - S-2 S 3 S-4 11 I S-5 Fill Loose, wet, oxidized yellow-brown, silty fine to medium SAND to brown, silty fine to medium SAND, few gravel and few organics. Ice Contact Sediments Dense, moist, oxidized gray, line SAND, with silt. Dense, moist, gray -brown, silty fine to coarse SAND, with gravel. Lodgement TUI Dense, wet, gray, silty SAND, with gravel. Becomes very dense- — — — — — — Bottom of exploration boring at 20 1/2 feet Ground water seepage at 16 feet. 2 3 3 15 22 24 12 22 24 Y 12 22 17 50/E" ®6 A4d ®46 39 4150/El Sampler Type (ST): I[ 2" OD Split Spoon Sampler (SPT) Iii 3" OD Split Spoon Sampler (D & M) u Grab Sample II No Recovery M - Moisture Logged by: BWG 1 Ring Sample 5L Water Level () Approved by: N Shelby Tube SampleI Water Level at time of drilling (ATD) Associated I_.irtli Stiences, Inc. Exploration Log Project Number KE110238A Exploration Number EB -14 Sheet 1 of 1 • ' =:: IR51 Project Name Tukwila Village Ground Surface Elevation (ft) 302 feet Location Tukwila, WA Datum Barahausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish 8/18/11)1/1R/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inches Depth (ft) in S E T (o Graphic Symbol DESCRIPTION c o m °' �E 0 Water Level Blows/6" J Blows/Foot 10 20 30 40 Other Tests 1 10 15 20 25 30 35 I S-1 T S 2 1 S-3 I I S-4 S-5 Z S-6Very I S-7 Fill Very loose, moist, light brown, silty fine SAND. Loose, moist, oxidized light brown, silty fine SAND. Ice Contact Sediments Stiff, wet, brown, SILT, with sand and trace gravel. Dense, moist, oxidized brown and gray, fine to medium SAND, with silt, few gravel. Lodgement Till Gravelly/cobbly drilling conditions. Very dense, moist, gray, fine to coarse SAND, with silt, few gravel. dense, moist, gray, fine to medium SAND, with silt, little gravel. Very dense, moist, gray, fine to medium SAND, with silt, few gravel. Bottom of exploration boring at 301/2 feet Ground water seepage at 10 feet 3 1 2 4 3 3 3 7 7 10 16 19 50! 50/E" 50/E" 3 6 " 14 ®3: ®5010" ®50/5" •5016„ Sampler Type (ST): III 2" OD Split Spoon Sampler (SPT) El No Recovery M - Moisture Logged by: BWG 11 3" OD Split Spoon Sampler (D & M) El Ring Sample SZ Water Level () Approved by: LE i Grab Sample El Shelby Tube Sample i Water Level at time of drilling (ATD) AESIBOR 110238A.GPJ September 13, 2011 Associated Earth Sciences, Inc. Exploration Log Project Number KE110238A Exploration Number EB -15 Sheet 1 of 1 ' 1:_ 1 J i. l' ��r; I , It t .,+ Project Name Tukwila Village Ground Surface Elevation (ft) 292 feet Location Tukwila. WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish R/1R/11 R/1R/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inrhes Depth (ft) u, o T1. S m T ' Graphic Symbol DESCRIPTION c o –Blows/Foot yQ E " I Water Level Blows/6" 10 20 30 40 Other Tests I - – 5 - – 10 – 15 – 20 – 25 – 30 – 35 — S-2 — S-3 I Fill Asphalt on surface. Loose, moist, dark brown and orange -brown, silty fine to medium SAND, -..with gravel. ,. Ice Contact Sediments Medium dense, very moist, light brown, fine to medium SAND, with silt and gravel to silty fine to medium SAND. Very dense, moist, oxidized, gray, fine to medium silty SAND, with gravel. 7 4 2 a g 7 18 40 40 6 A13 ®80 Bottom of exploration boring at 11 1/2 feet No ground water seepage. Sampler Type (ST): 11 2" OD Split Spoon Sampler (SPT) 11 3" OD Split Spoon Sampler (D & M) ® Grab Sample • No Recovery M - Moisture Logged by: BWG Ring Sample SL Water Level () Approved by: Z Shelby Tube Sample Ni Water Level at time of drilling (ATD) r7 W E n N i% Q e 0 0 a Associated Earth Sciences, Inc. Exploration Log Project Number KE 110238A Exploration Number EB -16 Sheet 1 of 1 ;, 12'-J ---, fr- 1 - i 1 •-,1,j 1 r . t- 14. Ii" • Project Name Tukwila Village Ground Surface Elevation (ft) 290 feet Location Tukwila. WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish 8118/11,8/18/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inches Depth (ft) a a S T co Graphic Symbol DESCRIPTION o — m E o > m —i v+ mm }' Blows/Foot 10 20 30 40 Other Tests 5 — 10 — 15 — 20 —25 — 30 — 35 S-1 S-2 11 S-3 I I S-4 T 8.5 I Fill Medium dense, moist, light brown and gray, silty fine to medium SAND, with silt, orange oxidation staining. Medium dense, very moist, brown and gray, silty fine to medium SAND, with gravel, trace organics -7 Ice Contact Sediments Medium dense, wet, brown -gray, silty fine to medium SAND, few gravel. Lodgement Till Very dense, wet, gray, silty fine to medium SAND, trace gravel. Very dense, wet, gray, silty fine to medium SAND, trace gravel. Bottom of exploration boring at 21 feel Ground water seepage at 10 feet. 7 7 9 13 a � 9 13 14 5021" 27 50/6" '13 ®15 �, X5011" 5016" Sampler Type (ST): if 2" OD Split Spoon Sampler (SPT) if 3" OD Split Spoon Sampler (D & M) t Grab Sample o No Recovery M - Moisture Logged by: BWG 1 Ring Sample 4 Water Level 0 Approved by: 0 Shelby Tube Sample T Water Level at time of drilling (ATD) Assndated Earth Sciences, Inc. n" Exploration Log Project Number KE110238A Exploration Number EB -17 Sheet 1 of 1 ,__ `] ="L 1 =J Ti ,. Y t Project Name Tukwila Village Ground Surface Elevation (ft) 286 feet Location Tukwila. WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted I -ISA Date Start/Finish 8/18/11,8/18/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inrhPs Depth (ft) Samples Graphic Symbol DESCRIPTION Well Completion Water Level I Blows/6" Blows/Foot 10 20 30 40 Other Tests _ _ — 5 - 10 — 15 — 20 - — 25 — 30 • — 35 5-1 S-2 T S-3 1l S-4 I 1 S-5 Fill 2 inches asphalt paving on surface. Very loose, wet, black and brown, SILT, with fine sand. Ice Contact Sediments Medium dense, very moist, Tight gray, silty fine SAND, with gravel, orange oxidation staining. Very stiff, very moist, gray, SILT, with fine sand laminations. Gravelly/cobbly drilling. Very dense, wet, gray, fine to coarse SAND, trace silt, with fine gravel. Lodgement Till Very dense, wet, gray, silty fine to medium SAND, with gravel. Bottom of exploration boring at 20 1/2 feet Ground water seepage at 13 feet. 1 1 A2 5 a 6 5 8 9 X 20 23 32 t 01E" ®14 A.7 ®55 ®50/E" Sampler Type (ST): I 2" OD Split Spoon Sampler (SPT) 11 3" OD Split Spoon Sampler (0 & M) E Grab Sample ❑ No Recovery M - Moisture Logged by: BWG ® Ring Sample SZ Water Level 0 Approved by: 5 Shelby Tube Sample 1 Water Level at time of drilling (ATD) 0 z 0 m Associated Earth Sciences, Inc, Geologic & Monitoring Well Construction Log Project Number KE110238A Well Number EB -18 Sheet 1 of 1 ;; s. w . Project Name Tukwila Village Location Tukwila, WA Elevation (Top of Well Casing) Surface Elevation (ft) 288 feet Water Level Elevation Date Start/Finish 811 9/11 R/19/11 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" _c o Water Level WELL CONSTRUCTION 3. T m Graphic Symbol DESCRIPTION - – 5 - – 10 – 1550/6" –20 .. –25 – 30 – 35 I3 EL : , .'Medium –riaL= '( : • Concrete - Solid pipe - Bentonite Sand - Screen Cap –= – – – 4 4 — 2 13 272 39 Z 50/6" Fill 1 1/2 inches asphalt paving on surface (alligator cracking). Loose, wet, greenish brown -gray, fine to medium SAND, trace silt, with fine to medium gravel, brown in tip of sampler. Loose, wet, black and green, fine to medium SAND, with gravel. Ice Contact Sediments Medium dense, wet, yellow-brown, fine to medium SAND, with silt. Lodgement Till dense, moist, slightly oxidized gray, silty fine to medium SAND, with gravel, Very dense, moist, light gray, fine to medium SAND, trace silt Very dense, moist, gray, silty fine SAND to fine to medium SAND, .with silt, with gravel. , Boring terminated at 20 1/2 feet on 8/19/11 Ground water seepage at 5 feet. Samp er Type (ST): m 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG UJ 3" OD Split Spoon Sampler (D & M) ® Ring Sample . Water Level (8/26/11) Approved by: ® Grab Sample 0 Shelby Tube Sample I Water Level at time of drilling (ATD) Fri 1- 0 z 0 1 C7 Q 0 Associ.ited Eartlt sciences, inc. Geologic & Monitoring Well Construction Log Project Number KE110238A Well Number EB -19 Sheet 1 of 1 ' '' : NI- ->I 4 l '_=� Old Project Name Tukwila Village Location Tukwila, WA Elevation (Top of Well Casing) Surface Elevation (ft) 284 feet Water Level Elevation Date Start/Finish 8/19/11,E/19/11 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" Water Level I WELL CONSTRUCTION N T m Graphic Symbol DESCRIPTION _ 5 -10 - 15 — 20 — 25 — 30 — 35 ‘,4 ,,,Concrete '@' Solid pipe Bentonite I Sand Screen - Cap -= — — — 2 2 3 6 B 9 26 43 34 35 36 50/6" Fill 2 inches asphalt concrete on surface. Loose, moist to very moist, dark brown and gray, SILT, with fine sand, few organics. Ice Contact Sediments Stiff, moist, dark brown, SILT, trace or anics. g Stiff, moist, oxidized gray, SILT, with fine sand, oxidation staining. • Lodgement Titl Hard, wet, gray, SILT, with fine sand, little gravel. Gravetlylcobbly drill action- Very dense, wet, gray, silty fine to medium SAND, few gravel. Very dense, wet, gray, silty fine SAND, few gravel. Boring terminated at 20 1/2 feet on 8/19/11 Ground water seepage at 10 feet. Samp er Type (ST): T 2" OD Split Spoon Sampler (SPT) Q No Recovery M - Moisture Logged by: BWG m 3" OD Split Spoon Sampler (D & M) ® Ring Sample Q Water Level (8/26/11) Approved by: E Grab Sample 0 Shelby Tube Sample 1 Water Level at time of drilling (ATD) N a. 0 0 Associated Drill Sciences, Inc. Exploration Log Project Number KE110238A Exploration Number EB -20 Sheet 1 of 1 i ,:_ 1 _ I :-� 1 ++ KA lie., Project Name Tukwila Village Ground Surface Elevation (ft) 288 feet Location Tukwila, WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish }t/19/11,8/19/1 1 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inrhp 1 Depth (ft) 0 S T Graphic Symbol DESCRIPTION �, a �� Q Water Level 1 Blows/6" Blows/Foot 10 20 30 40 Other Tests - , - - 10 - 15 t-- 20 - 25 - 30 - 35 I S-16 S-2 - S-3 — 1 S-4 Fill Grass surface. Medium dense, moist, light brown, silty fine SAND, few fine gravel. ice Contact Sediments Dense, moist, light gray, silty SAND, with fine to medium gravel. Very dense, moist, light gray -brown, silty fine to medium SAND, with fine to medium gravel. Gravellyfcobbly drill action, Very dense, moist, gray, silty fine to medium SAND, few gravel. Bottom of exploration boring at 17 1/2 feet No ground water seepage 3 12 1g 21 23 33 22 Sar`n A18 ®39 A55 X5015" Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG IE 3" OD Split Spoon Sampler (D & M) ® Ring Sample 1Z Water Level () Approved by: +�'►'u' Grab Sample 0 Shelby Tube Sample $ Water Level at time of drilling (ATD) Associated Earth Sciences, InC. Moisture, Ash, and Organic Matter of Peat and Other Organic Soils - ASTM 2974 Date Sampled 8/17/2011 Project Tukwila Village Project No. KE110238A Soil Description Various Tested By MS Location Onsite EB/EP No. Depth Moisture Content Sample ID Wet Weight + Pan Dry Weight + Pan Weight of Pan Weight of Moisture Dry Weight of Soil % Moisture Organic Matter and Ash Content Dry Soil Befor Burn + Pan - --v Soil After Burn + Pan ;fight of Pan Wt. Loss Due to Ignition Actual Wt. Of Soil After Burr % Organics EP -2 6' 372.76 289.07 99.19 83.69 189.88 44.08 529.34 513.33 339.45 16.01 173.88 8.43 EP -3 8' 326.54 247.16 97.67 79.38 149.49 53.10 498.00 474.59 348.42 23.41 126.17 15.65 EP -4 2' 415.26 338.47 99.87 76.79 238.60 32.18 486.09 466.95 247.51 19.14 219.44 8.02 EP -7 5' 551.61 489.91 100.75 61.70 389.16 15.85 485.44 476.37 140.33 9.07 336.04 2.63 EP -11 3' 463.83 400.31 98.44 63.52 301.87 21.04 431.65 415.26 136.36 16.39 278.90 5.55 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave , Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827-5424 Associated Earth Sciences, Inc. I LI Moisture Content ASTM D 2216 Date Sampled 9/8/2011 Project Tukwilla Village Project No. KE110238A Soil Description >, Tested By JC Location EB/EP No. Depth Sample ID Wet Weight + Pan Dry Weight + Pan Weight of Pan Weight of Moisture Dry Weight of Soil Moisture Sample ID Wet Weight + Pan Dry Weight + Pan Weight of Pan Weight of Moisture Dry Weight of Soil % Moisture EB -6 - 5' 470.7 404.6 100.9 66.1 303.7 21.8 EB -6 - 20' 346.1 322.1 99.9 24.0 222.2 10.8 EB -6 10' 411.4 376.4 100.8 34.9 275.6 12.7 EB -6 - 15' 449.8 420.2 100.7 29.6 319 4 9.3 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave , Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827-5424 Associated Earth Sciences, Inc. Moisture Content ASTM D 2216 nate Sampled 9/8/2011 Project Tukwilla Village Project No. KE110238A Soil Description Tested By JC Location EB/EP No. Depth Sample ID Wet Weight + Pan Dry Weight + Pan Weight of Pan Weight of Moisture Dry Weight of Soil % Moisture Sample ID Wet Weight + Pan Dry Weight + Pan Weight of Pan ight of Moisture Dry Weight of Soil % Moisture EB -19 - 20' 352.9 333.4 97.7 19.5 235.7 8.3 EB -19 - 5' 539,2 474.1 101.9 65.1 3722 17.5 EB -19 - 15' 476.3 437.3 98.3 38.9 339.0 11.5 EB -19 - 10' 356.9 303 6 100.0 53.3 203.6 26.2 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave , Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS m MECHI 1 LAICAL Date 9/8/2011 Tested By JC Project Tukwila Village Location Project No. KE110238A EB/EP No Depth EB -1 10' Soil Description Wt. of moisture wet sample + Tar 328.71 Total Sample Tare Wt. of moisture dry Sample + Tare 303.81 Total Sample wt + tare 519.02 108 .6 -.- Wt. of Tare 97.82 Total Sample Wt 564.6 Wt. of moisture Dry Sample 205.99 Total Sample Dry Wt 503.7 Moisture % 12% Specification Requires Sieve No. Diam, (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90 - 100.00 3 76.1- 100.00 2.5 64- 100.00 2 50.8- 100.00 1.5 38.1- 100.00 1 25.4- 100.00 3/4 19 21.92 4,35 95.65 3/8 9.51 60.26 11.96 88.04 #4 4.76 93.19 18.50 81.50 #8 2.38 121.54 24.13 75.87 #10 2 128.75 25.56 74.44 #20 0.85 156.22 31.01 68.99 #40 0.42 194.13 38.54 61.46 #60 0.25 247.97 49.23 50,77 #100 0,149 307.12 60.97 39.03 #200 0.074 339.8 67.45 32.55 Percent Finer 3" 100 80 60 40 r... 20 0 I 100 314" US STANDARD SIEVE NOS. NO.4 NO 10 N0.40 NO 200 10 • 1 0.1 0.01 Grain Size, mm ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave , Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS - MECHANICAL Date 918/2011 Project Tukwila Village Project No. KE110238A Tested By JC Location EB/EP No Depth EB -1 20' Soil Description Wt. of moisture wet sample + Tai Wt. of moisture dry Sample + Tare 214.83 Total Sample Tare 313.34 199.15 Total Sample wt + tare 539.87 Wt. of Tare 97.67 Total Sample Wt 226.5 WL of moisture Dry Sample 101.48 Total Sample Dry Wt 196.2 Moisture % 15% Specification Requirements Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90 - 100.00 3 76.1 - 100.00 2.5 64 - 100.00 2 50.8 - 100.00 1,5 38.1 - 100.00 1 25.4 - 100.00 3/4 19 21.93 11.18 88.82 3/8 9.51 26.78 13.65 86.35 #4 4.76 44.31 22.58 77.42 #8 2.38 56.82 28.96 71.04 #10 2 60.53 30.85 69.15 #20 0.85 70.91 36.14 63.86 #40 0.42 83.05 42.33 57.67 #60 0.25 95.11 48.47 51.53 #100 0.149 117.18 59.72 40.28 #200 0.074 130.77 66.65 33.35 Percent Finer 100 80 60 40.,, 20 0 100 3" 314" US STANDARD SIEVE NOS. NO 4 NO 16 N0 40 NO 200 10 Grain Size, mm 0 1 0.01 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave , Suite 100 Kirkland. WA 98033 425-827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS m MECHANICAL Date 9/8/2011 Project Tukwila Village Project No. KE110238A Tested By JC Location EB/EP No EB -8 Depth 5° Soil Description Wt. of moisture wet sample + Tai 341.43 Total Sample Tare 391.55 Wt. of moisture dry Sample + Tare 308.05 Total Sample wt + tare 741.43 Wt. of Tare 101.7 Total Sample Wt 349.9 Wt. of moisture Dry Sample 206.35 Total Sample Dry Wt 301.2 Moisture % 16% Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90 - 100.00 3 76.1 - 100.00 2.5 64 - 100.00 2 50.8 - 100.00 1.5 38.1 100.00 1 25.4 - 100.00 3/4 19 0 - 100.00 3/8 9.51 8.34 2.77 97.23 #4 4.76 16.24 5.39 94.61 #8 2,38 22.51 7.47 92.53 #10 2 24.56 B.16 91.84 #20 0.85 34.43 11.43 88.57 #40 0,42 56.91 18.90 81.10 #60 0.25 92.44 30.69 69.31 #100 0.149 143.45 47.63 52.37 #200 0.074 174.83 58.05 41.95 Percent Finer 3/4" US STANDARD SIEVE NOS. N04 NO 10 N0 40 NO 200 20 100 10 1 Grain Size, mm 0.1 0.01 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave , Suite 100 Kirkland, WA 98033 425.827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS d MECHANICAL Date 9/8/2011 Tested By JC Project Tukwila Village Project No. KE110238A Location EB/EP No Depth EB -8 10' Soil Description Wt. of moisture wet sample + Tai 271.17 Total Sample Tare 519.9 Wtof moisture dry Sample + Tare 249.35 Total Sample wt + tare 870.37 Wt. of Tare 100.57 Total Sample Wt 350.5 Wt. of moisture Dry Sample 148.78 Total Sample Dry Wt 305.6 Moisture % 15% Specification Requirements Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90- 100.00 3 76.1- 100.00 2.5 64- 100.00 2 50.8- 100.00 1,5 38.1100.00 1 25,4100.00 3/4 19 8.62 2.82 97.18 3/8 9.51 47.56 15.56 84.44 #4 4.76 76.64 25.07 74.93 #8 2.38 91.12 29.81 70.19 #10 2 94.69 30.98 69.02 #20 0.85 108.08 35.36 64.64 #40 0.42 127.1 41.58 58.42 #60 0.25 150.92 49.38 50.62 #100 0.149 181.85 59.50 40.50 #200 0.074 199.24 65.19 34.81 Percent Finer 100 80 60 40 20 0 100 3" 3,4" US STANDARD SIEVE NOS. NO 4 NO 16 N040 NO 200 10 1 Grain Size, mm 0.1 0.01 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave , Suite 100 Kirkland, WA 98033 425-827.7701 FAX 425.827-5424 GRAIN SIZE ANALYSIS o MECHANICAL Date 9/8/2011 Project Tukwila Village Project No. KE110238A Tested By JC Location EB/EP No Depth EB -8 15' Soil Description Wt. of moisture wet sample + Tar 320.57 Total Sample Tare 298.23 Wt. of moisture dry Sample + Tare 299.82 Total Sample wt + tare 654.55 Wt. of Tare 101.42 Total Sample Wt 356.3 Wt. of moisture Dry Sample Moisture % 198.4 Total Sample Dry W 322.6 10% Sieve No. Diam. (mm) Wt. Retained (q) % Retained - % Passing 100.00 Minimum Maximum 3.5 90 3 76.1 - 100.00 2.5 64- - 100.00 2 50.8 - 100.00 1.5 38.1 - 100.00 1 25.4 - 100.00 3/4 19 19.74 6,12 93.88 3/8 9.51 52.44 16.26 83,74 #4 4.76 75.77 23.49 76.51 #8 2.38 94.96 29.44 70.56 #10 2 99.38 30.81 69.19 #20 0.85 117,6 36.46 63.54 #40 0.42 143.55 44.50 55.50 #60 0.25 154.91 48.02 51.98 #100 0.149 209.24 64.86 35.14 #200 0.074 227.18 70.43 29.57 Percent Finer 3" 100 80 60 40 20 100 314" US STANDARD SIEVE NOS. N04 NO 16 N0.40 NO 200 10 1 Grain Size, mm 0.1 0.01 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave., Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS n MECHANICAL Date 9/8/2011 Project Tukwila Village Project No. KE110238A Tested By JC Location EB/EP No (Depth EB -8 20' Soil Description Wt. of moisture wet sample + Tai 230.92 Wt. of moisture dry Sample + Tare 217.19 Total Sample Tare Total Sample wt + tare 519.58 738,68 Wt. of Tare 101.34 Total Sample Wt 219.1 Wt, of moisture Dry Sample 115.85 Total Sample Dry Wt 195.9 Moisture % 12% Specification Reouirements Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90 - 100.00 3 76.1 - 100.00 2.5 64 - 100.00 2 50.8 - 100.00 1.5 38.1 - 100.00 1 25.4 - 100.00 3/4 19 0 - 100.00 3/8 9.51 13.95 7.12 92.88 #4 4.76 27.12 13.84 86.16 #8 2.38 39.35 20.09 79.91 #10 2 42.25 21.57 78.43 #20 0.85 54.75 27.95 72.05 #40 0.42 76.3 38.95 61.05 #60 0.25 96.33 49.18 50.82 #100 0.149 116.56 59.50 40.50 #200 0.074 126.92 64.79 35.21 Percent Finer 3,, 100 80 ::! 60 40 • 20 0 :... 100 314" US STANDARD SIEVE NOS. NO 4 N016 N040 NO 200 10 1 Grain Size, mm 0.1 0.01 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave,, Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS MECHANICAL Date 9/8/2011 Project Tukwila Village Project No. KE 110238A Tested By JC Location EB/EP No EP- 9 Depth 6' Soil Description Wt. of moisture wet sample + Tel 301.14 Total Sample Tare 326.33 Wt. of moisture dry Sample + Tare Wt. of Tare 284.33 101.7 Total Sample wt + tare Total Sample Wt 628.53 302.2 Wt. of moisture Dry Sample Moisture % 182.63 Total Sample Dry Wt 276,7 9% Sieve No. Diam. (mm L Wt. Retained (g) % Retained - % Passing 100.00 Minimum Maximum 3.5 90 3 76.1- 100.00 2.5 64 - 100.00 2 50.8- 100.00 1.5 38.1- 100.00 1 25.4100.00 3/4 19 0- 100.00 3/8 9.51 3.54 1.28 98.72 #4 4.76 8.57 3.10 96.90 #8 2.38 11.92 4.31 95.69 #10 2 12.98 4.69 95.31 #20 0.85 18.48 6.68 93.32 #40 0.42 26.19 9.46 90.54 #60 0.25 30.16 10.90 89.10 #100 0.149 43.24 15.63 84.37 #200 0.074 52,57 19.00 81.00 Percent Finer 100 80 60 40 20 3" _,_I 3/4" US STANDARD SIEVE NOS. N0 4 NO1G N040 NO 200 100 10 1 0.1 0.01 Grain Size, mm ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave., Suite 100 Kirkland, WA 98033 425.827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS © MECHANICAL Date 9/8/2011 Tested By JC Project Tukwila Village Project No. KE110238A Location EB/EP No Depth EB -14 10' Soil Description Wt. of moisture wet sample + Tel Wt. of moisture dry Sample + Tare 381.77 326.12 Total Sample Tare Total Sample wt + tare Wt. of Tare 100.96 Total Sample Wt 395.49 661 265.5 Wt. of moisture Dry Sample Moisture % 225.16 Total Sample Dry Wt 212.9 25% Suecification Requirements Sieve No. Diam, (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90 - 100,00 3 76.1 - 100.00 2,5 64 - 100.00 2 50.8 - 100.00 1.5 38.1 - 100.00 1 25.4 - 100.00 3/4 19 0 - 100.00 3/8 9.51 2.27 1.07 98,93 #4 4.76 3.18 1,49 98.51 #8 2.38 4.32 2.03 97.97 #10 2 4.65 2,18 97.82 #20 0.85 6.62 3.11 96.89 #40 0.42 13.34 6.27 93,73 #60 0.25 32.52 15.28 84.72 #100 0.149 64.98 30.52 69.48 #200 0.074 86.8 40.77 59.23 Percent Finer 3" 100 - 80 60 20 1 • . 3/4" US STANDARD SIEVE NOS. N0.4 NO 16 NO 40 NO 200 0 ......-....- 100 10 1 0.1 0.01 Grain Size, mm ASSOCIATED EARTH SCIENCES, INC. 911 Sth Ave., Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS A MECHANICAL Date 9/8/2011 Project Tukwila Village Project No. KE110238A Tested By JC Location EB/EP No EB -14 Depth 15' Soil Description Wt. of moisture wet sample + Ta Wt. of moisture dry Sample + Tare Wt. of Tare 307.63 284.81 99.27 Total Sample Tare Total Sample wt + tare Total Sample Wt 331.94 821.36 489.4 Wt. of moisture Dry Sample Moisture % 185.54 Total Sample Dry Wt 435.8 12% Specification Requirements Sieve No. Diam. (mm) 90 Wt. Retained (g) % Retained - % Passing 100.00 Minimum Maximum 3.5 3 76.1 - 100.00 2.5 64 - 100.00 2 50.8 - 100.00 1.5 38.1 - 100.00 1 25.4 - 100.00 3/4 19 0 - 100.00 3/8 9.51 14,76 3.39 96.61 #4 4.76 29.81 6.84 93.16 #8 2.38 47.73 10.95 89.05 #10 2 51.84 11.89 88.11 #20 0.85 76,36 17.52 82.48 #40 0.42 143.18 32.85 67.15 #60 0.25 205.87 47.24 52.76 #100 0.149 251.98 57.82 42.18 #200 0.074 277.46 63.66 36.34 Percent Finer 3" 100 60 40 'Al-. 20 0 100 3/4" US STANDARD SIEVE NOS. N04 N010 N040 NO 200 10 1 0.1 0.01 Grain Size, mm ASSOCIATED EARTH SCIENCES, INC. 911 511) Ave , Suite 100 Kirkland. WA 98033 425-827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS MECHANICAL Date 9/8/2011 Project Tukwila Village Project No. KE 10238A Tested By Location JC Wt. of moisture wet sample + Ta 220.24 EB/EP No Depth EB -14 20' Total Sample Tare Soil Description 296.84 Wt. of moisture dry Sample + Tare Wt. of Tare 211.92 100.43 Wt. of moisture Dry Sample 111.49 Total Sample wt + tare Total Sample Wt Total Sample Dry Wt 435.24 138.4 128.8 Moisture cip 7% Suecification Requirements Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90 - 100.00 3 76.1 - 100.00 2.5 64 - 100.00 2 50.8 - 100.00 1.5 38.1 - 100.00 1 25.4 - 100.00 314 19 0 - 100.00 3/8 9.51 11,98 9.30 90.70 #4 4.76 18.24 14.16 85.84 #8 2.38 24.1 18.71 81.29 #10 2 25.45 19.76 80.24 #20 0.85 32,71 25.40 74.60 #40 0.42 39.41 30.60 69.40 #60 0.25 49.9 38.75 61.25 #100 0.149 53.47 41.52 58.48 #200 0.074 76.78 59.62 40.38 Percent Finer 100 80 60 [ 4 20 0 100 3" i I i 314" US STANDARD SIEVE NOS. NO 4 N0 18 N0 40 NO 200 10 1 Grain Size, mm 0.1 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave , Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827-5424 001 GRAIN SIZE ANALYSIS A MECHANICAL Date 9/8/2011 Tested By JC Project Tukwila Village Location Project No. KE110238A EB/EP No EB -14 Depth 25' Soil Description Wt. of moisture wet sample + Tar: 268.94 Wt. of moisture dry Sample + Tare 254.92 Total Sample Tare 296.28 Total Sample wt + tare 573.45 Wt. of Tare 98.76 Total Sample Wt 277.2 Wt. of moisture Dry Sample 156.16 Total Sample Dry Wt 254.3 Moisture % 9% Sieve No. Diam, (mm) 90 Wt. Retained (g) % Retained - % Passing 100.00 Minimum Maximum 3,5 3 76.1- 100.00 2.5 64- 100.00 2 50.8- 100.00 1,5 38.1- 100.00 1 25.4- 100.00 3/4 19 .:.. 11.45:... 4.50 95.50 3/8 9.51 31.02: 12.20 87.80 #4 4.76 46.43:. 18.26 81.74 #8 2.38 55.66.:: 21.88 78.12 #10 2 . ,..: 58.37 22.95 77.05 #20 0.85 73.26::... 28.80 71.20 #40 0.42 ... - .. 108.45..:. 42.64 57.36 #60 0.25 .. 136:25 53.57 46.43 #100 0.149 ..::. 159.84 62.85 37.15 #200 0.074 .:: 174..19::. ; . 68.49 31.51 Percent Finer 3" 100 80 • 60 40 - 20 I.:i:. 0 .... - 100 L. 3/4" US STANDARD SIEVE NOS. NO.4 NO.16 NO.40 NO 200 10 Grain Size, mm 0.1 0.01 ASSOCIATED EARTH SCIENCES, INC. 911 5t11 Ave., Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827-5424 7.0 OTHER PERMITS 7.0 OTHER PERMITS Other permits for this project site include: • Site Development Permit • Building Permit • Water Line Extension Permit • Sanitary Sewer Extension Permit • NPDES General Permit • Clear and Grade Permit • Right -of -Way Use Permit 15255.004.doc 8.0 CONSTRUCTION STORMWATER POLLUTION PREVENTION PLAN ANALYSIS AND DESIGN Stormwater Pollution Prevention Plan For Tukwila Village Prepared For Tukwila Village Development Associates, LLC Owner City of Tukwila Economic Development 6200 Southcenter Boulevard Tukwila, WA 98188 Developer Operator/Contractor Tukwila Village Development InterCity Contractors, Inc. Associates, LLC 201 -27th Avenue S.E., P. O. Box 82405 Building A, Suite 300 Kenmore, WA 98028 Puyallup, WA 98374 Project Site Location East side of Tukwila International Boulevard at South 144th Street Tukwila, Washington Certified Erosion and Sediment Control Lead InterCity Contractors, Inc. P. O. Box 82405 Kenmore, WA 98028 SWPPP Prepared By Barghausen Consulting Engineers, Inc. 18215 - 72nd Avenue South Kent, WA 98032 (425) 251-6222 Ali Sadr, Senior Project Engineer SWPPP Preparation Date November 27, 2012 Approximate Project Construction Dates March 2013 March 2014 i 15255.006 Stormwater Pollution Prevention Plan Contents 1.0 Introduction 1 2.0 Site Description 3 2.1 Existing Conditions 3 2.2 Proposed Construction Activities 3 3.0 Construction Stormwater BMPs 5 3.1 The 14 BMP Elements 5 3.1.1 Element #1 — Mark Clearing Limits 5 3.1.2 Element #2 — Establish Construction Access 5 3.1.3 Element #3 — Control Flow Rates 6 3.1.4 Element #4 — Install Sediment Controls 6 3.1.5 Element #5 — Stabilize Soils 7 3.1.6 Element #6 — Protect Slopes 8 3.1.7 Element #7 — Protect Drain Inlets 8 3.1.8 Element #8 — Stabilize Channels and Outlets 9 3.1.9 Element #9 — Control Pollutants 9 3.1.10 Element #10 — Control Dewatering 10 3.1.11 Element #11 — Maintain BMPs 11 3.1.12 Element #12 — Manage the Project 11 3.1.13 Element #13 — Construction Stormwater Chemical Treatment 13 3.1.14 Element #14 — Construction Stormwater Filtration 19 3.2 Site Specific BMPs 20 4.0 Construction Phasing and BMP Implementation 21 5.0 Pollution Prevention Team 22 5.1 Roles and Responsibilities 22 5.2 Team Members 23 6.0 Site Inspections and Monitoring 24 6.1 Site Inspection 24 6.1.1 Site Inspection Frequency 24 6.1.2 Site Inspection Documentation 24 6.2 Stormwater Quality Monitoring 25 6.2.1 Turbidity Sampling 25 6.2.2 pH Sampling 26 7.0 Reporting and Recordkeeping 27 7.1 Recordkeeping 27 7.1.1 Site Log Book 27 7.1.2 Records Retention 27 7.1.3 Access to Plans and Records 27 7.1.4 Updating the SWPPP 27 7.2 Reporting 28 7.2.1 Discharge Monitoring Reports 28 7.2.2 Notification of Noncompliance 28 II 15255.006 Stormwater Pollution Prevention Plan Appendix A Site Plans Appendix B Construction BMPs Appendix C Alternative BMPs Appendix D General Permit Appendix E Site Inspection Forms (and Site Log) Appendix F Engineering Calculations III 15255.006 Stormwater Pollution Prevention Plan 1.0 Introduction This Stormwater Pollution Prevention Plan (SWPPP) has been prepared as part of the NPDES stormwater permit requirements for the Tukwila Village project in Tukwila, Washington. The proposed site is located on the east side of Tukwila International Boulevard at South 144th Street in Tukwila, Washington. Construction activities will include the addition of several buildings, asphalt parking lots, landscaping, utility work, including power, telephone, gas, cable television, water, sewer, and storm appurtenances with catch basin collection, pipe conveyance and stormwater quality facilities, etc. The purpose of this SWPPP is to describe the proposed construction activities and all temporary and permanent erosion and sediment control (TESC) measures, pollution prevention measures, inspection/monitoring activities, and recordkeeping that will be implemented during the proposed construction project. The objectives of the SWPPP are to: 1. Implement Best Management Practices (BMPs) to prevent erosion and sedimentation, and to identify, reduce, eliminate or prevent stormwater contamination and water pollution from construction activity. 2. Prevent violations of surface water quality, ground water quality, or sediment management standards. 3. Prevent, during the construction phase, adverse water quality impacts including impacts on beneficial uses of the receiving water by controlling peak flow rates and volumes of stormwater runoff at the Permittee's outfalls and downstream of the outfalls. This SWPPP was prepared using the Ecology SWPPP Template downloaded from the Ecology website on July 2, 2005. This SWPPP was prepared based on the requirements set forth in the Construction Stormwater General Permit, Stormwater Management Manual for Western Washington (SWMMWW 2005). The report is divided into seven main sections with several appendices that include stormwater related reference materials. The topics presented in the each of the main sections are: • Section 1 — INTRODUCTION. This section provides a summary description of the project, and the organization of the SWPPP document. ■ Section 2 — SITE DESCRIPTION. This section provides a detailed description of the existing site conditions, proposed construction activities, and calculated stormwater flow rates for existing conditions and post -construction conditions. • Section 3 — CONSTRUCTION BMPs. This section provides a detailed description of the BMPs to be implemented based on the 12 required elements of the SWPPP (SWMMEW 2004). 1 15255.006 Stormwater Pollution Prevention Plan ® Section 4 — CONSTRUCTION PHASING AND BMP IMPLEMENTATION. This section provides a description of the timing of the BMP implementation in relation to the project schedule. ▪ Section 5 — POLLUTION PREVENTION TEAM. This section identifies the appropriate contact names (emergency and non -emergency), monitoring personnel, and the onsite temporary erosion and sedimentation control inspector ® Section 6 — INSPECTION AND MONITORING. This section provides a description of the inspection and monitoring requirements such as the parameters of concern to be monitored, sample locations, sample frequencies, and sampling methods for all stormwater discharge locations from the site. ■ Section 7 — RECORDKEEPING. This section describes the requirements for documentation of the BMP implementation, site inspections, monitoring results, and changes to the implementation of certain BMPs due to site factors experienced during construction. Supporting documentation and standard forms are provided in the following Appendices: Appendix A — Site Plans Appendix B — Construction BMPs Appendix C — Alternative BMPs Appendix D — General Permit Appendix E — Site Inspection Forms (and Site Log) Appendix F — Engineering Calculations 2 15255.006 Stormwater Pollution Prevention Plan 2.4 Site Description 2.1 Existing Conditions Under existing conditions, 0.19 acre of the site is considered till grass with 0.45 acre of till forest and the remainder of 6.3 acres of the site consisting of impervious surface totaling 6.94 acres of the overall site. This pre -developed condition created flow rates which were determined utilizing SBUH methodology and are included in the Technical Information Report located at the end of this document. 2.2 Proposed Construction Activities The proposed project is located within a portion of the Southeast quarter of the Southwest quarter of Section 15 and the Northeast quarter of the Northwest quarter of Section 22, Township 23 North, Range 4 East, Willamette Meridian, City of Tukwila, King County, Washington. More particularly, the site lies immediately east of Tukwila International Boulevard, lying on both sides of South 144th Street which will be improved with this project. The total site area, including the South 144th Street improvements and the overall site is approximately 6.94 acres in size. There is a 0.08 acre portion of Tukwila International Boulevard that drains onto South 144th Street and will be conveyed in a conveyance system proposed for this development. There is also a 0.35 acre parking lot located northeasterly of the project site which will also drain onto the project site by pipe conveyance and will be conveyed through the pipe conveyance system for this project. The City has indicated that there shall be a 40 percent reduction in flow rates for a given storm event so that flow control will not be a requirement for this site. This project is proposing pervious pedestrian pavers as well as pervious vehicular area pavers over a large quantity of the project site. in addition, infiltration galleries are proposed below the pervious vehicular area pavers as well as on other locations on the site to infiltrate stormwater runoff generated from the project site. The means selected to determine the conveyance capacity of the on-site conveyance system was to utilize the Santa Barbara Urban Hydrograph (SBUH) methodology using StormShed 2G hydrology model as developed by Ingenious Systems, Incorporated, which allows modeling of infiltration galleries combined with pipe conveyance and determines hydraulic grade lines as well as conveyance capacity in the pipes. Please refer to Section 5.0 of the Technical Information Report for all of the conveyance system analysis. In addition, pre -developed condition flow rates were determined for the project site based on the land covers currently existing at the site, which consist of 6.4 acres of impervious and 0.64 acre of pervious surface. Please see Section 4.0 of the Technical Information Report for the pre - developed condition basin hydrograph summary. Also, please refer to the Site Land Covers Criteria also included in Section 4.0 of the Technical Information Report for an explanation of how the site was broken down to determine peak runoff rates under developed conditions. Filterra water quality systems are planned for the road improvements on South 144th Street, which is a proprietary water quality system and the City has previously indicated that 3 15255.006 Stormwater Pollution Prevention Plan StormFilters require too much maintenance expense; therefore, this project is proposing Filterras to treat runoff from the road improvements draining in an easterly direction in South 144th Street. Four Filterras will be in flow-through systems and one Filterra will be located in a sump condition. Construction activities will include site preparation, TESC installation, building construction, stormwater and utility appurtenance installation, and asphalt paving. The schedule and phasing of BMPs during construction is provided in Section 4.0. Stormwater runoff rates were calculated using the StormShed (SBUH) hydrology model and the retention galleries and conveyance systems were sized by infiltrating, combined with minimal detention, the entire 100-year/24-hour design storm. The following summarizes details regarding site areas: ® Total site area: 6.94 acres ▪ Percent impervious area before construction: 91% ® Percent impervious area after construction: 69% ■ Disturbed area during construction: 6.94 acres • Disturbed area that is characterized as impervious (i.e., access roads, staging, parking): 1.0 acre All stormwater flow calculations are provided in Appendix F. 4 15255.006 Stormwater Pollution Prevention Plan 3.0 Construction Stormwater BMPs 3.1 The 14 BMP Elements 3.1.1 Element #1 — Mark Clearing Limits To protect adjacent properties and to reduce the area of soil exposed to construction, the limits of construction will be clearly marked before land -disturbing activities begin. Areas that are to be preserved, as well as all sensitive areas and their buffers, shall be clearly delineated, both in the field and on the plans. The BMPs relevant to marking the clearing limits that will be applied for this project include: ■ High Visibility Plastic or Metal Fence (BMP C103) The clearing limits shall be as shown on the plans and all vegetation outside of the clearing limits preserved. Alternate BMPs for marking clearing limits are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix D), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. 3.1.2 Element #2 — Establish Construction Access Construction access or activities occurring on unpaved areas shall be minimized, yet where necessary, access points shall be stabilized to minimize the tracking of sediment onto public roads, and street sweeping and street cleaning shall be employed to prevent sediment from entering state waters. All wash wastewater shall be controlled on site. The specific BMPs related to establishing construction access that will be used on this project include: ■ The roads shall be swept daily should sediment collect on them. Alternate construction access BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix 0), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. 5 15255.006 Stormwater Pollution Prevention Plan 3.1.3 Element #3 - Control Flow Rates In order to protect the properties and waterways downstream of the project site, stormwater discharges from the site will be controlled by construction of a sediment trap as one of the first items of construction. Alternate flow control BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix D), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. The project site is located west of the Cascade Mountain Crest. As such, the project must comply with Minimum Requirement 7 (Ecology 2005). In general, discharge rates of stormwater from the site will be controlled where increases in impervious area or soil compaction during construction could lead to downstream erosion, or where necessary to meet local agency stormwater discharge requirements (e.g., discharge to combined sewer systems). 3.1.4 Element #4 - Install Sediment Controls All stormwater runoff from disturbed areas shall pass through an appropriate sediment removal BMP before leaving the construction site or prior to being discharged to the downstream drainage course. The specific BMPs to be used for controlling sediment on this project include: • Silt Fence (BMP C233) ▪ Sediment Trap (BMP C240) A silt fence shall be installed along the downstream perimeter of the proposed site. Alternate sediment control BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix D), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. In addition, sediment will be removed from paved areas in and adjacent to construction work areas manually or using mechanical sweepers, as needed, to minimize tracking of sediments on vehicle tires away from the site and to minimize washoff of sediments from adjacent streets in runoff. Whenever possible, sediment -laden water shall be discharged into onsite, relatively level, vegetated areas (BMP C240 paragraph 5, page 4-102). 6 15255.006 Stormwater Pollution Prevention Plan In some cases, sediment discharge in concentrated runoff can be controlled using permanent stormwater BMPs (e.g., infiltration swales, ponds, trenches). Sediment loads can limit the effectiveness of some permanent stormwater BMPs, such as those used for infiltration or biofiltration; however, those BMPs designed to remove solids by settling (wet ponds or sediment ponds) can be used during the construction phase. When permanent stormwater BMPs will be used to control sediment discharge during construction, the structure will be protected from excessive sedimentation with adequate erosion and sediment control BMPs. Any accumulated sediment shall be removed after construction is complete and the remainder of the site has been stabilized. The following BMPs will be implemented as end -of -pipe sediment controls as required to meet permitted turbidity limits in the site discharge(s). Prior to the implementation of these technologies, sediment sources and erosion control and soil stabilization BMP efforts will be maximized to reduce the need for end -of -pipe sedimentation controls. • Temporary Sediment Trap (BMP 0240) • Construction Stormwater Filtration (BMP C251) • Construction Stormwater Chemical Treatment (BMP C 250) (implemented only with prior written approval from Ecology). 3.1.5 Element #5 - Stabilize Soils Exposed and unworked soils shall be stabilized with the application of effective BMPs to prevent erosion throughout the life of the project. The specific BMPs for soil stabilization that shall be used on this project include: • Temporary and Permanent Seeding (BMP 0120) • Mulching (BMP C121) • Dust Control (BMP C 140) Seeding shall occur on all areas to remain unworked pursuant to below. Dust shall be controlled if construction occurs during the summer. Alternate soil stabilization BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix D), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. The project site is located west of the Cascade Mountain Crest. As such, no soils shall remain exposed and unworked for more than 7 days during the dry season (May 1 to September 30) and 2 days during the wet season (October 1 to April 30). Regardless of the time of year, all soils shall be stabilized at the end of the shift before a holiday or weekend if needed based on weather forecasts. 7 15255.006 Stormwater Pollution Prevention Plan In general, cut and fill slopes will be stabilized as soon as possible and soil stockpiles will be temporarily covered with plastic sheeting. All stockpiled soils shall be stabilized from erosion, protected with sediment trapping measures, and where possible, be located away from storm drain inlets, waterways, and drainage channels. 3.1.6 Element #6 — Protect Slopes All cut and fill slopes will be designed, constructed, and protected in a manner that minimizes erosion. The following specific BMPs will be used to protect slopes for this project: • Temporary and Permanent Seeding (BMP C 120) Temporary and permanent seeding shall be used at all exposed areas pursuant to the prior mentioned schedule (seasonal restrictions). Alternate slope protection BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix 0), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. 3.1.7 Element #7 — Protect Drain Inlets All storm drain inlets and culverts made operable during construction shall be protected to prevent unfiltered or untreated water from entering the drainage conveyance system. However, the first priority is to keep all access roads clean of sediment and keep street wash water separate from entering storm drains until treatment can be provided. Storm Drain Inlet Protection (BMP C220) will be implemented for all drainage inlets and culverts that could potentially be impacted by sediment -laden runoff on and near the project site. The following inlet protection measures will be applied on this project: • Excavated Drop Inlet Protection • Block and Gravel Drop Inlet Protection • Gravel and Wire Drop Inlet Protection • Catch Basin Filters • Culvert Inlet Sediment Trap If the BMP options listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D), or if no BMPs are listed above but deemed necessary during construction, the Certified Erosion and Sediment Control Lead shall implement one or more of the alternative BMP inlet protection options listed in Appendix C. 8 15255.006 Stormwater Pollution Prevention Plan 31.8 Element #8 — Stabilize Channels and Outlets Where site runoff is to be conveyed in channels, or discharged to a stream or some other natural drainage point, efforts will be taken to prevent downstream erosion. The specific BMPs for channel and outlet stabilization that shall be used on this project include: ® Site runoff shall be discharged to a sediment trap Alternate channel and outlet stabilization BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix D), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. The project site is located west of the Cascade Mountain Crest. As such, all temporary on-site conveyance channels shall be designed, constructed, and stabilized to prevent erosion from the expected peak 10 minute velocity of flow from a Type 1A, 10 -year, 24-hour recurrence interval storm for the developed condition. Alternatively, the 10 -year, 1 -hour peak flow rate indicated by an approved continuous runoff simulation model, increased by a factor of 1.6, shall be used. Stabilization, including armoring material, adequate to prevent erosion of outlets, adjacent streambanks, slopes, and downstream reaches shall be provided at the outlets of all conveyance systems. 3.1.9 Element #9 - Control Pollutants All pollutants, including waste materials and demolition debris, that occur onsite shall be handled and disposed of in a manner that does not cause contamination of stormwater. Good housekeeping and preventative measures will be taken to ensure that the site will be kept clean, well organized, and free of debris. If required, BMPs to be implemented to control specific sources of pollutants are discussed below. Vehicles, construction equipment, and/or petroleum product storage/dispensing: ▪ All vehicles, equipment, and petroleum product storage/dispensing areas will be inspected regularly to detect any leaks or spills, and to identify maintenance needs to prevent leaks or spills. ▪ On-site fueling tanks and petroleum product storage containers shall include secondary containment. ▪ Spill prevention measures, such as drip pans, will be used when conducting maintenance and repair of vehicles or equipment. ▪ In order to perform emergency repairs on site, temporary plastic will be placed beneath and, if raining, over the vehicle. 9 15255.006 Stormwater Pollution Prevention Plan ▪ Contaminated surfaces shall be cleaned immediately following any discharge or spill incident. Demolition: ▪ Dust released from demolished sidewalks, buildings, or structures will be controlled using Dust Control measures (BMP C140). • Storm drain inlets vulnerable to stormwater discharge carrying dust, soil, or debris will be protected using Storm Drain Inlet Protection (BMP C220 as described above for Element 7). ■ Process water and slurry resulting from sawcutting and surfacing operations will be prevented from entering the waters of the State by implementing Sawcutting and Surfacing Pollution Prevention measures (BMP C152). Concrete and grout: ® Process water and slurry resulting from concrete work will be prevented from entering the waters of the State by implementing Concrete Handling measures (BMP C151). 3.1.10 Element #10 — Control Dewatering All dewatering water from open cut excavation, tunneling, foundation work, trench, or underground vaults shall be discharged into a controlled conveyance system prior to discharge to the downstream drainage course. Channels will be stabilized, per Element #8. Clean, non - turbid dewatering water will not be routed through stormwater sediment ponds, and will be discharged to systems tributary to the receiving waters of the State in a manner that does not cause erosion, flooding, or a violation of State water quality standards in the receiving water. Highly turbid dewatering water from soils known or suspected to be contaminated, or from use of construction equipment, will require additional monitoring and treatment as required for the specific pollutants based on the receiving waters into which the discharge is occurring. Such monitoring is the responsibility of the contractor. However, the dewatering of soils known to be free of contamination will trigger BMPs to trap sediment and reduce turbidity. At a minimum, geotextile fabric socks/bags/cells will be used to filter this material. Other BM Ps to be used for sediment trapping and turbidity reduction include the following: • Concrete Handling (BMP C151) Concrete shall be handled pursuant to BMP 0151 wherever and whenever concrete is mixed and poured at the project site. Alternate dewatering control BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate 10 15255.006 Stormwater Pollution Prevention Plan during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix D), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. 3.1.11 Element #11 — Maintain BMPs All temporary and permanent erosion and sediment control BMPs shall be maintained and repaired as needed to assure continued performance of their intended function. Maintenance and repair shall be conducted in accordance with each particular BMP's specifications. Visual monitoring of the BMPs will be conducted at least once every calendar week and within 24 hours of any rainfall event that causes a discharge from the site. If the site becomes inactive, and is temporarily stabilized, the inspection frequency will be reduced to once every month. All temporary erosion and sediment control BMPs shall be removed within 30 days after the final site stabilization is achieved or after the temporary BMPs are no longer needed. Trapped sediment shall be removed or stabilized on site. Disturbed soil resulting from removal of BMPs or vegetation shall be permanently stabilized. 3.1.12 Element #12 — Manage the Project Erosion and sediment control BMPs for this project have been designed based on the following principles: ■ Design the project to fit the existing topography, soils, and drainage patterns. ▪ Emphasize erosion control rather than sediment control. • Minimize the extent and duration of the area exposed. • Keep runoff velocities low. • Retain sediment on site. ■ Thoroughly monitor site and maintain all ESC measures. ▪ Schedule major earthwork during the dry season. In addition, project management will incorporate the key components listed below: As this project site is located west of the Cascade Mountain Crest, the project will be managed according to the following key project components: Phasing of Construction ■ The construction project is being phased to the extent practicable in order to prevent soil erosion, and, to the maximum extent possible, the transport of sediment from the site during construction. 11 15255.006 Stormwater Pollution Prevention Plan • Revegetation of exposed areas and maintenance of that vegetation shall be an integral part of the clearing activities during each phase of construction, per the Scheduling BMP (C 162). Seasonal Work Limitations ▪ From October 1 through April 30, clearing, grading, and other soil disturbing activities shall only be permitted if shown to the satisfaction of the local permitting authority that silt -laden runoff will be prevented from leaving the site through a combination of the following: ❑ Site conditions including existing vegetative coverage, slope, soil type, and proximity to receiving waters; and ❑ Limitations on activities and the extent of disturbed areas; and ❑ Proposed erosion and sediment control measures. ▪ Based on the information provided and/or local weather conditions, the local permitting authority may expand or restrict the seasonal limitation on site disturbance. ▪ The following activities are exempt from the seasonal clearing arid grading limitations: ❑ Routine maintenance and necessary repair of erosion and sediment control BMPs; ❑ Routine maintenance of public facilities or existing utility structures that do not expose the soil or result in the removal of the vegetative cover to soil; and ❑ Activities where there is 100 percent infiltration of surface water runoff within the site in approved and installed erosion and sediment control facilities. Coordination with Utilities and Other Jurisdictions Care has been taken to coordinate with utilities, other construction projects, and the local jurisdiction in preparing this SWPPP and scheduling the construction work. Inspection and Monitoring ■ All BMPs shall be inspected, maintained, and repaired as needed to assure continued performance of their intended function. Site inspections shall be conducted by a person who is knowledgeable in the principles and practices of erosion and sediment control. This person has the necessary skills to: ❑ Assess the site conditions and construction activities that could impact the quality of stormwater, and 12 15255.006 Stormwater Pollution Prevention Plan 0 Assess the effectiveness of erosion and sediment control measures used to control the quality of stormwater discharges. ° A Certified Erosion and Sediment Control Lead shall be on-site or on-call at all times. • Whenever inspection and/or monitoring reveals that the BMPs identified in this SWPPP are inadequate, due to the actual discharge of or potential to discharge a significant amount of any pollutant, appropriate BMPs or design changes shall be implemented as soon as possible. Maintaining an Updated Construction SWPPP o This SWPPP shall be retained on-site or within reasonable access to the site. o The SWPPP shall be modified whenever there is a change in the design, construction, operation, or maintenance at the construction site that has, or could have, a significant effect on the discharge of pollutants to waters of the state. o The SWPPP shall be modified if, during inspections or investigations conducted by the owner/operator, or the applicable local or state regulatory authority, it is determined that the SWPPP is ineffective in eliminating or significantly minimizing pollutants in stormwater discharges from the site. The SWPPP shall be modified as necessary to include additional or modified BMPs designed to correct problems identified. Revisions to the SWPPP shall be completed within seven (7) days following the inspection. 3.1.13 Element #13 - Construction Stormwater Chemical Treatment Turbidity is difficult to control once fine particles are suspended in stormwater runoff from a construction site. Sedimentation ponds are effective at removing larger particulate matter by gravity settling, but are ineffective at removing smaller particulates such as clay and fine silt. Sediment ponds are typically designed to remove sediment no smaller than medium silt (0.02 mm). Chemical treatment may be used to reduce the turbidity of storrnwater runoff. Chemical treatment can reliably provide exceptional reductions of turbidity and associated pollutants. Very high turbidities can be reduced to levels comparable to what is found in streams during dry weather. Traditional BMPs used to control soil erosion and sediment loss from sites under development may not be adequate to ensure compliance with the water quality standard for turbidity in the receiving water. Chemical treatment may be required to protect streams from the impact of turbid stormwater discharges, especially when construction is to proceed through the wet season. Formal written approval from Ecology and the Local Permitting Authority is required for the use of chemical treatment regardless of site size. The intention to use Chemical 13 15255.006 Stormwater Pollution Prevention Plan Treatment shall be indicated on the Notice of Intent for coverage under the General Construction Permit. Chemical treatment systems should be designed as part of the Construction SWPPP, not after the fact. Chemical treatment may be used to correct problem sites in limited circumstances with formal written approval from Ecology and the Local Permitting Authority. The SEPA review authority must be notified at the application phase of the project review (or the time that the SEPA determination on the project is performed) that chemical treatment is proposed. If it is added after this stage, an addendum will be necessary and may result in project approval delay. See Appendix II -B for background information on chemical treatment. Criteria for Chemical Treatment Product Use Chemically treated stormwater discharged from construction sites must be nontoxic to aquatic organisms. The following protocol shall be used to evaluate chemicals proposed for stormwater treatment at construction sites. Authorization to use a chemical in the field based on this protocol does not relieve the applicant from responsibility for meeting all discharge and receiving water criteria applicable to a site. • Treatment chemicals must be approved by EPA for potable water use. • Petroleum-based polymers are prohibited. ■ Prior to authorization for field use, jar tests shall be conducted to demonstrate that turbidity reduction necessary to meet the receiving water criteria can be achieved. Test conditions, including but not limited to raw water quality and jar test procedures, should be indicative of field conditions. Although these small-scale tests cannot be expected to reproduce performance under field conditions, they are indicative of treatment capability. Prior to authorization for field use, the chemically treated stormwater shall be tested for aquatic toxicity. Applicable procedures defined in Chapter 173-205 WAC, Whole Effluent Toxicity Testing and Limits, shall be used. Testing shall use stormwater from the construction site at which the treatment chemical is proposed for use or a water solution using soil from the proposed site. • The proposed maximum dosage shall be at least a factor of five lower than the no observed effects concentration (NOEC). ■ The approval of a proposed treatment chemical shall be conditional, subject to full-scale bioassay monitoring of treated stormwater at the construction site where the proposed treatment chemical is to be used. 14 15255.006 Stormwater Pollution Prevention Plan ■ Treatment chemicals that have already passed the above testing protocol do not need to be reevaluated. Contact the Department of Ecology Regional Office for a list of treatment chemicals that have been evaluated and are currently approved for use. Treatment System Design Considerations The design and operation of a chemical treatment system should take into consideration the factors that determine optimum, cost-effective performance. It may not be possible to fully incorporate all of the classic concepts into the design because of practical limitations at construction sites. Nonetheless, it is important to recognize the following: ■ The right chemical must be used at the right dosage. A dosage that is either too low or too high will not produce the lowest turbidity. There is an optimum dosage rate. This is a situation where the adage "adding more is always better" is not the case. ■ The coagulant must be mixed rapidly into the water to insure proper dispersion. ■ A flocculation step is important to increase the rate of settling, to produce the lowest turbidity, and to keep the dosage rate as low as possible. ■ Too little energy input into the water during the flocculation phase results in flocs that are too small and/or insufficiently dense. Too much energy can rapidly destroy floc as it is formed. ■ Since the volume of the basin is a determinant in the amount of energy per unit volume, the size of the energy input system can be too small . relative to the volume of the basin. ■ Care must be taken in the design of the withdrawal system to minimize outflow velocities and to prevent floc discharge. The discharge should be directed through a physical filter such as a vegetated swale that would catch any unintended floc discharge. Treatment System Design Chemical treatment systems shall be designed as batch treatment systems using either ponds or portable trailer -mounted tanks. Flow-through continuous treatment systems are not allowed at this time. A chemical treatment system consists of the stormwater collection system (either temporary diversion or the permanent site drainage system), a storage pond, pumps, a chemical feed system, treatment cells, and interconnecting piping. 15 15255.006 Stormwater Pollution Prevention Plan The treatment system shall use a minimum of two Tined treatment cells. Multiple treatment cells allow for clarification of treated water while other cells are being filled or emptied. Treatment cells may be ponds or tanks. Ponds with constructed earthen embankments greater than six feet high require special engineering analyses. Portable tanks may also be suitable for some sites. The following equipment should be located in an operations shed: ® the chemical injector; ® secondary containment for acid, caustic, buffering compound, and treatment chemical; ® emergency shower and eyewash, and m monitoring equipment which consists of a pH meter and a turbidimeter. Sizing Criteria The combination of the storage pond or other holding area and treatment capacity should be large enough to treat stormwater during multiple day storm events. It is recommended that at a minimum the storage pond or other holding area should be sized to hold 1.5 times the runoff volume of the 10 -year, 24-hour storm event. Bypass should be provided around the chemical treatment system to accommodate extreme storm events. Runoff volume shall be calculated using the methods presented in Volume 3, Chapter 2. If no hydrologic analysis is required for the site, the Rational Method may be used. Primary settling should be encouraged in the storage pond. A forebay with access for maintenance may be beneficial. There are two opposing considerations in sizing the treatment cells. A larger cell is able to treat a larger volume of water each time a batch is processed. However, the larger the cell the longer the time required to empty the cell. A larger cell may also be less effective at flocculation and therefore require a longer settling time. The simplest approach to sizing the treatment cell is to multiply the allowable discharge flow rate times the desired drawdown time. A 4 -hour drawdown time allows one batch per cell per 8 -hour work period, given 1 hour of flocculation followed by two hours of settling. The permissible discharge rate governed by potential downstream effect can be used to calculate the recommended size of the treatment cells. The following discharge flow rate limits shall apply: ■ if the discharge is directly or indirectly to a stream, the discharge flow rate shall not exceed 50 percent of the peak flow rate of the 2 -year, 24-hour event for all storm events up to the 10 -year, 24-hour event. 16 15255.006 Stormwater Pollution Prevention Plan ° If discharge is occurring during a storm event equal to or greater than the 10 -year, 24-hour event, the allowable discharge rate is the peak flow rate of the 10 -year, 24-hour event. ■ Discharge to a stream should not increase the stream flow rate by more than 10 percent. ▪ If the discharge is directly to a lake, a major receiving water listed in Appendix C of Volume I, or to an infiltration system, there is no discharge flow limit. • If the discharge is to a municipal storm drainage system, the allowable discharge rate may be limited by the capacity of the public system. It may be necessary to clean the municipal storm drainage system prior to the start of the discharge to prevent scouring solids from the drainage system. ▪ Runoff rates shall be calculated using the methods presented in Volume 3, Chapter 2 for the pre -developed condition. If no hydrologic analysis is required for the site, the Rational Method may be used. Monitoring The following monitoring shall be conducted. Test results shall be recorded on a daily log kept on site: Operational Monitoring pH, conductivity (as a surrogate for alkalinity), turbidity and temperature of the untreated stormwater • Total volume treated and discharged • Discharge time and flow rate ▪ Type and amount of chemical used for pH adjustment ■ Amount of polymer used for treatment ▪ Settling time Compliance Monitoring o pH and turbidity of the treated stormwater ° pH and turbidity of the receiving water Biomonitoring: Treated stormwater shall be tested for acute (lethal) toxicity. Bioassays shall be conducted by a laboratory accredited by Ecology, unless otherwise approved by Ecology. The 17 15255.006 Stormwater Pollution Prevention Plan performance standard for acute toxicity is no statistically significant difference in survival between the control and 100 percent chemically treated stormwater. Acute toxicity tests shall be conducted with the following species and protocols: ■ Fathead minnow, Pimephales promelas (96 hour static -renewal test, method: EPA/600/4-90/027F). Rainbow trout, Oncorhynchus mykiss (96 hour static -renewal test, method: EPA/600/4-90/027F) may be used as a substitute for fathead minnow. ■ Daphnid, Ceriodaphnia dubia, Daphnia putex, or Daphnia magna (48 hour static test, method: EPA/600/4-90/027F). All toxicity tests shall meet quality assurance criteria and test conditions in the most recent versions of the EPA test method and Ecology Publication # WO -R-95-80, Laboratory Guidance and Whole Effluent Toxicity Test Review Criteria. Bioassays shall be performed on the first five batches and on every tenth batch thereafter, or as otherwise approved by Ecology. Failure to meet the performance standard shall be immediately reported to Ecology. Discharge Compliance: Prior to discharge, each batch of treated stormwater must be sampled and tested for compliance with pH and turbidity limits. These limits may be established by the water quality standards or a site-specific discharge permit. Sampling and testing for other pollutants may also be necessary at some sites. Turbidity must be within 5 NTUs of the background turbidity. Background is measured in the receiving water, upstream from the treatment process discharge point. pH must be within the range of 6.5 to 8.5 standard units and not cause a change in the pH of the receiving water of more than 0.2 standard units. It is often possible to discharge treated stormwater that has a lower turbidity than the receiving water and that matches the pH. Treated stormwater samples and measurements shall be taken from the discharge pipe or another location representative of the nature of the treated stormwater discharge. Samples used for determining compliance with the water quality standards in the receiving water shall not be taken from the treatment pond prior to decanting. Compliance with the water quality standards is determined in the receiving water. Operator Training Each contractor who intends to use chemical treatment shall be trained by an experienced contractor on an active site for at least 40 hours. Standard BMPs Surface stabilization BMPs should be implemented on site to prevent significant erosion. All sites shall use a truck wheel wash to prevent tracking of sediment off site. 18 15255.006 Stormwater Pollution Prevention Plan Sediment Removal and Disposal ▪ Sediment shall be removed from the storage or treatment cells as necessary. Typically, sediment removal is required at least once during a wet season and at the decommissioning of the cells. Sediment remaining in the cells between batches may enhance the settling process and reduce the required chemical dosage. ▪ Sediment may be incorporated into the site away from drainages. 3.114 Element #14 — Construction Stormwater Filtration Filtration removes sediment from runoff originating from disturbed areas of the site. Traditional BMPs used to control soil erosion and sediment loss from sites under development may not be adequate to ensure compliance with the water quality standard for turbidity in the receiving water. Filtration may be used in conjunction with gravity settling to remove sediment as small as fine silt (0.5 pm). The reduction in turbidity will be dependent on the particle size distribution of the sediment in the stormwater. In some circumstances, sedimentation and filtration may achieve compliance with the water quality standard for turbidity. Unlike chemical treatment, the use of construction stormwater filtration does not require approval from Ecology. Filtration may also be used in conjunction with polymer treatment in a portable system to assure capture of the flocculated solids. Design and Installation Specifications — Background Information Filtration with sand media has been used for over a century to treat water and wastewater. The use of sand filtration for treatment of stormwater has developed recently, generally to treat runoff from streets, parking Tots, and residential areas. The application of filtration to construction stormwater treatment is currently under development. Two types of filtration systems may be applied to construction stormwater treatment: rapid and slow. Rapid sand filters are the typical system used for water and wastewater treatment. They can achieve relatively high hydraulic flow rates, on the order of 2 to 20 gpm/sf, because they have automatic backwash systems to remove accumulated solids. In contrast, slow sand filters have very low hydraulic rates, on the order of 0.02 gpm/sf, because they do not have backwash systems. To date, slow sand filtration has generally been used to treat stormwater. Slow sand filtration is mechanically simple in comparison to rapid sand filtration but requires a much larger filter area. Filtration Equipment Sand media filters are available with automatic backwashing features that can filter to 50 pm particle size. Screen or bag filters can filter down to 5µm. Fiber wound filters can remove 19 15255.006 Stormwater Pollution Prevention Plan particles down to 0.5.tm. Filters should be sequenced from the largest to the smallest pore opening. Sediment removal efficiency will be related to particle size distribution in the stormwater. Treatment Process Description Stormwater is collected at interception point(s) on the site and is diverted to a sediment pond or tank for removal of large sediment and storage of the stormwater before it is treated by the filtration system. The stormwater is pumped from the trap, pond, or tank through the filtration system in a rapid sand filtration system. Slow sand filtration systems are designed as flow through systems using gravity. If large volumes of concrete are being poured, pH adjustment may be necessary. Maintenance Standards Rapid sand filters typically have automatic backwash systems that are triggered by a pre-set pressure drop across the filter. If the backwash water volume is not large or substantially more turbid than the stormwater stored in the holding pond or tank, backwash return to the pond or tank may be appropriate. However, land application or another means of treatment and disposal may be necessary. ■ Screen, bag, and fiber filters must be cleaned and/or replaced when they become clogged. ▪ Sediment shall be removed from the storage and/or treatment ponds as necessary. Typically, sediment removal is required once or twice during a wet season and at the decommissioning of the ponds. 3.2 Site Specific BMPs Site specific BMPs are shown on the TESC Plan Sheets and Details in Appendix A. These site specific plan sheets will be updated annually. 20 15255.006 Stormwater Pollution Prevention Plan 4.0 Construction Phasing and BMP Implementation The BMP implementation schedule will be driven by the construction schedule. The following provides a sequential list of the proposed construction schedule milestones and the corresponding BMP implementation schedule. The list contains key milestones such as wet season construction. The BMP implementation schedule listed below is keyed to proposed phases of the construction project, and reflects differences in BMP installations and inspections that relate to wet season construction. The project site is located west of the Cascade Mountain Crest. As such, the dry season is considered to be from May 1 to September 30 and the wet season is considered to be from October 1 to April 30. o Estimate of Construction start date: o Estimate of Construction finish date: o Mobilize equipment on site: ■ Mobilize and store all ESC and soil stabilization products (store materials on hand BMP C150): ▪ Install ESC measures: o Install stabilized construction entrance: • Begin clearing and grubbing: o Temporary erosion control measures (hydroseeding): o Site inspections reduced to monthly: March 2013 March 2014 o Begin concrete pour and implement BMP C151: ■ Excavate and install new utilities and services (Phase 1): o Complete utility construction: • Begin implementing soil stabilization and sediment control BMPs throughout the site in preparation for wet season: o WET SEASON STARTS: October 1, 2013 21 15255.006 Stormwater Pollution Prevention Plan 5.0 Pollution Prevention Team 5.1 Roles and Responsibilities The pollution prevention team consists of personnel responsible for implementation of the SWPPP, including the following: • Certified Erosion and Sediment Control Lead (CESCL) — primary contractor contact, responsible for site inspections (BMPs, visual monitoring, sampling, etc.); to be called upon in case of failure of any ESC measures. • Resident Engineer — For projects with engineered structures only (sediment ponds/traps, sand filters, etc.): site representative for the owner that is the project's supervising engineer responsible for inspections and issuing instructions and drawings to the contractor's site supervisor or representative • Emergency Ecology Contact — individual to be contacted at Ecology in case of emergency. Go to the following website to get the name and number for the Ecology contact information: http://www.ecy.wa.gov/org.html, ■ Emergency Owner Contact — individual that is the site owner or representative of the site owner to be contacted in the case of an emergency. ■ Non -Emergency Ecology Contact — individual that is the site owner or representative of the site owner than can be contacted if required. ■ Monitoring Personnel — personnel responsible for conducting water quality monitoring; for most sites this person is also the Certified Erosion and Sediment Control Lead. 22 15255.006 Stormwater Pollution Prevention Plan 5.2 Team Members Names and contact information for those identified as members of the pollution prevention team are provided in the following table. Title Name(s) Phone Number Certified Erosion and Sediment Control Lead (CESCL) TBD Resident Engineer Ali Sadr (425) 251-6222 Emergency Ecology Contact Clay Keown (360) 407-6048 Emergency Owner Contact TBD Non -Emergency Ecology Contact Ali Sadr (425) 251-6222 Monitoring Personnel TBD 23 15255.006 Stormwater Pollution Prevention Plan 6.0 Site Inspections and Monitoring Monitoring includes visual inspection, monitoring for water quality parameters of concern, and documentation of the inspection and monitoring findings in a site log book. A site log book will be maintained for all on-site construction activities and will include: ■ A record of the implementation of the SWPPP and other permit requirements; ■ Site inspections; and, ® Stormwater quality monitoring. For convenience, the inspection form and water quality monitoring forms included in this SWPPP include the required information for the site log book. This SWPPP may function as the site log book if desired, or the forms may be separated and included in a separate site log book. However, if separated, the site log book but must be maintained on-site or within reasonable access to the site and be made available upon request to Ecology or the local jurisdiction. 6.1 Site Inspection All BMPs will be inspected, maintained, and repaired as needed to assure continued performance of their intended function. The inspector will be a Certified Erosion and Sediment Control Lead (CESCL) per BMP C160. The name and contact information for the CESCL is provided in Section 5 of this SWPPP. Site inspection will occur in all areas disturbed by construction activities and at all stormwater discharge points. Stormwater will be examined for the presence of suspended sediment, turbidity, discoloration, and oily sheen. The site inspector will evaluate and document the effectiveness of the installed BMPs and determine if it is necessary to repair or replace any of the BMPs to improve the quality of stormwater discharges. All maintenance and repairs will be documented in the site log book or forms provided in this document. All new BMPs or design changes will be documented in the SWPPP as soon as possible. 6.1.1 Site Inspection Frequency Site inspections will be conducted at least once a week and within 24 hours following any rainfall event which causes a discharge of stormwater from the site. For sites with temporary stabilization measures, the site inspection frequency can be reduced to once every month. 6.1.2 Site Inspection Documentation The site inspector will record each site inspection using the site log inspection forms provided in Appendix E. The site inspection log forms may be separated from this SWPPP document, but will be maintained on-site or within reasonable access to the site and be made available upon request to Ecology or the local jurisdiction. 24 15255.006 Stormwater Pollution Prevention Plan 6.2 Stormwater Quality Monitoring 6.2.1 Turbidity Sampling Monitoring requirements for the proposed project will include either turbidity or water transparency sampling to monitor site discharges for water quality compliance with the 2005 Construction Stormwater General Permit (Appendix D). Sampling will be conducted at all discharge points at least once per calendar week. Turbidity or transparency monitoring will follow the analytical methodologies described in Section S4 of the 2005 Construction Stormwater General Permit (Appendix D). The key benchmark values that require action are 25 NTU for turbidity (equivalent to 32 cm transparency) and 250 NTU for turbidity (equivalent to 6 cm transparency). If the 25 NTU benchmark for turbidity (equivalent to 32 cm transparency) is exceeded, the following steps will be conducted: 1. Ensure all BMPs specified in this SWPPP are installed and functioning as intended. 2. Assess whether additional BMPs should be implemented, and document revisions to the SWPPP as necessary. 3. Sample discharge location daily until the analysis results are less than 25 NTU (turbidity) or greater than 32 cm (transparency). If the turbidity is greater than 25 NTU (or transparency is less than 32 cm) but less than 250 NTU (transparency greater than 6 cm) for more than 3 days, additional treatment BMPs will be implemented within 24 hours of the third consecutive sample that exceeded the benchmark. If the 250 NTU benchmark for turbidity (or less than 6 cm transparency) is exceeded at any time, the following steps will be conducted: 1. Notify Ecology by phone within 24 hours of analysis (see Section 5.0 of this SWPPP for contact information). 2. Continue daily sampling until the turbidity is Tess than 25 NTU (or transparency is greater than 32 cm). 3. Initiate additional treatment BMPs such as off-site treatment, infiltration, filtration and chemical treatment within 24 hours of the first 250 NTU exceedance. 4. Implement additional treatment BMPs as soon as possible, but within 7 days of the first 250 NTU exceedance. 5. Describe inspection results and remedial actions taken in the site log book and in monthly discharge monitoring reports as described in Section 7.0 of this SWPPP, 25 15255.006 Stormwater Pollution Prevention Plan 6.2.2 pH Sampling Stormwater runoff will be monitored for pH starting on the first day of any activity that includes more than 40 yards of poured or recycled concrete, or after the application of "Engineered Soils" such as Portland cement treated base, cement kiln dust, or fly ash. This does not include fertilizers. For concrete work, pH monitoring will start the first day concrete is poured and continue until 3 weeks after the last pour. For engineered soils, the pH monitoring period begins when engineered soils are first exposed to precipitation and continue until the area is fully stabilized. Stormwater samples will be collected daily from all points of discharge from the site and measured for pH using a calibrated pH meter, pH test kit, or wide range pH indicator paper. If the measured pH is 8.5 or greater, the following steps will be conducted: 1. Prevent the high pH water from entering storm drains or surface water. 2. Adjust or neutralize the high pH water if necessary using appropriate technology such as CO2 sparging (liquid or dry ice). 3. Contact Ecology if chemical treatment other than CO2 sparging is planned. 26 15255.006 Stormwater Pollution Prevention Plan 7.0 Reporting and Recordkeeping 7.1 Recordkeeping 7.1.1 Site Log Book A site log book will be maintained for all on-site construction activities and will include: ® A record of the implementation of the SWPPP and other permit requirements; • Site inspections; and, ■ Stormwater quality monitoring. For convenience, the inspection form and water quality monitoring forms included in this SWPPP include the required information for the site logbook. 7.1.2 Records Retention Records of all monitoring information (site log book, inspection reports/checklists, etc.), this Stormwater Pollution Prevention Plan, and any other documentation of compliance with permit requirements will be retained during the life of the construction project and for a minimum of three years following the termination of permit coverage in accordance with permit condition S5.C. 7.1.3 Access to Plans and Records The SWPPP, General Permit, Notice of Authorization letter, and Site Log Book will be retained on site or within reasonable access to the site and will be made immediately available upon request to Ecology or the local jurisdiction. A copy of this SWPPP will be provided to Ecology within 14 days of receipt of a written request for the SWPPP from Ecology. Any other information requested by Ecology will be submitted within a reasonable time. A copy of the SWPPP or access to the SWPPP will be provided to the public when requested in writing in accordance with Permit Condition S5.G. 7.1.4 Updating the SWPPP In accordance with Conditions S3, S4.B, and S9.B.3 of the General Permit, this SWPPP will be modified if the SWPPP is ineffective in eliminating or significantly minimizing pollutants in stormwater discharges from the site or there has been a change in design, construction, operation, or maintenance at the site that has a significant effect on the discharge, or potential for discharge, of pollutants to the waters of the State. The SWPPP will be modified within seven days of determination based on inspection(s) that additional or modified BMPs are necessary to correct problems identified, and an updated timeline for BMP implementation will be prepared. 27 15255.006 Stormwater Pollution Prevention Plan 7.2 Reporting 7.2.1 Discharge Monitoring Reports Discharge Monitoring Report (DMR) forms will be submitted to Ecology because water quality sampling is being conducted at the site. 7.2.2 Notification of Noncompliance If any of the terms and conditions of the permit are not met, and it causes a threat to human health or the environment, the following steps will be taken in accordance with permit section S5.F: 1. Ecology will be immediately notified of the failure to comply. 2. Immediate action will be taken to control the noncompliance issue and to correct the problem. If applicable, sampling and analysis of any noncompliance will be repeated immediately and the results submitted to Ecology within five (5) days of becoming aware of the violation. 3. A detailed written report describing the noncompliance will be submitted to Ecology within five (5) days, unless requested earlier by Ecology. 28 15255.006 Stormwater Pollution Prevention Plan Appendix A ® Site Plans 29 15255.006 Stormwater Pollution Prevention Plan Appendix B - Construction BMPs Stabilized Construction Entrance (BMP C105) Silt Fence (BMP C233) Sediment Trap (BMP C240) Temporary and Permanent Seeding (BMP C120) Mulching (BMP C121) Dust Control (BMP C140) Check Dams (BMP C207) 30 15255.006 Stormwater Pollution Prevention Plan Appendix C - Alternative BMPs The following includes a list of possible alternative BMPs for each of the 12 elements not described in the main SWPPP text. This list can be referenced in the event a BMP for a specific element is not functioning as designed and an alternative BMP needs to be implemented. Element #1 - Mark Clearing Limits Element #2 - Establish Construction Access Element #3 - Control Flow Rates Element #4 - Install Sediment Controls Advanced BMPs: Element #5 - Stabilize Soils Element #6 - Protect Slopes Element #8 - Stabilize Channels and Outlets Element #10 - Control Dewatering Additional Advanced BMPs to Control Dewatering: 31 15255.006 Stormwater Pollution Prevention Plan Appendix D General Permit 32 15255.006 Stormwater Pollution Prevention Plan Appendix E - Site Inspection Forms (and Site Log) The results of each inspection shall be summarized in an inspection report or checklist that is entered into or attached to the site log book. It is suggested that the inspection report or checklist be included in this appendix to keep monitoring and inspection information in one document, but this is optional; however, it is mandatory that this SWPPP and the site inspection forms be kept onsite at all times during construction, and that inspections be performed and documented as outlined below. At a minimum, each inspection report or checklist shall include: a. Inspection date/times b. Weather information: general conditions during inspection, approximate amount of precipitation since the last inspection, and approximate amount of precipitation within the last 24 hours. c. A summary or list of all BMPs that have been implemented, including observations of all erosion/sediment control structures or practices. d. The following shall be noted: i. locations of BMPs inspected, ii. locations of BMPs that need maintenance, iii. the reason maintenance is needed, iv. locations of BMPs that failed to operate as designed or intended, and v. locations where additional or different BMPs are needed, and the reason(s) why e. A description of stormwater discharged from the site. The presence of suspended sediment, turbid water, discoloration, and/or oil sheen shall be noted, as applicable. f. A description of any water quality monitoring performed during inspection, and the results of that monitoring. General comments and notes, including a brief description of any BMP repairs, maintenance or installations made as a result of the inspection. h. A statement that, in the judgment of the person conducting the site inspection, the site is either in compliance or out of compliance with the terms and conditions of the SWPPP and the NPDES permit. If the site inspection indicates that the site is out of compliance, the inspection report shall include a summary of the remedial actions required to bring the site back into compliance, as well as a schedule of implementation. Name, title, and signature of person conducting the site inspection; and the following statement: "I certify under penalty of law that this report is true, accurate, and complete, to the best of my knowledge and belief", When the site inspection indicates that the site is not in compliance with any terms and conditions of the NPDES permit, the Permittee shall take immediate action(s) to: stop, contain, and clean up the unauthorized discharges, or otherwise stop the noncompliance; correct the g. 33 15255.006 Stormwater Pollution Prevention Plan problem(s); implement appropriate Best Management Practices (BMPs), and/or conduct maintenance of existing BMPs; and achieve compliance with all applicable standards and permit conditions. In addition, if the noncompliance causes a threat to human health or the environment, the Permittee shall comply with the Noncompliance Notification requirements in Special Condition S5.F of the permit. 34 15255.006 Stormwater Pollution Prevention Plan Site Inspection Form General Information Project Name Tukwila Village Inspector Name TBD Title CESCL# Time Date.; Inspection Type: Weather ....... ....... Precipitation Since last, inspection Description of General Siite Conditions: o After a rain event D Weekly ❑ Turbidity/transparency benchmark exceedance ❑ Other Inspection of BMPs Element 1 Mark Clearing Limits BMP BMP Location In last 24 hours Inspected Functioning Y N '' NIP Location Inspected ;Y N Functioning NIP Y N Element 2 Establish Construction Access BMP Location BMP: :. Inspected, "Y N Functioning NIP Problem/Corrective Action Problem/Corrective Action Problem/Corrective Action Location Inspected Y N` Problem/Corrective! Action 35 15255.006 Stormwater Pollution Prevention Plan Element 3 '' Control Flow Rates BMP:: Location Inspected: Y N` inspected Y ,N Functioning NIP ` Functioning ; NIP' Y N Element 4 :Install Sediment'. Controls BMP_ Location BMPr Location Inspected' Functioning Y N Inspected Functioning Y N. NIP Inspected Functioning Y N NIP BMP:. ':Functioning ", NIP` Y N. :Location aspected Functioning Y NIP ;Problem/Corrective Action Problem/Corrective Action Problem/Co rrective Action Problem/Corrective Action Problem/Corrective Action Problem/Corrective. Action Problem/Corrective Action 36 15255.006 Stormwater Pollution Prevention Plan Element 5: Stabilize Soils BMP Location BMP: ` BMP.: Location Inspected . Y N' Location nspected Y N Inspected Y N' Inspected Y N`• Element 6 ;Protect Slopes BMP;} Location BMP:.. Location BMP: Functioning NIP y N Functioning NIP Y. N Problem/Corrective'Acti on Problem/Corrective Action Functioning NIP N. Inspected Y N: Functioning,; Y NIP N nspected Y N Functioning • NIP.. Location Inspected::: Problem/CorrectiveAction Problem/Corrective' Action Problem/Corrective Action Problem/Corrective Action Problem/Corrective Action 37 15255.006 Stormwater Pollution Prevention Plan Element 7 Protect Drain Inlets BMP:. Location Inspected Functioning: NIP Y N' Problem/Corrective Action BMP:'; Location BMP:>;<` Inspected Functioning N Y . Ni'. NIP `Prob.lem/Corrective Action Problem/Corrective Action Problem/Corrective-Action Problem/Corrective Action Location Inspected Y `N Functioning Y NIP;' Element 8 . Stabilize Channels and Outlets BMP. BMP: Location Location• Inspected Y N Functioning NIP Y N BMP: >. Inspected; Y N Functioning N' BMP;: Location Location Inspected Functioning Y N Y NNIP Problem/Corrective•Action inspected Functioning NIP Y N. Problem/Corrective Action 38 15255.006 Stormwater Pollution Prevention Plan Element9: ControlPollutents • BMP: LocationInspected -• : Functioning . -. Problem/Corrective Action . :N Y••• N • BMP: • LoInspected Functioning cation. - Y 'N NIP Problern/Corrective Action Eleinent:10::Controt,Pewetering-:. BMP • ••• : Inspected Functioning . . • Location': • . y N P r°blernAction BMP: Location Inspected Y N Functioning Problem/Corrective Action NIP N. ••••• , Inspected '• FUrIctioning '•••• Location- ••• • Problern/CorreCtive:Action - • • • N .-N .--NIP- •--- - • • - - - • .. . Observed? Problem/Corrective Action .. , Location ..:,. Turbidity Discoloration Sheen L�cation . . •••:Turbidity • Discoloration Sheen .• • 39 15255.006 Stormwater Pollution Prevention Plan Water :Quality Monitoring Was any water quality monitoring conducted? ❑ Yes If water quality monitoring was conducted, record. results here: ❑ if water quality monitoring indicated turbidity 250 NTU or greater, ortransparency 6 cm or less, was: Ecology notified by phone within 24 hrs? • o Yes ❑ No If Ecology was notified, indicate the date, time, contact name and phone number below Date: Time Contact Name Phone#' General Comments and Notes Include BMP repairs, maintenance, or installations made as a result of the inspection. Were Photos Taken? ❑ If photos taken, describe photos below: Yes o No 40 15255.006 Stormwater Pollution Prevention Plan Appendix F — Engineering Calculations 41 15255.006 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATIONS OF COVENANT NOT INCLUDED AT THIS TIME 10.0 OPERATIONS AND MAINTENANCE MANUAL NOT INCLUDED AT THIS TIME 1 Associated Earth Sciences, Inco Serving the Pacific Northwest Since 1981 November 22, 2011 Project No. KE110238B Tukwila Village Development Associates, LLC 201 27th Avenue, Building A, Suite 300 Puyallup, Washington 98374 Attention: Mr. Bryan Park RECEIVED ;is C(1MNI I Y ptiVt LOMUPMLNT Subject: Phase II Environmental Site Assessment Tukwila Village Tukwila International Boulevard and South 144`h Street Tukwila, Washington Dear Mr. Park: JUE 14 2013 TUMN PUBLIC WORKS Associated Earth Sciences, Inc. (AESI) is pleased to provide this letter -report presenting the results of our assessment of potential contamination in soils and ground water at the site planned for redevelopment as Tukwila Village. The location of the property is shown on Figure 1, "Vicinity Map." BACKGROUND The background information provided in this section is based on an unpublished draft Phase I Environmental Site Assessment (ESA) prepared for the subject property by AESI in September 2011. The Phase I ESA will be published pending completion of the owner questionnaire. During completion of the Phase I ESA, records were discovered which indicate that previous activities have occurred on or adjacent to the site which have the potential to release petroleum compounds to soil and ground water. These previous activities included removal of fuel Underground Storage Tanks (USTs) from several of the parcels that were combined to form the Tukwila Village site. We also discovered records of leaking fuel USTs and associated cleanups at two adjacent properties north and west of the project. One should refer to our Phase I ESA for additional information regarding previous fuel releases on adjacent sites and fuel tank removals on-site. A Phase II ESA was conducted to screen for petroleum constituents and lead in soil and ground water as a result of the previous UST activities on-site and known releases on adjacent parcels. Samples of site soil and ground water were collected for analytical testing from Geoprobe Kirkland Everett Tacoma 425-827-7701 425-259-0522 253-722-2992 www.aesgeo.com Tukwila Village Tukwila, Washington Phase 11 Environmental Site Assessment explorations completed specifically for the Phase II ESA. Ground water samples were also collected for analytical testing from observation wells installed in some of the previously completed geotechnical engineering borings. SUBSURFACE INVESTIGATION AND SOIL AND GROUND WATER SAMPLING As part of our subsurface investigation for our geotechnical engineering report, we completed exploration pits on August 16, 2011 and completed exploration borings and observation well installations on August 17 through August 19, 2011. We completed Geoprobe explorations specifically for environmental testing on October 13, 2011. Figure 2 is a "Site and Exploration Plan" that indicates the approximate locations of the exploration pits, exploration borings, ground water observation wells, and Geoprobe explorations. Analytical laboratory results and sample chain -of -custody forms are included as Appendix A and exploration logs are included as Appendix B. For exploration borings, we have only included in Appendix B exploration logs for borings which were completed as wells. The remainder of the exploration boring logs are available on request. Logs of exploration pits and Geoprobe explorations are also included in Appendix B. Exploration Pits As part of the geotechnical engineering subsurface investigation scope of work for the project, we completed 16 exploration pits across the site. The exploration pits were excavated using a rubber -tired backhoe. The pits permitted direct, visual observation of subsurface conditions. Materials encountered in the exploration pits were studied and classified in the field by geologists from our firm. All exploration pits were backfilled after examination and logging. Selected samples were then transported to our laboratory for further visual classification and geotechnical laboratory testing, as necessary. The exploration pits were advanced to gather geotechnical engineering data for the project, and we did not collect samples for analytical testing from the exploration pits. The exploration pit data included with this letter -report are intended to provide a more comprehensive record of our subsurface observations across the site even though their primary purpose was for the collection of subsurface data for the geotechnical engineering study. Exploration Borings As part of the geotechnical engineering subsurface investigation scope of work for the project, we completed 20 exploration borings across the site, six of which were completed as observation wells to allow later measurement of static ground water levels. As part of our Phase II ESA, we also collected samples of ground water from the observation wells for analytical testing. The exploration borings were completed by advancing hollow -stem auger tools with a trailer -mounted drill rig. During the drilling process, samples were obtained at generally 5 -foot -depth intervals. November 22, 2011 BWG/1d - KE10023884 - Projects 1201102381 KEI WP ASSOCIATED EARTH SCIENCES, INC. Page 2 r Tukwila Village Tukwila, Washington Phase 1I Environmental Site Assessment The exploration borings were continuously observed and logged by a representative from our firm. The exploration logs presented in Appendix B are based on the field logs, drilling action, and inspection of the samples secured. The exploration borings were advanced to gather geotechnical engineering data for the project, and we did not collect soil samples for analytical testing from the exploration borings. Water samples were collected from the six wells for analytical testing by first removing water with a hand bailer either until 10 gallons of water was removed or until the water column within the well was decreased to a height of about 1 foot or less. The water levels were then allowed to rebound to within 90 to 100 percent of their original water column height in the well prior to sampling with a hand bailer. The time interval between bailing or "developing" the wells and analytical sampling was less than about 3 hours. During completion of the hollow -stem auger borings, disturbed, but representative samples were obtained by using the Standard Penetration Test (SPT) procedure in accordance with American Society for Testing and Materials (ASTM):D 1586. This test and sampling method consists of driving a standard 2 -inch, outside -diameter, split -barrel sampler a distance of 18 inches into the soil with a 140 -pound hammer free -falling a distance of 30 inches. The number of blows for each 6 -inch interval is recorded, and the number of blows required to drive the sampler the final 12 inches is known as the Standard Penetration Resistance ("N") or blow count. If a total of 50 is recorded within one 6 -inch interval, the blow count is recorded as the number of blows for the corresponding number of inches of penetration. The resistance, or N -value, provides a measure of the relative density of granular soils or the relative consistency of cohesive soils; these values are plotted on the attached exploration boring logs. The samples obtained from the split -barrel sampler were classified in the field and representative portions placed in watertight containers. The samples were then transported to our laboratory for further visual classification and geotechnical laboratory testing, as necessary. Geoprobe Explorations We completed eight Geoprobe explorations at specific locations on the site selected based on their proximity to potential sources of environmental contamination based on research completed for the Phase I ESA. Geoprobe exploration locations are depicted on Figure 2, and subsurface exploration logs of the Geoprobe explorations are included in Appendix B. Geoprobe explorations are completed by driving a plastic -lined hollow probe tube with a hydraulic impact hammer. The explorations are advanced in 4 -foot increments, and after each 4 -foot driving interval the probe is removed from the exploration and the plastic sleeve containing a sample of the subsurface materials encountered during that driving interval is removed. The plastic liner is cut open to expose the soil sample, and laboratory -prepared sample containers are filled with soil for later analytical testing by a laboratory subcontracted to AESI. A soil sample is also collected for field screening using odor and Photoionization Detector (PID) methods. Any odors are noted on November 22, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/Id - KE10023884 - Projecra1201102381KEIWP Page 3 Tukwila Village Tukwila, Washington Phase II Environmental Site Assessment Geoprobe exploration logs included in Appendix B. Photoionization detector measurements are also included on the Geoprobe exploration logs. Ground water samples were collected for analytical testing from Geoprobe explorations that encountered ground water. The ground water sampling procedure consisted of installing a temporary well screen at the base of the completed exploration, and inserting a plastic tube extending from the screened interval to the ground surface. A peristaltic pump was used to draw water from the screened interval. The pump was typically run for approximately 15 minutes to clear the majority of the turbidity from the water flow, and ground water analytical samples were collected into laboratory -prepared sample containers after the development period. The tubing, temporary screen, and casing were then removed and the Geoprobe exploration locations were abandoned with bentonite seals in accordance with Washington State Department of Ecology (Ecology) guidelines. No permanent wells were installed in Geoprobe explorations. Ground Water Observation Wells by Others It should be noted that one additional well is present on-site, and had been installed by another consultant prior to our work on the project. A second well was installed by the same consultant in the Tukwila International Boulevard right-of-way immediately west of the project boundary. Research completed as part of the Phase I ESA indicates that these existing wells were installed by a consultant investigating a gasoline release from the existing gasoline station on the southwest corner of the intersection of Tukwila International Boulevard and South 144th Street. The approximate locations of these two existing wells are depicted on Figure 2, and logs of the exploration borings/well completions are included in Appendix B. Ground Water Observation Wells by AESI Ground water observation well construction details for all wells installed by AESI at the site are summarized in the following table. November 22, 2011 ASSOCIATED EARTH SCIENCES, INC. BWGIId - KE10023884 - Projec s1201102381KEIWP Page 4 Tukwila Village Tukwila, Washington Phase 11 Environmental Site Assessment Monitoring Well ID Install Date Well Diameter Screened Interval (feet) Depth to Water 08/26/11 (feet) Ecology Well Tag No. Approximate Ground Water Elevation" (feet) MW-5/EB-5 8/17/11 2" 20-10 5.5 BCA336 279.5 MW-6/EB-6 8/18/11 2" 20-10 5.5 BCA337 283.5 MW-7/EB-7 8/18/11 2" 20-10 11.5 BCA338 280.5 MW-8/EB-8 8/18/11 2" 20-10 8 BCA339 286 MW-18/EB-18 8/19/11 2" 20-10 7 BCA340 281 MW-19/EB-19 8/19/11 2" 20-10 4 BCA341 280 (') Ground water eleva ions based on preliminary survey by Barghausen, determined by estimating well locations and extrapolation between contour lines. Monitoring wells consisted of 2 -inch, inside -diameter, Schedule 40, flush -threaded polyvinyl chloride (PVC) pipe. A 10 -foot section of 0.020 -inch slotted screen was mated to a section of blank riser, which extended to the ground surface. The annular space between the well casing and the borehole wall was filled with #10-20 silica sand extending approximately 2 feet above the screened interval. A hydrated bentonite seal was placed above this, and the wells were completed at the ground surface with lockable flush -mount monuments that were cemented in place. The monitoring wells were constructed in accordance with the Washington State Minimum Standards for Construction and Maintenance of Wells (WAC 173-160). Soil cuttings, ground water, and equipment cleaning water generated during the field activities were placed in Department of Transportation (DOT) -approved, 35- and 55 -gallon steel drums, closed, and appropriately labeled with project -specific information and initial accumulation date. A total of one 55 -gallon and two 35 -gallon drums containing soil cuttings, ground water, and equipment cleaning water were generated during these field services and were left on-site for subsequent characterization and disposal. Disposal of drummed material was scheduled for November 2011, but had not been completed at the time this letter -report was delivered. Two soil samples were selected from each Geoprobe exploration for analytical testing. In general, soil samples selected for testing included the sample from each exploration obtained from closest to the ground water interface estimated at the time of exploration, and the deepest sample interval of each Geoprobe exploration. Soil samples were extracted by hand from the plastic Geoprobe sample sleeves using disposable gloves and laboratory -supplied single -use sampling instruments, and placed directly into laboratory -supplied glassware. One ground water sample was collected from each of the geotechnical observation wells with hand bailers using the previously described procedure. Ground water samples were also collected from each Geoprobe exploration using a temporary well screen and peristaltic pump as previously November 22, 2011 ASSOCIATED EARTH SCIENCES, INC. BWGIld - KE100138134 - Projecrs120110238IKEIWP Page 5 Tukwila Village Tukwila, Washington Phase 11 Environmental Site Assessment described. Geoprobe exploration GP -4 did not encounter free water and therefore no water sample was collected at that location. All soil and ground water samples collected for chemical analysis were placed in appropriate sample containers supplied by the laboratory. Each container was labeled with the site name, date, time, exploration number, sample number, and sampling personnel. Sample containers were placed in a chilled cooler immediately after sampling, and subsequently transported to the analytical laboratory by AESI under strict chain -of -custody procedures. SUBSURFACE CONDITIONS Subsurface conditions at the project site were inferred from the field explorations accomplished for this study, visual reconnaissance of the site, and review of selected applicable geologic literature. Because of the nature of exploratory work below ground, extrapolation of subsurface conditions between field explorations is necessary. It should be noted that differing subsurface conditions may sometimes be present due to the random nature of deposition and the alteration of topography by past grading and/or filling. The nature and extent of any variations between the field explorations may not become fully evident until construction. Stratigraphy Fill Existing fill was encountered in all but two of our explorations for the entire project, including geotechnical explorations. At the exploration locations where fill was observed, the depth of existing fill ranged from approximately 3 to 13 feet. Existing fill was observed to consist of loose to medium dense granular sediments, with varying content of organic materials, litter, building demolition materials, cobbles, and boulders. We completed organic content tests on several samples of the existing fill that visually appeared to have among the higher organic content of the observed materials. Laboratory testing indicates that the organic content of the tested materials ranged from approximately 2.5 to 15.5 percent expressed as dry weight percentages. Vashon Ice Contact Sediments Below the existing fill, or below the surficial topsoil where no existing fill was encountered, our explorations encountered medium dense sand and silt with gravel interpreted to represent Vashon ice contact sediments. Ice contact sediments were originally deposited within or on a glacial ice mass, and were deposited at their current location when the ice melted. At this site, these materials tend to have widely varying density and textural characteristics. November 22, 2011 ASSOCIATED EARTH SCIENCES, INC. BWGRd - KE10013884 - Projecrs1201102381KEtWP Page 6 Tukwila Village Tukwila, Washington Phase 11 Environmental Site Assessment Vashon Lodgement Till All but two of the exploration borings, one of the Geoprobe explorations, and three of the exploration pits encountered dense to very dense sand with silt and gravel interpreted as lodgement till sediments below the ice contact sediments. Lodgement till was deposited at the base of an active continental glacier and was subsequently compacted by the weight of the overlying glacial ice. Published Geologic Map We reviewed a published geologic map of the area (Geologic Map of King County, Washington, by Derek B. Booth, Kathy A. Troost, and Aaron P. Wisher, 2006). The referenced map indicates that the site is underlain by lodgement till sediments. Hydrology Ground water was encountered in 18 of our exploration borings, in 10 of our exploration pits, and in 7 of the Geoprobe explorations. We installed ground water observation wells in six of our exploration borings. We developed the wells and measured equilibrium water levels on August 26, 2011 approximately 4 to 11 feet below the ground surface, with typical depths to water of around 5 feet. Observed ground water levels are depicted on the exploration logs attached with this letter -report. Ground water conditions should be expected to vary in response to changes in weather, season, on- and off-site land usage, and other factors. LABORATORY ANALYSIS RESULTS Soil and ground water samples were analyzed by Friedman & Bruya, Inc. in Seattle, Washington. Soil and ground water samples were analyzed for volatile total petroleum hydrocarbons (TPH) using Northwest Method NWTPH-Gx; semi -volatile diesel TPH using Northwest Method NWTPH-Dx, BTEX (benzene, toluene, ethylbenzene, and total xylenes) using EPA Method 8021, and Lead (Pb) using the U.S. Environmental Protection Agency (EPA) Method 200.8 for Total Metals in soil and Total Dissolved Metals in ground water. The soil and ground water results are summarized in Table 1, "Laboratory Analysis Results for Soil Samples," and Table 2, "Laboratory Analysis Results for Ground Water" attached to this letter -report. CONCLUSIONS Phase II ESA soil and ground water sampling was conducted in an attempt to determine if previous UST removals on-site or known fuel releases on adjacent properties have resulted in fuel November 22, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/!d - KE1 X 238B4 - Projects120110?381 KE1 WP Page 7 Tukwila Village Tukwila, Washington Phase 11 Environmental Site Assessment contamination of soil or ground water below the site. Sixteen soil samples selected from eight Geoprobe explorations were selected for analytical testing. Ground water was sampled for analytical testing in 13 monitoring wells and Geoprobe explorations. The observed depth to ground water ranged from approximately 4 to 11 feet below ground surface (bgs). The analytical reports for tested soil and ground water samples indicate that no gasoline -range hydrocarbons, benzene, toluene, ethylbenzene, and xylenes were detected. Analytical reports for some of the ground water samples indicate that oil -range hydrocarbons were encountered, however footnotes on the analytical reports and discussions with the analytical laboratory chemist suggest that the positive results were likely the result of biogenic organic materials (topsoil and similar materials) in the existing fill, and that the laboratory signatures of the positive results do not match the signatures that would be expected if petroleum contamination was responsible for the positive results. The sole exception to this pattern was the soil sample collected from Geoprobe exploration GP -7 at a depth of 4 to 8 feet. This sample contained 540 parts per million (ppm) of oil -range hydrocarbons, which in the opinion of the analytical chemist, was a result of oil contamination and not organic materials. This sample was below the Ecology Model Toxics Control Act (MTCA) Method A cleanup level for oil -range hydrocarbons in soil. Each of the analyzed soil samples contained detectable concentrations of lead. Lead is a naturally occurring element that is expected to be present at background levels. According to Ecology Publication 94-115, Natural Background Soil Metals Concentrations in Washington, the 90`h percentile background lead concentration for soils in the Puget Sound area is 24 ppm. Only one sample, GP -5 at 4 to 8 feet, exceeded this value. In our opinion, this single detection of lead at a concentration above typical background levels does not appear to be indicative of a gasoline release due to the absence of detected gasoline and BTEX components. Furthermore, this single detection of lead above normal background levels is below the MTCA Method A cleanup level for lead in soils of 250 ppm, and does not appear to warrant further investigation based on currently available information. LIMITATIONS AND EXCEPTIONS Subsurface explorations cannot eliminate all uncertainty regarding the current extent of chemical contamination or the potential for future migration to soil or ground water. Given budget and time limitations, sampling is limited to a finite number of discrete locations and chemical analysis is limited to chemical constituents typically associated with the known environmental conditions. It is possible that higher chemical concentrations may be found in locations where sampling was not conducted and chemical constituents may be present that were not included in the analysis. November 22, 2011 ASSOCIATED EARTH SCIENCES, INC. BWG/Id - KEI0023884 - Projeus120/I02381KE1WP Page 8 Tukwila Village Tukwila, Washington Phase 11 Environmental Site Assessment Judgments leading to the enclosed general conclusions are based on a reasonable amount of sampling and analysis and reflect site conditions as they existed at the time of our assessment. Other information on the subject property or adjacent surrounding properties may exist, and more extensive studies may reduce the uncertainties associated with this assessment. CLOSURE This letter -report was prepared for the exclusive use of Tukwila Village Development Associates, LLC and their agents for specific application to the subject site. AESI personnel performed this assessment in accordance with generally accepted standards of care that existed in the State of Washington at the time of this study. Our findings and conclusions have been prepared in accordance with generally accepted professional practice in the area at this time. We make no other warranty, either express or implied. We appreciate this opportunity to provide these services. Please do not hesitate to call if you have any questions. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Bruce W. Guenzler, L.E.G. Project Geologist Jon N Sonderg ard, L.G., L.E.G. Prinypal Geol%gist Attachments: Table 1: Table 2: Figure 1: Figure 2: Appendix A: Appendix B: Laboratory Analysis Results for Soil Samples Laboratory Analysis Results for Ground Water Vicinity Map Site and Exploration Plan Laboratory Analytical Reports and Sample Chain -of -Custody Forms Exploration Logs November 22, 2011 8WG/id - KE10023884 - Projeus1201102381KE1WP ASSOCIATED EARTH SCIENCES, INC. Page 9 Table 1 Laboratory Analysis Results for Soil Samples Sample Location Sample Depth ft bgs Diesel -Range Hydrocarbons (ppm) Motor Oil -Range Hydrocarbons (ppm) Lead (ppm)1-' Gasoline - Range Hydrocarbons (ppm) Benzene (ppm) Toluene (ppm) Ethylbenzene (ppm) Xylenes (ppm) GP -1 4-8 <50 <250 10.0 <2 <0.02 <0.02 <0.02 <0.06 GP -1 8-12 <50 <250 1.65 <2 <0.02 <0.02 <0.02 <0.06 GP -2 4-8 <50 <250 1.29 <2 <0.02 <0.02 <0.02 <0.06 GP -2 8-12 . <50 <250 1.91 <2 <0.02 <0.02 <0.02 <0.06 GP -3 4-8 <50 <250 5.29 <2 <0.02 <0.02 <0.02 <0.06 GP -3 12-16 <50 <250 1.92 <2 <0.02 <0.02 <0.02 <0.06 GP -4 4-8 <50 <250 7.22 <2 <0.02 <0.02 <0.02 <0.06 GP -4 12-16 <50 <250 1.92 <2 <0.02 <0.02 <0.02 <0.06 GP -5 4-8 <50 <250 45.8(" <2 <0.02 <0.02 <0.02 <0.06 GP -5 12-16 <50 <250 1.75 <2 <0.02 <0.02 <0.02 <0.06 GP -6 4-8 <50 <250 18.3 <2 <0.02 <0.02 <0.02 <0.06 GP -6 12-16 <50 <250 1.45 <2 <0.02 <0.02 <0.02 <0.06 GP -7 4-8 <50 54011 19.3 <2 <0.02 <0.02 <0.02 <0.06 GP -7 12-16 <50 <250 5.55 <2 <0.02 <0.02 <0.02 <0.06 GP -8 4-8 <50 <250 2.34 <2 <0.02 <0.02 <0.02 <0.06 GP -8 12-16 <50 <250 1.87 <2 <0.02 <0.02 <0.02 <0.06 MTCA Method A Cleanup Levels 2,000 2.000 250 100 0.03 7 6 9 Notes: Results above detection limits in bold. I) Chemist reports the sample chromatographic pattern does not resemble the fuel standard used for quantitation. 21 Results considered to be within normal background levels and not necessarily an indication of gasoline contamination, particularly in the absence of detected gasoline and BTEX components. (3) See discussion in the "Conclusions" section of the body of this letter -report. ft bgs = feet below ground surface. ppm = parts per million. BWG/Id KE11023804 Projects1201102381KE1 W P Table 2 Laboratory Analysis Results for Ground Water Sample ID Sample Location Diesel -Range Hydrocarbons (ppb) Motor Oil -Range Hydrocarbons (ppb) Lead (ppb) Gasoline - Range Hydrocarbons (ppb) Benzene (ppb) Toluene (ppb) Ethylbenzene (ppb) Xylenes (ppb) MW -5 MW -5 <50 <250 <1 <100 <1 < 1 <1 <3 MW -6 MW -6 <50 <250 <1 <100 <1 <1 <1 <3 MW -7 MW -7 <50 <250 <1 <100 <1 <1 <1 <3 MW -8 MW -8 5111 260 <1 <100 <1 <1 <1 <3 MW -18 MW -18 <50 <250 <1 <100 <1 <1 <1 <3 MW -19 MW -19 <50 310(11 <1 <100 <1 <1 <1 <3 GP -1 10/13/11 GP -1 <50 <250 <1 <100 <1 <1 <1 <3 GP -2 10/13/11 GP -2 <50 <250 <1 <100 <1 <1 <1 <3 GP -3 10/13/11 GP -3 <50 <250 <1 <100 <1 <1 <1 <3 GP -5 10/13/11 GP -5 120(" <250 <1 <100 <1 <1 <1 <3 GP -6 10/13/11 GP -6 <50 <250 <1 <100 <1 <1 <1 <3 GP -7 10/13/11 GP -7 120") <250 <1 <100 <1 <1 <1 <3 GP -8 10/13/11 GP -8 150"' <250 <1 <100 <1 <1 <1 <3 MTCA Method A Cleanup Levels 500 500 15 800 5 1,000 700 1,000 Notes: Results above detection limits in bold. '" Chemist reports the sample chromatographic pattern does not resemble the fuel standard used for quantitation. ppb = parts per billion. BWG/Id KE110238B4 ProJ ec ts\20110238\ KE\ W P 1 REFERENCE: USGS TOPOI Associated Earth Sciences, Inc. VICINITY MAP TUKIMLA VILLAGE TUKWILA, WASHINGTON FIGURE 1 DATE 11/11 PROJ. NO. KE1102388 1 T -ELEVEN 6 FORMOGP4 EP311:YtTTY L.ES RESTAURANT. ®Eq-NMW-7 MULTI -FA Y jtESIDE , L FOSTER LIBRARY EXIST! STRU. TYP REFERENCE KING COUNTY, USGS Assodated Earth Sciences, Inc. EN El NI SITE AND EXPLORATION PLAN TUKWILAVILLAGE PHASE 0 ESA TUKWILA, WASHINGTON FIGURE 2 DATE 10111 PROJ. NO. K011023E8 APPENDIX A Laboratory Analytical Reports and Sample Chain -of -Custody Forms FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS James E. Bruya, Ph.D. Charlene Morrow, M.S. Yelena Aravkina, M.S. Bradley T. Benson, B.S. Kurt Johnson, B.S. October 4, 2011 Bruce Guenzler, Project Manager Associated Earth Sciences, Inc. 911 5th Avenue, Suite 100 Kirkland, WA 98033 Dear Mr. Guenzler: 3012 16th Avenue West Seattle, WA 98119-2029 TEL: (206) 285-8282 FAX: (206) 283-5044 e-mail: fbi@isomedia.com Included are the results from the testing of material submitted on September 16, 2011 from the KE 110237A Tukwila Village, F&BI 109232 project. There are 12 pages included in this report. Any samples that may remain are currently scheduled for disposal in 30 days. If you would like us to return your samples or arrange for long term storage at our offices, please contact us as soon as possible. We appreciate this opportunity to be of service to you and hope you will call if' you have any questions. Sincerely, FRIEDMAN & BRUYA, INC. Michael Erdahl Project Manager Enclosures AE11004R.DOC FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS CASE NARRATIVE This case narrative encompasses samples received on September 16, 2011 by Friedman & Bruya, Inc. from the Associated Earth Sciences KE 110237A Tukwila Village, F&BI 109232 project. Samples were logged in under the laboratory ID's listed below. Laboratory ID Associated Earth Sciences 109232-01 MW -5 109232-02 MW -6 109232-03. MW -7 109232-04 MW -8 109232-05 MW -18 109232-06 MW -19 All quality control requirements were acceptable. 1 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/04/11 Date Received: 09/16/11 Project: KE 110237A Tukwila Village, F&BI 109232 Date Extracted: 09/19/11 Date Analyzed: 09/30/11 Sample ID Laboratory ID MW -5 109232-01 MW -6 109232-02 MW -7 109232-03 MW -8 109232-09 MW -18 109232-05 MW -19 109232-06 RESULTS FROM THE ANALYSIS OF WATER SAMPLES FOR TOTAL PETROLEUM HYDROCARBONS AS DIESEL AND MOTOR OIL USING METHOD NWTPH-Dx Sample Extracts Passed Through a Silica Gel Column Prior to Analysis Results Reported as ug/L (ppb) Diesel Range (Cio-C25) <50 <50 <50 51 x <50 <50 Motor Oil Range (C25 -C36) <250 <250 <250 260 <250 310 x Surrogate (% Recovery) (Limit 51-134) 71 80 85 86 78 70 Method Blank <50 <250 88 01-1722 MIB 2 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: MW -5 Client: Associated Earth Sciences Date Received: 09/16/11 Project: KE 110237A Tukwila Village, F&BI 109232 Date Extracted: 09/16/11 Lab ID: 109232-01 Date Analyzed: 09/20/11 Data File: 109232-01.028 Matrix: Water Instrument: ICPMS1 Units: ug/L (ppb) Operator: AP Lower Upper Internal Standard: % Recovery: Limit: Limit: Holmium 106 60 125 Analyte: Concentration ug/L (ppb) Lead <1 3 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: MW -6 Client: Associated Earth Sciences Date Received: 09/16/11 Project: KE 110237A Tukwila Village, F&BI 109232 Date Extracted: 09/16/11 Lab ID: 109232-02 Date Analyzed: 09/20/11 Data File: 109232-02.029 Matrix: Water Instrument: ICPMS1 Units: ug/L (ppb) Operator: AP Lower Upper Internal Standard: % Recovery: Limit: Limit: Holmium 107 60 125 Analyte: Concentration ug/L (ppb) Lead <1 4 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMI STS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: MW -7 Client: Associated Earth Sciences Date Received: 09/16/11 Project: KE 110237A Tukwila Village, F&BI 109232 Date Extracted: 09/16/11 Lab ID: 109232-03 Date Analyzed: 09/20/11 Data File: 109232-03.030 Matrix: Water Instrument: ICPMS1 Units: ug/L (ppb) Operator: AP Lower Upper Internal Standard: % Recovery: Limit: Limit: Holmium 100 60 125 Analyte: Lead Concentration ug/L (ppb) <1 5 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: MW -8 Client: Associated Earth Sciences Date Received: 09/16/11 Project: KE 110237A Tukwila Village, F&BI 109232 Date Extracted: 09/16/11 Lab ID: 109232-04 Date Analyzed: 09/20/11 Data File: 109232-04.031 Matrix: Water Instrument: ICPMS1 Units: ug/L (ppb) Operator: AP Lower Upper Internal Standard: % Recovery: Limit: Limit: Holmium 106 60 125 Analyte: Concentration ug/L (ppb) Lead <1 6 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: MW -18 Client: Associated Earth Sciences Date Received: 09/16/11 Project: KE 110237A Tukwila Village, F&BI 109232 Date Extracted: 09/16/11 Lab ID: 109232-05 Date Analyzed: 09/20/11 Data File: 109232-05.024 Matrix: Water Instrument: ICPMS1 Units: ug/L (ppb) Operator: AP Lower Upper Internal Standard: % Recovery: Limit: Limit: Holmium 107 60 125 Analyte: Concentration ug/L (ppb) Lead <1 7 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: MW -19 Client: Associated Earth Sciences Date Received: 09/16/11 Project: ICE 110237A Tukwila Village, F&BI 109232 Date Extracted: 09/16/11 Lab ID: 109232-06 Date Analyzed: 09/20/11 Data File: 109232-06.032 Matrix: Water Instrument: ICPMS1 Units: ug/L (ppb) Operator: AP Lower Upper Internal Standard: % Recovery: Limit: Limit: Holmium 105 60 125 Analyte: Concentration ug/L (ppb) Lead <1 8 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Method Blank NA 09/16/11 09/20/11 Water ug/L (ppb) % Recovery: 104 Concentration ug/L (ppb) Lead <1 9 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 Associated Earth Sciences KE 110237A Tukwila Village, F&BI 109232 I1-651 mb I1-651 mb.022 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/04/11 Date Received: 09/16/11 Project: KE 110237A Tukwila Village, F&BI 109232 QUALITY ASSURANCE RESULTS FOR THE ANALYSIS OF WATER SAMPLES FOR TOTAL PETROLEUM HYDROCARBONS AS DIESEL EXTENDED USING METHOD NWTPH-Dx Laboratory Code: Laboratory Control Sample Silica Gel Percent Percent Reporting Spike Recovery Recovery Acceptance RPD Analyte Units Level LCS LCSD Criteria (Limit 20) Diesel Extended ug/L (ppb) 2,500 91 99 63-142 8 10 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/04/11 Date Received: 09/16/11 Project: KE 110237A Tukwila Village, F&BI 109232 QUALITY ASSURANCE RESULTS FOR THE ANALYSIS OF WATER SAMPLES FOR DISSOLVED METALS USING EPA METHOD 200.8 Laboratory Code: 109232-05 Analyte Lead Reporting Units ug/L (ppb) (Matrix Spike) Spike Level 10 Sample Result <1 Laboratory Code: Laboratory Control Sample Percent Reporting Spike Recovery Units Level LCS ug/L (ppb) 10 101 Analyte Lead Percent Percent Recovery Recovery MS MSD 102 106 11 Acceptance Criteria 67-135 Acceptance Criteria 76-125 RPD (Limit 20) 4 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Data Qualifiers & Definitions a - The analyte was detected at a level less than five times the reporting limit. The RPD results may not provide reliable information on the variability of the analysis. Al — More than one compound of similar molecule structure was identified with equal probability. b - The analyte was spiked at a level that was less than five times that present in the sample. Matrix spike recoveries may not be meaningful. ca - The calibration results for this range fell outside of acceptance criteria. The value reported is an estimate. c - The presence of the analyte indicated may be due to carryover from previous sample injections. d - The sample was diluted. Detection limits may be raised due to dilution. ds - The sample was diluted. Detection limits are raised due to dilution and surrogate recoveries may not be meaningful. dv - Insufficient sample was available to achieve normal reporting limits and limits are raised accordingly. fb - Analyte present in the blank and the sample. fc — The compound is a common laboratory and field contaminant. hr - The sample and duplicate were reextracted and reanalyzed. RPD results were still outside of control limits. The variability is attributed to sample inhomogeneity. ht - Analysis performed outside the method or client -specified holding time requirement. ip - Recovery fell outside of normal control limits. Compounds in the sample matrix interfered with the quantitation of the analyte. j — The result is below normal reporting limits. The value reported is an estimate. J - The internal standard associated with the analyte is out of control limits. The reported concentration is an estimate. jl - The analyte result in the laboratory control sample is out of control limits. The reported concentration should be considered an estimate. Tr - The rpd result in laboratory control sample associated with the analyte is out of control limits. he reported concentration should be considered an estimate. js - The surrogate associated with the analyte is out of control limits. The reported concentration should be considered an estimate. lc - The presence of the compound indicated is likely due to laboratory contamination. L - The reported concentration was generated from a library search. nm - The analyte was not detected in one or more of the duplicate analyses. Therefore, calculation of the RPD is not applicable. pc — The sample was received in a container not approved by the method. The value reported should be considered an estimate. pr — The sample was received with incorrect preservation. The value reported should be considered an estimate. ve - Estimated concentration calculated for an analyte response above the valid instrument calibration range. A dilution is required to obtain an accurate quantification of the analyte. vo - The value reported fell outside the control limits established for this analyte. x - The sample chromatographic pattern does not resemble the fuel standard used for quantitation. 12 30(1'300\303\ S111103 bb0S-£8g (90g) aced Z808-S8g (90e) 'pfd m co 630g-6II86 VA' N co to co ce Received by: 1 Relinquished by: Received by: 1 Relinquished by: ildf/e. 1 SIGNATURE 0 I PRINT NAME Samples received l' 1 COMPANY h DATE Q 0 en oy azonag puag %,. iti i FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS James E. Bruya, Ph.D. Charlene Morrow, M.S. Yelena Aravkina, M.S. Bradley T. Benson, B.S. Kurt Johnson, B.S. October 4, 2011 Bruce Guenzler, Project Manager Associated Earth Sciences, Inc. 911 5th Avenue, Suite 100 Kirkland, WA 98033 Dear Mr. Guenzler: 3012 16th Avenue West Seattle, WA 98119-2029 TEL: (206) 285-8282 FAX: (206) 283-5044 e-mail: fbi@isomedia.com Included are the results from the testing of material submitted on September 30, 2011 from the Tukwila Village KE110238A, F&BI 109444 project. There are 4 pages included in this report. Any samples that may remain are currently scheduled for disposal in 30 days. If you would like us to return your samples or arrange for long term storage at our offices, please contact us as soon as possible. We appreciate this opportunity to be of service to you and hope you will call if you have any questions. Sincerely, FRIEDMAN & BRUYA, INC. Michael Erdahl Project Manager Enclosures AR 11004R.DOC FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS CASE NARRATIVE This case narrative encompasses samples received on September 30, 2011 by Friedman & Bruya, Inc. from the Associated Earth Sciences Tukwila Village KE110238A, F&BI 109444 project. Samples were logged in under the laboratory ID's listed below. Laboratory ID Associated Earth Sciences 109444-01 MW -5 109444-02 MW -6 109444-03 MW -7 109444-04 MW -8 109444-05 MW -18 109444-06 MW -19 All quality control requirements were acceptable. 1 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/04/11 Date Received: 09/30/11 Project: Tukwila Village KE110238A, F&BI 109444 Date Extracted: 09/30/11 Date Analyzed: 09/30/11 RESULTS FROM THE ANALYSIS OF WATER SAMPLES FOR BENZENE, TOLUENE, ETHYLBENZENE, XYLENES AND TPH AS GASOLINE USING EPA METHOD 8021B AND NWTPH-Gx Results Reported as ug/L (ppb) Ethyl Total Gasoline Surrogate Sample ID Benzene Toluene Benzene Xvlenes Range (% Recovery) Laboratory ID (Limit 50-150) MW -5 <1 <1 <1 <3 <100 99 109444-01 MW -6 <1 <1 <1 <3 <100 98 109444-02 MW -7 <1 <1 <1 <3 <100 98 109444-03 MW -8 <1 <1 <1 <3 <100 98 109444-04 MW -18 <1 <1 <1 <3 <100 97 109444-05 MW -19 <1 <1 <1 <3 <100 97 109444-06 Method Blank <1 <1 <1 <3 <100 96 01-1790 MB 2 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/04/11 Date Received: 09/30/11 Project: Tukwila Village KE110238A, F&BI 109444 QUALITY ASSURANCE RESULTS FOR THE ANALYSIS OF WATER SAMPLES FOR BENZENE, TOLUENE, ETHYLBENZENE, XYLENES, AND TPH AS GASOLINE USING EPA METHOD 8021B AND NWTPH-Gx Laboratory Code: 109444-01 (Duplicate) Analyte Benzene Toluene Ethylbenzene Xylenes Gasoline Laboratory Code: Analyte Benzene Toluene Ethylbenzene Xylenes Gasoline Relative Percent Reporting Sample Duplicate Difference Units Result Result (Limit 20) ug/L (ppb) <1 <1 nm ug/L (ppb) <1 <1 nm ug/L (ppb) <1 <1 nm ug/L (ppb) <3 <3 nm ug/L (ppb) <100 <100 nm Laboratory Control Sample Percent Reporting Spike Recover Units Level y LCS ug/L (ppb) 50 98 ug/L (ppb) 50 94 ug/L (ppb) 50 97 ug/L (ppb) 150 93 ug/L (ppb) 1,000 97 3 Acceptance Criteria 72-119 71-113 72-114 72-113 70-119 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Data Qualifiers & Definitions a - The analyte was detected at a level less than five times the reporting limit. The RPD results may not provide reliable information on the variability of the analysis. Al — More than one compound of similar molecule structure was identified with equal probability. b - The analyte was spiked at a level that was less than five times that present in the sample. Matrix spike recoveries may not be meaningful. ca - The calibration results for this range fell outside of acceptance criteria. The value reported is an estimate. c - The presence of the analyte indicated may be due to carryover from previous sample injections. d - The sample was diluted. Detection limits may be raised due to dilution. ds - The sample was diluted. Detection limits are raised due to dilution and surrogate recoveries may not be meaningful. dv - Insufficient sample was available to achieve normal reporting limits and limits are raised accordingly. fb - Analyte present in the blank and the sample. fc — The compound is a common laboratory and field contaminant. hr - The sample and duplicate were reextracted and reanalyzed. RPD results were still outside of control limits. The variability is attributed to sample inhomogeneity. ht - Analysis performed outside the method or client -specified holding time requirement. ip - Recovery fell outside of normal control limits. Compounds in the sample matrix interfered with the quantitation of the analyte. j — The result is below normal reporting limits. The value reported is an estimate. J - The internal standard associated with the analyte is out of control limits. The reported concentration is an estimate. jl - The analyte result in the laboratory control sample is out of control limits. The reported concentration should be considered an estimate. jr - The rpd result in laboratory control sample associated with the analyte is out of control limits. The reported concentration should be considered an estimate. js - The surrogate associated with the analyte is out of control limits. The reported concentration should be considered an estimate. lc - The presence of the compound indicated is likely due to laboratory contamination. L - The reported concentration was generated from a library search. nm - The analyte was not detected in one or more of the duplicate analyses. Therefore, calculation of the RPD is not applicable. pc — The sample was received in a container not approved by the method. The value reported should be considered an estimate. pr — The sample was received with incorrect preservation. The value reported should be considered an estimate. ve - Estimated concentration calculated for an analyte response above the valid instrument calibration range. A dilution is required to obtain an accurate quantification of the analyte. vo - The value reported fell outside the control limits established for this analyte. x - The sample chromatographic pattern does not resemble the fuel standard used for quantitation. 4 pocr000 \pop \srAnioa frp09-£8Z (900) XV,3 Z8Z8-98g (900 'pfd ct o;7, It;; ft. m CO 00 l0 tt,j, CO • to t-eA 0 Cp r'• c) 0 fD aIZ `94133S `ACID a, 0 z G e• as c Received by: Zels_hed. by: ,ems l A. /7 SIGNATURE t , filt,C f v k it z z 1 lY r ,. 4; k 1°'' COMPANY y °7 T 0 fD aIZ `94133S `ACID a, 0 z LI PROJECT NAME/NO Y CGIC�<�lz,�f krGG- SAMPLERS (siRnaturWzi '. '` soc,°� 4 \ , _tel v J O w w b fD U _ w Ay cD a �'L — -.Z. S W - q CD 14r CD CD —...---- y O o I K m TPH-Diesel ANALYSES REQUEST TPH-Gasoline C' \ BTEX by 8021B VOCs by 8260 SVOCs by 8270 HFS Gly g r rnn) 1 a. 9 o C CD C/3 0 fD aIZ `94133S `ACID a, 0 z LI PROJECT NAME/NO Y CGIC�<�lz,�f krGG- SAMPLERS (siRnaturWzi Z1 3 N t'll a O ''d❑❑ en1 n CCJ) H c.ztD 0 1. CP g 1-3 (D FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS James E. Bruya, PhD. Charlene Morrow, M.S. Yelena Aravkina, M.S. Bradley T. Benson, B.S. Kurt Johnson, B.S. October 21, 2011 Bruce Guenzler, Project Manager Associated Earth Sciences, Inc. 911 5th Avenue, Suite 100 Kirkland, WA 98033 Dear Mr. Guenzler: 3012 16th Avenue West Seattle, WA 98119-2029 TEL: (206) 285-8282 FAX: (206) 283-5044 e-mail: fbi@isomedia.com Included are the results from the testing of material submitted on October 13, 2011 from the Tukwila Village/KF,110238A, F&BI 110182 project. There are 39 pages included in this report. Any samples that may remain are currently scheduled for disposal in 30 days. If you would like us to return your samples or arrange for long term storage at our offices, please contact us as soon as possible. We appreciate this opportunity to be of service to you and hope you will call if you have any questions. Sincerely. FRIEDMAN & BRUYA, INC. Michael Erdahl Project Manager Enclosures AE11O2Ie.Doc FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS CASE NARRATIVE This case narrative encompasses samples received on October 13, 2011 by Friedman & Bruya, Inc. from the Associated Earth Sciences Tukwila Village/KE110238A, F&BI 110182 project. Samples were logged in under the laboratory ID's listed below. Laboratory ID Associated Earth Sciences 110182-01 GP -1 4-8' 110182-02 GP -1 8-12' 110182-03 GP -2 4-8' 110182-04 GP -2 8-12' 110182-05 GP -3 4-8' 110182-06 GP -3 12-16' 110182-07 GP -4 4-8' 110182-08 GP -4 12-16' 110182-09 GP -5 4-8' 110182-10 GP -5 12-16' 110182-11 GP -6 4-8' 110182-12 GP -6 12-16' 110182-13 GP -7 4-8' 110182-14 GP -7 12-16' 110182-15 GP -8 4-8' 110182-16 GP -8-12-16' 110182-17 GP -1 10/13/11 110182-18 GP -2 10/13/11 110182-19 GP -3 10/13/11 110182-20 GP -5 10/13/11 110182-21 GP -6 10/13/11 110182-22 GP -7 10/13/11 110182-23 GP -8 10/13/11 All quality control requirements were acceptable. 1 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/21/11 Date Received: 10/13/11 Project: Tukwila Village/KE110238A, F&BI 110182 Date Extracted: 10/17/11 Date Analyzed: 10/17/11 RESULTS FROM THE ANALYSIS OF WATER SAMPLES FOR BENZENE, TOLUENE, ETHYLBENZENE, XYLENES AND TPH AS GASOLINE USING EPA METHOD 8021B AND NWTPH-Gx Results Reported as ug/L (ppb) Ethyl Total Gasoline Surrogate Sample ID Benzene Toluene Benzene Xylenes Range (% Recovery) Laboratory ID emit 52-124) GP -1 10/13/11 <1 <1 <1 <3 <100 107 110182-17 GP -2 10/13/11 <1 <1 <1 <3 <100 106 110182-18 GP -3 10/13/11 <1 <1 <1 <3 <100 106 110182-19 GP -5 10/13/11 <1 <1 <1 <3 <100 106 110182-20 GP -6 10/13/11 <1 <1 <1 <3 <100 106 110182-21 GP -7 10/13/11 <1 <1 <1 <3 <100 107 110182-22 GP -8 10/13/11 <1 <1 <1 <3 <100 105 110182-2:3 Method Blank <1 <1 <1 <3 <100 111 01-189:3 MB 2 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/21/11 Date Received: 10/13/11 Project: Tukwila Village/KE110238A, F&BI 110182 Date Extracted: 10/14/11 Date Analyzed: 10/14/11 and 10/15/11 Sample ID Laboratory ID RESULTS FROM THE ANALYSIS OF SOIL SAMPLES FOR BENZENE, TOLUENE, ETHYLBENZENE, XYLENES AND TPH AS GASOLINE USING EPA METHOD 8021B AND NWTPH-Gx Results Reported on a Dry Weight Basis Results Reported as mg/kg (ppm) Ethyl Total Gasoline Surrogate Benzene Toluene Benzene Xvlenes Range (% Recovery) (Limit 50-150) GP -1 4-8' <0.02 <0.02 <0.02 <0.06 <2 102 11018.2-01 GP -1 8-12' <0.02 <0.02 <0.02 <0.06 <2 103 110182-02 GP -2 4-8' <0.02 <0.02 <0.02 <0.06 <2 102 110182-03 GP -2 8-12' <0.02 <0.02 <0.02 <0.06 <2 102 110182-04 GP -3 4-8' <0.02 <0.02 <0.02 <0.06 <2 104 110182-05 GP -3 12-16' <0.02 <0.02 <0.02 <0.06 <2 104 110182-06 GP -4 4-8' <0.02 <0.02 <0.02 <0.06 <2 102 110182-07 GP -4 12-16' <0.02 <0.02 <0.02 <0.06 <2 101 110182-08 GP -5 4-8' <0.02 <0.02 <0.02 <0.06 <2 101 110182-09 GP -5 12-16' <0.02 <0.02 <0.02 <0.06 <2 104 110182-10 GP -6 4-8' <0.02 <0.02 <0.02 <0.06 <2 104 110182-11 3 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/21/11 Date Received: 10/13/11 Project: Tukwila Village/KE 110238A, F&BI 110182 Date Extracted: 10/14/11 Date Analyzed: 10/14/11 and 10/15/11 RESULTS FROM THE ANALYSIS OF SOIL SAMPLES FOR BENZENE, TOLUENE, ETHYLBENZENE, XYLENES AND TPH AS GASOLINE USING EPA METHOD 8021B AND NWTPH-Gx Results Reported on a Dry Weight Basis Results Reported as mg/kg (ppm) Ethyl Total Gasoline Surrogate Sample ID Benzene Toluene Benzene Xvlenes Range (% Recovery) Laboratory ID (Limit 50-150) GP -6 12-16' <0.02 <0.02 <0.02 <0.06 <2 102 110182-12 GP -7 4-8' <0.02 <0.02 <0.02 <0.06 <2 102 110182-13 GP -7 12-16' <0.02 <0.02 <0.02 <0.06 <2 103 110182-14 GP -8 4-8' <0.02 <0.02 <0.02 <0.06 <2 102 110182-15 GP -8-12-16' <0.02 <0.02 <0.02 <0.06 <2 105 110182-16 Method Blank <0.02 <0.02 <0.02 <0.06 <2 105 01-1886 MB 4 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/21/11 Date Received: 10/13/11 Project: Tukwila Village/KE 110238A, F&BI 110182 Date Extracted: 10/14/11 Date Analyzed: 10/14/11 and 10/15/11 RESULTS FROM THE ANALYSIS OF SOIL SAMPLES FOR TOTAL PETROLEUM HYDROCARBONS AS DIESEL AND MOTOR OIL USING METHOD NWTPH-Dx Results Reported on a Dry Weight Basis Results Reported as mg/kg (ppm) Surrogate Sample ID Diesel Range Motor Oil Range (% Recovery) Laboratory ID (Clo-C25) (C25 -C38) (Limit 53-144) GP -1 4-8' <50 <250 108 110182-01 GP -1 8-12' <50 <250 105 110182-02 GP -2 4-8' <50 <250 103 110182.0:3 GP -2 8-12' <50 <250 102 110182-04 GP -3 4-8' <50 <250 101 110182-05 GP -3 12-16' <50 <250 100 110182-06 GP -4 4-8' <50 <250 99 110182-07 GP -4 12-16' <50 <250 105 110182-08 GP -5 4-8' <50 <250 104 110182-09 GP -5 12-16' <50 <250 106 110182-10 GP -6 4-8' <50 <250 103 110182-11 5 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/21/11 Date Received: 10/13/11 Project: Tukwila Village/KE110238A, F&BI 110182 Date Extracted: 10/14/11 Date Analyzed: 10/14/11 and 10/15/11 RESULTS FROM THE ANALYSIS OF SOIL SAMPLES FOR TOTAL PETROLEUM HYDROCARBONS AS DIESEL AND MOTOR OIL USING METHOD NWTPH-Dx Results Reported on a Dry Weight Basis Results Reported as mg/kg (ppm) Surrogate Sample ID Diesel Range Motor Oil Range (% Recovery) Laboratory ID (C10 -C25) (C25 -C30 (Limit 53-144) GP -6 12-16' <50 <250 100 110182-12 GP -7 4-8' <50 540 102 110182-13 GP -7 12-16' <50 <250 104 110182-14 GP -8 4-8' <50 <250 103 110182-15 GP -8-12-16' <50 <250 103 110182-16 Method Blank <50 <250 103 01-1880 MB 6 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/21/11 Date Received: 10/13/11 Project: Tukwila Village/KE110238A, F&BI 110182 Date Extracted: 10/14/11 Date Analyzed: 10/15/11 RESULTS FROM THE ANALYSIS OF WATER SAMPLES FOR TOTAL PETROLEUM HYDROCARBONS AS DIESEL AND MOTOR OIL USING METHOD NWTPH-Dx Results Reported as ug/L (ppb) Surrogate Sample ID Diesel Range Motor Oil Range (% Recovery) Laboratory ID (Cio-C25) (C25 -C36) (Limit 50-150) GP -1 10/13/11 <50 <250 80 110182-17 GP -2 10/13/11 <50 <250 73 110182-18 GP -3 10/13/11 <50 <250 80 110182-19 GP -5 10/13/11 120 x <250 93 110182-20 GP -6 10/13/11 <50 <250 87 110182-21 GP -7 10/13/11 120 x <250 86 110182-22 GP -8 10/13/11 150 x <250 80 110182-23 Method Blank <50 <250 78 01.1881 MB 7 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -1 48' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 97 Concentration mg/kg (ppm) 10.0 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 8 Associated Earth Sciences Tukwila Village/KE 110238A, F&BI 110182 110182-01 110182-01.014 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -1 8-12' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 98 Concentration mg/kg (ppm) 1.65 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 9 Associated Earth Sciences Tukwila Village/IE110238A, F&BI 110182 110182-02 110182-02.015 ICPMS 1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -2 4-8' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 101 Concentration mg/kg (ppm) 1.29 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 10 Associated Earth Sciences Tukwila Village/IO 110238A, F&BI 110182 110182-03 110182-03.010 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -2 8-12' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 98 Concentration nig/kg (ppm) 1.91 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 11 Associated Earth Sciences Tukwila Village/KE110238A, F&BI 110182 110182-04 110182-04.016 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -3 4-8' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 97 Concentration mg/kg (ppm) 5.29 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 12 Associated Earth Sciences Tukwila Village/I E110238A, F&BI 110182 110182-05 110182-05.056 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -3 12-16' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 96 Concentration mg/kg (ppm) 1.92 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 13 Associated Earth Sciences Tukwila Village/KE110238A, F&BI 110182 110182-06 110182-06.057 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -4 4-8' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 95 Concentration mg/kg (ppm) 7.22 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 14 Associated Earth Sciences Tukwila Village/IiE 110238A, F&BI 110182 110182-07 110182-07.058 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -4 12-16' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 92 Concentration mg/kg (ppm) 1.92 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 15 Associated Earth Sciences Tukwila Village/IE 110238A, F&BI 110182 110182-08 110182-08.059 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -5 48' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 93 Concentration mg/kg (ppm) 45.8 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 16 Associated Earth Sciences Tukwila Village/KE110238A, F&BI 110182 110182-09 110182-09.060 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: GP -5 12-16' Client: Associated Earth Sciences Date Received: 10/13/11 Project: Tukwila Village/KE110238A, F&BI 110182 Date Extracted: 10/18/11 Lab ID: 110182-10 Date Analyzed: 10/19/11 Data File: 110182-10.061 Matrix: Soil Instrument: ICPMS1 Units: mg/kg (ppni) Operator: AP Lower Upper Internal Standard: % Recovery: Limit: Limit: Holmium 93 60 125 Analyte: Concentration mg/kg (ppm) Lead 1.75 17 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -6 4-8' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 92 Concentration mg/kg (ppm) 18.3 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 18 Associated Earth Sciences Tukwila Village/IE 110238A, F&BI 110182 110182-11 110182-11.062 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -G 12-16' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 93 Concentration mg/kg (ppm) 1.45 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 19 Associated Earth Sciences Tukwila Village/KE 110238A, F&BI 110182 110182-12 110182-12.064 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -7 4-8' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 90 Concentration mg/kg (ppm) 19.3 Client: Associated Earth Sciences Project: Tukwila Village/KE110238A, F&BI 110182 Lab ID: 110182-13 Data File: 110182-13.065 Instrument: ICPMS 1 Operator: AP Lower Upper Limit: Limit: 60 125 20 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: GP -7 12-16' Client: Associated Earth Sciences Date Received: 10/13/11 Project: Tukwila Village/IE110238A, F&BI 110182 Date Extracted: 10/18/11 Lab ID: 110182-14 Date Analyzed: 10/19/11 Data File: 110182-14.066 Matrix: Soil Instrument: ICPMS1 Units: mg/kg (ppm) Operator: AP Lower Upper Internal Standard: % Recovery: Limit: Limit: Holmium 92 60 125 Analyte: Concentration mg/kg (ppm) Lead 5.55 21 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -8 4-8' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 92 Concentration mg/kg (ppm) 2.34 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 22 Associated Earth Sciences Tukwila Village/KE110238A, F&BI 110182 110182-15 110182-15.067 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead GP -8-12-16' 10/13/11 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 90 Concentratio n mg/kg (ppm) 1.87 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 23 Associated Earth Sciences Tukwila Village/KE110238A, F&BI 110182 110182-16 110182-16.068 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Total Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Lead Method Blank NA 10/18/11 10/19/11 Soil mg/kg (ppm) % Recovery: 101 Concentration mg/kg (ppm) <1 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 24 Associated Earth Sciences Tukwila Village/KE110238A, F&BI 110182 I1-722 mb I1-722 mb.008 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: GP -1 10/13/11 10/13/11 10/14/11 10/14/11 Water ug/L (ppb) % Recovery: 97 Concentration ug/L (ppb) Lead <1 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 25 Associated Earth Sciences Tukwila Village/KE110238A, F&BI 110182 110182-17 110182.17.064 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: GP -2 10/13/11 10/13/11 10/14/11 10/14/11 Water ug/L (ppb) % Recovery: 93 Concentration ug/L (ppb) Lead <1 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 26 Associated Earth Sciences Tukwila Village/KE 110238A, F&BI 110182 110182-18 110182-18.061 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: GP -3 10/13/11 10/13/11 10/14/11 10/14/11 Water ug/L (ppb) % Recovery: 96 Concentration ug/L (ppb) Lead <1 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 27 Associated Earth Sciences Tukwila Village/KE 110238A, F&BI 110182 110182-19 110182-19.065 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: GP -5 10/13/11 10/13/11 10/14/11 10/14/11 Water ug/L (ppb) % Recovery: 93 Concentration ug/L (ppb) Lead <1 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 28 Associated Earth Sciences Tukwila Village/IO110238A, F&BI 110182 110182-20 110182-20.066 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: GP -G 10/13/11 10/13/11 10/14/11 10/14/11 Water ug/L (ppb) % Recovery: 80 Concentration ug/L (ppb) Lead <1 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 29 Associated Earth Sciences Tukwila Village/HE 110238A, F&BI 110182 110182-21 110182-21.067 ICPMS 1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: GP -7 10/13/11 10/13/11 10/14/11 10/14/11 Water ug/L (ppb) % Recovery: 91 Concentration ug/L (ppb) Lead <1 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 30 Associated Earth Sciences Tukwila Village/KE110238A, F&BI 110182 110182-22 110182-22.068 ICPMSI AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: GP -8 10/13/11 10/13/11 10/14/11 10/14/11 Water ug/L (ppb) % Recovery: 81 Concentration ug/L (ppb) Lead <1 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 31 Associated Earth Sciences Tukwila Village/KE110238A, F&BI 110182 110182-23 110182-23.070 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Analysis For Dissolved Metals By EPA Method 200.8 Client ID: Date Received: Date Extracted: Date Analyzed: Matrix: Units: Internal Standard: Holmium Analyte: Method Blank NA 10/14/11 10/14/11 Water ug/L (ppb) % Recovery: 86 Concentration ug/L (ppb) Lead <1 Client: Project: Lab ID: Data File: Instrument: Operator: Lower Limit: 60 32 Associated Earth Sciences Tukwila VillageIKE 110238A, F&BI 110182 I1-718 mb I1-718 mb.059 ICPMS1 AP Upper Limit: 125 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/21/11 Date Received: 10/13/11 Project: Tukwila Village/KE110238A, F&BI 110182 QUALITY ASSURANCE RESULTS FOR THE ANALYSIS OF WATER SAMPLES FOR BENZENE, TOLUENE, ETHYLBENZENE, XYLENES, AND TPH AS GASOLINE USING EPA METHOD 8021B AND NWTPH-Gx Laboratory Code: 110202-02 (Duplicate) Analyte Benzene Toluene Ethylbenzene Xylenes Gasoline Laboratory Code: Analyte Benzene Toluene Ethylbenzene Xylenes Gasoline Relative Percent Reporting Sample Duplicate Difference Units Result Result (Limit 20) ug/L (ppb) <1 <1 nm ug/L (ppb) <1 <1 nm ug/L (ppb) <1 <1 nm ug/L (ppb) <3 <3 nm ug/L (ppb) <100 <100 nm Laboratory Control Sample Percent Reporting Spike Recovery Units Level LCS ug/L (ppb) 50 90 ug/L (ppb) 50 89 ug/L (ppb) 50 93 ug/L (ppb) 150 92 ug/L (ppb) 1,000 72 33 Acceptance Criteria 65-118 72-122 73-126 74-118 69-134 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/21/11 Date Received: 10/13/11 Project: Tukwila Village/KE110238A, F&BI 110182 QUALITY ASSURANCE RESULTS FOR THE ANALYSIS OF SOIL SAMPLES FOR BENZENE, TOLUENE, ETHYLBENZENE, XYLENES, AND TPH AS GASOLINE USING EPA METHOD 8021B AND NWTPH-Gx Laboratory Code: 110182-01 (Duplicate) (Wet Wt) Sample Analyte Benzene Toluene. Ethylbenzene Xylenes Gasoline Laboratory Code: Analyte Benzene Toluene Ethylbenzene Xylenes Gasoline Reporting Units mg/kg (ppm) mg/kg (ppm) mg/kg (ppm) mg/kg (ppm) mg/kg (ppm) (Wet Wt) Duplicate Result Result <0.02 <0.02 <0.02 <0.02 <0.02 <0.02 <0.06 <0.06 <2 <2 Laboratory Control Sample Percent Reporting Spike Recovery Units Level LCS mg/kg (ppm) mg/kg (ppm) mg/kg (ppm) mg/kg (ppm) mg/kg (ppm) 0.5 0.5 0.5 1.5 20 92 105 105 106 95 34 Relative Percent Difference (Limit 20) nm nm nm nm nm Acceptance Criteria 69-120 70-117 65-123 66-120 71-131 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/21/11 Date Received: 10/13/11 Project: Tukwila Village/KE 110238A, F&BI 110182 QUALITY ASSURANCE RESULTS FROM THE ANALYSIS OF SOIL SAMPLES FOR TOTAL PETROLEUM HYDROCARBONS AS DIESEL EXTENDED USING METHOD NWTPH-Dx Laboratory Code: Analyte Diesel Extended Laboratory Code: Analyte Diesel Extended 110182-03 (Matrix Spike) (Wet wt) Reporting Spike Sample Units Level Result mg/kg (ppm) 5,000 <50 Laboratory Control Sample Reporting Units mg/kg (ppm) Spike Level 5,000 Percent Recovery LCS 102 35 Percent Percent Recovery Recovery MS MSD 93 103 Acceptance Criteria 58-147 Acceptance Criteria 64-133 RPD (Limit 20) 10 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/21/11 Date Received: 10/13/11 Project: Tukwila Village/KE 110238A, F&BI 110182 QUALITY ASSURANCE RESULTS FOR THE ANALYSIS OF WATER SAMPLES FOR TOTAL PETROLEUM HYDROCARBONS AS DIESEL EXTENDED USING METHOD NWTPH-Dx Laboratory Code: Laboratory Control Sample Percent Percent Reporting Spike Recovery Recovery Acceptance RPD Analyte Units Level LCS LCSD Criteria (Limit 20) Diesel Extended ug/L (ppb) 2,500 94 110 63-142 16 36 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/21/11 Date Received: 10/13/11 Project: Tukwila Village/KE110238A, F&BI 110182 QUALITY ASSURANCE RESULTS FOR THE ANALYSIS OF SOIL SAMPLES FOR TOTAL METALS USING EPA METHOD 200.8 Laboratory Code: 110182-03 (Matrix Spike) Percent Percent Reporting Spike Sample Recovery Recovery Acceptance RPD Analyte Units Level Result MS MSD Criteria (Limit 20) Lead mg/kg (ppm) 50 1.29 99 99 65-126 0 Laboratory Code: Laboratory Control Sample Percent Spike Recovery Acceptance Analyte Reporting Units Level LCS Criteria Lead mg/kg (ppm) 50 99 81-120 37 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Date of Report: 10/21/11 Date Received: 10/13/11 Project: Tukwila Vrllage/KE110238A, F&BI 110182 QUALITY ASSURANCE RESULTS FOR THE ANALYSIS OF WATER SAMPLES FOR DISSOLVED METALS USING EPA METHOD 200.8 Laboratory Code: 110182-18 (Matrix Spike) Percent Percent Reporting Spike Sample Recovery Recovery Acceptance RPD Analyte Units Level Result MS MSD Criteria (J.irnit 20) Lead ug/L (ppb) 10 <1 103 97 76-125 6 Laboratory Code: Laboratory Control Sample Percent Reporting Spike Recovery Acceptance Analyte Units Level LCS Criteria Lead ug/L (ppb) 10 113 67-135 38 FRIEDMAN & BRUYA, INC. ENVIRONMENTAL CHEMISTS Data Qualifiers & Definitions a - The analyte was detected at a level less than five times the reporting limit. The RPD results may not provide reliable information on the variability of the analysis. Al — More than one compound of similar molecule structure was identified with equal probability. b -The analyte was spiked at a level that was less than five times that present in the sample. Matrix spike recoveries may not be meaningful. ca - The calibration results for this range fell outside of acceptance criteria. The value reported is an estimate. c - The presence of the analyte indicated may be due to carryover from previous sample injections. d - The sample was diluted. Detection limits may be raised due to dilution. ds - The sample was diluted. Detection limits are raised due to dilution and surrogate recoveries may not be meaningful. dv - Insufficient sample was available to achieve normal reporting limits and limits are raised accordingly. fb - Analyte present in the blank and the sample. fc — The compound is a common laboratory and field contaminant. hr - The sample and duplicate were reextracted and reanalyzed. RPD results were still outside of control limits. The variability is attributed to sample inhomogeneity. ht - Analysis performed outside the method or client -specified holding time requirement. ip - Recovery fell outside of normal control limits. Compounds in the sample matrix interfered with the quantitation of the analyte. j — The result is below normal reporting limits. The value reported is an estimate. J - The internal standard associated with the analyte is out of control limits. The reported concentration is an estimate. jl - The analyte result in the laboratory control sample is out of control limits. The reported concentration should be considered an estimate. jr - The rpd result in laboratory control sample associated with the analyte is out of control limits. The reported concentration should be considered an estimate. js • The surrogate associated with the analyte is out of control limits. The reported concentration should be considered an estimate. lc - The presence of the compound indicated is likely due to laboratory contamination. L - The reported concentration was generated from a library search. nm - The analyte was not detected in one or more of the duplicate analyses. Therefore, calculation of the RPD is not applicable. pc — The sample was received in a container not approved by the method. The value reported should be considered an estimate. pr — The sample was received with incorrect preservation. The value reported should be considered an estimate. ve - Estimated concentration calculated for an analyte response above the valid instrument calibration range. A dilution is required to obtain an accurate quantification of the analyte. vo - The value reported fell outside the control limits established for this analyte. x - The sample chromatographic pattern does not resemble the fuel standard used for quantitation. 39 Z8Z8-58Z (90Z) 'pfd 6Z0Z-61186 619 `01unaS IReceived by: Pi a 0 c N •n c 1 Received b Relinquished by: G N z °R ti r '''''%, 1 t 1 PRINT NAME Samples received at tilt ii ...... o -� COMPANY W S 1 .;,..... „,.., ,H DATE O W N 0 til N i 4a N �R 04 4. 2 ti' °R ti 'C Q0 • 1 � 00- a-S O o o0.4, o -u S p Cj c -C O W N Q •..•U1 Date Sampled • % . Q 4 1 111X X �N 11 TPH-Diesel Ager 4 TPH-Gasoline Ex— BTEX by 8021B VOCs by8260 1111111 SVOCs by 8270 a HFS Y 0 trid Notes gia4 61- re o� xa1 n �' N K c 0 a o 0. i cr g a 9-9 PROJECT NAME/NO. 1//a -49-4-E/ HE//023g,4 SAMPLERS (signature) zr�/� �R 04 4. 2 gia4 61- re o� xa1 n �' N K c 0 a o 0. i cr g a 9-9 Z8Z8-S8Z (90Z) Y1d 6Z0Z-6I1 '6 VAi `alunaS Pti N o‘ 6.4 4R° g to coco Received by: Relinquished by: 1 N IRelinquished byi f � � IT °a J E �c Z cn 9 , 4 PRINT NAME cil 71 Samples received at 11 t COMPANY CA'`' m w Fr CD CI _1 ` ' w N tea u 9 �0 a g 3 od 0 1 rip 0 m P 2 VV PROJECT NAME/NO. !,esf1iu� /,‘,40/3 / SAMPLERS (signature) 1b7=1.14...117 '', � � IT °a J v v 'k. cn 9 cs."-- ---------L-N I m w Fr CD CI ` ' w N tea u 9 �0 a 9 o .o co „C P4 0X 0 0 CD 0 C �`'� TPH-Diesel E. ANALYSES P '1- '.›.. TPH-Gasoline La �- ` \ BTEX by 8021B VOCs by8260 SVOCs by 8270 HFS c'7------------ � N. t A `n CZ CI z 0 2 3 od 0 1 rip 0 m P 2 VV PROJECT NAME/NO. !,esf1iu� /,‘,40/3 / SAMPLERS (signature) 1b7=1.14...117 '', 3 od 0 1 rip 0 m P 2 VV Z8Z8-S9z (9oz) 'ifd 6Z0Z-61186 TQM `alunaS Received by: 7 0 � a , n Relinquished by: /^�� SIGNATURE C r 6 'Ilt, PRINT NAME 4 ISamples received ky 11 COMPANY 1 G76: N W � a lI \ W \C; d g M: ! i .` PROJECT NAME/NO. (� ICvvl GA idLG,9r / /-cg-)1023s- 6 SAMPLERS (signature)1 J O qv/ a i '-d') r 6 N ) ky y 0 G76: -F ► m? r G d Q' C"~�1� l "`` •s-. 0 � co b w C w n g R. 8` a Enco0 5. b I-- baoc x o g• N j N, TPH-Diesel L -2I '1- TPH-Gasoline 14X1 ---"NN, BTEX by 8021B VOCs by8260 SVOCs by 8270 HFS cmM cn tr V 4 oV, M: ! i .` PROJECT NAME/NO. (� ICvvl GA idLG,9r / /-cg-)1023s- 6 SAMPLERS (signature)1 P W 71 ❑ Is. cn von N gO s 8. EL1 E. cr APPENDIX B Exploration Logs Coarse -Grained Soils - More than 50%(1) Retained on No. 200 Sieve [Gravels - More than 50% ("of Coarse Fraction Retained an No. 4 Sieve re•'''' „ -3 o 0. o . o G GW Well -graded gravel and gravel with sand, little to no fines Terms Describing Relative Density and Consistency Density SPT blows/foot Coarse- Very Loose 0 to 4 Grained Soils Loose 4 to 10 Dense 10 to 30 Test Symbols Dense 30 to 50 Very Dense >50 G = Grain Size M = Moisture Content Consistency SPT(2)blows/foot A = Atterberg Limits pe w 0000000 00000000 0000000. 00000000 .0000000. ci Poorly -graded gravel and gravel with sand, little to no fines = 1 (1.: �" o� a • e ' E GM I Silty gravel and silty with sand gravelSoft ne Very Soft 0 to 2 C = Chemical Fine-2 to 4 DD = Dry Density Grained Soils Medium Stiff 4 to 8 K = Permeability Stiff 8 to 15 Very Stiff 15 to 30 Hard >30 .r. 40.1ji Gc Clayey gravel and clayey gravel with sand Component Definitions Descriptive Term Size Range and Sieve Number Sands - 50%illor More of Coarse Fraction Passes No. 4 Sieve " iy " •'• ':' ;: ': •' sw Well -graded sand and sand with gravel, little to no fines Boulders Larger than 12' Cobbles 3' to 12' Gravel 3° to No. 4 (4.75 mm) Coarse Gravel 3° to 3/41 Fine Gravel 3/4' to No. 4 (4.75 mm) Sand No. 4 (4.75 mm) to No. 200 (0.075 mm) Coarse Sand No. 4 (4.75 mm) to No. 10 (2.00 mm) Medium Sand No. 10 (2.00 mm) to No. 40 (0.425 mm) Fine Sand No. 40 (0.425 mm) to No. 200 (0.075 mm) Silt and Clay Smaller than No. 200 (0.075 mm) V°:; ='' - : l•• = ~ • ' SP Poorly -graded sand and sand with gravel, little to no fines 'f SM Silty sand and silty sand with gravel ?� Alle ' •Component • ' SC Clayey sand and clayey y gravel sand with (s) Estimated Percentage Moisture Content Percentage by Dry - Absence of moisture, Weight dusty, dry to the touch Trace <5 Slightly Moist - Perceptible Few 5 to 10 moisture Little 15 to 25 Moist - Damp but no visible With - Non -primary coarse water constituents: > 15% Very Moist - Water visible but - Fines content between not free draining 5% and 15% Wet - Visible free water, usually from below water table Fine -Grained Soils - 50% Mor More Passes No. 200 Sieve Silts and Clays Liquid Limit Less than 50 ML Silt, sandy silt, gravelly silt, silt with sand or gravel ,(// cL Clay of low to medium plasticity; silty, sandy, or gravelly clay, lean clay == — — OL Organic clay or silt of low plasticity Symbols Blows/6°0r Sampler portion of 6° Typesurface 2.0' OD / Sampler Type q e Cement grout seal Silts and Clays Liquid Limit 50 or More MH Elastic silt, clayey silt, silt with micaceous or diatomaceous fine sand or Silt Split -Spoon, % u Description (4) ` Bentonite Sampler (SPT) Bulk sample Grab Sample m ` 3.0" OD Split -Spoon Sam ler _� I�p ! 3.25° OD Split -Spoon Ring Sampler t4) vi OD Thin -Wall Tube Sampler r (including Shelby tube) v C p seal Filter pack with blank casing section Screened casing or tiydrotip with titer pack End cap cH Clay of high plasticity, sandy or gravelly clay, fatI3.0' clay with sand or gravel /r ,,r,;/, OH 05111,,,,, Organicclayrii or silt of medium to high p lastici 0 Portion not recovered (4) 11) Percentage by dry weightDepth of ground water (SPT) Standard Penetration Test Y. ATD = At time of drilling (ASTM D-1586) sz Static water levet (date) tai In General Accordance with Standard Practice for Description (5) Combined USCS symbols used for and Identification of Soils (ASTM D-2488) fines between 5% and 15% �' c, S m (1) = o Peat, muck and other highly organic soils ;A - PT .............-- Classifications Classifications of soils in this report are based on visual field and/or laboratory observations, which include density/consistency, moisture condition, grain size, and plasticity estimates and should not be construed to Imply field or laboratory testing unless presented herein. Visual -manual and/or laboratory classification methods of ASTM D-2487 and D-2488 were used as an identification guide for the Unified Soil Classification System. Associated Earth Sciences, Inc. EXPLORATION LOG KEY FIGURE Al 0 N 0 0. a. 0 d t? CO 0 to a Associated Earth _ [-A L -i "` Sciences, ���{���,�=�'�j I ti`:'<I Inc. ;��, : l Exploration Log Project Number KE110238A Exploration Number GP -1 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 293 feet Location Tukwila. WA Datum Rarghaucan Survey Driller/Equipment ESN/Geoprobe Date Start/Finish 1(1!13/11 18/13/11 Hammer Weight/Drop N/A Hole Diameter (In) 9 inr•.hac +1- Depth (ft) N SI S E T N Graphic Symbol DESCRIPTION PID Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests - - — 5 - — 10 - — 15 — 20 — 25 — 30 — 35 Asphalt paving 3 inches +1- Fill Very moist to wet, mixed gray, brown, black, variable SAND, with silt, gravel, trace organics (SM). --.--.--.._..._— - ----—....------ Ice Contact Sediments Wet, mottled gray and brown, fine to coarse SAND, with silt, little fine to coarse gravel (SM). 0 0 0 Bottom of exploration boring at 12 feet Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG 3" OD Split Spoon Sampler (D & M) [ Ring Sample 1Z Water Level 0 Approved by: ® Grab Sample © Shelby Tube Sample t Water Level at time of drilling (ATD) 0 a a. m d c� 0 r d t7 cc 0 a Associated Earth Sciences, Inc. Exploration Log Y I --l ` I>_ . �� 2 Project Number KE 110238A Exploration Number GP -2 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 303 feet Location Tukwila. WA Datum Rerghal tapn Survey Driller/Equipment ESN/Geoprobe Date Start/Finish 1(1/11/11 1N13/11 Hammer Weight/Drop N/A Hole Diameter (in) 9 inrh0R +/- Depth (ft) 0 s E T (73 1 Graphic Symbol DESCRIPTION PID Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests 5 10 15 20 25 30 35 Grass and topsoil Fill Moist, brown, fine SAND, few silt, trace gravel (SP). Becoming very moist. -- Ice Contact Sediments Very moist to wet, brown grading to gray, fine SAND, few silt, grading to silty (SP -SM). 0 0 0 I Bottom of exploration boring at 12 feet Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) Oil 3" OD Split Spoon Sampler (D & M) ® Grab Sample 1 No Recovery M - Moisture Logged by: BWG E Ring Sample V Water Level 0 Approved by: ! Shelby Tube Sample 1 Water Level at time of drilling (ATD) Associated Earth Sciences, Inc. Exploration Log *`' Y :. ,d Project Number KE110238A Exploration Number GP -3 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 300 feet Location Tukwila. WA Datum Rargh itis n Stlrvny Driller/Equipment ESN/Geoprobe Date Start/Finish 1(1/11/1 1 1 f1/13/11 Hammer Weight/Drop N/A Hole Diameter (in) 2 inr -ms .44- r n ° . S E 8N a > DESCRIPTION PID 1). > ( o to m Blows/Foot 10 20 30 40 N L_ ° 5 10 15 Asphalt paving 3 inches +/- Fill Moist to very moist, mixed brown, dark brown, and black, fine to coarse SAND, with silt, gravel (SM). Moist, brown, fine SAND, few silt, trace fine gravel (SP). Ice Contact Sediments Moist to very moist, brown with gray zones, fine SAND, few to with silt (varies), trace fine gravel (SM). Grades to wet. 0 0 0 0 X 20 25 30 v ri 35 D n u Y. 0 d. T. Bottom of exploration boring at 16 feet m Sampler Type (ST): o m 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG o m 3" OD Split Spoon Sampler (D & M) I Ring Sample a Water Level () Approved by: 92 w ® Grab Sample ® Shelby Tube SampleI Water Level at time of drilling (ATD) Associated Earth Sciences, Inc. Exploration Log Project Number KE110238A Exploration Number GP -4 Sheet 1 of 1 - 'I T it r ,,. ,r el. Project Name Tukwila Village Ground Surface Elevation (ft) 298 feet Location Tukwila. WA Datum Rarghausen Survey Driller/Equipment ESN/Geon robe Date Start/Finish 10/13/11 10/13/11 Hammer Weight/Drop N/A Hole Diameter (in) 9 innheR +/- Depth (ft) 0 . S E T 0 Graphic Symbol DESCRIPTION PID Water Level Blows/6" Blows/Foot 10 20 30 40 j Other Tests 10 15 20 25 30 i s i 35 5 Topsoil Fill Very moist, mixed brown, dark brown, and gray, fine to medium SAND, varying silt and gravel, few organic. Ice Contact Sediments Very moist, brown, fine SAND, few silt (SP). Continues very moist. _, Becomes wet - little free water. ._ Lodgement Till Wet, gray, fine to coarse SAND, with silt, little fine to coarse gravel (SM). 0 0 0 0 Bottom of exploration boring at 16 feet Sampler Type (ST): El 2" OD Split Spoon Sampler (SPT) ❑ 3" OD Split Spoon Sampler (D & M) ii $ E Grab Sample Z ❑ No Recovery M - Moisture Logged by: BWG 1 Ring Sample Si Water Level () Approved by: J Shelby Tube Sample t Water Level at time of drilling (ATD) Associated Earth Sciences, Inc. Exploration Log Project Number KE110238A Exploration Number GP-5 Sheet 1 of 1 G = r- ] (�" - > c_ r,( Project Name Tukwila Village Ground Surface Elevation (ft) 291 feet Location Tukwila. WA Datum Rar hallgpn Siiry y Driller/Equipment ESN/Geoprobe Date Start/Finish 111/1-1/1 1 1 fl/1 •1/11 Hammer Weight/Drop N/A Hole Diameter (in) 9 inr•.has +/- Depth (ft) —1 N Samples Graphic Symbol DESCRIPTION PID Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests - - — 5 - — 15 Asphalt surface 3 inches +/- FM Moist, mixed brown, dark brown, and black, fine to coarse SAND, with silt, trace organic (SM). Very moist to wet, brown, fine to medium SAND, few silt, few fine gravel. Ice Contact Sediments Very moist to wet, gray and brown mottled, fine SAND, with silt. 0 0 0 - — 20 — 25 — 30 - ri V - Y 0 — 35 i° - D. - i D I a Bottom of exploration boring at 16 feet gl Sampler Type (ST): P. m 2" OD Split Spoon Sampler (SPT) ❑ No Recovery M - Moisture Logged by: BWG ox Oil 3" OD Split Spoon Sampler (D & M) II Ring Sample Q Water Level () Approved by: te W ® Grab Sample ® Shelby Tube Sample t Water Level at time of drilling (ATD) a 0 I0 0 0 a 0d O a. 0 co0 re0 0 m a Associated Earth Sciences, Inc. Exploration Log Project Number KE110238A Exploration Number GP -6 Sheet 1 of 1 I,=.' r:: Fl `s,- ` , 1 t . Project Name Tukwila Village Ground Surface Elevation (ft) 291 feet Location Tukwila, WA Datum Rarghattcpn Survey Driller/Equipment ESN/Geoprobe Date Start/Finish 1 nil 3/1 .t..1 n/1 n/11 Hammer Weight/Drop N/A Hole Diameter (in) 9 innhps +/- Depth (ft) N s E r (53 Graphic Symbol DESCRIPTION PID Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests 5 10 15 20 25 30 35 Asphalt surface 3 inches +/- Fill Very moist, mixed brown, gray, dark brown, and black, fine to coarse SAND, varying silt and gravel, trace organic. Very moist, gray and dark brown, SILT, little fine sand, trace fine gravel, with organic zones (Fill). Ice Contact Sediments Wet, gray, fine SAND, with silt, zones of trace silt. 0 0 0 0 I Bottom of exploration boring at 16 feet Sampler Type (ST): . 0]2" OD Split Spoon Sampler (SPT) 1 No Recovery M - Moisture Logged by: BWG ® 3" OD Split Spoon Sampler (D & M) 11 Ring Sample SL Water Level () Approved by: ® Grab Sample J Shelby Tube Sample t Water Level at time of drilling (ATD) October 25. 2011 BOR 110238A Associated Earth Sciences, Inc. Exploration Log Project Number KE110238A Exploration Number GP-7 Sheet 1 of 1 ' "t` Project Name Tukwila Village Ground Surface Elevation (ft) 291 feet Location Tukwila. WA Datum RArghausPn Survey Driller/Equipment ESN/Geoprobe Date Start/Finish 10/11/11 1(111 '1/11 Hammer Weight/Drop N/A Hole Diameter (in) 2 inrhPs +/- Depth (ft) —trn Samples Graphic Symbol DESCRIPTION PID Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests - — 5 - - _ - 10 - — 15 - — 20 — 25 — 30 • — 35 • Asphalt Fill Moist, gray, brown, and black, fine to coarse SAND, with varying silt and gravel, trace organic (SM). Very moist to wet, gray and dark brown, fine SAND, few silt, with organic stringers. Ice Contact Sediments Very moist, mottled gray, fine to coarse SAND, with silt, little fine to coarse gravel. 0 0 0 0 Bottom of exploration boring at 16 feet Sampler Type (ST): M 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG IE 3" OD Split Spoon Sampler (D & M) 10 Ring Sample SZ Water Level 0 Approved by: ® Grab Sample ® Shelby Tube Sample Water Level at time of drilling (ATD) Associated Earth Sciences, Inc. Exploration Log Exploration Number Sheet l :• ,Project 't:= I,v . fY "• Project Number KE110238A GP -8 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 291 feet Location Tukwila. WA Datum Rarghattgan Survey Driller/Equipment ESN/Geoprobe Date Start/Finish 1(1/13111 in/in/11 Hammer Weight/Drop N/A Hole Diameter (in) 9 inrht?g .+1. - IR 5. Ifl . S E T v' c a >. DESCRIPTION PID TD . 5 ::O to Blows /Foot 10 20 30 40 u) H t 0 5 10 15 Asphalt paving 3 inches +/- Fill Mixed moist, brown, dark brown, and black, fine SAND, trace to with silt, trace organic. Moist, gray and dark brown, fine SAND, with silt, trace fine gravel, organic layers. Ice Contact Sediments Moist, gray, fine to coarse SAND, with silt, trace fine gravel. Becomes wet. 0 0 0 0 20 25 30 6 1I ri Y Y O p 35 Et.' 0 V o. 0 0 d• 0 Bottom of exploration boring at 16 feet Sampler Type (ST): El 2" OD Split Spoon Sampler (SPT) 1 No Recovery M - Moisture Logged by: BWG re m 3" OD Split Spoon Sampler (D & M) Ring Sample Q Water Level () Approved by: CO LO 5 Grab Sample J Shelby Tube Sample t Water Level at time of drilling (ATD) 0 N l'1 LOG OF EXPLORATION PIT NO. EP -1 - c o. iv o This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation, This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 296 feet 1 — 2 — 3 — 4 — 5 -' 6 — 7 — 8 Topsoil Fill Loose, moist, brown, fine SAND, little to with silt, few fine gravel, trace brick, pipe, washed rock, wire, cobbles (SM). Medium dense, moist, brown, fine SAND, little silt, few fine gravel, trace boulders; no stratification (SP -SM). 9 _ 10 Ice Contact Sediments • Dense, wet, mottled brown to gray, fine to coarse SAND, little silt, little fine gravel (SW). • 11 — 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — Bottom of exploration pit at depth 10 feet Weak ground water seepage below 8 feet. Slight caving 0 to 3 feet. 0 • Logged by: BWG ▪ Approved by: ✓ Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. teg Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -2 E. t a o This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete Interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 291 feet 1 _ — 2trace 3 — 4 — 5 — -\Asphalt paving. r Fill Medium dense, moist, brown, fine SAND, little silt, trace fine gravel (SP -SM). Loose to medium dense, very moist, gray, fine to coarse SAND, with silt and fine to coarse gravel, cobbles (SM); no stratification. 6 7 — Buried Topsoil Loose, very moist, dark brown, fine SAND, with silt, few organics (SM); organic odor. 8 9 — 10 — Ice Contact Sediments Very stiff, very moist, gray, SILT, with fine to coarse sand, trace fine gravel (ML); fine, closed, multi -directional fractures with some oxidation along fractures. Medium dense, very moist, mottled brown and gray, fine to coarse SAND, with silt (SM); gradational stratification. 11 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — Bottom of exploration pit at depth 11 feet No ground water seepage. No caving. ig C9 Logged by: BWG Approved by: U Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8116111 LOG OF EXPLORATION PIT NO. EP -3 Depth (ft) This log Is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 292 feet _Concrete rubble. r 1 _ Fill Loose to medium dense, very moist, mixed brown and gray, fine to coarse SAND, with silt and little fine gravel, trace boulders (SM). 2 — 3 — 4 — 5 — 6 — 7 — — 8Soft, Buried Topsoil very moist, black, SILT, little organic (OL); trace lumber, wire. 9 -7 — 10Medium Ice Contact Sediments dense, very moist to wet, gray, fine to coarse SAND, with silt, little fine gravel; color mottling and gradational stratification (SM). 11 — 12 — 13 — 14 — 15 Bottom of exploration pit at depth 15 feet 16 — Weak ground water seepage zones below 11 feet. No caving. 17 — 18 — 19 — R 0 ^i E n Ct. ID eig Logged by: BWG Approved by: r - Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -4 Depth (ft) This log is part of the report prepared by Associated Earth Sciences. Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 288 feet Topsoil r 1 _ Fill Loose, moist, dark brown, fine SAND, with silt, few organic and roots (SM). 2 — 3 — 4 — 5 Ice Contact Sediments — 6little Medium dense grading to dense, very moist, mottled gray and brown, fine to coarse SAND, with silt, fine to coarse gravel, trace cobbles and boulders (SM); no stratification. 7 — 8 Lodgement Till — 9silt, Dense to very dense, wet, brownish gray, fine to coarse SAND, with fine to coarse gravel, few to little trace cobbles (SW); no stratification. 10 — 11 — 12 — 13 Bottom of exploration pit at depth 13 feet 14 — Weak to moderate ground water seepage zones beelow 7 feet. No caving. 15 — 16 — 17 — 18 — 19 — KCTP3 110238A.GPJ September 13. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -5 Depth (fl) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 290 feet 1 _ 2 — 3 — Topsoil Fill Medium dense, moist, mixed brown and black, fine to coarse SAND, with silt, roots, organics, crushed rock, washed rock (SM). 4 5 — 6 — 7 — 8 — Ice Contact Sediments Medium dense grading to very dense, moist, mottled brown and gray, fine to coarse SAND, with silt, few fine gravel (SM); no stratification. 9 10 — Lodgement Till Very dense, wet, mottled brown, fine to coarse SAND, with little fine gravel and silt (SM). 11 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — Bottom of exploration pit at depth 11 feet Weak ground water seepage zones below 7 feet No caving. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -6 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 289 feet Topsoil Fill 1 Loose, very moist, brown and dark brown, fine SAND, with silt, few fine gravel, few organic, trace cobbles and boulders (SM). 2 — 3 — 4 — 5 Ice Contact Sediments Dense, very moist, Tight brown, fine SAND, with silt and little fine gravel (SM); no stratification. 6 — 7 — 8 Lodgement Till Dense, wet, gray, fine to coarse SAND, lithe silt, little fine gravel (SM); no stratification. 9 — 10 Bottom of exploration pit at depth 10 feet 11 — Weak ground water seepage zones below 6 feet. No caving. 12 — 13 — 14 - 15 — 16 — 17 — 18 — 19 — N a N 0. Logged by. BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences Inc. ' 4.- Project No. KE110238A 8/16111 LOG OF EXPLORATION PIT NO. EP -7 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 290 feet 1 — 2 — 3 — 4 — 5 — 6 — 7 — 8 — 9 — 10 — 11 — Topsoil Fill Loose, moist to wet, dark brown to black, fine SAND, with silt, little fine gravel, little debris, wood, hose, sticks, concrete rubble, plastic, trace organics (SM). - 12 13 — Ice Contact Sediments Medium dense grading to dense, moist to wet, reddish brown, fine SAND, with silt, trace fine gravel (SM). 14 15 — 16 — 17 — 18 — 19 — Bottom of exploration pit at depth 14 feet Weak ground water seepage zones below 6 feet Moderate caving 5 to 12 feet. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -8 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc, (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simpffication of actual conditions encountered. DESCRIPTION Approximate Elev. 288 feet Topsoil Fill 1 _ Loose, very moist, dark brown, fine SAND, with silt, trace organic, plastic, washed rock (SM). 2 — 3 — 4 Ice Contact Sediments Medium dense to dense, very moist, brown, fine to medium SAND, with silt, little fine gravel, trace 5 - cobbles and boulders (SM). 6 — 7 — 8 — 9 — 10 — 11 Bottom of exploration pit at depth 11 feet 12 — Weak ground water seepage zones below 7 feet. No caving. 13 — 14 — 15 — 16 — 17 — 18 — 19 — Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8/16/11 s N LOG OF EXPLORATION PIT NO. EP -9 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete Interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 292 feet 1 — 2 — 3 — 4 — 5 — 6 — 7 — 8 — 9 — 10 — 11 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 I Topsoil with asphalt and concrete rubble. Ice Contact Sediments Medium stiff grading to stiff, very moist, brown, SILT, with fine sand stringers and trace fine gravel (ML); silt has fine, closed, multi -directional fractures. Becomes heavily mottled, with little fine to coarse gravel. Gradational stratification. Bottom of exploration pit at depth 10 1/2 feet No ground water seepage. No caving. tl E a. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8/16/11 KCTP3 11023BAGPJ September 13, 2011 LOG OF EXPLORATION PIT NO. EP -10 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project ocland tshould be rtme toogeexthcevrawtiiontSutbreocfeorcomdpotemnaeyrpcheatigoatThths lsoucmtimoarywapptespoanslyatgethoetiome.tioneofdtahtaprreenscehtaetd ae a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 289 feet Topsoil with tiles, concrete rubble. 1 — Ice Contact Sediments Medium stiff, very moist, mottled Tight brown, SILT, little fine sand, fine sand stringers (ML with SP). 2 — 3 — 4 — 5 — 6 — 7 — 8 — Medium dense, very moist to wet, reddish brown, fine to coarse SAND, few silt, little fine gravel (SW). 9 — 10 — 11 Bottom of exploration pit at depth 11 feet 12 — Weak ground water seepage zones below 8 feet. No caving. 13— 14 — 15 — 16 — 17 — 18 — 19 — Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -11 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete Interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 289 feet 1 — 2 — Topsoil with gravel and asphalt rubble. Fill Loose, very moist, dark brown to black, fine to medium SAND, with silt, few organics, trace wire, plastic, fabric (SM). 3 4 _ 5 — 6 — 7 — 8 — 9 — 10 — Ice Contact Sediments Medium stiff to stiff, very moist, gray and brown mottled, SILT, few fine sand, with fine sand stringers. Bedding features near horizontal. Multi -directional fractures (ML). 11 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — Bottom of exploration pit at depth 11 feet No ground water seepage. No caving. Decaying organic odor. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc +. Project No. KE110238A 8116111 LOG OF EXPLORATION PIT NO. EP -12 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete Interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 292 feet Concrete rubble. 1 Fill• 2 — Loose, very moist, dark brown, fine SAND, with silt, organics, sticks, asphalt rubble, metal, lumber, flooring, wire, cobbles. . 3 — 4 — 5 — 6 — 7 — 8 — Ice Contact Sediments 9 Medium dense, wet, gray, fine to coarse SAND, with fine gravel, little silt (SW -SM); gradational stratification. 10 — 11 — 12 Bottom of exploration pit at depth 12 feet 13 — No ground water seepage. No caving. 14 — 15 — 16 — 17 — 18 — 19 — • 0 17 O E N C7 o Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -13 G' t w o This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete Interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 295 feet 1 — 2 — 3 — 4 — 5 - 6 7 — 8 -L 9 — 10 — Concrete rubble. Fill Loose, very moist, brown, reddish brown and black, fine SAND, with silt, plaster, concrete rubble, organics (SM). • Ice Contact Sediments Medium dense, moist, brown, fine SAND, few silt (SP); gradational stratification with siltier zones. Grades with little fine gravel. 11 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — Bottom of exploration pit at depth 11 feet No ground water seepage. No caving. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8116111 LOG OF EXPLORATION PIT NO: EP -14 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simpification of actual conditions encountered. DESCRIPTION Approximate Elev. 295 feet Gravel/rubble surfacing. 1 2 _ 3 — 4 — 5 — — 6Medium 7 — 8 — 9 — 10 — 11 — 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — Fill Loose, very moist, reddish brown, fine to medium SAND, with silt, little fine gravel. Wire at 1.5 feet (SM). Ice Contact Sediments dense, very moist, brown, fine to medium SAND, with silt, little fine to coarse gravel, trace cobbles and boulders. Bottom of exploration pit at depth 10 1/2 feet No ground water seepage. No caving. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. S^ Project No. KE110238A 8/16/11 KCTP3 110238A.GPJ September 11 2011 LOG OF EXPLORATION PIT NO. EP -15 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (ABS') for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 293 feet 1 — 2 — Topsoil Fill Loose, very moist, dark brown, fine SAND, with silt, organics, concrete rubble, asphalt rubble, wire (SM). 3 — 4features 5 — 6 — 7 — 8 — 9 — 10 — Ice Contact Sediments Medium stiff to stiff, moist, gray with reddish brown mottling, SILT, little fine sand, horizontal bedding with fine sand laminae (ML). 11 12 — 13 — 14 — 15 — 16 — 17 - 18 — 19 — Bottom of exploration pit at depth 11 feet Weak ground water seepage below 9 feet. No caving. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -16 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simpltiication of actual conditions encountered. DESCRIPTION Approximate Elev. 287 feet Topsoil 1 — Fill Loose, very moist, brown, fine SAND, with organics, concrete rubble, asphalt rubble (SM). 2 — 3 — Ice Contact Sediments 4 Medium stiff, very moist, brown and gray mixed, trace to little fine sand, horizontal bedding features with fine sand partings (ML). 5 6 --:- =7 7— 8 — Medium dense, very moist to wet, brown, fine to medium SAND, little gravel and silt (SW). 9 — 10 — 11 Bottom of exploration pit at depth 101/2 feet Weak ground water seepage below 7 feet. No caving. 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — e ri N a Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8116111 Associated Earth i `- I ;; 't= Sciences, � I ` Inc. Geologic & Monitoring Well Construction Log Project Number KE 110238A Well Number EB -5 Sheet 1 of 1 Project Name Tukwila Village Location Tukwila. WA Elevation (Top of Well Casing) Surface Elevation (ft) 285 feet Water Level Elevation Date Start/Finish 8/17/116/17/11 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" -=-4-N O Water Level WELL CONSTRUCTION 300 T m Graphic Symbol DESCRIPTION 5 10 15 20 25 30 35 , r i I .0 11 • ®• , Concrete Solid pipe Bentonite —T Sand Screen Cap — - — — — - 7 I 7 9 5 1 5 8 12 22 30 12 35 50/6" 50/6" Fill Medium dense, moist, oxidized brown and light gray, silty fine to medium SAND, few gravel. Medium dense, very moist to wet, oxidized light gray, silty fine to medium SAND, few gravel. Ice Contact Sediments Very dense, very moist to wet, brown, fine to medium SAND, with silt, few gravel. Lodgement Till Very dense, wet, gray, silty fine to medium SAND, few fine to coarse gravel. Very dense, wet, gray, fine to medium SAND, with silt, few gravel. Boring terminated at 201/2 feet on 8/17/11 Ground water seepage at 5 feet. Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) O No Recovery M - Moisture Logged by: BWG i m3" OD Split Spoon Sampler (D & M) Ring Sample SZ Water Level (8/26/11) Approved by: ® Grab Sample © Shelby Tube Sample Z Water Level at time of drilling (ATD) Associated Earth Sciences, Inc Geologic & Monitoring Well Construction Log Project Number KE110238A Well Number EB-6 Sheet. 1 of 1 "s:-. le, Project Name Tukwila Village Location Tukwila. WA Elevation (Top of Well Casing) Surface Elevation (ft) 289 feet Water Level Elevation Date Start/Finish 8/18/1 1 f1/1R/1 1 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" Depth (ft) Water Level WELL CONSTRUCTION 3 oup T m Graphic Symbol DESCRIPTION 5 10 15 20 25 30 35 Q5 Y 1 11 1 -; • Concrete Solid pipe Bentonite -T Sand Screen Cap —f- — — — 3 1 5 6 10 13 g 18 12 121 34 50/6" 42 1 50/6" Fill Medium dense, very moist, gray, fine sandy SILT to silty fine to medium SAND, with fine gravel. Ice Contact Sediments _ ..._ _...._........ . Medium dense, moist, oxidized olive, very fine SAND, with silt to SILT with fine sand. Dense, moist, light gray with horizontal oxidation staining, silty fine SAND to fine sandy SILT to gray, fine to medium SAND, trace silt, with fine gravel. _ .... _ .... Lodgement Till - _ _ Very dense, moist, gray, fine to medium SAND, with silt, fine gravel. Very dense, wet, gray, fine to coarse SAND, few fine gravel_ Boring terminated at 21 feet on 8/18/11 Ground water seepage at 16 feet. Samp er Type (ST): m 2" OD Split Spoon Sampler (SPT) Q No Recovery M - Moisture Logged by: BWG m 3" OD Split Spoon Sampler (D & M) Ring Sample Q Water Level (8/26/11) Approved by: g Grab Sample 0 Shelby Tube Sample t Water Level at time of drilling (ATD) Associated Earth Sciences, Inc. Geologic & Monitoring WeII Construction Log Project Number KE110238A Well Number EB -7 Sheet 1 of 1 t,. 1i -z- • Project Name Tukwila Village Location Tukwila. WA Elevation (Top of Well Casing) Surface Elevation (ft) 292 feet Water Level Elevation Date Start/Finish R/1 R/11 i/1 R/11 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" Depth (ft) Water Level WELL CONSTRUCTION N 0 c s`o Graphic Symbol DESCRIPTION _ 5 —10 —15 I ` � H .- Concrete Y Solid pipe Bentonite ^ I 71q Sand • ' Screen71 I 3 3 33 Z 8 5 11 g g 10 Fill Loose, moist, gray, fine to medium SAND, few silt. Loose, moist, dark brown, fine sandy SILT, with gray, fine sand, few organics. Ice Contact Sediments Medium dense, moist, oxidized brown, silty fine SAND, few fine gravel. Medium dense, wet, gray -brown, fine to medium SAND, trace silt, with fine to medium gravel. "' Lodgement Till — 20 Cap18 35 Very dense, wet, gray, fine to medium SAND, with silt, with fine to medium gravel. — 25 —30 —35 A. 6 a_ i — — — 50/6" • - - Boring terminated at 21 1/2 feet on 8/18/11 Ground water seepage at 17 feet. a Sampler Type (ST): III 2" OD Split Spoon Sampler (SPT) O No Recovery M - Moisture Logged by: BWG [Ill 3" OD Split Spoon Sampler (D & M) I] Ring Sample .. Water Level (8/26/11) Approved by: 1 ® Grab Sample © Shelby Tube Sample ' i Water Level at time of drilling (ATD) q d z 0 0 t� 0 -JJ Associated "'' Earth ,_i` Sciences, - Inc. *45. Geologic & Monitoring Well Construction Log Project Number KE110238A Well umber EB -8 Sheet 1 of 1 Project Name Tukwila Village Location Tukwila. WA Elevation (Top of Well Casing) Surface Elevation (ft) 294 feet Water Level Elevation Date Start/Finish 8/1R/11 f 1/1 R/11 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" Depth (ft) Water Level WELL CONSTRUCTION a 0 c T m Graphic Symbol DESCRIPTION _ - -10 —15 — 20 — 25 — 30 — 35 EL ,�j • . •' Concrete • Solid pipe Bentonite Sand Screen Cap -Z — — — t 1 I 4 31 4 a 7 8 d 17 44 50/2" 50/5" Fill Loose, very moist, oxidized gray and brown, fine to medium silty SAND, trace fine gravel. Ice Contact Sediments Medium dense, very moist to wet, brown, fine to medium SAND, with silt, trace gravel. Medium dense, very moist to wet, gray, fine to medium SAND, with silt, little fine to medium gravel. Lodgement Till Very dense, very moist to wet, gray, silty fine to medium SAND, little gravel, gravel oxidized_ Very dense, very moist, gray, silty fine to medium SAND, few gravel. Boring terminated at 20 1/2 feet on 8/18/11 Ground water seepage at 14 feet. Samp er Type (ST): m 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG m 3" OD Split Spoon Sampler (D & M) Ei Ring Sample Q Water Level (8/26/11) Approved by: ® Grab Sample 0 Shelby Tube Sample 1 Water Level at time of drilling (ATD) Associated Earth 1' Sciences, Inc. j .- . Geologic & Monitoring Well Construction Log Project Number KE110238A Well Number EB -18 Sheet 1 of 1 Project Name Tukwila Village Location Tukwila, WA Elevation (Top of Well Casing) Surface Elevation (ft) 288 feet Water Level Elevation Date Start/Finish 6/19/116/19/11 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" Depth (ft) Water Level WELL CONSTRUCTION N Occ, T C0 Graphic Symbol DESCRIPTION — 5 —107 — 1550/6" — 20 — 25 — 30 s-35 5. i 7 Q : • —2m---: .. Concrete - Solid pipe Bentonite Sand 71 - Screen Cap —I — — — 4 1 4 2 3 12 22 39 Z 50/6" Fill 1 1/2 inches asphalt paving on surface (alligator cracking). Loose, wet, greenish brown -gray, fine to medium SAND, trace silt, with fine to medium gravel, brown in tip of sampler. Loose, wet, black and green, fine to medium SAND, with gravel. Ice Contact Sediments Medium dense, wet, yellow-brown, fine to medium SAND, with silt. Lodgement TiII Medium dense, moist, slightly oxidized gray, silty fine to medium SAND, with gravel. Very dense, moist, light gray, fine to medium SAND, trace silt. Very dense, moist, gray, silty fine SAND to fine to medium SAND, _with silt, with gravel. Boring terminated at 20 1/2 feet on 8/19/11 Ground water seepage at 5 feet. Samp er Type (ST): EI 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG w m 3" OD Split Spoon Sampler_(D & M) E Ring Sample Water Level (8/26/11) Approved by: ® Grab Sample 0 Shelby Tube Sample 1 Water Level at time of drilling (ATD) Associated Earth "t Sciences, Inc. I1 . 11- Geologic & Monitoring Well Construction Log Project Number KE 110238A Well Number EB-19 Sheet 1 of 1 Project Name Tukwila Village Location Tukwila. WA Elevation (Top of Well Casing) Surface Elevation (ft) 284 feet Water Level Elevation Date Start/Finish 13/1g/1 1,3/1A/11 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" .aN3 Ov Water Level WELL CONSTRUCTION b� T C0 Graphic Symbol DESCRIPTION _T - - 5 -10 - -15 -20 - - 25 - 30 -35 i i 1. Q `` , Concrete Solid pipe Bentonite Sand Screen Cap -1 - - - - 1 2 4 3 6 8 9 26 43 Z 34 35 36 50/6" Fill 2 inches asphalt concrete on surface. Loose, moist to very moist, dark brown and gray, SILT, with fine sand, few organics. - - - Ice Contact Sediments Stiff, moist, dark brown, SILT, trace organics. Stiff, moist, oxidized gray, SILT, with fine sand, oxidation staining. _ _ _ ._ _ ._ _. _ _.. - -- Lodgement Tilr _ _- _ ._ ... Hard, wet, gray, SILT, with fine sand, little gravel. Gravelly/cobbly drill action. Very dense, wet, gray, silty fine to medium SAND, few gravel- Very dense, wet, gray, silty fine SAND, few gravel. Boring terminated at 20 1/2 feet on 8/19/11 Ground water seepage at 10 feet. i Samp er Type (ST): m 2" OD Split Spoon Sampler (SPT) QNo Recovery M - Moisture Logged by:BWG gil 3" OD Split Spoon Sampler (D & M) O Ring Sample Q Water Level (8/26/11) Approved by: ® Grab Sample 0 Shelby Tube Sample Y. Water Level at time of drilling (ATD) ?LIS- Od3 Associated Earth Sciences, Inc. March 18, 2013 Project No. KE110238A .,s Serving the Pacific .Northwest Since 1981 Pacific Northern Construction 201 27th Avenue, Building A, Suite 300 Puyallup, Washington 98374 Attention: Mr. Bryan Park c :1 Subject: Updated Subsurface Exploration, Geologic Hazardsl, and Geotechnical Engineering Report Proposed Tukwila Village • Tukwila International Boulevard and South 144th Street Tukwila, Washington scv\l5ps "" Dear Mr. Park: REcIE5w — JUN 14.2013 Tuhvm.r PUBLIC WORKS We are pleased to present these copies of our updated report for the referenced project. This report summarizes the results of our subsurface exploration, geologic hazards, and geotechnical engineering studies, and offers recommendations for the design and development of the proposed project. Project plans were under development at the time this report was written. We should be allowed to review the recommendations presented in this report and modify them, if needed, once final project plans have been formulated. We have enjoyed working with you on this study and are confident that the recommendations presented in this report will aid in the successful completion of your project. If you should have any questions regarding this report or if we can be of additional help to you, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Kurt D. Merriman, P.E. Senior Principal Engineer KDMlpc KEl 10238A5 Projects1201102381KE\WP Kirkland Everett o Tacoma 425-827-7701 425-259-0522 253-722-2992 www.aesgeo..com .yC • GeotechnicaCEngineering Associated Earth Sciences, Inc. • Water Resources • EnvironmentaC Assessments • andRemediation Sustainable Development Services GeoCogic .?assessments Serving the Pacific .Northwest Since 1981 Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report PROPOSED TUKWILA VILLAGE Tukwila, Washington Prepared for Pacific Northern Construction Project No. KE110238A March 18, 2013 UPDATED SUBSURFACE EXPLORATION, GEOLOGIC HAZARDS, AND GEOTECHNICAL ENGINEERING REPORT PROPOSED TUKWILA VILLAGE Tukwila, Washington Prepared for: Pacific Northern Construction 201 27"' Avenue, Building A, Suite 300 Puyallup, Washington 98374 Prepared by: Associated Earth Sciences, Inc. 911 5`' Avenue, Suite 100 Kirkland, Washington 98033 425-827-7701 Fax: 425-827-5424 March 18, 2013 Project No. KE110238A Proposed Tukwila Village Tukwila, Washington Updated Subsu,face Exploration, Geologic Hazards, and Geotechnical Engineering Report Project and Site Conditions I. PROJECT AND SITE CONDITIONS 1.0 INTRODUCTION This report presents the results of our subsurface exploration, geologic hazards, and geotechnical engineering studies for the proposed Tukwila Village project. The site location is shown on the "Vicinity Map," Figure 1, and approximate locations of the exploration borings completed for this study are shown on the "Site and Exploration Plan," Figure 2. Logs of the subsurface explorations completed for this study and copies of laboratory testing results are included in the Appendix. Associated Earth Sciences, Inc. (AESI) completed Phase I and Phase II Environmental Site Assessments (ESA) for the project. The Phase I and Phase II ESA are presented under separate cover. 1.1 Purpose and Scope The purpose of this study was to provide geotechnical engineering design recommendations to be utilized in the preliminary design of the project. This study included a review of selected available geologic literature, advancing 20 exploration borings, installing six ground water observation wells, completing 16 exploration pits, and performing geologic studies to assess the type, thickness, distribution, and physical properties of the subsurface sediments and shallow ground water. Grain size analysis, moisture content, and organic content tests were completed on selected soil samples recovered from our exploration borings, and copies of laboratory test results are included in the Appendix. Geotechnical engineering studies were completed to establish preliminary recommendations for the type of suitable foundations and floors, allowable foundation soil bearing pressure, anticipated foundation and floor settlement, pavement recommendations, and drainage considerations. This report summarizes our fieldwork and offers recommendations based on our present understanding of the project. We recommend that we be allowed to review the recommendations presented in this report and revise them, if needed, when building and project designs have been finalized. 1.2 Authorization Authorization to proceed with this study was granted by Pacific Northern Construction. Our work was completed in general accordance with our scope of work and cost proposal, dated June 23, 2011. This report has been prepared for the exclusive use of Pacific Northern Construction and its agents for specific application to this project. Within the limitations of scope, schedule, and budget, our services have been performed in accordance with generally March 18, 2013 BWG/pc - KE110238A5 - Projens1201102381KEI WP ASSOCIATED EARTH SCIENCES, INC. Page 1 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Project and Site Conditions accepted geotechnical engineering and engineering geology practices in effect in this area at the time our report was prepared. No other warranty, express or implied, is made. 2.0 PROJECT AND SITE DESCRIPTION At the time this report was prepared, an overall project layout was approaching final form. Detailed plans for individual buildings were under development. The current project plan calls for a total of six buildings. On the north part of the site, two buildings will have multifamily residential space, commercial space, and office space, with parking primarily below the living space. A library building will be located near the west -central part of the site. A commons building will be located east of the library. On the southwest part of the site, a planned building will include commercial and possibly residential space. A new building on the southeast part of the site will include residential space with parking near ground level. Other planned improvements include access streets, parking areas, open spaces, and buried utilities. Preliminary site grading plans had been formulated at the time this report was written. We anticipate that most construction will be completed close to existing grades with cuts and fills of less than about 5 feet to reach final grades. Deeper fills may be needed in localized areas on the south-central and north -central parts of the site. Substantial basement walls may be needed for the commercial building at the southwest site corner and for below grade parking at the northwest site corner. The site slopes generally down to the south and east, with overall vertical relief of approximately 15 feet. The site includes areas of asphalt paving, gravel surfacing, Portland cement concrete slabs, concrete rubble, and areas that are covered with scattered trees and grass. Four buildings are also present, including a vacant restaurant building, a small retail building, and two garage/shop buildings. A portion of the south part of the site is surrounded by a metal fence. King County parcel maps and aerial photographs indicate that additional buildings previously existed on-site, and demolition of the previously existing buildings is evident by the areas of Portland cement slabs which likely represent floor slabs of partially demolished buildings. During our study we were provided with copies of environmental studies completed by other consultants that detailed some of the previous development on the site. The environmental studies by others and their relevance to the current project are discussed in further detail in the Phase I ESA. AESI prepared a Phase I ESA for the project. The Phase I ESA for the project identified potential sources of contamination on the project. AESI completed a Limited Phase II ESA that included sampling ground water from existing wells, and sampling soil and ground water from direct -push (Geoprobe) explorations. The results of the Limited Phase II ESA are published separately. In general, the Phase II ESA did not identify extensive soil or ground water contamination. One exploration encountered soil contamination with detectable oil -range March 18, 2013 ASSOCIATED EARTH SCIENCES, INC. BWG/pc — KE110238A5 - Projecrs120110238IKEIWP Page 2 Proposed Tukwila Village Tukwila, Washington Updated Subsuoface Exploration, Geologic Hazards, and Geotechnical Engineering Report Project and Site Conditions hydrocarbons at concentrations below applicable cleanup levels. Lead was encountered in soil samples but was interpreted to be within expected background levels. One should refer to the Limited Phase II ESA report for additional information. The site does not appear to contain slopes that will be treated as critical areas. The subsurface materials proposed for foundation support as recommended in this report do not appear to be susceptible to liquefaction during a design level seismic event. 3.0 SUBSURFACE EXPLORATION Our subsurface exploration completed for this project included advancing 20 exploration borings, installing six ground water observation wells, and completing 16 exploration pits. The conclusions and recommendations presented in this report are based on the explorations completed for this study. The locations and depths of the explorations were completed within site and budget constraints. It should be noted that AESI also completed Geoprobe explorations for the Limited Phase II ESA, and explorations associated with infiltration rate testing. Those data sources were of limited value to our geotechnical study and are not included here. 3.1 Exploration Borings The exploration borings were completed by advancing hollow -stem auger tools with a trailer - mounted drill rig. During the drilling process, samples were obtained at generally 2.5- to 5 -foot -depth intervals. The exploration borings were continuously observed and logged by a representative from our firm. The exploration logs presented in the Appendix are based on the field logs, drilling action, and inspection of the samples secured. Disturbed but representative samples were obtained by using the Standard Penetration Test (SPT) procedure in accordance with American Society for Testing and Materials (ASTM):D 1586. This test and sampling method consists of driving a standard 2 -inch, outside -diameter, split -barrel sampler a distance of 18 inches into the soil with a 140 -pound hammer free -falling a distance of 30 inches. The number of blows for each 6 -inch interval is recorded, and the number of blows required to drive the sampler the final 12 inches is known as the Standard Penetration Resistance ("N") or blow count. If a total of 50 is recorded within one 6 -inch interval, the blow count is recorded as the number of blows for the corresponding number of inches of penetration. The resistance, or N -value, provides a measure of the relative density of granular soils or the relative consistency of cohesive soils; these values are plotted on the attached exploration boring logs. March 18, 2013 BWG/pc - KE110238A5 - ProjecIs1201102381KEIWP ASSOCIATED EARTH SCIENCES, INC. Page 3 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Project and Site Conditions The samples obtained from the split -barrel sampler were classified in the field and representative portions placed in watertight containers. The samples were then transported to our laboratory for further visual classification and laboratory testing, as necessary. 3.2 Exploration Pits The exploration pits were excavated using a rubber -tired backhoe. The pits permitted direct, visual observation of subsurface conditions. Materials encountered in the exploration pits were studied and classified in the field by geologists from our firm. All exploration pits were backfilled after examination and logging. Selected samples were then transported to our laboratory for further visual classification and testing, as necessary. 4.0 SUBSURFACE CONDITIONS Subsurface conditions at the project site were inferred from the field explorations accomplished for this study, visual reconnaissance of the site, and review of selected applicable geologic literature. Because of the nature of exploratory work below ground, extrapolation of subsurface conditions between field explorations is necessary. It should be noted that differing subsurface conditions may sometimes be present due to the random nature of deposition and the alteration of topography by past grading and/or filling. The nature and extent of any variations between the field explorations may not become fully evident until construction. 4.1 Stratigraphy Fill Existing fill was encountered in all but two of our explorations. At the exploration locations where fill was observed, the depth of existing fill ranged from approximately 3 to 13 feet. The observed thickness of existing fill at each exploration location is noted on Figure 2 of this report. Existing fill was observed to consist of loose to medium dense granular sediments, with varying content of organic materials, litter, demolition materials, cobbles, and boulders. We completed organic content tests on several samples of the existing fill that visually appeared to have among the higher organic content of the observed materials. Laboratory testing indicates that the organic content of the tested materials was approximately 2.6 to 15.6 percent. Laboratory test results are included in the Appendix. Existing fill is not suitable for structural support. Existing fill should be removed from below planned building areas, or an alternate foundation system should be selected that derives structural support from competent materials below the existing fill. Existing fill should be re -worked under paving. Excavated existing fill material is not expected to be suitable for reuse in structural fill applications due to March 18, 2013 ASSOCIATED EARTH SCIENCES, INC. BWG/pc - KE110238A5 - Projeus120110238IKEIWP Page 4 Proposed Tukwila Village Tukwila, Washington Updated Subsuiface Exploration, Geologic Hazards, and Geotechnical Engineering Report Project and Site Conditions high moisture content, organic content, and possible construction waste content. Existing fill is discussed in greater detail in the "Site Preparation" section of this report. Vashon Ice Contact Sediments Below the existing fill, or below the surficial topsoil where no existing fill was encountered, our explorations encountered medium dense sand and silt with gravel interpreted to represent Vashon ice contact sediments. Ice contact sediments were originally deposited within or on a glacial ice mass, and were deposited at their current location when the ice melted. At this site, these materials tend to have widely varying density and textural characteristics. The ice contact sediments are expected to be silty and highly moisture -sensitive. Ice contact sediments will likely need to be moisture -conditioned during dry site and weather conditions to achieve moisture contents that allow compaction to a firm and unyielding condition and to the specified degree for structural fill use. Reuse of excavated ice contact sediments is acceptable from a geotechnical engineering standpoint contingent on proper moisture conditioning, and only if such reuse is specifically allowed by project plans and specifications. Vashon Lodgement Till All but two of the exploration borings encountered dense to very dense sand with silt and gravel interpreted as lodgement till sediments below the ice contact sediments. Lodgement till was deposited at the base of an active continental glacier and was subsequently compacted by the weight of the overlying glacial ice. Lodgement till typically possesses high-strength and low -compressibility attributes that are favorable for support of foundations, floor slabs, and paving, with proper preparation. Lodgement till is silty and moisture -sensitive. In the presence of moisture contents above the optimum moisture content for compaction purposes, lodgement till can be easily disturbed by vehicles and earthwork equipment. Due to the depth below existing grade where lodgement till was observed, it appears unlikely that lodgement till will be excavated in substantial quantities for this project. If lodgement till is encountered in substantial quantities, careful management of moisture -sensitive soils will be needed to reduce the potential for disturbance of wet lodgement till soils and costs associated with repairing disturbed soils. Published Geologic Map We reviewed a published geologic map of the area (Geologic Map of King County, Washington, by Derek B. Booth, Kathy A. Troost, and Aaron P. Wisher, 2006). The referenced map indicates that the site is underlain by lodgement till sediments. March 18, 2013 BWG/pc - KE110238A.5 - Projecrs1201102381KElWP ASSOCIATED EARTH SCIENCES, INC. Page 5 Proposed Tukwila Village Tukwila, Washington 4.2 Hydrology Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Project and Site Conditions Ground water was encountered in all but two of our exploration borings, and in 10 of our exploration pits. We installed ground water observation wells in six of our exploration borings. We developed the wells and measured equilibrium water levels on August 26, 2011 approximately 4 to 11 feet below the ground surface, with typical depths to water of around 5 feet. Following our geotechnical exploration program, ground water levels in existing wells have been measured periodically. A graphical presentation of ground water measurement data is included in the Appendix. Ground water levels observed at the time of exploration are depicted on the exploration logs attached with this report. The observed ground water appears to be contained in existing fill, and within the ice contact sediments. Ground water conditions should be expected to vary in response to changes in weather, season, on- and off-site land usage, and other factors. 4.3 Storm Water Infiltration During the design development stage of the project, consideration was given to using storm water infiltration below permeable pavers and/or pavement in 14 areas across the site. The receptor at the planned infiltration depths in these areas was existing fill. The City of Tukwila indicated that they would allow infiltration as proposed provided t e infiltration performance in the proposed infiltration areas was demonstrated to be consistent with the design. AESI was authorized to complete infiltration testing at eight of the proposed infiltration areas. After completion of five infiltration rate tests, AESI and the owner elected to discontinue testing. Of the five tests three measured infiltration rates approaching zero. Two tests measured infiltration rates less than 1 inch per hour but also resulted in emergent ground water immediately adjacent to the tests and were therefore failed tests. In our opinion, we were unable to demonstrate significant storm water infiltration potential. The current storm water design does not rely on infiltration. March 18, 2013 BWG/pc — KE110238A5 - Projecrs120110238IKEIWP ASSOCIATED EARTH SCIENCES, INC. Page 6 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Geologic Hazards and Mitigations II. GEOLOGIC HAZARDS AND MITIGATIONS The following discussion of potential geologic hazards is based on the geologic, slope, and ground and surface water conditions, as observed and discussed herein. The discussion will be limited to slope stability, seismic, and erosion issues. The site does not contain subsurface and slope conditions that are likely to trigger City of Tukwila steep slope critical areas regulations. The City does not designate erosion hazard areas; however, later sections of this report discuss erosion control to satisfy State requirements for construction site management. The native sediments on-site are not expected to have significant liquefaction potential, and a quantitative liquefaction analysis was not warranted or completed. It is possible that some of the existing fill on-site would be susceptible to liquefaction during a seismic event; however, this report recommends that existing fill not be used for structural support. 5.0 SLOPE HAZARDS AND MITIGATIONS The site does not appear to contain slopes that constitute a slope stability hazard, in our opinion, and does not contain slopes that meet the definition for landslide hazard areas as contained in Tukwila Municipal Code Section 18.45.120. No quantitative slope stability analysis was completed for this study, and none is warranted for the currently proposed project, in our opinion. 6.0 SEISMIC HAZARDS AND MITIGATIONS The following discussion is a general assessment of seismic hazards that is intended to be useful to the owner in terms of understanding seismic issues, and to the structural engineer for preliminary structural design. Earthquakes occur regularly in the Puget Lowland. The majority of these events are small and are usually not felt by people. However, large earthquakes do occur, as evidenced by the 1949, 7.2 -magnitude event; the 2001, 6.8 -magnitude event; and the 1965, 6.5 -magnitude event. The 1949 earthquake appears to have been the largest in this region during recorded history and was centered in the Olympia area. Evaluation of earthquake return rates indicates that an earthquake of the magnitude between 5.5 and 6.0 is likely within a given 20 -year period. Generally, there are four types of potential geologic hazards associated with large seismic events: 1) surficial ground rupture, 2) seismically induced landslides, 3) liquefaction, and March 18, 2013 ASSOCIATED EARTH SCIENCES, INC. BWG/pc — KE110238A5 - Project.s1201102381KE1 WP Page 7 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Geologic Hazards and Mitigations 4) ground motion. The potential for each of these hazards to adversely impact the proposed project is discussed below. 6.1 Surficial Ground Rupture Generally, the largest earthquakes that have occurred in the Puget Sound area are sub -crustal events with epicenters ranging from 50 to 70 kilometers in depth. Earthquakes that are generated at such depths usually do not result in fault rupture at the ground surface. However, current research indicates that surficial ground rupture is possible in the Seattle and Tacoma Fault Zones. The Seattle and Tacoma Fault Zones are areas of active research. Our current understanding of these fault zones is poor, and actively evolving. The site is located south of the currently mapped limits of the Seattle Fault Zone, and north of the mapped limits of the Tacoma Fault Zone. Due to the fact that the site lies outside of the currently understood limits of these known fault zones, the risk of damage to the project as a result of surficial ground rupture is low, in our opinion. 6.2 Seismically Induced Landslides The site does not contain steep slopes, and does not appear to have significant risk of seismically induced landslides, in our opinion. We did not complete a quantitative slope stability analysis as part of this study, and none is warranted for the currently proposed project, in our opinion. 6.3 Liquefaction Liquefaction is a process through which unconsolidated soil loses strength as a result of vibrations, such as those which occur during a seismic event. During normal conditions, the weight of the soil is supported by both grain -to -grain contacts and by the fluid pressure within the pore spaces of the soil below the water table. Extreme vibratory shaking can disrupt the grain -to -grain contact, increase the pore pressure, and result in a temporary decrease in soil shear strength. The soil is said to be liquefied when nearly all of the weight of the soil is supported by pore pressure alone. Liquefaction can result in deformation of the sediment and settlement of overlying structures. Areas most susceptible to liquefaction include those areas underlain by non -cohesive silt and sand with low relative densities, accompanied by a shallow water table. The site contains some shallow existing fill soils that are relatively loose, and saturated in some intervals. Due to the presence of weak existing fill soils, this report recommends use of a deep foundation system. Deep foundation systems are one of the most common measures used to mitigate liquefaction risks. Because the project will use a deep foundation system, any March 18, 2013 ASSOCIATED EARTH SCIENCES, INC. BWG/pc - KEJ10238A5 - Projects1201102381KEIWP Page 8 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Geologic Hazards and Mitigations liquefaction risks would be mitigated and therefore a detailed liquefaction analysis was not completed for this study. 6.4 Ground Motion Structural design of buildings should follow 2012 International Building Code (IBC) standards using Site Class "E". 7.0 EROSION HAZARDS AND MITIGATIONS The City of Tukwila Municipal Code Section 18.45.120 does not include erosion hazard areas in its definitions of Areas of Potential Geologic Instability. The following discussion addresses Washington State Department of Ecology (Ecology) erosion control regulations that will be applicable to the project. In our opinion, implementation of the following recommendations should be adequate to address City of Tukwila requirements. As of October 1, 2008, the Ecology Construction Storm Water General Permit (also known as the National Pollutant Discharge Elimination System [NPDES] permit) requires weekly Temporary Erosion and Sedimentation Control (TESC) inspections and turbidity monitoring for all sites 1 or more acres in size that discharge storm water to surface waters of the state. Because we anticipate that the proposed project will require disturbance of more than 1 acre, we anticipate that these inspection and reporting requirements will be triggered. The following recommendations are related to general erosion potential and mitigation. The erosion potential of the site soils is significant when the soils are exposed. The most effective erosion control measure is the maintenance of adequate ground cover. Maintaining cover measures atop disturbed ground provides the greatest reduction to the potential generation of turbid runoff and sediment transport. During the local wet season (October ls` through March 3151), exposed soil should not remain uncovered for more than 2 days unless it is actively being worked. Ground -cover measures can include erosion control matting, plastic sheeting, straw mulch, crushed rock or recycled concrete, or mature hydroseed. Some fine-grained surface soils are the result of natural weathering processes that have broken down parent materials into their mineral components. These mineral components can have an inherent electrical charge. Electrically charged mineral fines will attract oppositely charged particles and can combine (flocculate) to form larger particles that will settle out of suspension. The sediments produced during the recent glaciation of Puget Sound are, however, most commonly the suspended soils that are carried by site storm water. The fine-grained fraction of the glacially derived soil is referred to as "rock flour," which is primarily a silt -sized March 18, 2013 ASSOCIATED EARTH SCIENCES, INC. DWG/pc - KEI10238A5 . Projects1201102381KE1WP Page 9 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Geologic Hazards and Mitigations particle with no electrical charge. These particles, once suspended in water, may have settling times in periods of months, not hours. Therefore, the flow length within a temporary sediment control trap or pond has virtually no effect on the water quality of the discharge, since silt will not settle out of suspension in the time it takes to flow from one end of the pond to the other. Reduction of turbidity from a construction site is almost entirely a function of cover measures and flow control, Temporary sediment traps and ponds are necessary to control the release rate of the runoff and to provide a catchment for sand -sized and larger soil particles, but are very ineffective at reducing the turbidity of the runoff. To mitigate the erosion hazards and potential for off-site sediment transport, we recommend the following: 1. The winter performance of a site is dependent on a well -conceived plan for control of site erosion and storm water runoff. It is easier to keep the soil on the ground than to remove it from storm water. The owner and the design team should include adequate ground -cover measures, access roads, and staging areas in the project bid to give the selected contractor a workable site. The selected contractor needs to be prepared to implement and maintain the required measures to reduce the amount of exposed ground. A site maintenance plan should be in place in the event storm water turbidity measurements are greater than the Ecology standards. 2. All TESC measures for a given area to be graded or otherwise worked should be installed prior to any activity within that area. The recommended sequence of construction within a given area would be to install sediment traps and/or ponds and establish perimeter flow control prior to starting mass grading. 3. During the wetter months of the year, or when large storm events are predicted during the summer months, each work area should be stabilized so that if showers occur, the work area can receive the rainfall without excessive erosion or sediment transport. The required measures for an area to be "buttoned -up" will depend on the time of year and the duration the area will be left unworked. During the winter months, areas that are to be left unworked for more than 2 days should be mulched or covered with plastic. During the summer months, stabilization will usually consist of seal -rolling the subgrade. Such measures will aid in the contractor's ability to get back into a work area after a storm event. The stabilization process also includes establishing temporary storm water conveyance channels through work areas to route runoff to the approved treatment facilities. March 18, 2013 8WG/pc - KE110238A5 - Projects1201102381KEtWP ASSOCIATED EARTH SCIENCES, INC. Page 10 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Geologic Hazards and Mitigations 4. All disturbed areas should be revegetated as soon as possible. If it is outside of the growing season, the disturbed areas should be covered with mulch, as recommended in the erosion control plan. Straw mulch provides the most cost-effective cover measure and can be made wind -resistant with the application of a tackifier after it is placed. 5. Surface runoff and discharge should be controlled during and following development. Uncontrolled discharge may promote erosion and sediment transport. Under no circumstances should concentrated discharges be allowed to flow over significant slopes. 6. Soils that are to be reused around the site should be stored in such a manner as to reduce erosion from the stockpile. Protective measures may include, but are not limited to, covering with plastic sheeting, the use of low stockpiles in flat areas, or the use of straw bales/silt fences around pile perimeters. During the period between October 1S` and March 31S`, these measures are required. 7. On-site erosion control inspections and turbidity monitoring should be performed in accordance with Ecology requirements. Weekly and monthly reporting to Ecology should be performed on a regularly scheduled basis. TESC monitoring should be part of the weekly construction team meetings. Temporary and permanent erosion control and drainage measures should be adjusted and maintained, as necessary, at the time of construction. It is our opinion that with the proper implementation of the TESC plans and by field -adjusting appropriate mitigation elements (best management practices [BMPs]) during construction, as recommended by the erosion control inspector, the potential adverse impacts from erosion hazards on the project may be mitigated. March 18, 2013 ASSOCIATED EARTH SCIENCES, INC. BWG/pc - KE110238A5 - Projects1201102381KEIWP Page 11 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Preliminary Design Recommendations III. PRELIMINARY DESIGN RECOMMENDATIONS 8.0 INTRODUCTION Most of the site is underlain by a layer of surficial existing fill that is loose and variable. Existing fill is not suitable for support of new foundations, and warrants remedial preparation where it occurs below paving and similar lightly loaded structures. The surficial fill is underlain at depth by relatively dense native soils that are suitable for foundation support. The depth to suitable support soils ranges from approximately 1 to 13 feet below existing grade. The weak existing fill soils extend below the ground water level across a substantial portion of the site. Because of the shallow ground water levels, we anticipate that it is not feasible to remove the weak soils to allow the use of conventional shallow foundations. The preferred foundation alternative is stone columns. Stone columns could be advanced to varying depths that accommodate variations in subsurface conditions across the site. The resulting building pad will consist of existing soils improved by installation of stone columns. A conventional shallow foundation system is then constructed above the finished building pad. Stone columns offer direct foundation support, as well as ground improvement effects for weaker soils that remain between stone columns. At this site, a stone column construction method that does not generate drill cuttings is required. Another possible foundation support alternative would be driven piles. Driven piles can be driven to varying depths to accommodate a variable depth to suitable bearing materials. Driven piles have some constraints that would be significant on this site. Driven piles typically have a minimum depth of installation that can be difficult to achieve if suitable bearing soils are present at shallow depth under a portion of the building footprint. Constructing the building with a hybrid foundation system that uses both foundation piles and shallow foundations can also be challenging, with the potential for differential foundation performance between different portions of the building with different foundation types. Pile driving and stone column construction have the potential to generate vibrations and vibration -related complaints. Though these tasks have the potential to generate damaging vibrations, more typically vibration -related complaints reflect the perception of risk by neighbors, and not valid engineering problems. Addressing vibration -related complaints can carry significant costs, even if the complaints are without technical merit. This report provides preliminary recommendations for foundation support using stone columns. We should be allowed to offer situation -specific recommendations if a different foundation system is selected. March 18, 2013 ASSOCIATED EARTH SCIENCES, INC. EWG/pc - KE110238A5 - Projeus1201102381KEiWP Page 12 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Preliminary Design Recommendations 9.0 SITE PREPARATION Existing buildings, foundations, buried utilities, vegetation, topsoil, and any other deleterious materials should be removed where they are located below planned construction areas. We installed six ground water observation wells for this study. Where existing wells are not compatible with future site development plans, they should be decommissioned in accordance with Washington Administrative Code Section 173-160 by a Washington State licensed well driller. All disturbed soils resulting from demolition activities should be removed to expose underlying undisturbed native sediments and replaced with structural fill, as needed. All excavations below final grade made for demolition activities should be backfilled, as needed, with structural fill. Erosion and surface water control should be established around the clearing limits to satisfy local requirements. Once demolition has been completed, existing fill should be addressed. The observed fill depth in our exploration borings was up to approximately 13 feet below existing grade. Existing fill could be removed and replaced as described here, or a stone column foundation system could be used that will reduce or eliminate the need to remove existing fill. Where fill does not extend below the ground water table and is to be removed, existing fill could be removed from below areas of planned foundations to expose underlying, undisturbed native sediments, followed by restoration of the planned foundation grade with structural fill. Removal of existing fill should extend laterally beyond the building footprint by a distance equal to the depth of overexcavation. For example, if existing fill is removed to a depth of 2 feet below a planned footing area, the excavation should also extend laterally 2 feet beyond the building footprint in that area. Where existing fill is removed and replaced with structural fill, conventional shallow foundations may be used for building support. Where stone columns will be used, we recommend that existing fill be excavated, as needed, to construct a building pad working surface for stone column installation. Subgrade protection is discussed in Section 9.2 of this report. Below areas of planned flexible paving in parking lots and driveways, it would be possible to leave existing fill in place with some remedial preparation. These recommendations may warrant review by the City of Tukwila before they are applied to public streets. We recommend that parking lot and driveway paving areas be stripped of existing topsoil, excavated to a level at least 2 feet below planned paving subgrade, and proof -rolled and compacted as described later in this report for preparation of paving subgrades. If the resulting surface is firm and unyielding and compacted to 95 percent or more of the modified Proctor maximum dry density, planned subgrade elevation could then be restored by placing structural fill. If the subgrade is wet or yielding or contains excessive organic material, we recommend that additional existing fill be removed and replaced with non-organic material that is capable of being compacted under field conditions that are present at the time the work is completed. During wet site or weather conditions, select fill may be needed for this application. A March 18, 2013 BWG/pc — KE110238A5 - Projects1201102381KEI WP ASSOCIATED EARTH SCIENCES, INC. Page 13 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Preliminary Design Recommendations geotextile separation fabric may be required between the prepared subgrade and new compacted structural fill. It should be noted that leaving existing fill in place below planned paving carries some risks of future settlement. Such risks are offset by a substantial saving in initial construction costs. We are available to answer questions regarding cost savings and risks associated with leaving the existing fill in place below planned paving. 9.1 Site Drainage and Surface Water Control The site should be graded to prevent water from ponding in construction areas and/or flowing into excavations. Exposed grades should be crowned, sloped, and smooth drum -rolled at the end of each day to facilitate drainage. Accumulated water must be removed from subgrades and work areas immediately prior to performing further work in the area. Equipment access may be limited, and the amount of soil rendered unfit for use as structural fill may be greatly increased, if drainage efforts are not accomplished in a timely sequence. If an effective drainage system is not utilized, project delays and increased costs could be incurred due to the greater quantities of wet and unsuitable fill, or poor access and unstable conditions. We anticipate that ground water could be encountered in excavations completed during construction. It would likely be possible to design the project in such a way that extensive construction dewatering is not needed. We should be allowed to offer situation -specific recommendations if deeper excavations with dewatering systems are considered. Final exterior grades should promote free and positive drainage away from the buildings at all times. Water must not be allowed to pond, or to collect adjacent to foundations or within the immediate building areas. We recommend that a gradient of at least 3 percent for a minimum distance of 10 feet from the building perimeter be provided, except in paved locations. In paved locations, a minimum gradient of 1 percent should be provided, unless provisions are included for collection and disposal of surface water adjacent to the structure. 9.2 Subgrade Protection To the extent that it is possible, the existing paving should be used for construction staging. If building construction will proceed during the winter, we recommend the use of a working surface of sand and gravel, crushed rock, or quarry spalls to protect the building pad and any other exposed soils, particularly in areas supporting concentrated equipment traffic. In winter construction staging areas and areas that will be subjected to repeated heavy loads, such as those that occur during construction of masonry walls, a minimum thickness of 12 inches of quarry spalls or 18 inches of pit run sand and gravel is recommended. If subgrade conditions are soft and silty, a geotextile separation fabric, such as Mirafi 500x or approved equivalent, should be used between the subgrade and the new fill. For building pads where floor slabs and foundation construction will be completed in the winter, a similar working surface should be March 18, 2013 ASSOCIATED EARTH SCIENCES, INC. BWG/pc — KE110238A5 - Projects1201102381KEIWP Page 14 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Preliminary Design Recommendations used, composed of at least 6 inches of pit run sand and gravel or crushed rock. Construction of working surfaces from advancing fill pads could be used to avoid directly exposing the subgrade soils to vehicular traffic. Foundation subgrades may require protection from foot and equipment traffic and ponding of runoff during wet weather conditions. Typically, compacted crushed rock or a lean -mix concrete mat placed over a properly prepared subgrade provides adequate subgrade protection. Foundation concrete should be placed and excavations backfilled as soon as possible to protect the bearing surface. 9.3 Proof -Rolling and Subgrade Compaction Following the recommended demolition, site stripping, and planned excavation, the stripped subgrade within the building areas should be proof -rolled with heavy, rubber -tired construction equipment, such as a fully loaded, tandem-axle—dump truck. Proof -rolling should be performed prior to structural fill placement or foundation excavation. The proof -roll should be monitored by the geotechnical engineer so that any soft or yielding subgrade soils can be identified. Any soft/loose, yielding soils should be removed to a stable subgrade. The subgrade should then be scarified, adjusted in moisture content, and recompacted to the required density. Proof -rolling should only be attempted if soil moisture contents are at or near optimum moisture content. Proof -rolling of wet subgrades could result in further degradation. Low areas and excavations may then be raised to the planned finished grade with compacted structural fill. Subgrade preparation and selection, placement, and compaction of structural fill should be performed under engineering -controlled conditions in accordance with the project specifications. 9.4 Overexcavation/Stabilization Construction during extended wet weather periods could create the need to overexcavate exposed soils if they become disturbed and cannot be recompacted due to elevated moisture content and/or weather conditions. Even during dry weather periods, soft/wet soils, which may need to be overexcavated, may be encountered in some portions of the site. If overexcavation is necessary, it should be confirmed through continuous observation and testing by AESI. Soils that have become unstable may require remedial measures in the form of one or more of the following: 1. Drying and recompaction. Selective drying may be accomplished by scarifying or windrowing surficial material during extended periods of dry and warm weather. 2. Removal of affected soils to expose a suitable bearing subgrade and replacement with compacted structural fill. March 18, 2013 BWG/pc - KE11023845 - Projeas1201102381KEIWP ASSOCIATED EARTH SCIENCES, INC. Page 15 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Preliminary Design Recommendations 3. Mechanical stabilization with a coarse crushed aggregate compacted into the subgrade, possibly in conjunction with a geotextile. 4. Soil/cement admixture stabilization. 9.5 Wet Weather Conditions If construction proceeds during an extended wet weather construction period and the moisture - sensitive site soils become wet, they will become unstable. Therefore, the bids for site grading operations should be based upon the time of year that construction will proceed. It is expected that in wet conditions, additional soils may need to be removed and/or other stabilization methods used, such as a coarse crushed rock working mat to develop a stable condition if silty subgrade soils are disturbed in the presence of excess moisture. The severity of construction disturbance will be dependent, in part, on the precautions that are taken by the contractor to protect the moisture- and disturbance -sensitive site soils. If overexcavation is necessary, it should be confirmed through continuous observation and testing by a representative of our firm. 9.6 Temporary and Permanent Cut Slopes In our opinion, stable construction slopes should be the responsibility of the contractor and should be determined during construction. For estimating purposes, however, we anticipate that temporary, unsupported cut slopes in unsaturated existing fill and unsaturated shallow native sediments can be made at a maximum slope of 1.5H:1V (Horizontal:Vertical) or flatter. Temporary slopes in native soils described in exploration logs as dense to very dense may be planned at 1H:1V. Unshored excavations below the ground water level should not be attempted. As is typical with earthwork operations, some sloughing and raveling may occur, and cut slopes may have to be adjusted in the field. If ground water seepage is encountered in cut slopes, or if surface water is not routed away from temporary cut slope faces, flatter slopes will be required. In addition, WISHA/OSHA regulations should be followed at all times. Permanent cut and structural fill slopes that are not intended to be exposed to surface water should be designed at inclinations of 2H:1V or flatter. All permanent cut or fill slopes should be compacted to at least 95 percent of the modified Proctor maximum dry density, as determined by ASTM:D 1557, and the slopes should be protected from erosion by sheet plastic until vegetation cover can be established during favorable weather. 9.7 Frozen Subgrades If earthwork takes place during freezing conditions, all exposed subgrades should be allowed to thaw and then be recompacted prior to placing subsequent lifts of structural fill or foundation components. Alternatively, the frozen material could be stripped from the subgrade to reveal unfrozen soil prior to placing subsequent lifts of fill or foundation components. The frozen March 18, 2013 ASSOCIATED EARTH SCIENCES, INC. BWG/pc — KE110238A5 - Projects1201102381KE1WP Page 16 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Preliminary Design Recomnzendations soil should not be reused as structural fill until allowed to thaw and adjusted to the proper moisture content, which may not be possible during winter months. 10.0 STRUCTURAL FILL All references to structural fill in this report refer to subgrade preparation, fill type and placement, and compaction of materials, as discussed in this section. If a percentage of compaction is specified under another section of this report, the value given in that section should be used. After stripping, planned excavation, and any required overexcavation have been performed to the satisfaction of the geotechnical engineer, the upper 12 inches of exposed ground in areas to receive fill should be recompacted to 90 percent of the modified Proctor maximum density using ASTM:D 1557 as the standard. If the subgrade contains silty soils and too much moisture, adequate recompaction may be difficult or impossible to obtain, and should probably not be attempted. In lieu of recompaction, the area to receive fill should be blanketed with washed rock or quarry spalls to act as a capillary break between the new fill and the wet subgrade. Where the exposed ground remains soft and further overexcavation is impractical, placement of an engineering stabilization fabric may be necessary to prevent contamination of the free -draining layer by silt migration from below. After recompaction of the exposed ground is tested and approved, or a free -draining rock course is laid, structural fill may be placed to attain desired grades. Structural fill is defined as non-organic soil, acceptable to the geotechnical engineer, placed in maximum 8 -inch loose lifts, with each lift being compacted to 95 percent of the modified Proctor maximum density using ASTM:D 1557 as the standard. For fill placed below foundation elements designed with an allowable foundation soil bearing pressure higher than 3,000 pounds per square foot (psf), only compacted crushed rock or controlled density fill (CDF) may be used to raise grades. In the case of roadway and utility trench filling, the backfill should be placed and compacted in accordance with current City of Tukwila codes and standards. The top of the compacted fill should extend horizontally outward a minimum distance of 3 feet beyond the locations of the roadway edges before sloping down at an angle of 2H:1V. The contractor should note that any proposed fill soils_must be evaluated by AESI prior to their use in fills. This would require that we have a sample of the material 72 hours in advance to perform a Proctor test and determine its field compaction standard. Soils in which the amount of fine-grained material (smaller than the No. 200 sieve) is greater than approximately 5 percent (measured on the minus No. 4 sieve size) should be considered moisture -sensitive. Use of moisture -sensitive soil in structural fills should be limited to favorable dry weather conditions. The native and existing fill soils present on-site contained significant amounts of March 18, 2013 BWG/pc - KEI10238,15 - Profeca1201102381KEIWP ASSOCIATED EARTH SCIENCES, INC. Page 17 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Preliminary Design Recommendations organic material and other deleterious materials in some areas, and significant amounts of silt and are considered highly moisture -sensitive. Non—organic on-site soils free of demolition waste and other deleterious materials may be reused in structural fill applications if specifically allowed by project plans and specifications, and if moisture conditions can be achieved that allow compaction to a firm and unyielding condition and to the specified minimum density for the application where they are used. If fill is placed during wet weather or if proper compaction cannot be obtained, a select import material consisting of a clean, free -draining gravel and/or sand should be used. Free -draining fill consists of non-organic soil with the amount of fine-grained material limited to 5 percent by weight when measured on the minus No. 4 sieve fraction with at least 25 percent retained on the No. 4 sieve. A representative from our firm should inspect the stripped subgrade and be present during placement of structural fill to observe the work and perform a representative number of in-place density tests. In this way, the adequacy of the earthwork may be evaluated as filling progresses, and any problem areas may be corrected at that time. It is important to understand that taking random compaction tests on a part-time basis will not assure uniformity or acceptable performance of a fill. As such, we are available to aid the owner in developing a suitable monitoring and testing program. 11.0 FOUNDATIONS The subsurface explorations completed for this study encountered highly variable subsurface conditions, most of which are not capable of supporting conventional shallow foundations. We recommend that the site use a conventional shallow foundation system above building pads improved with stone columns. Other foundation support alternatives are possible, including the use of driven piles. We should be allowed to offer situation -specific recommendations if a foundation support system other than stone columns is used. 11.1 Shallow Foundations Spread footings may be used for building support when founded directly on a building pad that is prepared by installation of stone columns. We recommend that the design of the stone columns target a design foundation soil bearing pressure of 5,000 psf. Higher foundation soil bearing pressures are possible with stone columns, but are not expected to be needed for this project. We should be allowed to offer additional recommendations if foundation soil bearing pressures higher than 5,000 psf are needed. For those portions of the site underlain by suitable native sediments, stone columns may not be needed. In this case, any fill placed to raise grades below foundations designed with an allowable foundation soil bearing pressure of 5,000 psf must consist of crushed rock or CDF. If one or more of the building pads will be March 18, 2013 ASSOCIATED EARTH SCIENCES, INC. BWG/pc — KL•110238A5 - Projects1201102381KE1WP Page 18 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Preliminary Design Recommendations supported entirely by conventional structural fill, an allowable foundation soil bearing pressure of 3,000 psf should be used for design. Perimeter footings should be buried at least 18 inches into the surrounding soil for frost protection. However, all footings must penetrate to the prescribed bearing stratum, and no footing should be founded in or above organic or loose soils. All footings should have a minimum width of 18 inches. It should be noted that the area bound by lines extending downward at 1H:1V from any footing must not intersect another footing or intersect a filled area that has not been compacted to at least 95 percent of ASTM:D 1557. In addition, a 1.5H:1V line extending down from any footing must not daylight because sloughing or raveling may eventually undermine the footing. Thus, footings should not be placed near the edge of steps or cuts in the bearing soils. Anticipated settlement of footings founded as described above should be on the order of 3/4 inch or less. However, disturbed soil not removed from footing excavations prior to footing placement could result in increased settlements. All footing areas should be inspected by AESI prior to placing concrete to verify that the design bearing capacity of the soils has been attained and that construction conforms to the recommendations contained in this report. Such inspections may be required by the governing municipality. Perimeter footing drains should be provided as discussed under the "Drainage Considerations" section of this report. 11.2 Stone Columns Our recommended approach to foundation design is to install stone columns. Stone columns consist of columns of compacted crushed rock below the building pad. Installation of stone columns results in significant densification of the surrounding soils, as well as a network of compacted stone columns that transmit loads directly to more competent soils at depth. There is little consistency between different contractors who install stone columns with respect to their installation equipment and methods. The diameters, depth capability, compactive energy, and other critical factors of each contractor's equipment must be considered when designing a stone column foundation system, and therefore such systems are typically designed by the contractor who installs them. Once stone columns are installed, the building is constructed with a conventional shallow foundation system above a subgrade that has been improved through installation of stone columns. At this site, a stone column system that does not generate drill cuttings is required. The stone columns should be installed after the site is excavated and the building pad fill is placed and compacted. The purpose of stone columns is to both improve existing loose soils and to transmit loads to more competent bearing materials at depth. Stone columns are formed by advancing a hollow mandrel to a pre -determined depth. Crushed rock is then compacted March 18, 2013 BWG/pc — KE110238A5 - Projects120110238IKEIWP ASSOCIATED EARTH SCIENCES, INC. Page 19 Proposed Tukwila Village Tukwila, Washington Updated Subsu►face Exploration, Geologic Hazards, and Geotechnical Engineering Report Preliminary Design Recommendations through the hollow mandrel in thin lifts. The result is a column of compacted aggregate and compaction of soils surrounding the stone columns. Stone columns are proprietary systems and are designed by the contractor who installs them. The contractor will determine the depth and diameter of the stone columns holes and the appropriate spacing. Conventional shallow foundations are then constructed above the subgrade after stone columns have been installed. The stone columns contractor should review exploration logs contained in this report carefully. Our explorations encountered existing fill. Existing fill was observed to contain organic materials and scattered demolition waste. The existing fill and the existing native sediments were observed to contain cobbles and boulders as noted on the exploration logs. Where drilling obstacles are encountered, the contractor should be prepared to relocate stone columns, or remove obstacles, as needed. The contractor should expect ground water as noted on exploration logs in the Appendix. The contractor should not assume that the suite is suitable for use of uncased open holes. In our opinion, using a system of stone columns, it would be possible to achieve an allowable foundation soil bearing pressure of 5,000 psf. For this project, compressed air or water will not be allowed to be used to jet the mandrel into the ground, to lift cuttings, or for any other purpose during stone column construction. 11.3 Baseline Survey Installation of stone columns will cause vibration that could trigger complaints from adjacent property owners. We recommend completion of a detailed photographic survey of adjacent buildings, sidewalks, and paving prior to constructing stone columns. Particular attention should be paid to documenting any existing cracks prior to stone column construction. The owner and construction team should consider placing crack gauges or other monitoring devices on significant pre-existing cracks. If the owner or construction team feels that vibration -related complaints are likely, additional measures, such as survey monitoring and vibration monitoring, should be considered. Surveying and vibration monitoring are of greater value if baselines are established prior to the start of substantial earthwork and foundation construction. 11.4 Drainage Considerations Foundations should be provided with foundation drains. Drains should consist of rigid, perforated, polyvinyl chloride (PVC) pipe surrounded by washed pea gravel. The drains should be constructed with sufficient gradient to allow gravity discharge away. from the proposed buildings. Roof and surface runoff should not discharge into the footing drain system, but should be handled by a separate, rigid, tightline drain. In planning, exterior grades adjacent to walls should be sloped downward away from the proposed structure to achieve surface drainage. Depending on the locations and final grades that are selected for the buildings, subfloor drains may be appropriate. As a general guide, buildings with finished interior space that is 5 feet or less above observed ground water locations would warrant subfloor drains. In our experience, subfloor drains are a relatively low cost measure that March 18, 2013 ASSOCIATED EARTH SCIENCES, INC. SWG/pc - KE110138A5 - Projeus 120110?38lKEI WP Page 20 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Preliminary Design Recommendations reduces the potential for expensive, long-term moisture problems. In general, subfloor drains consist of a thickened layer of capillary break material or drainage material of similar gradation that freely communicates with perforated drain lines that are typically on the order of 20 feet on -center. 12.0 FLOOR SUPPORT Floor slabs can be supported on suitable native sediments, on structural fill placed- above suitable native sediments, or on a subgrade improved by stone columns. Floor slabs should be cast atop a minimum of 6 inches of clean, washed, crushed rock or pea gravel to act as a capillary break. Areas of subgrade that are disturbed (loosened) during construction should be compacted to a non -yielding condition prior to placement of capillary break material. Floor slabs should also be protected from dampness by an impervious moisture barrier at least 10 mils thick. The moisture barrier should be placed between the capillary break material and the concrete slab. 13.0 FOUNDATION WALLS The following recommendations are applicable to conventional foundation walls less than about 8 feet tall. If shoring walls, taller walls, or walls with substantial surcharges are planned, we should be allowed to offer situation -specific recommendations. All backfill behind foundation walls or around foundation units should be placed as per our recommendations for structural fill and as described in this section of the report. Horizontally backfilled walls, which are free to yield laterally at least 0.1 percent of their height, may be designed using an equivalent fluid equal to 35 pounds per cubic foot (pcf). Fully restrained, horizontally backfilled, rigid walls that cannot yield should be designed for an equivalent fluid of 50 pcf. Walls with sloping backfill up to a maximum gradient of 2H: IV should be designed using an equivalent fluid of 55 pcf for yielding conditions or 75 pcf for fully restrained conditions. If parking areas are adjacent to walls, a surcharge equivalent to 2 feet of soil should be added to the wall height in determining lateral design forces. As required by the 2012 IBC, retaining wall design should include a seismic surcharge pressure in addition to the equivalent fluid pressures presented above. Considering the site soils and the recommended wall backfill materials, we recommend a seismic surcharge pressure of 5H and 10H psf, where H is the wall height in feet for the "active" and "at -rest" loading conditions, respectively. The seismic surcharge should be modeled as a rectangular distribution with the resultant applied at the midpoint of the walls. March 18, 2013 ASSOCIATED EARTH SCIENCES, INC. BWG/pc - KE11023845 - Projects1201102381KE1WP Page 21 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Preliminary Design Recommendations The lateral pressures presented above are based on the conditions of a uniform backfill consisting of excavated on-site soils, or imported structural fill compacted to 90 percent of ASTM:D 1557. A higher degree of compaction is not recommended, as this will increase the pressure acting on the walls. A lower compaction may result in settlement of the slab -on -grade or other structures supported above the walls. Thus, the compaction level is critical and must be tested by our firm during placement. Surcharges from adjacent footings or heavy construction equipment must be added to the above values. Perimeter footing drains should be provided for all retaining walls, as discussed under the "Drainage Considerations" section of this report. It is imperative that proper drainage be provided so that hydrostatic pressures do not develop against the walls. This would involve installation of a minimum 1 -foot -wide blanket drain to within 1 foot of finish grade for the full wall height using imported, washed gravel against the walls. 13.1 Passive Resistance and Friction Factors Lateral loads can be resisted by friction between the foundation and the natural soils or supporting structural fill soils, and by passive earth pressure acting on the buried portions of the foundations. The foundations must be backfilled with structural fill and compacted to at least 95 percent of the maximum dry density to achieve the passive resistance provided below. We recommend the following allowable design parameters: • Passive equivalent fluid = 250 pcf • Coefficient of friction = 0.30 14.0 PAVEMENT RECOMMENDATIONS Pavement areas should be prepared in accordance with the "Site Preparation" section of this report. The pavement sections included in this report section are for driveway and parking areas on-site, and are not applicable to right-of-way improvements. At this time, this report does not address right-of-way improvements. The presence of existing fill below the site is a topic that should be discussed with the City before designing the pavement section for public streets. The City of Tukwila does not publish prescriptive pavement thickness sections for public streets, and specifies that a situation—specific pavement thickness analysis is needed. We are available to provide such an analysis, if necessary. Paving areas should be prepared in accordance with the "Site Preparation" section of this report. If required, structural fill may then be placed to achieve desired subbase grades. Upon completion of the recompaction and structural fill, a pavement section consisting of 21/2 inches March 18, 2013 BWG/pc - KE!!0238A5 - Projects1101102381KEIWP ASSOCIATED EARTH SCIENCES, INC. Page 22 Proposed Tukwila Village Tukwila, Washington Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Preliminary Design Recommendations of asphaltic concrete pavement (ACP) underlain by 4 inches of 11/4 -inch crushed surfacing base course is the recommended minimum in areas of planned passenger car driving and parking. In heavy traffic areas, a minimum pavement section consisting of 3 inches of ACP underlain by 2 inches of 5/8 -inch crushed surfacing top course and 4 inches of 11/4 -inch crushed surfacing base course is recommended. The crushed rock courses must be compacted to 95 percent of the maximum density, as determined by ASTM:D 1557. All paving materials should meet gradation criteria contained in the current Washington State Department of Transportation (WSDOT) Standard Specifications. Depending on construction staging and desired performance, the crushed base course material may be substituted with asphalt treated base (ATB) beneath the final asphalt surfacing. The substitution of ATB should be as follows: 4 inches of crushed rock can be substituted with 3 inches of ATB, and 6 inches of crushed rock may be substituted with 4 inches of ATB. ATB should be placed over a native or structural fill subgrade compacted to a minimum of 95 percent relative density, and a 11/2- to 2 -inch thickness of crushed rock to act as a working surface. If ATB is used for construction access and staging areas, some rutting and disturbance of the ATB surface should be expected. The contractor should remove affected areas and replace them with properly compacted ATB prior to final surfacing. 14.1 Permeable Pavinu The current project design calls for an area of permeable paving and/or pavers on the north part of the site. Because infiltration rate testing indicated that infiltration is not feasible, permeable paving areas will be provided with underdrains. Permeable paving should be cleaned on an established schedule using equipment and methods specifically intended for use on permeable paving. Following subgrade preparation, we recommend a passenger car pavement section for on-site driveways and parking areas consisting of a 4 -inch compacted permeable ACP above a 3 -inch thickness of "choker course" consisting of 1/ by 5/8 -inch washed, crushed rock or approved equivalent. Below the choker course, a 12- to 18 -inch -thick storage layer consisting of 2 -inch washed railroad ballast conforming to the WSDOT specification for Permeable Ballast 9-03.9 (2) should be placed above the soil subgrade. The storage layer should be sized for an appropriate amount of storm water storage assuming a porosity of 0.30. We understand that permeable paving at this site will be limited to areas that will be used for passenger car parking and driveways. We should be allowed to offer additional recommendations if permeable paving is to be constructed in areas of heavy traffic such as busses, garbage trucks, food service trucks, or delivery trucks. March 18, 2013 BWG/pc - KEI10238A5 - Projects1201102381KE1WP ASSOCIATED EARTH SCIENCES, INC. Page 23 Proposed Tukwila Village Tukwila, Washington Updated Substuface Exploration, Geologic Hazards, and Geotechnical Engineering Report Preliminary Design Recommendations 15.0 PROJECT DESIGN AND CONSTRUCTION MONITORING Our report is preliminary since detailed project and building plans were still being developed at the time this report was prepared. We recommend that AESI perform a geotechnical review of the plans prior to final design completion. We are also available to provide geotechnical engineering and monitoring services during construction. The integrity of the foundation system depends on proper site preparation and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of our currently approved scope of work. We have enjoyed working with you on this study and are confident that these recommendations will aid in the successful completion of your project. If you should have any questions or require further assistance, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington /o/oe_ Bruce W. Guenzler, L.E.G. Kurt D. Merriman, P.E. Project Geologist Senior Principal Engineer Attachments: Figure 1: Vicinity Map Figure 2: Site and Exploration Plan Appendix: Exploration Logs Laboratory Testing Results Ground Water Measurement Data March 18, 2013 ASSOCIATED EARTH SCIENCES, INC. 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''' S''i.t• .':.::''t.'E•..!-.-•-:*_.2'1.. 1 • "1 \ I 1• • .1i ;t• rI .'-•, - ••1 j.„r...i ,:. •,VZ:3—...,e/..:......:/•....,..1.3,44 , i:•\---f:..r...,.)I i., ) 1' ii"..,„..6 i- t .. •I REFERENCE: USGS TOPO! 0 1000 2000 FEET Associated Earth Sciences, Inc VICINITY MAP TUKWILA VILLAGE TUKWILA, WASHINGTON FIGURE 1 DATE 9111 PROJ. NO. KE11 0238A r 2, ma Fes, wen tom, CO 4 W "-L. g 7 to m, 1 -aa- W m W i0- i rlWI v ® . )f, W 1 _ I —®.• o ro -S� oy CO wn 0/. 0 la r • ,-n 1 W" - w of ,Ill, 2 REFERENCE JOHNSON BRAUND DESIGN GROUP, INC. z a z Z O g Crg_C8 4i -J 2 Z Q rn 4.1Kaoaangrou1e64P/V In1Ycxoty APPENDIX 0 0 0 0, 0 m in 0 0 z c 0 0 c m c tC 03 0 151 0) 0 rn c D e) to - 0 U > r—n 0 N 0 z m N N 0 0) 0 0 0 0 rn 0 rn a) m Toc 0 C vu nn ] O C 0000 ]oC 00000 000 a0 00000 00000 00000 0000 GW Well -graded gravel and gravel with sand, little to no fines GP Poorly -graded gravel and gravel with sand, little to no fines 0 • ?c Dc Olr GM Silty gravel and silty gravel with sand c 0 0 ra d 0) b a) o U-21 o d- 0 0 z L N 0 N r 03 0 0. 0 u) N 0 m rn GC SW N 0 Stift Clayey gravel and clayey gravel with sand Welt -graded sand and sand with gravel, little to no fines Poorly -graded sand and sand with gravel, little to no fines Silty sand and silty sand with gravel Clayey sand and clayey sand with gravel Silt, sandy silt, gravelly silt, ME. silt with sand or gravel CL OL r — Clay of low to medium plasticity-, silty, sandy, or gravelly clay, lean clay Organic clay or silt of low plasticity Terms Describing Relative Density and Consistency Coarse - Grained Soils Fine - Grained Soils Density SPT(2)blows/foot Very Loose D to 4 Loose 410 10 Medium Dense 10 to 30 30 to 50 >50 Dense Very Dense Consistency Very Soft Soft Medium Stiff Stiff Very Stiff Hard SPTt2Jblows/foot Oto2 2 to 4 4108 Bto15 15 to 30 >30 Test Symbols G = Grain Size M = Moisture Content A = Atterberg Limits C = Chemical ISD = Dry Density K = Permeability Descriptive Term Boulders Cobbles Gravel Coarse Gravel Fine Gravel Sand Coarse Sand Medium Sand Fine Sand Silt and Clay Component Definitions Size Range and Sieve Number Larger than 12" 3' to 12' 3' 16 No. 4 (4.75 mm) 3" to 3/4" 3/4' to No. 4 (4.75 mm) No. 4 (4.75 mm) to No. 200 (0.075 mm) No. 4 (4.75 mm) to No. 10 (2.00 mm) No. 10 (2.00 mm) to No. 40 (0.425 mm) No. 40 (0.425 mm) to No. 200 (0.075 mm) Smaller than No. 200 (0.075 mm) (3) Estimated Percentage Percentage by Weight Trace <5 Few 5 to 10 Little 15 to 25 With - Non -primary coarse constituents: > 15% - Fines content between 5% and 15% Component itfioisture Content Dry - Absence of moisture, dusty, dry to the touch Slightly Moist - Perceptible moisture Moist - Damp but no visible water Very Moist - Water visible but not free draining Wel - Visible free water, usually from below water table Elastic silt, clayey silt, silt Mtd with micaceous or diatomaceous fine sand or silt Clay of high plasticity, sandy or gravelly clay, fat clay with sand or gravel Organic clay or silt of medium to high plasticity Sampler Type 2.0" OD Split -Spoon Sampler (SPT) Bulk sample Grab Sample Blows/6"-or portion of 6' '0 Symbols Sampler Type Description 3.0' OD Split -Spoon Sampler 3.25" OD Split -Spoon Ring Sampler 3.0' 00 Thin -Wall Tube Sampler (including Shelby tube) Portion not recovered t{) Cement grout surface seal Bentonite seal Filter pack with blank casing section Screened casing or Hydrolip with filler pack End cap 7 C 01 m`0.0 PT Peat, muck and other highly organic soils (r) Percentage by dry weight (SPT) Standard Penetration Test (ASTM D-1586) (3) In General Accordance with Standard Practice for Description and Identification of Soils (ASTM D-2488) (4) Depth of ground water ATD = At time of drilling 2 Static water level (date) (5) Combined USCS symbols used for fines between 5% and 15% Classifications of soils in his report are based on visual field and/or aboratory observations. which include density/consistency, moisture condition, grain size, and plasticity estimates and should not be construed to imply field or laboratory testing unless presented herein. Visual -manual and/ortaboratory classification methods of ASTM D-2487 and D-2488 were used as an identification guide for the Unified Soil Classification System. Associated Earth Sciences, Inc. c1�.>iz EXPLORATION LOG KEY FIGURE Al LOG OF EXPLORATION PIT NO. EP -1 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 296 feet 1 — 2 — 3 — 4 — 5 6 — 7 — Topsoil Fill Loose, moist, brown, fine SAND, little to with silt, few fine gravel, trace brick, pipe, washed rock, wire, cobbles (SM). Medium dense, moist, brown, fine SAND, little silt, few fine gravel, trace boulders; no stratification (SP -SM). 8 9 — Ice Contact Sediments Dense, wet, mottled brown to gray, fine to coarse SAND, little silt, little fine gravel (SW). 10 11 — 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — Bottom of exploration pit at depth 10 feet Weak ground water seepage below 8 feet. Slight caving 0 to 3 feet. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Elrth Sciences, Inc Project No. KE110238A 8116/11 LOG OF EXPLORATION PIT NO. EP -2 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete Interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplrication of actual conditions encountered. DESCRIPTION Approximate Elev. 291 feet -\Asphalt paving. r Fill 1 _ Medium dense, moist, brown, fine SAND, little silt, trace fine gravel (SP -SM). 2 — Loose to medium dense, very moist, gray, fine to coarse SAND, with silt and fine to coarse gravel, trace cobbles (SM); no stratification. 3 — 4 — 5 — 6 Buried Topsoil 7 — Loose, very moist, dark brown, fine SAND, with silt, few organics (SM); organic odor. 8 Ice Contact Sediments 9 — 10 Very stiff, very moist, gray, SILT, with fine to coarse sand, trace fine gravel (ML); fine, closed, multi -directional fractures with some oxidation along fractures. Medium dense, very moist, mottled brown and gray, fine to coarse SAND, with silt (SM); gradational stratification. 11 Bottom of exploration pit at depth 11 feet 12 — No ground water seepage No caving. 13 — 14 — 15 — 16 — 17 — 18 — 19 — • Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -3 iu o This log is part of the report prepared by Associated Earth Sciences, Inc (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplficalion of actual conditions encountered. DESCRIPTION Approximate Elev. 292 feet 1 — 2 — 3 — 4 — 5 — 6 — 7-' 8 9 — 10 11 — 12 — 13 — 14 — ,Concrete rubble.r Fill Loose to medium dense, very moist, mixed brown and gray, fine to coarse SAND, with silt and little fine gravel, trace boulders (SM). Buried Topsoil Soft, very moist, black, SILT, little organic (OL); trace lumber, wire. Ice Contact Sediments Medium dense, very moist to wet, gray, fine to coarse SAND, with silt, little fine gravel; color mottling and gradational stratification (SM). 15 16 — 17 — 18 — 19 — Bottom of exploration pit at depth 15 feet Weak ground water seepage zones below 11 feet. No caving. KCTP3 110236x. GPJ September 13, 20 Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, inc Project No. KE110238A 8f16f11 KGTP3 110238A.GPJ Seplembei 13.2011 LOG OF EXPLORATION PIT NO. EP -4 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time The data presented are a simpification of actual conditions encountered. DESCRIPTION Approximate Elev. 288 feet 1 — 2 — 3 — 4 — Topsoil Fill Loose, moist, dark brown, fine SAND, with silt, few organic and roots (SM). 5 6 —Medium 7 - Ice Contact Sediments dense grading to dense, very moist, mottled gray and brown, fine to coarse SAND, with silt, little fine to coarse gravel, trace cobbles and boulders (SM); no stratification. 8 9 — 10 - 11 - 12 — Lodgement Till Dense to very dense, wet, brownish gray, fine to coarse SAND, with fine to coarse gravel, few to little silt, trace cobbles (SW); no stratification. 13 14 — 15 — 16 - 17 - 18 — 19 — Bottom of exploration pit at depth 13 feet Weak to moderate ground water seepage zones beelow 7 feet. No caving. Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -5 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 290 feet Topsoil Fill 1 _ Medium dense, moist, mixed brown and black, fine to coarse SAND, with silt, roots, organics, crushed rock, washed rock (SM). 2 — 3 - 4 Ice Contact Sediments 5 - Medium dense grading to very dense, moist, mottled brown and gray, fine to coarse SAND, with silt, few fine gravel (SM); no stratification. 6 — 7 — 8 - 9 Lodgement Till Very dense, wet, mottled brown, fine to coarse SAND, with little fine gravel and silt (SM). 10 — 11 Bottom of exploration pit at depth 11 feet 12 — Weak ground water seepage zones below 7 feet. No caving. 13 — 14 - 15 - 16 - 17 — 18 — 19 — E N 0 a Logged by: SWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8!16111 LOG OF EXPLORATION PIT NO. EP -6 t w o This tog is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 289 feet Topsoil 1 _ Fill Loose, very moist, brown and dark brown, fine SAND, with silt, few fine gravel, few organic, trace cobbles and boulders (SM). 2 — 3 — 4 — 5 Ice Contact Sediments 6 - Dense, very moist, Tight brown, fine SAND, with silt and little fine gravel (SM); no stratification. 7 - 8 Lodgement Till Dense, wet, gray, fine to coarse SAND, little silt, little fine gravel (SM); no stratification. 9 - 10 Bottom of exploration pit at depth 10 feet 11 — Weak ground water seepage zones below 6 feel No caving 12 — 13 - 14 - 15 — 16 — 17 - 18 — 19 — KCTP3 110230A.GPJ September 13, 20 Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8116111 LOG OF EXPLORATION PIT NO. EP -7 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation, This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time The data presented are a simplfication of actual conditions encountered DESCRIPTION Approximate Elev. 290 feet Topsoil Fill 1 _ Loose, moist to wet, dark brown to black, fine SAND, with silt, little fine gravel, little debris, wood, hose, sticks, concrete rubble, plastic, trace organics (SM). 2 - 3 — 4 -- 5 — 6 — 7 1 8 — 9 - 10 — 11 - 12 Ice Contact Sediments Medium dense grading to dense, moist to wet, reddish brown, fine SAND, with silt, trace fine gravel 13 - (SM). 14 Bottom of exploration pit at depth 14 feel 15 — Weak ground water seepage zones below 6 feet. Moderate caving 5 to 12 feet. 16 — 17 — 18 - 19 — Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8116111 LOG OF EXPLORATION PIT NO. EP -8 Depth (ft) This log Is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 288 feet Topsoil Fill 1 - Loose, very moist, dark brown, fine SAND, with sill, trace organic, plastic, washed rock (SM). 2 - 3 - 4 Ice Contact Sediments 5 - Medium dense to dense, very moist, brown, fine to medium SAND, with silt, little fine gravel, trace cobbles and boulders (SM). 6 - 7 - 8 - 9 - 10 - 11 Bottom of exploration pit at depth 11 feet 12 - Weak ground water seepage zones below 7 feet No caving. 13 - 14 - 15 - 16 - 17 - 18 - 19 - Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Eirth Sciences, Inc. Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -9 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplficalion of actual conditions encountered DESCRIPTION Approximate Elev. 292 feet Topsoil with asphalt and concrete rubble. Ice Contact Sediments 1 - Medium stiff grading to stiff, very moist, brown, SILT, with fine sand stringers and trace fine gravel 2 - (ML); silt has fine, closed, multi -directional fractures. 3 - 4 - 5 - 6 - 7 - 8 - 9 - Becomes heavily mottled, with little fine to coarse gravel. Gradational stratification. 10 11 Bottom of exploration pit at depth 101/2 feet No ground water seepage. No caving. 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -10 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simpification of actual conditions encountered. DESCRIPTION Approximate Elev. 289 feet Topsoil with tiles, concrete rubble. 1 Ice Contact Sediments Medium stiff, very moist, mottled light brown, SILT, little fine sand, fine sand stringers (ML with SP). 2 — 3 — 4 - 5 - 6 - 7 — Medium dense, very moist to wet, reddish brown, fine to coarse SAND, few silt, little fine gravel 8 — (SW). 9 - 10 - 11 Bottom of exploration pit at depth 11 feet 12 — Weak ground water seepage zones below 8 feet. No caving. 13 - 14 — 15 — 16 — 17 — 18 — 19 — Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, inc. Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -11 E 0. o This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 289 feet Topsoil with gravel and asphalt rubble. 1 — Fill 2 — Loose, very moist, dark brown to black, fine to medium SAND, with silt, few organics, trace wire, plastic, fabric (SM). Ice Contact Sediments Medium stiff to stiff, very moist, gray and brown mottled, SILT, few fine sand, with fine sand stringers. 4 — Bedding features near horizontal. Multi -directional fractures (ML). 5 — 6 — 7 — 8 — 9 — 10 — 11 Bottom of exploration pit at depth 11 feet 12 — No ground water seepage. No caving. Decaying organic odor. 13 — 14 — 15 — 16 — 17 — 18 — 19-- Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8/16111 LOG OF EXPLORATION PIT NO. EP -12 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 292 feet Concrete rubble. 1 Fill 2 — Loose, very moist, dark brown, fine SAND, with silt, organics, sticks, asphalt rubble, metal, lumber, flooring, wire, cobbles. 3 — 4 — 5 — 6 — 7 — 8 — Ice Contact Sediments 9 Medium dense, wet, gray, fine to coarse SAND, with fine gravel, little silt (SW -SM); gradational stratification. 10 — 11 — 12 Bottom of exploration pit at depth 12 feet 13 — No ground water seepage. No caving. 14 — 15 — 16 — 17 — 18 — 19 — Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -13 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench al the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 295 feet Concrete rubble. 1 — Fill 2 — Loose, very moist, brown, reddish brown and black, fine SAND, with silt, plaster, concrete rubble, organics (SM). 3 — 4 — 5 — Ice Contact Sediments 6 Medium dense, moist, brown, fine SAND, few silt (SP); gradational stratification with siltier zones. 7 — 8 — 9-- 10 Grades with little fine gravel. 11 Bottom of exploration pit at depth 11 feet 12 — No ground water seepage No caving. 13 — 14 — . 15 — 16 — 17 — 18 — 19 — Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. • Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -14 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 295 feet Gravel/rubble surfacing. 1 Fill 2 — Loose, very moist, reddish brown, fine to medium SAND, with silt, little fine gravel. Wire at 1.5 feet (SM). 3 — 4 — 5 — - 6Medium Ice Contact Sediments dense, very moist, brown, fine to medium SAND, with silt, little fine to coarse gravel, trace cobbles and boulders. 7 — 8 — 9 - 10 - 11 Bottom of exploration pit at depth 10 1/2 feet No ground water seepage. No caving. 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -15 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with thal report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simpilication of actual conditions encountered. DESCRIPTION Approximate Elev. 293 feet • Topsoil 1 - Fill Loose, very moist, dark brown, fine SAND, with silt, organics, concrete rubble, asphalt rubble, wire 2 - (SM). 3 Ice Contact Sediments Medium stiff to stiff, moist, gray with reddish brown mottling, SILT, little fine sand, horizontal bedding 4 - features with fine sand laminae (ML). 5 - 6 -, 7 - 8 - 9 - 10 - 11 Bottom of exploration pit at depth 11 feet 12 - Weak ground water seepage below 9 feet. No caving. 13 - 14 - 15 - 16 - 17 - 18 - 19 - Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8/16/11 LOG OF EXPLORATION PIT NO. EP -16 Depth (ft) This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Approximate Elev. 287 feet Topsoil 1 - Fill Loose, very moist, brown, fine SAND, with organics, concrete rubble, asphalt rubble (SM). 2 - 3 - Ice Contact Sediments 4 Medium stiff, very moist, brown and gray mixed, trace to little fine sand, horizontal bedding features with fine sand partings (ML). 5 - 6 - 7 - 8 - 9 - Medium dense, very moist to wet, brown, fine to medium SAND, little gravel and silt (SW). 10 - 11 '"' Bottom of exploration pit al depth 10 1/2 feet Weak ground water seepage below 7 feet. No caving. 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Logged by: BWG Approved by: Tukwila Village Tukwila, WA Associated Earth Sciences, Inc. Project No. KE110238A 8/16/11 Associated Earth I-� i._f I �.;: Sciences, I1.,,;.: Inc. I� lel..; Exploration Log Project Number KE110238A Exploration Number EB -1 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 287 feet Location Tukwila. WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish R/17/11,RI17/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 in-hl?s Depth (ft) N tD S E T N Graphic Symbol DESCRIPTION Well Completion Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests 5Medium 10 15 20 25 30 35 1 S-1 I S-2 S-3 I I S-4 = S 5 Fill Medium dense, very moist, gray to olive -brown, fine to medium SAND, brown, silty fine sand inclusions, few silt. dense, wet, olive -brown, fine to coarse SAND, with fine gravel, trace to few sill, trace charcoal. Ice Contact Sediments Very dense, wet, mottled brown and gray, tine to coarse SAND, with silt, little fine to medium gravel. Lodgement Till Very dense, very moist, gray, fine to medium SAND, few silt, few fine to medium gravel. Very dense, wet, gray, fine to medium SAND, with silt, little gravel. Bottom of exploration boring at 20 1/2 feet Ground waler seepage at 6 feet. 3 12 6 Y to 14 16 19 31 2/, o/E" At: A24 4•50/r" A50 A50/t" Sampler Type (ST): El 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG m 3" OD Split Spoon Sampler (D & M) Ring Sample Q Water Level () Approved by: 15 Grab Sample ® Shelby Tube Sample Y Water Level at time of drilling (ATD) Associated !_ Earth �_� �- ° Sciences, Inc. jj :` .J Exploration Log Project Number KE110238A Exploration Number EB-2 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 290 feet Location Tukwila. WA Datum Baruhausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish R/17/11/1/17/1 1 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 1 inc.has .c— i. O S E T No Graphic 1 Symbol DESCRIPTION c 6 Ti. " Water Level Blows/6" Blows/Foot to 20 30 40 Other Tests - - — 5 — 10 — 15i — 20 - — 25 — 30 — 35 r, T I S-1 1 I S-2 S 3 L S-4Dense, I S-5 J Fill Dense, moist, oxidized light brown, silty fine to medium SAND, with gravel. Ice Contact Sediments . Medium dense. moist, brown. silty fine to medium SAND, with gravel. Dense, moist to very moist, oxidized brown, silty fine to medium SAND, with gravel. Lodgement Till wet, oxidized gray, silty fine to medium SAND, with gravel Very dense, very moist, light gray, fine SAND, with silt, few fine gravel. ......_......._.___.__........__..._.—.._._.._.... .. Bottom or exploration boring at 211/2feet Stighl ground water seepage at 15 feel 5 15 131 10 8 15 24 Jt12 21 24 21 21 30 1/2 A30 421 A39 ®4 50/ if i Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG i l 3" OD Split Spoon Sampler (D & M) ® Ring Sample 4 Water Level 0 Approved by: u ® Grab Sample ® Shelby Tube Sample Y Water Level at time of drilling (ATD) t AESIBOR 110230A.GPJ September 13, 2011 Associated L! E,,ru, sciences, I Inc. •1 Exploration Loq Project Number KE110238A Exploration Number EB-3 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 290 feet Location Tukwila. WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish R/17111 R/17/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inni-uz Depth (ft) in a S ® T fi' Graphic Symbol DESCRIPTION c O ill! E c.)1 Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests 5Ice 10 15 20 25 30 35 I S-1 I S-2 7 S-3 3 I S-4 I S-5 Fill Loose, moist, oxidized light gray and brown, fine to medium SAND to gray, silty fine SAND. Contact Sediments . Medium dense, moist, light gray, fine sandy SILT/silty fine SAND, trace fine gravel. Medium dense, wet, gray-brown , silly fine to medium SAND, few gravel. Lodgement Till Dense, wet. gray, fine to medium SAND, with silt. Very dense, wet, gray, fine to medium SAND, few silt Bottom of exploration boring at 21 tees Ground water seepage at 10 feet 8 3 4 4 11 6 8 16 26 16 20 sob A- ^ 4,18 6 24 A30 A50/4" Sampler Type (ST): El 2" OD Split Spoon Sampler (SPT) Q No Recovery M - Moisture Logged by: BWG m 3" OD Split Spoon Sampler (D & M) I] Ring Sample Q Water Level () Approved by: 5 Grab Sample © Shelby Tube Sample I Water Level at time of drilling (ATD) Associated !__J ! = Earth '`-.. Sciences, 1.V..- Inc. ''ti .. Exploration Log Project Number KE110238A Exploration Number EB -4 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 287 feet Location Tukwila. WA Datum Barkhausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date SLarUFinish R117111,F1/17/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inrhPq Depth (ft) -�(n Samples Graphic Symbol DESCRIPTION Well Completion Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests 5 - 10 - — 15 — 20 — 25 — 30 — 35 . I i. i. S-1 IeI 1 T S-2 1 i S-3 1 TVery I S4 - 1 = S-5 Fill Medium dense, dry, oxidized brown, fine SAND, with silt Medium dense, moist, gray -brown, silty fine SAND, with gravel. Medium dense, wet, brown -gray, fine to medium SAND, with silt, few gravel, brown silt inclusions. Lodgement Tile dense, very moist, gray, fine to medium SAND, trace to few silt, few gravel. _..._...__..._____...____..._.._..._.. _ ....__-..._.. . _... Bottom of exploration boring at 20 feet Ground water seepage at 16 feet 5 6 5 6 6 8 8 12 13 16 • 25 29 :Or•" 13 A 14 A25 A54 AM;' Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG i 111 3" OD Split Spoon Sampler (D & M) ® Ring Sample V Water Level () Approved by: 15c ® Grab Sample ® Shelby Tube Sample 31 Water Level at lime of drilling (ATD) Associated Earth Sciences, Inc. Geologic & Monitoring Well Construction Log Project Number KE110238A Well Number EB -5 Sheet 1 of 1 Project Name Tukwila Village Elevation (Top of Well Casing) Water Level Elevation Drilling/Equipment Geologic Drill Trailer Mounted HSA Hammer Weight/Drop 140# / 30" Location Surface Elevation (ft) Date Start/Finish Hole Diameter (in) Tukwila. WA 285 feet 8/17/11)1/17/1 1 7 inches tu 0 Water Level WELL CONSTRUCTION 5 T N Oo co U L •p aE T Q N DESCRIPTION NWWELL 11023BA.GPJ BORING.GDT 9113111 5 10 15 20 25 30 35 Concrete Solid pipe Bentonite Sand Screen Cap Z 7 7 9 5 5 8 12 22 30 12 35 50/6" 50/6" Fill Medium dense, moist, oxidized brown and light gray, silty fine to medium SAND, few gravel. Medium dense, very moist to wet. oxidized Tight gray, silty rine to medium SAND, few gravel_ Ice Contact Sediments Very dense, very moist to wet, brown, fine to medium SAND, with silt, few gravel Lodgement Till Very dense, wet, gray, silty fine to medium SAND, few fine to coarse gravel. Very dense, wet, gray, fine to medium SAND, with silt, few gravel Boring terminated at 20 1/2 feet on 8/17/11 Ground water seepage at 5 feet. Samp er Type (ST): m 2" OD Split Spoon Sampler (SPT) Q m 3" OD Split Spoon Sampler (D & M) j] Grab Sample No Recovery Ring Sample Shelby Tube Sample M - Moisture Logged by: BWG Q Water Level (8/26/11) Approved by: Water Level at time of drilling (ATD) Associated J Earth t ',-,' Sciences, Inc. ¢4 .• Geologic & Monitoring Well Construction Log Project Number KE110238A Well Number EB -6 Sheet 1 of 1 Project Name Tukwila Village Location Tukwila. WA Elevation (Top of Well Casing) Surface Elevation (ft) 289 feet Water Level Elevation Date Start/Finish R/1R/11,R/1R/11 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" Depth (ft) Water Level WELL CONSTRUCTION -, 0 c T m Graphic Symbol DESCRIPTION - — 5 —10 — 15 - — 20 - — 25 — 30 —35 1- . V. Y 0 c� • .- Concrete Solid pipe ,T Bentonite Sand Screen21 Cap — — — - - 3 1 5 6 10 / 5 13 g to 12 34 50/6" � 42 50/5" Fill Medium dense, very moist, gray, fine sandy SILT to silty fine to medium SAND, with fine gravel. Ice Contact Sediniente Medium dense, moist, oxidized olive, very fine SAND, with silt to SILT with fine sand. Dense, moist, light gray with horizontal oxidation staining, silty fine SAND to fine sandy SILT to gray, fine to medium SAND, trace silt, with fine gravel. Lodgement Till Very dense, moist, gray, fine to medium SAND, with silt, fine gravel. Very dense, wet, gray, fine to coarse SAND, few fine gravel Boring terminated it -2f feet -661711h :1 Ground water seepage at 16 feet. I Sampler Type (ST): m 2" 00 Split Spoon Sampler (SPT) O No Recovery M - Moisture Logged by: BWG Di 3" OD Split Spoon Sampler (D & M) ® Ring Sample Q Water Level (8/26/11) Approved by: ® Grab Sample VI Shelby Tube Sample Y. Water Level at time of drilling (ATD) Associated Earth D���� I_J 'i• Sciences, `• ,'I's, Inc. a'. Geologic & Monitoring Well Construction Log Project Number KE110238A Well Number EB-7 Sheet 1 of 1 Project Name Tukwila Village Location Tukwila, WA Elevation (Top of Well Casing) Surface Elevation (ft) 292 feet Water Level Elevation Date Start/Finish j1/18/1 1 ,f1/1R/11 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" Depth (ft) Water Level WELL CONSTRUCTION o fa T m Graphic Symbol DESCRIPTION 5 10 15 20 25 30 35 i 7 D 2 0 L M •' '`. 11 • Concrete Solid pipe - aT Bentonite Sand Screen7.1 • Cap71 — — 1 1 3 3 q 1 3 3 8 1g 11 g 6 10 18 35 5016" Fill Loose, moist, gray, fine to medium SAND, few silt. Loose, moist, dark brown, fine sandy SILT, with gray, fine sand, few organics. Ice- Contact Sediments Medium dense, moist, oxidized brown, silty fine SAND, few fine gravel_ Medium dense, wet, gray-brown, fine to medium SAND, trace silt, with fine to medium gravel. Lodgement Till Very dense, wet, gray, fine to medium SAND, with silt, with fine lo medium gravel. Boring terminated at 21 1/2 feel on 8/18/11 Ground water seepage at 17 feet. Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG w W 3" OD Split Spoon Sampler (D & M) E Ring Sample Water Level (8/26/11) Approved by: z ® Grab Sample 0J Shelby Tube Sample I Water Level at time of drilling (ATD) Associated Earth i._.:_- _'. I :. Sciences, inc. L tLJ Geologic & Monitoring Well Construction Log Project Number KE110238A Well Number EB-8 Sheet 1 of 1 Project Name Tukwila Village Location Tukwila, WA Elevation (Top of Well Casing) Surface Elevation (ft) 294 feet Water Level Elevation Date Start/Finish F1/18/11,R/18/11 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" Depth (ft) Water Level WELL CONSTRUCTION N O'''' T m Graphic Symbol DESCRIPTION 5 10 15 20 25 30 35 SL:• \ --11-L Concrete Solid pipe •. Bentonite Sand - Screen Cap ---1 — — — • - . I 4 3 4 8 7 7 6 7 17 44 5012" 5016" Fill veed gray and brown, fine to medium silty SAND, trace fiolis gravidiz Ice Contact Sediments Medium dense, very moist to wet, brown, line to medium SAND, with silt, trace gravel Medium dense, very moist to wet, gray, fine to medium SAND, with sill, little fine to medium gravel - Lodgement Till Very dense, very moist to wet. gray, silty line to medium SAND, little gravel, gravel oxidized. Very dense, very moist, gray, silty fine to medium SAND, few gravel. Boring terminated at 201/2 feet iiiiiii18/11 Ground water seepage at 14 feet. Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) Q No Recovery M - Moisture Logged by: BWG m 3" OD Split Spoon Sampler (D 8 M) J Ring Sample 2 Water Level (8/26111) Approved by: 0 Grab Sample Q Shelby Tube Sample X Water Level at time of drilling (ATO) E 0 0 D N Associated Ea) �� 11.1-71 t_I 111 = Sciences, I..F,:• . I, Inc. Exploration Loq Project Number KE110238A Exploration Number EB -9 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 296 feet Location Tukwila. WA Datum Barghausen Alta Survey Driller/Equipment Geologic DriH/Trailer Mounted HSA Date Start/Finish R/1R/11,11/1R/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inrhas v .0 m y CD T S E u' Graphic Symbol DESCRIPTION co = a) E CJ Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests 5 10Very 15 2050/4" 25 30 35 I S-1 T S 2 1 I S-3 1 S d50k" i S-5 Fill Dense, moist, brown and light brown, silty fine to medium SAND, with fine gravel, trace organics. Medium dense, very moist, olive, silty fine to medium SAND, few gravel lee Contact Sediments dense, moist, oxidized brown -gray to gray, silty line SAND, with gravel, gray fine sand with silt In tip of sample. _ Lodgement Tiii Very dense, moist, gray, silty fine to medium SAND, trace gravel. Bottom of exploration boring at 20 1/2 feel Ground water seepage at 12 1/2 feet 15 15 20 5 8 10 20 27 44 Y A18 A3: 71 50/ 50/ " Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG M 3' OD Split Spoon Sampler (D & M) in Ring Sample SZ Water Level 0 Approved by: E Grab Sample ® Shelby Tube Sample Y Water Level at time of drilling (ATD) AESIBOR 110230A.GPJ September 13.2011 Assnciak'd Eat tit • Sciences, lY,, inc. Exploration Log Project Number KE110238A Exploration Number EB -10 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 293 feet Location Tukwila, WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish R/ 1R/1 1 11/1R/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inmhPS iC t i. 0 ca —4 rn Samples Graphic Symbol DESCRIPTION Well Completion Water Level f Blows/6"_ Blows/Foot 10 20 30 40 Other Tests 1 5ice 10 15Veryvery 20 25 30 35 S-1 I S-2 S-3 I 5-4 = 5 5 Fill Medium dense, very moist, gray, rine SAND, with silt, to red -brown, silty fine SAND. Contact Sediments . Medium dense, very moist, red -brown, silty line to medium SAND, with fine to medium gravel. Dense, very moist, oxidized gray, silty fine to medium SAND, with gravel. Lodgement Till dense, moist, gray, fine to medium SAND, with gravel, trace silt. Very moist, gray, silty fine to medium SAND, with gravel. —.. _ �....... __.__ Bottom of exploration boring at 20 feet Ground water seepage at 16 1/2 feet 3 5 12 128 17 12 13 24 25 44 O/T' A• 7 ®29 A .7 50/; sor" " Sampler Type (ST): ID 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG III 3" OD Split Spoon Sampler (D & M) [I Ring Sample Q Water Level 0 Approved by: ® Grab Sample 0 Shelby Tube Sample Y Water Level at time of drilling (ATD) Associated El ° ° I,__ J Earth I _ Sciences, y 4-,� :- Inc,Exploration t t� Log Project Number KE110238A Exploration Number EB -11 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 291 feet Location Tukwila, WA Datum Barghausen Alta Survey Driller/Equipment Geologic DriH/Trailer Mounted NSA Date Start/Finish 8/18/11 ,11/18/11 Hammer WeighUDrop 140# / 30" Hole Diameter (in) 7 inrhPs Depth (ft) u)o m S E T N E Graphic Symbol DESCRIPTION c �a 3 Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests 5Loose, 10Stiff, 15Very 20 25 30 35 i S-1 I S-2 I S-3 I S-4 I S5 Fill Loose, moist, gray, rine to medium SAND, with silt. moist, gray, fine to medium SAND, with silt very moist, oxidized gray, fine sandy SILT to medium dense, silty fine SAND. - Ice Contact Sedirnents dense, very moist to wet, brown, fine to coarse SAND, with silt and gravel. Lodgement Till • Very dense, wet, green -gray, tine to medium SAND, with silt and gravel. Bottom of exploration boring al 20 1/2 feet Ground water seepage at 17 feet 6 A 4 ; 3 3 A6 3 4 5 6 16 26 $ 44 , 0/E" Al t £70 Sampler Type (ST): m 2° OD Split Spoon Sampler (SPT) Q No Recovery M - Moisture Logged by: BWG i 3" OD Split Spoon Sampler (D & M) ® Ring Sample Si Water Level () Approved by: $ ® Grab Sample ® Shelby Tube Samples Water Level at time of drilling (ATD) V NN E a 0 0 a Associated Earth .. II ii =.::J ISI '='i Sciences, < Inc. I �'t I+ ,f Exploration Log Project Number KE Exploration Number EB -12 Sheet 1of1 Project Name Tukwila Village Ground Surface Elevation (ft) 293 feet Location Tukwila, WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted NSA Date Start/Finish R/1R/11 R/1 RI11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inrhpa Depth (ft) S I T. „, Graphic Symbol DESCRIPTION c o , a E " Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests 5IVeryloose, - 10Medium - — 15 — 20Very - — 25 — 30 — 35 . S1 I1 I S-2 1 I S-3 1 S-4 I I S-5 Fill Very loose, moist, brown and gray, silty fine to medium SAND. very moist, dark brown, fine silty SAND and gray, silty fine to medium SAND, few organics. Ice Contact Sediments dense, moist, oxidized light green -gray, silty fine to medium SAND, with gravel Very dense, wet, gray, fine to medium SAND, few silt. Lodgement Till dense, very moist, gray, silty fine to medium SAND, with gravel. _ ._......... _. _..... .. ...... .. Bottom of exploration boring at 21 1/2 feet Ground water seepage at 17 feet. 2 2 2 1 1 10 g 7 8 22 28 P2 28. WE' A 3 A2 Ala A50 A50rE" Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) O No Recovery M - Moisture Logged by: BWG ® 3" OD Split Spoon Sampler (D & M) E Ring Sample EL Water Level () Approved by: ® Grab Sample © Shelby Tube Sample T Water Level at time of drilling (ATD) Associated I ,. Earth Sciences, d r, k Inc. t �.� Exploration Log Project Number KE110238A Exploration Number EB -13 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 290 feet Location Tukwila. WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date StarUFinish 11/18/1 1fi/1fi/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 in - hps g n m TL, S E T `,3 Graphic Symbol DESCRIPTION Well Completion Water Level Blows/6" Blows/Foot 10 20 30 40 I Other Tests 5 10 15 20 25 30 i 35 i g 3 S-1 S-2 I S-3 I S-4 Z S-5 Fill Loose, wet, oxidized yellow-brown, silty fine to medium SAND to brown, silty fine to medium SAND, few gravel and few organics. Ice Contact Sediments Dense, moist, oxidized gray, fine SAND, with silt Dense, moist, gray -brown, silty fine to coarse SAND, with gravel. Lodgement Till Dense, wet, gray, silty SAND, with gravel. Becomes very dense Bottom of exploration boring at 20 1/2 feet Ground water seepage at 16 feet 2 3 3 IS 22 24 12 22 24 _ 22 17 E o/E•• a6 n A46 ©46 39 e 50/E" x Sampler Type (ST): El 2" OD Split Spoon Sampler (SPT) Q No Recovery M - Moisture Logged by: BWG i m 3" OD Split Spoon Sampler (D & M) L Ring Sample .g Water Level () Approved by: 3 ® Grab Sample © Shelby Tube Samples Water Level at time of drilling (ATD) x Associated Eatth '••�-- Sciences, �►=,� Inc. r—� I' .a Exploration Log Project Number KE110238A Exploration Number EB -14 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 302 feet Location Tukwila. WA Datum Barghausen Alta Survey Dritler/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish R/18/1 'I ft/1R/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inrhAR Depth (ft) En S E T 1/) Graphic Symbol DESCRIPTION Well Completion Water Level Blows/6" 10 20 30 40 I Other Tests 5Loose, — 10Stiff, — 15Dense, — 20 — 25 • — 30 — 35 n '3 I S-1 S-2 111 I S-3 1 I S-4 s S-5 1 S-6 = S-7 Fill Very loose, moist, light brown, silty fine SAND. moist, oxidized light brown. silty fine SAND ice Contact Sediments wet, brown, SILT, with sand and trace gravel. moist, oxidized brown and gray, fine to medium SAND, with sill, few gravel Lodgement Till Gravelly/cobbly drilling conditions. Very dense, moist, gray, fine to coarse SAND, with sill, few gravel. Very dense, moist, gray, fine to medium SAND, with silt, little gravel. Very dense, moist, gray, fine to medium SAND, with silt, few gravel. Bottom of exploration boring 81 30 12 feet Ground water seepage at 10 feel 3 1 2 4 3 3 3 7 7 10 16 19 O/C • 0/E" 90/E" - A3 A6 " A14 A3= X50/t" A59" e50l6" = Sampler Type (ST): III 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG i m 3" OD Split Spoon Sampler (D & M) in Ring Sample Z Water Level () Approved by: y ® Grab Sample ® Shelby Tube Sample :X. Water Level at time of drilling (ATD) c Associated Earth :. El sciences, Inc. K,74c.1 i! 1, Exploration Log Project Number KE110238A Exploration Number EB -15 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 292 feet Location Tukwila. WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish R/1R/11,R/1R/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 innhas L m S m T �' Graphic Symbol DESCRIPTION c , E 8 Water Level Blows/6" Blows/Foot 10 20 30 40 1 Other Tests 5 10 15 20 25 30 35 1 S-1 I S-2 S-3 I Fill Asphalt on surface. Loose, moist, dark brown and orange -brown, silty fine to medium SAND, with gravel. Ice Contact Sediments Medium dense, very moist, light brown. fine to medium SAND, with silt and gravel to silty fine to medium SAND. Very dense, moist, oxidized, gray, fine to medium silty SAND, with gravel. _............. ..._ ...._._:. ......_.... Bottom of exploration boring at 11 1/2 feet No ground water seepage. - 7 4 2 8 g 7 18 40 40 A6 A13 A 80 Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) D No Recovery M - Moisture Logged by: BWG II) 3" OD Split Spoon Sampler (D & M) ® Ring Sample SL Water Level () Approved by: Ii ® Grab Sample 0 Shelby Tube Sample y Water Level at time of drilling (ATD) Associated E,ulh ``+ . Sciences, Iv,-.,:.:.. Inc. lL't Exploration Log Projec1 KE1110238Ar ExplorationNumber 1hoft1 Project Name Tukwila Village Ground Surface Elevation (fl) 290 feet •Location Tukwila. WA Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Date Start/Finish R/1 R/11 /1/1R/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inrhps Depth (ft) N a S E T in Graphic Symbol DESCRIPTION Well Completion Water Level Blows/6" Blows/Foot 10 20 30 40 1 Other Tests 5 10 15 20 25 30 35 I S-1 I S-2 S-3 1 1 S-4 I S 5 Fill Medium dense, moist, light brown and gray, silty fine to medium SAND, with silt, orange oxidation staining. Medium dense, very moist, brown and gray, silty fine to medium SAND, with gravel, trace organics Ice Contact Sediments Medium dense, wet, brown -gray, silty fine to medium SAND, few gravel. . Lodgement Till Very dense, wet, gray, silty fine to medium SAND, trace gravel.Solt" Very dense, wet, gray, silty fine to medium SAND, trace gravel. Bottom of exploration boring at 21 feet Ground water seepage at 10 feet 7 7 9 13 7 a g 13 14 27 50/E" Ai A15 3 7 50! 501C" " Sampler Type (ST): III 2" OD Split Spoon Sampler (SPT) El No Recovery M - Moisture Logged by: BWG Di 3" OD Split Spoon Sampler (D & M) In Ring Sample SZ Water Level 0 Approved by: 5 Grab Sample 0 Shelby Tube Sample X Water Level at time of drilling (ATD) Associated '1 Eatth Sciences, Inc. j;1,'� LJ I I"".. Exploration Loq Project Number KE 1 f 0238A Exploration Number EB -17 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 286 feet Location.Tukwila. WA Datum Barghausen Alta Survey Driller/Equipmnt Geologic Drill/Trailer Mounted HSA Date Start/Finish R/1R/11 ,R/1R/11 Hammer Weight/Drop 140# / 30" Hole Diameter (in) 7 inrhps Depth (ft) Samples .9 .73 0ft,. 0 DESCRIPTION c 3 a E 0 0 Water Level Blows/6" Blows/Foot 10 20 30 40 Other Tests 5 10 — 15Very 20 25 30 35 T S-1 I S-2 S -3 I I S-4 15-5. ' Fill 2 Inches asphalt paving on surface. Very loose, wet, black and brown, SILT, with fine sand. Ice Contact Sediments Medium dense, very moist, light gray, silty fine SAND, with gravel, orange oxidation staining. Very stiff, very moist, gray, SILT, with Eine sand laminations. Gravelly/cobbly drilling. dense, wet, gray, fine to coarse SAND, trace silt, with fine gravel. Lodgement Till Very dense, wet, gray, silty fine to medium SAND, with gravel. . .- _ ..... _ ...... . . . Bottom of exploration boring at 20 112 feet Ground water seepage at 13 feet 1 1 f 5 8 6 5 8 9 S 20 23 32 00/E 2 A14 A 7 • A55 e501b" Sampler Type (ST): 111 2" OD Split Spoon Sampler (SPT) 0 No Recovery M - Moisture Logged by: BWG IB 3" 00 Split Spoon Sampler (D & M) E Ring Sample V. Water Level () Approved by: ® Grab Sample ® Shelby Tube Sample X Water Level at time of drilling (ATD) Associated Earth � F.11 L='�'(i ' ! '•' Sciences, I.w' Inc. -(.r Geologic & Monitoring Well Construction Log Project Number KE110238A Well Number EB -18 Sheet 1 of 1 Project Name Tukwila Village Location Tukwila. WA Elevation (Top of Well Casing) Surface Elevation (ft) 288 feet Water Level Elevation Date Start/Finish R/1P/11 R/1A/11 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" Depth (ft) Water Level WELL CONSTRUCTION a Oto T °0 Graphic Symbol DESCRIPTION - — 5 — 10 — 1550/5" — 20 - — 25 — 30 i-35 i i .SL li ddd .. • • - Concrete Solid pipe -T Bentonite Sand - Screen Cap —I — — — 4 1 4 2 3 13 7 22 39 Z 50/6" Fill 1 1/2 inches asphalt paving on surface (alligator cracking). Loose, wet, greenish brown -gray, fine to medium SAND, trace silt, with fine to medium gravel, brown in tip of sampler Loose, wet, black and green, fine to medium SAND, with gravel. Ice Contact Sediments Medium dense, wet, yellow-brown, fine to medium SAND, with silt. Lodgement Tilt Medium dense, moist, slightly oxidized gray, silty rine to medium SAND, with gravel. Very dense, moist, light gray, fine to medium SAND, trace silt Very dense, moist, gray, silty fine SAND to fine to medium SAND, - with silt, with gravel. _ Boring terminated at 20 1/2 feet on 8/19/11 Ground water seepage at 5 feet. t Samp er Type (ST): m 2" OD Split Spoon Sampler (SPT) Q No Recovery M - Moisture Logged by: BWG m 3" OD Spill Spoon Sampler (D & M) 11 Ring Sample g Water Level (8/26/11) Approved by: ® Grab Sample 0 Shelby Tube Sample 31 Water Level at time of drilling (ATD) Associated Earth � ( L,� i I-1 Sciences, Inc. +` , Geologic & Monitoring Well Construction Log Project Number KE110238A Well Number EB -19 Sheet 1 of 1 Project Name Tukwila Village Location Tukwila. WA Elevation (Top of Well Casing) Surface Elevation (ft) 284 feet Water Level Elevation Date Start/Finish R/19/11 ji/19N 1 Drilling/Equipment Geologic Drill/Trailer Mounted HSA Hole Diameter (in) 7 inches Hammer Weight/Drop 140# / 30" r aw ca Water Level WELL CONSTRUCTION co 3 _go T m Graphic Symbol DESCRIPTION 5 10 15 V- i - : Concrete - Solid pipe Bentonite Sand ' Screen —I 2 2 4 3 6 g 26 43 34 35 36 50/6" Fcl 2 inches asphalt concrete on surface Loose, moist to very moist, dark brown and gray, SILT, with fine sand, few organics. — ............ .....___n- sidfm — - ... Ice Contact Sediments Stiff, moist, dark brown, SILT, trace organics. Stiff, moist, oxidized gray, SILT, with fine sand, oxidation staining. Lodgement Till Hard, wet, gray, SILT, with fine sand, little gravel. Gravelly/cobbly drill action. Very dense, wet, gray, silty fine to medium SAND, few gravel. Very dense, wet, gray, silty fine SAND, few gravel. 20 25 30 35 3 z r a i Cap • Boring terminated at 201/2 feet on 8/19/11 Ground water seepage at 10 feet m Samp er Type (ST): m 2" OD Split Spoon Sampler (SPT) Q No Recovery M - Moisture Logged by: BWG ... m 3" OD Split Spoon Sampler (D & M) L Ring Sample g Water Level (8/26/11) Approved by: 1 0 Grab Sample II Shelby Tube Sample Y Water Level al lime of drilling (ATD) Asanciated o W - E,tth Sciences, L}�,, i � Inc. . „j.• • Exploration Log - Project Number KE110238A Exploration Number EB-20 Sheet 1 of 1 Project Name Tukwila Village Ground Surface Elevation (ft) 288 feet Location Tukwila. WA • Datum Barghausen Alta Survey Driller/Equipment Geologic Drill/Trailer Mounted HSA Dale Start/Finish R/1G/11 R/1G/11 Hammer WeighUDrop 140# / 30" Hole Diameter (in) 7 inrhpc Depth (ft) N °'Blows/Foot S E m T u' Graphic Symbol DESCRIPTION c 0 to o V Water Level Blows/6" 10 20 30 40 1 Other Tests 5Ice — 10 - — 15 - — 20 — 25 • - 30 • — 35 IS•1 I S'2 S-3 I 2 S 4P Fill Grass surface. Medium dense, moist, light brown, silty fine SAND, few fine gravel. Contact Sediments Dense, moist, light gray, silty SAND, with fine to medium gravel Very dense, moist, light gray-brown, silty fine to medium SAND, with fine 10 medium gravel Gravelly/cobbly drill action Very dense, moist, gray, silty fine to medium SAND, few gravel. Bottom of exploration boring at 17 112 feet No ground water seepage 3 6 12 8 18 21 23 33 22 O/5• Am 639 • L55 1150/:" t Sampler Type (ST): m 2" OD Split Spoon Sampler (SPT) D No Recovery M - Moisture Logged by: BWG FLO 3" OD Split Spoon Sampler (D & M) ® Ring Sample Q Water Level () Approved by: ® Grab Sample Z Shelby Tube Sample Y Water Level at time of drilling (ATD) c Associated Earth Sciences, Inc. Moisture, Ash, and Organic Matter ofPeat $b and Other Organic Soils - ASTM 2974 Date Sampled 017/2011 Project Tukwila Village Project No KE110238A Soil Description Various Tested By MS Location Onsite EB/EP No. Depth Moisture Content Sample ID Wet Weigh + Pan Dry Weight + Pan Weight of Pan Weight of Moisture Dry Weight of Solt % Moisture Organic Matter and Ash Content Dry Soil BeforBurn +Pan Dry Soil After Burn + Pan Weight of Pan Wt. Loss Due to Ignition Actual Wt. Of Soll After Bur % Organics EP -2 6' 372.76 289.07 99.19 83.69 189.88 44.08 529.34 513.33 339.45 16.01 173.88 8.43 EP -3 8' 326.54 247.16 97.67 79.38 149.49 53.10 498.00 474.59 348.42 23.41 126.17 15.65 EP -4 2' 415.26 338.47 99.87 76.79 238.60 32.18 486.09 466.95 247.51 19.14 219.44 8.02 EP -7 5' 551.61 489.91 100.75 61.70 389.16 15.85 485.44 476.37 140.33 9.07 336.04 2.63 EP413' 463.83 400.31 98.44 63.52 301.87 21.04 431.65 415.26 136.36 16.39 278.90 5.55 ASSOCIATED EARTH SCIENCES INC. m15th Ave .Suite 1ouKirkland, wwsmxm*25-8n7-nn`FAX *25 -8u7 -s42* Associated Earth Sciences, Inc. L Moisture Content ASTM D 2216 Date Sampled 9/8/2011 Project Tukwilla Village Project No. KE110238A Soil Description Tested By JC Location EB/EP No. Depth Sample ID Wet Weight + Pan Dry Weight + Pan Weight of Pan Weight of Moisture Dry Weight of Soil Moisture Sample ID Wet Weight + Pan Dry Weight + Pan Weight of Pan Weight of Moisture Dry Weight of Soil VG Moisture EB -6-5' 470.7 404.6 100.9 66.1 303.7 21.8 EB -6 - 20' 346.1 322.1 99.9 24.0 222.2 10.8 EB -6 - 10' 411.4 376.4 100.8 34.9 275.6 12.7 EB -6 - 15' 449.8 420 2 100 7 29 6 3194 9.3 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave , Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827-5424 Associated Earth Sciences, Inc. Moisture Content ASTM D 2216 Date Sampled 9/8/2011 Project Tukwilla Village Project No. KE110238A Soil Description Tested By JC Location EB/EP No. Depth Sample ID Wet Weight + Pan Dry Weight + Pan Weight of Pan Weight of Moisture Dry Weight of Soil % Moisture Sample ID Wet Weight + Pan Dry Weight + Pan Weight of Pan Weight of Moisture Dry Weight of Soil % Moisture EB -19 - 20' 352.9 333.4 97 7 19.5 235.7 8.3 EB -19 - 5' 539.2 474.1 101.9 65.1 372.2 17.5 EB -19 - 15' 476.3 437.3 98.3 38.9 339.0 11.5 EB -19 - 10' 356.9 303 6 100.0 53.3 203.6 26.2 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave . Suite 100 Kirkland. WA 98033 425-827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS MECHANICAL- Date ECHANICAL Date 9/8/2011 Tested By JC Project Tukwila Village Location Project No. KE110238A EB/EP No EB -1 Depth 10' Soil Description Wt of moisture wet sample + Tai 328.71 Total Sample Tare 519.02 Wt. of moisture dry Sample + Tare 303.81 Total Sample wt + tare 1083.66 Wt. of Tare 97.82 Total Sample Wt 564.6 Wt. of moisture Dry Sample 205.99 Total Sample Dry Wt 503.7 Moisture % 12% Specification Reouirements Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90 - 100.00 3 76.1- 100.00 2.5 64- 100.00 2 50.8- 100.00 1.5 38.1- 100.00 1 25.4- 100.00 3/4 19 21.92 4.35 95.65 3/8 9.51 60.26 11.96 88.04 #4 4.76 93.19 18.50 81.50 #8 2.38 121.54 24.13 75.87 #10 2 128.75 25.56 74.44 #20 0.85 156.22 31.01 68.99 #40 0.42 194.13 38.54 61.46 #60 0.25 247.97 49.23 50.77 #100 0.149 307.12 60.97 39.03 #200 0.074 339.8 67.45 32.55 Percent Finer 100 80 60 40 20 0 100 3" 3/4" US STANDARD SIEVE NOS. NO 4 NO 16 NO 40 NO 200 10 1 Grain Size, mm 0 1 0.01 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave . Suile 100 Kirkland. WA 98033 425-827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS e MECHANICAL Date 9/8/2011 Project Tukwila Village Project No. KE110238A Tested By JC Location EB/EP No EB -1 Depth 20' Soil Description Wt. of moisture wet sample + Tar 214.83 Total Sample Tare 313.34 Wt. of moisture dry Sample + Tare Wt. of Tare 199.15 Total Sample wt + tare 97.67 Total Sample Wt Wt. of moisture Dry Sample 101.48 Total Sample Dry Wt 539.87 226.5 196.2 Moisture % 15% Specification Requirements Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90- 100.00 .3 76.1- 100.00 2.5 64- 100.00 2 50.8- 100.00 1.5 38.1- 100.00 1 25.4100,00 3/4 19 21.93 11.18 88.82 3/8 9.51 26.78 13.65 86.35 #4 4.76 44.31 22.58 77.42 #8 2.38 56.82 28.96 71.04 #10 2 60.53 30.85 69.15 #20 0.85 70.91 36.14 63.86 #40 0.42 83.05 42.33 57.67 #60 0.25 95.11 48.47 51.53 #100 0.149 117.18 59.72. 40.28 #200 0.074 130.77 66.65 33.35 3" 3/4" US STANDARD SIEVE NOS. NO 4 NO 16 NO 40 NO 200 20 0 100 10 1 Grain Size, mm 01 001 ASSOCIATED EARTH H SCIENCES, INC. 911 51h Ave . Suite 100 Kirkland WA 98033 425-827-7701 FAX 425.827-5424 GRAIN SIZE ANALYSIS o MECHANICAL Date 91812011 Project Tukwila Village Project No KE110238A Tested By JC Location EB/EP No Depth EB -8 5' Soil Description Wt. of moisture wet sample + Tai 341.43 Total Sample Tare 391 55 Wt. of moisture dry Sample + Tare Wt. of Tare 308.05 Total Sample wt + tare 741.43 101.7 Total Sample Wt 349 9 Wt. of moisture Dry Sample Moisture % 206.35 Total Sample Dry Wt 301.2 16% Specification Requirements Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90 - 100.00 3 76.1 - 100.00 2.5 64 - 100.00 2 50.8 - 100.00 1.5 38.1 - 100.00 1 25.4 - 100.00 3/4 19 0 - 100.00 3/8 9.51 8.34 2.77 97.23 #4 4.76 16.24 5.39 94.61 #a 2.38 22.51 7.47 92.53 #10 2 24.56 8.16 91.84 #20 0.85 34.43 11.43 88.57 #40 0.42 56.91 18.90 81.10 #60 0.25 92.44 30.69 69.31 #100 0.149 143.45 47.63 52.37 #200 0.074 174.83 58.05 41.95 Percent Finer 100 3" 3/4" 80 :.::.: ; : • 60 40.:ii:: 20 0 100 10 US STANDARD SIEVE NOS. N04 N0 16 N0 40 1 Grain Size, mm NO 200 0I 001 ASSOCIATED EARTH SCIENCES, INC. 911 51h Ave , Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS MECHANICAL Date 9/8/2011 Project Tukwila Village Project No. KE110238A Tested By JC Location EB/EP No EB -8 Depth 10' Soil Description Wt. of moisture wet sample + Tai 271.17 Total Sample Tare 519 9 Wt. of moisture dry Sample + Tare 249.35 Total Sample wt + tare 870.37 Wt. of Tare 100.57 Total Sample Wt 350 5 Wt. of moisture Dry Sample 148.78 Total Sample Dry Wt 305.6 Moisture 15% Specification Reouirements Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90 - 100.00 3 76.1 - 100.00 2.5 64 - 100.00 2 50.8 - 100.00 1.5 38.1 - 100.00 1 25.4 - 100.00 3/4 19 8.62 2.82 97.18 3/8 9.51 47.56 15.56 84.44 #4 4.76 76.64 25.07 74.93 #8 2.38 91.12 29.81 70.19 #10 2 94.69 30.98 69.02 #20 0.85 108.08 35.36 64.64 #40 0.42 127.1 41.58 58.42 #60 0.25 150.92 49.38 50.62 #100 0.149 181.85 59.50 40.50 #200 0.074 199.24 65.19 34.81 Percent Finer 3„ 3/4" US STANDARD SIEVE NOS. NO 4 NO 16 NO 40 NO 200 20 0 100 10 1 Grain Size, mm 01 001 ASSOCIATED EARTH SCIENCES, INC. 911 51h Ave , Suite 100 Kirkland, WA 98033 425-827.7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS e MECHANICAL Date 9/8/2011 Project Tukwila Village Project No. KE110238A Tested By JC Location EB/EP No EB -8 Depth 15' Soil Description Wt. of moisture wet sample + Tar 320.57 Total Sample Tare 298.23 Wt. of moisture dry Sample + Tare 299.82 Total Sample wt + tare 654.55 Wt. of Tare 101.42 Total Sample Wt 356.3 Wt. of moisture Dry Sample 198.4 Total Sample Dry Wt 322.6 Moisture % 10% Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum l Maximum 3.5 90 - 100.00 3 76.1 - 100.00 2.5 64 - 100.00 2 50.8 - 100.00 1.5 38.1 - 100.00 1 25.4 - 100.00 3/4 19 19.74 6.12 93.88 3/8 9.51 52.44 16.26 83.74 #4 4.76 75.77 23.49 76.51 #8 2.38 94.96 29.44 70.56 #10 2 99.38 30.81 69.19 #20 0.85 117.6 36.46 63.54 #40 0.42 143.55 44.50 55.50 #60 0.25 154.91 48.02 51.98 #100 0.149 209.24 64.86 35.14 #200 0.074 227.18 70.43 , 29.57 Percent Finer 3" 100 80 ::,J : : . 60 ... 40 20::;::: 100 314" US STANDARD SIEVE NOS. N0 4 NO 16 NO 40 NO 200 10 Grain Size, mm 01 001 ASSOCIATED EARTH SCIENCES, INC. 911 51h Ave , Suite 100 Kirkland. WA 98033 425-827-7701 FAX 425.827.5424 GRAIN SIZE ANALYSIS o MECHANICAL Date 9/8/2011 Project Tukwila Village Project No. KE110238A Tested By JC Location EB/EP No EB -8 Depth 20' Soil Description Wt. of moisture wet sample + Tai 230.92 Total Sample Tare 519.58 Wt. of moisture dry Sample + Tare Wt. of Tare 217.19 Total Sample wt + tare 738.68 101.34 Total Sample Wt 219.1 Wt. of moisture Dry Sample Moisture % H5.85 Total Sample Dry Wt 195 9 12% Specification Requirements Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90 - 100.00 3 76.1 - 100.00 2.5 64 - 100.00 2 50.8 - 100.00 1.5 38.1 - 100.00 1 25.4 - 100.00 3/4 19 0 - 100.00 3/8 9.51 13.95 7.12 92.88 #4 4.76 27.12 13.84 86.16 #8 2.38 39.35 20.09 79.91 #10 2 42.25 21.57 78.43 #20 0.85 54.75 27.95 72.05 #40 0.42 76.3 38.95 61.05 #60 0.25 96.33 49.18 50.82 #100 0.149 116.56 59.50 40.50 #200 0.074 126.92 64.79 35.21 Percent Finer US STANDARD SIEVE NOS. 3" 314" N04 N01G N040 100 80 .: 60 40 • 20 :, ! - 0 100 NO 200 10 1 Grain Size, mm 0.1 001 ASSOCIATED EARTH SCIENCES, INC. 911 511, Ave . Suite 100 Kirkland, WA 98033 425.827-7701 FAX 425-827-5424 BRAIN SIZE ANALYSIS o MECHANICAL. Date 9/8/2011 Tested By JC Project Tukwila Village Project No. KE 110238A Location Wt of moisture wet sample + Tar 301 14 EB/EP No Depth EP- 9 6' Total Sample Tare Soil Description 326.33 Wt. of moisture dry Sample + Tare 284.33 Total Sample wt + tare 628.53 Wt. of Tare 101.7 Total Sample Wt 302.2 Wt. of moisture Dry Sample 182.63 Total Sample Dry Wt 276 7 Moisture % 9% Specification Requirements Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90 - 100.00 3 76.1 - 100.00 2.5 64 - 100.00 2 50.8 - 100.00 1.5 38.1 - 100.00 1 25.4 - 100.00 3/4 19 0 - 100.00 3/8 9.51 3.54 1.28 98.72 #4 4.76 8.57 3.10 96.90 #8 2.38 11.92 4.31 95.69 #10 2 12.98 4.69 95.31 #20 0.85 18.48 6.68 93.32 #40 0.42 26.19 9.46 90.54 • #60 0.25 30.16 10.90 89.10 #100 0.149 43.24 15.63 84.37 #200 0.074 52.57 19.00 81.00 Percent Finer 3" 100 :- • 80 60 ., 40 1 20 0 - 100 • 3/4- 10 US STANDARD SIEVE NOS. NO 4 NO 18 N0 40 1 Grain Size, mm NO 200 01 001 ASSOCIATED EARTH SCIENCES, INC. 91.1 5lh Ave . Suite 100 Kirkland. WA 98033 425-827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS MECHANICAL Date Project 9/8/2011 Tukwila Village Tested By Location JC Wt. of moisture wet sample + Tai Project No. KE110238A EB/EP No Depth EB -14 10' Soil Description 381.77 Total Sample Tare 395.49 Wt. of moisture dry Sample + Tare 326.12 Total Sample wt + tare 661 WL of Tare 100.96 Total Sample Wt 265 5 Wt. of moisture Dry Sample 225.16 Total Sample Dry Wt 212.9 Moisture % 25% Specification Requirements Sieve No. Diam. mrn Wt. Retained •) % Retained % Passing Minimum Maximum 3.5 90 - 100.00 3 76.1- 100.00 2.5 64- 100.00 2 50.8- 100.00 1.5 38.1 - 100,00 1 25.4 100.00 3/4 19 0- 100.00 3/8 9.51 2.27 1.07 98.93 #4 4.76 3.18 1.49 98.51 #8 2.38 4.32 2.03 97.97 #10 2 4.65 2.18 97.82 #20 0.85 6.62 3.11 96.89 #40 0.42 13.34 6.27 93.73 #60 0.25 32.52 15.28 84.72 #100 0.149 64.98 30.52 69.48 #200 0.074 86.8 40.77 59.23 Percent Finer 100 US STANDARD SIEVE NOS. 3" 3/4" NO 4 NO 18 NO 40 60 :. 60 40 20 i°'i 0 NO 200 100 10 1 0.1 0.01 Grain Size, mm ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave , Suite 100 Kirkland, WA 98033 425-827-7701 FAX 425-827.5424 GRAIN SIZE ANALYSIS o MECHANICAL Date 9/8/2011 Project Tukwila Village Project No KE110238A Tested By JC Location EB/EP No Depth EB -14 15' Soil Description Wt. of moisture wet sample + Tat 307.63 Total Sample Tare 331.94 Wt. of moisture dry Sample + Tare 284.81 Total Sample wt + tare 821.36 Wt. of Tare 99.27 Total Sample Wt 489.4 Wt. of moisture Dry Sample 185.54 Total Sample Dry Wt 435,8 Moisture % 12% Specification Requirements Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90 - 100.00 3 76.1- 100.00 2.5 64- 100.00 2 50.8- 100.00 1.5 38.1- 100.00 1 25.4- 100.00 3/4 19 0- 100.00 3/8 9.51 14,76 3.39 96.61 #4 4.76 29.81 6.84 93.16 #8 2.38 47.73 10.95 89.05 #10 2 51.84 11.89 88.11 #20 0.85 76.36 17.52 82.48 #40 0.42 143.18 32.85 67.15 #60 0.25 205.87 47.24 52.76 #100 0.149 251.98 57.82 42.18 #200 0.074 277.46 63.66 36.34 Percent Finer 100 3" 3/4" 80 •7 . 60 tl 40 j • 20 0 100 10 US STANDARD SIEVE NOS. No 4 NO 16 NO 40 1 Grain Size, mm NO 200 0.1 0.01 ASSOCIATED EARTH SCIENCES, INC. 911 511 Ave . Suite 100 Kirkland. WA 98033 425.827-7701 FAX 425-827-5424 GRAIN SIZE ANALYSIS o MECHANICAL Date 9/8/2011 Project Tukwila Village Project No KE110238A Tested By JC Location EB/EP No EB -14 Depth 20' Soil Description Wt. of moisture wet sample + Tat 220.24 Total Sample Tare 296.84 Wt. of moisture dry Sample + Tare 211.92 Total Sample wt + tare 435.24 Wt. of Tare 100.43 Total Sample Wt 138.4 Wt. of moisture Dry Sample 111.49 Total Sample Dry Wt 128.8 Moisture % 7% Specification Requirements Sieve No. Diam. (mm) Wt. Retained (g) % Retained % Passing Minimum Maximum 3.5 90 - 100.00 3 76.1- 100.00 2.5 64- 100.00 2 50.8- 100.00 1.5 38.1- 100.00 1 25.4- 100.00 3/4 19 0- 100.00 3/8 9.51 11.98 9.30 90.70 #4 4.76 18.24 14.16 85.84 #8 2.38 24.1 18.71 81.29 #10 2 25.45 19.76 80.24 #20 0.85 32.71 25.40 74.60 #40 0.42 39.41 30.60 69.40 #60 0.25 49.9 38.75 61.25 #100 . 0.149 53.47 41.52 58.48 #200 0.074 76.78 59.62 40.38 Percent Finer 3" 3/4" US STANDARD SIEVE NOS. NO 4 NO 16 NO 40 NO 200 20 0 100 10 1 Grain Size, mm 0.1 001 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave , Suite 100 Kirkland WA 98033 425-827.7701 FAX 425-827-5424 Date GRAIN SIZE ANALYSIS o MECHANICAL 9/8/2011 Project Tukwila Village Project No. KE110238A Tested By JC Location Wt. of moisture wet sample + Tar Wt. of moisture dry Sample + Tare Wt. of Tare 268.94 EB/EP No Depth EB -14 25' Total Sample Tare • Soil Description 296.28 254.92 Wt. of moisture Dry Sample Moisture % 98.76 Total Sample wt + tare 573.45 Total Sample Wt 277.2 156.16 Total Sample Dry Wt 254.3 Sieve No. Diam. (mm) 90 Wt. Retained (g) % Retained % Passing_ 100.00 opecmcaaon itequtremenis Minimum Maximum 3.5 3 76.1100.00 2.5 64- 100.00 2 50.8100.00 1.5 38.1- 100.00 1 25.4- 100.00 3/4 19 11.45 4.50 95.50 3/8 9.51 31.02 12.20 87.80 #4 4.76 46.43 18.26 81.74 #8 2.38 55.66 21.88 78.12 #10 2 58.37 22.95 77.05 #20 0.85 73.26 28.80 71.20 #40 0.42 108.45 42.64 57.36 #60 0.25 136.25 53.57 46.43 #100 0.149 159.84 62.85 37.15 #200 0.074 174.19 68.49 31.51 Percent Finer 3., 3/4" US STANDARD SIEVE NOS. N0 4 NO 16 N040 NO 200 100 10 1 Grain Size, mm 01 001 ASSOCIATED EARTH SCIENCES, INC. 911 5th Ave , Suite 100 Kirkland, WA 98033 425.827.7701 FAX 425.827-5424 Tukwila Village Water Level Data £N9Z/l0 o 0 o a a o 0 0 N N co N 03 03 03 03 paI eMng goN (j) uonena13 mem elew!xoaddy 0 03 N ZL/86/06 Z1./0 WO Z 6/ 60/t70 14/£Z/Z1. 66/ 6/60 1 6/90/90 0 (00 N 0) 2 cO 1 0) 3 } November 30, 2011 Project No. KE110238B Pacific Northern Construction 201 27th Avenue SE, Building A, Suite 300 Puyallup, Washington 98374 Attention: Subject: Mr. Bryan Park . Phase I Environmental Site Assessment- Tukwila Village Tukwila International Boulevard and South 144th Street Tukwila, Washington Dear Mr. Park: RECEIVED SUN 12• Cl�` p�VL1-Q M ND JUR 14 2093 TUttrvita-, PUBLIC WORKS This letter accompanies a report by Associated Earth Sciences, Inc. (AESI) documenting the results of a Phase I Environmental Site Assessment (ESA) performed on the above -referenced property. The findings and conclusions in this report are based on our interpretation of information currently available, and are subject to the limitations in the attached report. We appreciate the opportunity to work with you on this project. If you have any questions regarding the scope of our study or our conclusions, please do not hesitate to contact us at (425) 827-7701. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Jon N. Sondergaard, L.G., L.E.G. Principal Geologist .INS/1d KE110238B3 Projects \2011023 8\KE\WP Phase I Environmental Site Assessment TUKWILA VILLAGE Tukwila, Washington Prepared for Pacific Northern Construction Project No. KE110238B November 30, 2011 PHASE I ENVIRONMENTAL SITE ASSESSMENT TUKWILA VILLAGE Tukwila, Washington Prepared for: Pacific Northern Construction 201 27th Avenue SE, Building A, Suite 300 Puyallup, Washington 98374 Prepared by: Associated Earth Sciences, Inc. 911 5th Avenue, Suite 100 Kirkland, Washington 98033 425-827-7701 Fax: 425-827-5424 November 30, 2011 Project No. KE110238B Tukwila Village Phase 1 Environmental Site Assessment Tukwila, Washington Table of Contents TABLE OF CONTENTS Page EXECUTIVE SUMMARY iii 1.0 INTRODUCTION 1 1.1 Purpose and Scope of Services 1 1.2 Scope of Services 1 1.3 Significant Assumptions 1 1.4 Limitations and Exceptions 2 1.5 Special Terms and Conditions 2 1.6 User Reliance 2 2.0 SITE DESCRIPTION 3 2.1 Location and Legal Description 3 2.2 Site and Vicinity General Characteristics 3 2.2.1 Regional Topography and Geologic Setting 3 2.2.2 Site Dimensions and Topography 3 2.3 Current Use of the Property 3 2.4 Description of Structures, Roads, and Other Improvements 4 2.5 Current Uses of the Adjoining Properties 4 3.0 USER -PROVIDED INFORMATION 4 3.1 Title Records 4 3.2 Environmental Liens or Activity and Use Limitations 5 3.3 Specialized Knowledge 5 3.4 Commonly Known or Reasonably Ascertainable Information 5 3.5 Valuation Reduction for Environmental Issues 5 3.6 Owner, Property Manager, and Occupant Information 5 3.7 Reason for Performing Phase I ESA 5 3.8 Prior Reports 5 4.0 RECORDS REVIEW 9 4.1 Standard and Additional Environmental Record Sources 9 4.1.1 Orphan Sites Summary 10 4.1.2 Listed and Orphan Sites Within the Search Radii 10 4.2 Physical Setting Sources 13 4.3 Historical Use Information on the Property and Adjoining Properties 14 4.3.1 Aerial Photographs 14 4.3.2 King County Assessor Records 15 4.3.3 Sanborn Map and City Directory Review 17 4.3.4 Historical Topographic Map Review 17 5.0 SITE RECONNAISSANCE 18 5.1 Methodology and Limiting Conditions 18 5.2 General Site Setting 18 5.2.1 Ground Water Conditions 19 5.2.2 Surface Water Conditions 19 5.2.3 Vapor Intrusion Assessment 19 TABLE OF CONTENTS (CONTINUED) Page November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSA/Id — KE110238B3 — Projec!s1201102381KEI WP Page i Tukwila Village Phase 1 Environmental Site Assessment Tukwila, Washington Table of Contents 5.3 Exterior Observations 20 5.4 Interior Observations 20 6.0 INTERVIEWS 21 6.1 Interview With Owner(s) 21 6.2 Interviews With Occupants(s) 21 6.3 Interviews With Local Government Officials 21 7.0 FINDINGS 21 8.0 OPINION 24 8.1 Data Gaps 25 9.0 CONCLUSIONS 25 10.0 DEVIATIONS 25 11.0 ADDITIONAL SERVICES 25 12.0 QUALIFICATIONS 25 13.0 CLOSURE 26 14.0 REFERENCES 27 LIST OF TABLES Table 1. Listed and Orphan Sites Within the Search Radii with Documented or Likely Chemical Releases 10 Figure 1. Figure 2. Appendix A. Appendix B. Appendix C. Appendix D. Appendix E. Appendix F. Appendix G. Appendix H. Vicinity Map Site Plan LIST OF FIGURES LIST OF APPENDICES King County Assessor Records Historical King County Assessor Records User -Provided Questionnaire Environmental Project Questionnaire Title Report Environmental Data Resources, Inc. Radius Map With GeoCheck® Ecology Files Environmental Data Resources, Inc. Historical Aerial Photograph Report Environmental Data Resources, Inc. Historical Topographic Map Report Environmental Data Resources, Inc. Sanborn Fire Insurance Map Report Environmental Data Resources, Inc. City Directory Abstract Site Photographs Resumes of Environmental Professionals November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSAAd — KE110238B3 — Projects1201102381KEI WP Page ii Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Executive Summary EXECUTIVE SUMMARY Associated Earth Sciences, Inc. (AESI) conducted a Phase I Environmental Site Assessment (ESA) of the proposed Tukwila Village property located in Tukwila, King County, Washington, east of Tukwila International Boulevard and south of South 141St Street. The property is located in Section 15, Township 23 North, Range 4 East. For a complete legal description of the subject property, refer to the King County Assessor Records located in Appendix A. The subject property was developed with several residential homes as early as the early 1900s (4011 South 144th Street), with the majority of the historic residential development occurring throughout the 1940s and 1950s. The site was also developed, primarily in the 1950s and 1960s, with several commercial buildings including a real estate office, two restaurants, a car wash, and a motel (built in the late 1930s). The site was later developed with additional structures including the storage garages/outbuildings located on the central portion of the property. The majority of the historic commercial and residential structures that existed at the site have been removed by this time; information related to associated environmental issues (underground storage tank [UST] removals, asbestos/lead-based paint, and various soil and ground water studies) related to prior structures at the subject property are discussed in Section 3.8, "Prior Reports." AESI identified several recognized environmental conditions relative to the subject property during our review of regulatory files and historical information regarding the site; these conditions are described below. • The BP Service Station / Pacific 76 / Former Exxon facility is located to the west of the southwestern portion of the subject property, across Tukwila International Boulevard approximately 60 feet west from the site boundary. AESI reviewed available Washington State Department of Ecology (Ecology) files for the facility and a discussion of our review is presented below. AESI reviewed a report entitled "Off -Site Well Installation, Soil Assessment, and Groundwater Monitoring Report Former Exxon Station 77001 14415 Tukwila International Boulevard Tukwila, Washington," prepared by Cardno ERI and dated June 16, 2011. According to the report, soil exploration and ground water monitoring at the former Exxon Station 77001 has been ongoing since 1991; three gasoline USTs were installed at the property in 1969 and were removed from the site in 1993 when a new system was installed on the northern portion of the property. In general, residual gasoline -range total petroleum hydrocarbons (TPH) and benzene appear to be present in the subsurface capillary fringe and vadose zones near the former tank basin located on the northeastern portion of the facility. The shallow ground water gradient at the facility is understood to vary from east to northeast, with depths to ground water ranging from 1 to 13 feet below ground surface (bgs). November 30, 2011 MSA/1d— KE110238B3 — Projects1101102381 KE1 WP ASSOCIATED EARTH SCIENCES, INC. Page iii Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Executive Summary Laboratory results indicate that ground water samples collected from MW 12B (located in the right-of-way turn lane adjacent to the west of the vacant restaurant building on the subject property) were above the Model Toxics Control Act (MTCA) Method A cleanup level for gasoline -range TPH. Reported results for MW 12B indicate a concentration of 909 parts per billion (ppb) TPH-Gx, 262 ppb TPH-Dx, and 160 ppb total lead. Laboratory results for MW19 (located on the subject property near the northeast corner of South 144th Street and Tukwila International Boulevard) exhibited concentrations of analytes below their respective MTCA Method A cleanup levels. • AESI reviewed a report entitled "Phase Two Environmental Site Assessment 14120 Tukwila International Boulevard Tukwila Washington," prepared by PBS Engineering and Environmental (PBS), dated August 2003. The facility is located adjacent to the north of the subject property. According to the report, the property housed a Shell gasoline station from the 1950s to the 1970s, at which point various automotive service, rental, and sales businesses subsequently occupied the property. Three USTs were removed from the property in 1989 and gasoline contaminated soil was identified on the central portion of the site with heavy oil contaminated soils identified on the northern portion of the site after a 1997 assessment. Ground water samples collected from the central portion of the facility were reported to contain elevated concentrations of gasoline (up to 71,000 micrograms per liter big/L]) and benzene (up to 85 µg/L). The report concludes by indicating that Ecology will likely require quarterly ground water monitoring, and that impacted soils above MTCA cleanup levels be removed in the corresponding areas. AESI also reviewed a letter entitled "Workplan for Additional Assessment of Soils and Groundwater and Compliance Monitoring," prepared by PBS and dated September 16, 2003. The objectives of the workplan include further characterization of the site with additional soil and ground water sampling to define the source of gasoline, sampling to determine the lateral extent of the existing plume, and installing ground water monitoring wells for quarterly monitoring anticipated to be required by Ecology. No other significant information was reviewed relative to cleanup activities at the site. • AESI reviewed historical assessor records for the subject property in which "oil burner" heat is described for three areas of the subject property: 1) the former residence located on parcel no. 1554200035 (adjacent to South 141st Street), 2) at the 14239 42nd Avenue South residence, and 3) for the existing restaurant building located on the west -central portion of the site. Presumably these heating oil USTs were removed during demolition of the former homes, remodeling activities, or when the buildings were converted to their existing heating systems. However, the possibility remains that relic USTs may be present in these areas at the subject property. • Several environmental cleanups have occurred on the subject property in the past related to underground heating oil storage tank and oil/water separator removals at the former South City Motel, a former residential home located at 4029 South 144th Street, and at the November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MS M—KE710238B3—Projects120110238\KEIWP Page iv Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Executive Summary former Northfield Car Wash facility (see Section 3.8, "Prior Reports" for discussion). The cleanup efforts at each of these locations appear to have been successful, with analytical results from confirmation soil sampling exhibiting concentrations of contaminants below their respective MTCA Method A cleanup levels. The potential exists for remnant soil and/or ground water contamination to be encountered during construction and excavation activities at the site. • According to a client -provided illustrative site plan for development of the subject property, proposed buildings (residential/retail) at the subject property will be located within 100 feet from the identified soils and ground water contamination (TPH-gasoline and benzene at concentrations of 71,000 µg/L and 85 µg/L, respectively) at the adjacent automotive facility (former Shell gasoline station) to the north of the site. According to a review of available Ecology files, the extent of the subsurface contamination at the existing auto dealer is unknown at this time. Characterization of soil and ground water at the north end of the subject property adjacent to the former automotive facility did not encounter contamination. However, migration of organic vapors from contaminated soil or ground water located off-site could potentially result in vapor intrusion at the subject property. Considering that the contaminants of concern are volatile, toxic, and are within the "100 -foot rule" Ecology guidance for a proposed structure (Ecology, 2009) on the subject property, AESI recommends that a Tier I Vapor Intrusion Assessment be performed. AESI did not observe obvious indications of surficial staining, dumping, or environmentally significant releases of chemicals on the subject property. No obvious visual evidence of hazardous materials contamination was discovered in surficial areas of the site examined during our site reconnaissance. Several off-site properties of potential environmental significance within the American Society for Testing and Materials (ASTM) -specified search radii were identified in the Environmental Data Resources, Inc. (EDR) database report. AESI also reviewed files at the Washington State Department of Ecology for these sites (see Section 4.1.2, "Listed and Orphan Sites Within the Search Radii"). Based on the information gathered during this Phase I ESA, AESI has identified several potential and confirmed environmental conditions which present a material threat of a release of hazardous substances or petroleum products to the subject property. • In our opinion, the confirmed presence of gasoline -range TPH above the MTCA Method A cleanup levels in the monitoring well (MW12B) associated with the cleanup at the Former Exxon facility west of the southwest portion of the subject property (approximately 18 feet west of the subject property) represents a recognized environmental condition and warrants further study. • The adjoining property north of the subject site (auto dealer - 14120 Tukwila International Boulevard) is confirmed to have TPH-impacted ground water of an November 30, 2011 MSA/Id— KE110238B3 — Projects1201102381KEI WP ASSOCIATED EARTH SCIENCES, INC. Page v Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Executive Summary unknown extent; we recommend further study in this area along the northern boundary of the subject property. • Several soil cleanup operations have been conducted across the site related to former heating oil tanks and water/oil separator removals; should "remnant" TPH-impacted soils be encountered during grading/construction, we recommend that they be assessed and disposed of in accordance with local and State regulations. • Due to the age of the remaining structures at the subject property, AESI also recommends that asbestos -containing materials and lead-based paint (ACM/LBP) surveys be completed prior to demolition of the remaining on-site structures. November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSARd — KE110238B3 — Projects1201102381KE1 WP Page vi Tukwila Village Phase 1 Environmental Site Assessment Tukwila, Washington Results of Assessment 1.0 INTRODUCTION 1.1 Purpose and Scope of Services The purpose of this Phase I Environmental Site Assessment (ESA) is to identify, to the extent practicable using standard methods, the presence, or likely presence, of hazardous substances or petroleum products under conditions that indicate an existing release, a past release, or a material threat of a release into structures on the property or into the ground, ground water, or surface water of the property. 1.2 Scope of Services This Phase I ESA was performed by Associated Earth Sciences, Inc. (AESI) in accordance with the American Society for Testing and Materials (ASTM):E-1527-05, Standard Practice for Environmental Site Assessments: Phase 1 Environmental Site Assessment Process. The scope of this Phase I ESA included the following specific tasks: • Reviewing regulatory agency databases for both the site and for surrounding properties. Databases searched included, but were not limited to, the ASTM standard specified lists. • If deemed necessary, based on information obtained from regulatory agency databases, reviewing relevant records at the Washington State Department of Ecology (Ecology). • Researching past site use through a review of historical records, including aerial photographs, local assessor records, and historical topographic maps. • Reviewing published maps for topographic and geologic information. • Conducting a reconnaissance to observe existing site conditions and activities at neighboring parcels. • Interviewing property owners, property managers, and occupants associated with the subject property. • Preparing this report summarizing the results of data research, site observations, interviews, and providing our interpretation regarding the potential for adverse environmental conditions or environmental risks. No surface or subsurface samples of environmental media were collected or analyzed at the subject property as part of this site assessment. 1.3 Significant Assumptions November 30, 2011 MSA/ld — KE110238B3 — Projects1201102381KE1 WP ASSOCIATED EARTH SCIENCES, INC. Page 1 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment Phase I ESAs cannot eliminate all uncertainty regarding the potential for recognized environmental conditions. This assessment was performed in general accordance with ASTM:E- 1527-05, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. Consistent with ASTM:E-1527-05, this Phase I ESA is intended to reduce, but not eliminate, uncertainty regarding the potential for recognized environmental conditions. The level of effort was not exhaustive, but was designed to balance reduction of uncertainty regarding environmental conditions with time and costs. Note that conducting this Phase I ESA does not eliminate the potential for future identification of recognized environmental conditions. Judgments leading to the enclosed general conclusions are based on available information, including information provided by the client, interviews with knowledgeable personnel, and site conditions as they existed at the time of our assessment. While striving to present the most accurate scenario of the condition of the property, this assessment may reflect inaccurate or incomplete information provided by others. Other information on the subject property or adjacent surrounding properties may exist, and more extensive studies may reduce the uncertainties associated with this assessment. The assessment is subjective, qualitative, and based mainly on the professional judgment and experience of the AESI project team after review and consideration of available information. 1.4 Limitations and Exceptions In accordance with ASTM:E-1527-05, this Phase I ESA does not address a number of issues considered outside of the scope of the Phase I ESA process, including (but not limited to): asbestos -containing building materials (ACM), radon gas, lead-based paint (LBP), lead in drinking water, wetlands, regulatory compliance, cultural and historic resources, industrial hygiene, health and safety, ecological resources, endangered species, indoor air quality, biological agents, and mold. 1.5 Special Terms and Conditions There were no special terms or conditions attached to this Phase I ESA. 1.6 User Reliance This report is certified to, can be relied upon by, and has been prepared for the exclusive use of the following entities: • Pacific Northern Construction Any of the named entities above can convey this report to an affiliate, related entity, subsidiary, lender, title insurer, regulatory/city agency or current property owner(s) and their agents, but further dissemination requires prior written approval from AESI. November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSAJId—KE110238B3—Projects1201102381KE1WP Page 2 Tukwila Village Phase 1 Environmental Site Assessment Tukwila, Washington Results of Assessment 2.0 SITE DESCRIPTION 2.1 Location and Legal Description As shown in Figure 1, "Vicinity Map," the subject property is located in Tukwila, King County, Washington, east of Tukwila International Boulevard and south of South 141st Street. The property is located in Section 15, Township 23 North, Range 4 East. For a complete legal description of the subject property, refer to the King County Assessor Records located in Appendix A. Parcels included in this assessment are listed below by King County parcel identification number: 1523049242 — 0.60 acres 1554200005 — 0.18 acres 1554200010 — 0.15 acres 1554200015 — 0.14 acres 1554200020 — 0.60 acres 1554200025 - 0.14 acres 1554200030 — 0.19 acres 1554200036 — 0.17 acres 1554200037 — 0.18 acres 1554200033 — 0.24 acres 1554200035 — 0.22 acres 1554200034 — 0.23 acres 1523049096 — 0.36 acres 1523049092 — 0.81 acres 0040000180 — 0.20 acres 0040000194 — 0.11 acres 0040000146 — 0.18 acres 0040000145 — 0.20 acres 0040000191— 0.49 acres 0040000196 — 0.21 acres 0040000199 — 0.03 acres 0040000198 — 0.66 acres 1523049208 — 0.15 acres The total acreage is 6.44 acres. With the exception of tax parcel 0040000199 — 0.03 acres, which is listed as owned by King County Housing Authority, the tax parcels comprising the subject property are owned by the City of Tukwila. 2.2 Site and Vicinity General Characteristics 2.2.1 Regional Topography and Geologic Setting The Tukwila Village property is located within the glacial terrain of the Puget Sound Lowlands. Surficial geology near the subject property is mapped as Qvt — glacial till, a Vashon-aged compact diamict containing sub -rounded to well-rounded clasts in a massive silt- or sand -rich matrix (Booth, 2004). 2.2.2 Site Dimensions and Topography As shown on Figure 2, "Site Plan," the subject property is irregularly shaped and approximately 940 feet by 320 feet. The topography of the site is generally flat and slopes gently down to the southeast. The elevation of the property is approximately 300 feet above mean sea level (amsl). 2.3 Current Use of the Property November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSARd — KE110238B3 — Projects120110238IKEI WP Page 3 Tukwila Village Tukwila, Washington Phase I Environmental Site Assessment Results of Assessment The majority of the subject property has been cleared by this time or is vacant paved and unpaved land. The remaining occupied structures at the subject property include a barber shop (Hi Def Cuts 4021 South 144th Street), two City of Tukwila public works storage buildings, and a residential home (14239 42nd Avenue South) occupied by tenants. A vacant two-story restaurant building (14404 Tukwila International Boulevard) is located on the southwest portion of the subject property. 2.4 Description of Structures, Roads, and Other Improvements Structure Size / Stories Year Built Type Restaurant 4,960 square feet / 2 1946 Masonry Residential Home 990 square feet / 1 1955 Wood -Framed Storage Garage 864 square feet / 1 1979 Prefab Steel Barber Shop 480 square feet / 1 1948 Masonry Wood Storage Building -450 square feet / 1 Unknown Wood -Framed The western half of the subject property is developed with asphalt paved parking areas and remnants of retaining walls, various former landscaping features, and sidewalks are present across the site. The non-contiguous parcel on the eastern portion of the subject property is developed with a single -story residential home. The northern half of the subject property is transected by 41st Avenue South, a former residential north -south street. 2.5 Current Uses of the Adjoining Properties North of the subject property is a used auto dealer, a parking lot, and a multi -family residential building beyond which lie two large multi -family residential properties and South 141st Street. East of the subject property is the Foster Library, a multi -family residential development, an office building, and several single-family residential homes followed by 42nd Avenue South and Foster High School. West of the subject property is Tukwila International Boulevard beyond which lies a Union 76 service station, a Bartell Drug store and various retail shopping, a Jack in the Box restaurant, the Jet Inn Motel, and a 7 -Eleven convenience store. South of the subject property are three motels, single-family and multi -family residential properties, and miscellaneous retail stores beyond which lies South 146th Street. 3.0 USER -PROVIDED INFORMATION As of the issuance of this report, AESI has yet to receive the user -provided information regarding the subject property. 3.1 Title Records As of the issuance of this report, AESI has yet to receive the title information/report for the subject property. November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSA/ld—KE110238B3— Projects1101102381KE\WP Page 4 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment 3.2 Environmental Liens or Activity and Use Limitations A title report or chain -of -title was not provided to AESI for this assessment. 3.3 Specialized Knowledge AESI has conducted a geotechnical assessment of the subject property and other subsurface explorations, but otherwise has no specialized knowledge of the site. 3.4 Commonly Known or Reasonably Ascertainable Information • Awaiting information from the user. 3.5 Valuation Reduction for Environmental Issues During the assessment, AESI did not become aware of any valuation reductions associated with environmental issues. 3.6 Owner, Property Manager, and Occupant Information The subject property is owned by the City of Tukwila and occupied by a barber shop, a residential home, and City of Tukwila public works storage facilities, with the remainder of the site being undeveloped or vacant land and/or paved parking areas. 3.7 Reason for Performing Phase I ESA Pacific Northern Construction has contracted AESI to conduct a Phase I ESA as part of the due diligence process for purchase and subsequent development of the subject property. The purpose of the Phase I ESA is to qualify for Landowner Liability Protections under CERCLA and identify environmental conditions that could materially impact development of the property. 3.8 Prior Reports AESI was provided several prior reports prepared for portions of the subject property and adjoining properties. Information obtained from our review of these reports is presented below. 4029 South 144th Street AESI reviewed a report entitled "Underground Storage Tank (UST) Removal and Site Remediation," prepared by PBS Engineering and Environmental (PBS) and dated October 2006. According to the report, a 1,000 -gallon residential heating oil UST was discovered on the central portion of the subject property (4029 South 144th Street) during demolition of the former home. The UST was decommissioned in August of 2006 at which time 2.5 tons of sludge and 800 gallons of diesel -impacted water were removed from the tank. Approximately 11 tons of diesel - November 30, 2011 MSA/(d — KE110238B3 — Projects1201102381KE1 WP ASSOCIATED EARTH SCIENCES, INC. Page 5 Tukwila Village Phase 1 Environmental Site Assessment Tukwila, Washington Results of Assessment impacted soils were removed from the site and disposed of at Waste Management in Seattle, Washington. Confirmatory soil samples obtained from the bottom and sidewalls of the remedial excavation at the property indicated that the diesel -impacted soils had been removed; laboratory results for kerosene, diesel, and heavy oils were reported as non -detect for the five soil samples submitted. The report concluded by stating that "no petroleum -contaminated soils above the regulatory cleanup levels remain in the tank excavation". Additionally, ground water was not encountered during the tank removal and remedial excavation activities. AESI reviewed a report entitled "Phase One Environmental Site Assessment 4029 South 144th Street Tukwila, Washington," prepared by PBS and dated June 2006. According to the report, the subject property (tax parcel no. 0040000198) was developed with a residential home in approximately 1938; the residence was expanded in the mid-1950s and a garage was constructed in the early 1970s. The property to the west (a portion of the current subject property) was developed with the local water district office and shop in approximately 1948. The properties in the surrounding area were described as either undeveloped or single-family residences with acreage until the 1970s when several multi -family structures were developed in the site vicinity. The report identifies a potential heating oil tank on the east side of the residence (discussed in the previous paragraph). No other environmental issues (other than asbestos and lead-based paint) were reported in connection with the property. 14242 Pacific Highway South (Tukwila International Boulevard), 14247, 14235, 14223, and 14228 41st Avenue South — Former South City Motel and Residences AESI reviewed a report entitled "Phase I Environmental Site Assessment 14242 Pacific Highway South 14247, 14241, 14235, 14223, 14228 41st Avenue South Tukwila, Washington," prepared by PBS and dated March 2000. According to the report, the site (the central portion of the subject property of this report) consisted of seven parcels developed with five residential homes and a 32 -room motel. The property was originally developed with two single-family homes and a cabin in the early 1930s. The motel wings were constructed in the early 1940s and the two former residences were joined to form the motel office and rental units in the late 1950s. Aerial photograph research suggests that the parcels containing the five residential homes were undeveloped until the mid 1960s, at which point the homes are visible. Three recognized environmental conditions were identified in relation to the property at the time of the preparation of the Phase I: • Approximately 36 five -gallon containers of miscellaneous suspect petroleum products were observed behind the residence and near the carport at 14241 41St Avenue South along with surficial staining on the ground surface. • A prior report (ADaPT 2000 — discussed below) was noted which identified the removal of a 1,500 -gallon UST at the motel and subsequent soil analyses indicated petroleum hydrocarbons in soil below the Model Toxics Control Act (MTCA) cleanup levels at that time (see discussion below regarding UST removal and subsequent assessment). November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSA/Id —KE110238B3—Projects1201102381KE\WP Page 6 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment • The report identifies the adjacent BP service station located to the southwest of the site and indicates that the most downgradient well at that facility exhibited benzene, toluene, ethylbenzene, and total xylenes (BTEX) and gasoline at concentrations above MTCA cleanup levels. The report recommends testing along the western boundary of the property (the portion of the western boundary of the subject property located north of South 144th Street). AESI reviewed a report entitled "Underground Storage Tank (UST) Site Assessment Former South City Motel 14240 41st Avenue South, Tukwila, Washington," prepared by AGRA and dated June 30, 2000. According to the report, an approximate 300 -gallon UST was removed from the site in May of 2000; the tank contained 120 gallons of water and 60 gallons of heating oil at the time of removal. Following removal of the tank and the excavation of approximately 5 cubic yards of soil, samples were collected from the base, east sidewall, and south sidewall of the excavation. Analytical laboratory results indicated concentrations of diesel -range hydrocarbons above the MTCA Method A cleanup level at that time (200 parts per million [ppm] - 2,000 ppm is the current cleanup level). On June 7th and 9th, remedial excavation was conducted in the location of the former UST; approximately 200 cubic yards of soil were removed from the excavation up to a maximum depth of 10 feet below ground surface (bgs). Ground water seepage was noted at 9 feet bgs and ponded water was observed in the last day of excavation activities; at which time 120 gallons of water was pumped from the excavation by Basin Oil Company. Five confirmatory soil samples were collected from the remedial excavation and submitted for laboratory analysis; the sample collected from the east sidewall of the excavation exhibited diesel -range hydrocarbons at a concentration of 41 ppm, well below the MTCA cleanup level, while the remaining four soil samples were reported with no detectable concentrations of diesel or fuel oil hydrocarbons. AESI also reviewed a report entitled "Underground Storage Tank Assessment and Closure Report — South City Motel 14242 Pacific Highway Tukwila, Washington," prepared by ADaPT Engineering and dated January 13, 2000. According to the report, three borings were advanced to a maximum depth of 10 feet bgs in the vicinity of the former UST described above in an attempt to determine whether or not soil and ground water had been impacted by a release from the UST. Nine soil samples were collected from the borings and were all reported with non- detectable concentrations of diesel- and oil -range hydrocarbons. Ground water was not encountered in any of the borings. 14224 Tukwila International Boulevard — Former Northfield Carwash AESI reviewed a report entitled "Phase Two Environmental Site Assessment 14224 Tukwila International Boulevard Tukwila Washington," prepared by PBS and dated October 2004. According to the report, a Phase II ESA was conducted on the former Northfield Carwash property in order to assess soils and ground water in the vicinity of the car wash and former UST locations. According to a 1995 UST removal report prepared for the SeaTac Car Wash, two tanks with approximately 6,000- and 4,000 -gallon capacities were removed from the southwest portion of the site (central portion of the subject property of this report). November 30, 2011 MSAAd — KE110238133 — Projects1201102381KEI WP ASSOCIATED EARTH SCIENCES, INC. Page 7 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment Confirmatory soil samples were collected from the excavation and analyzed for gasoline and BTEX; however, the samples were not analyzed for diesel- and oil -range hydrocarbons at that time. During the Phase II study described in this report, seven borings were advanced to a typical depth of 10 to 15 feet bgs. Five ground water grab samples were collected from the explorations. One soil sample exhibited a detectable concentration of heavy oil hydrocarbons (320 ppm); however, that concentration was below the MTCA cleanup level and is attributed to a potential leak in the wastewater pipe related to the carwash system. The five ground water samples were analyzed for diesel -range hydrocarbons, kerosene and heavy oils; all of the samples were reported with non-detectable concentrations of these constituents. The report concluded by stating that no further environmental assessment is recommended for the property at that time. AESI also reviewed a report entitled "Underground Storage Tank Decommissioning and Soil Sampling Report Former Northfield Car Wash 144224 Tukwila International Boulevard Tukwila, Washington 98168," prepared by PBS and dated April 2009. According to the report in March of 2009 a 4,600 gallon UST which served as an oil -water separator for the former car wash was removed from the site during renovation activities. Approximately 1,450 gallons of waste water and 1,350 gallons of sludge were removed from the tank along with 20 gallons of waste water and 2 yards of sludge were removed from the catch basins across the property. After removal of the tank and over excavation the size of the excavation was approximately 15 feet by 39 feet and 7 feet deep. A total of seven soil samples were collected from the sidewalls and bottom of the excavation and from two stockpiles generated during the tank removal. The samples were submitted for laboratory analysis of diesel- and oil -range hydrocarbons. Detectable concentrations of heavy oil (950 ppm) and diesel (210 ppm) were reported in the bottom excavation sample. The soil at the bottom of the excavation was re -sampled in March 2009, with soil samples collected from the same area. The samples were submitted and analyzed for the following constituents: volatile organic compounds (VOCs), polycyclic aromatic hydrocarbons (PAHs), lead (Pb), and polychlorinated biphenyls (PCBs). Non-detectable concentrations of PCBs were reported in the submitted soil sample; additionally only trace amounts of VOCs, cPAHs, and lead (37 ppm) were identified. No ground water was observed during the removal of the UST and subsequent sampling events. 14212 Tukwila International Boulevard — Former Country Vittles Restaurant AESI reviewed a report entitled "Phase One Environmental Site Assessment Country Vittles Restaurant 14212 Tukwila International Boulevard Tukwila, Washington," prepared by PBS and dated May 2002. According to the report, the site was developed with the former restaurant building in the early 1960s; a 1936 and 1961 aerial photograph indicates that the subject property was undeveloped and covered with brush at that time. The Northfield car wash facility (discussed above) is visible adjoining to the south of the restaurant property in a 1965 aerial November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSAAd — KE110238B3 — Projects1201102381KE1 WP Page 8 Tukwila Village Phase 1 Environmental Site Assessment Tukwila, Washington Results of Assessment photograph. The report indicates that no recognized environmental conditions (RECs) were identified in connection with the property. Adjoining property to the north of the subject property: 14120 Tukwila International Boulevard AESI reviewed a report entitled "Phase Two Environmental Site Assessment 14120 Tukwila International Boulevard Tukwila Washington," prepared by PBS, dated August 2003. According to the report, the property housed a Shell gasoline station from the 1950s to the 1970s, at which point various automotive service, rental, and sales businesses subsequently occupied the property. Three USTs were removed from the property in 1989 and gasoline contaminated soil was identified on the central portion of the site with heavy oil contaminated soils identified on the northern portion of the site after a 1997 assessment. Ground water samples collected from the central portion of the facility were reported to contain elevated concentrations of gasoline (up to 71,000 micrograms per liter [µ1L]) and benzene (up to 85 µg2). The report concludes by indicating that Ecology will likely require quarterly ground water monitoring, and that impacted soils above MTCA cleanup levels be removed in the corresponding areas. AESI also reviewed a letter entitled "Workplan for Additional Assessment of Soils and Groundwater and Compliance Monitoring," prepared by PBS and dated September 16, 2003. The objectives of the workplan include further characterization of the site with additional soil and ground water sampling to define the source of gasoline, sampling to determine the lateral extent of the existing plume, and to install ground water monitoring wells for quarterly monitoring anticipated to be required by Ecology. The locations of former structures, UST excavations, and other areas/properties discussed above are identified on Figure 2, "Site Plan." AESI also reviewed several reports regarding asbestos and lead-based paint surveys conducted on former structures located on the subject property; these structures have been demolished and/or removed from the site at this time. 4.0 RECORDS REVIEW This section provides the results of our review of available records for the subject property. 4.1 Standard and Additional Environmental Record Sources The purpose of the environmental record review was to obtain and review records that would help evaluate recognized environmental conditions in connection with the subject property and potential off-site contamination sources. A detailed review of pertinent regulatory agency database records was conducted by Environmental Data Resources, Inc. (EDR, 2011) according to ASTM:E-1527-05 for facilities that currently or previously have occupied the subject site and properties within the specified November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSA/ld—KEI10238B3—Projects1201102381KEIWP Page 9 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment ASTM search radii from the subject site. In addition to the standard ASTM:E-1527-05 environmental records, a number of additional records sources were searched. A list of the reviewed databases, the search radii, number of sites, and complete results of the records search are provided in Appendix D. A total of 63 database listings (representing 48 sites) were identified for surrounding properties within the specified search radii. The subject property was listed as Tukwila Village — 14242 Tukwila International Boulevard. The site is identified on the RCRA-NonGen, FINDS, and ALLSITES databases. These database listings are presumably related to on-site cleanup activities (see Section 3.8, "Prior Reports," and Table 1 below). The listed sites are evaluated in Section 4.1.2. 4.1.1 Orphan Sites Summary The EDR report included 20 listings with incomplete address information that may or may not be within the prescribed ASTM distance from the subject property. AESI conducted further research for each site to assess the likelihood of impact to the subject property. All of the sites were outside the search radii for the database(s) where they were listed. 4.1.2 Listed and Orphan Sites Within the Search Radii Each listed and orphan site within the search radii was evaluated for its potential to impact the subject property. The primary criteria for assessing the potential impact of surrounding sites include: • Whether or not a release has been reported, whether or not ground water has been impacted by the release, and the status of remediation. • Direction of ground water flow: Based on topography, the shallow regional ground water is interpreted to flow southeast. • Distance from the subject property. Sites that are located far from the subject property are considered to pose insignificant environmental risk unless a large release of contaminants to ground water has been documented. All of the listed and orphan sites within the search radii that may pose a hazard to the subject property based on the above criteria are summarized in the following table: Table 1 Listed and Orphan Sites Within the Search Radii with Documented or Likely Chemical Releases Site Lists Distance / Direction from Site Map ID Potential Impact on Subject Property i Tukwila Village —14242 RCRA-NonGen, Subject B6 None. The listings are related to November 30, 2011 MSAAd — KE110138B3 — Projects 1101101381KEI WP ASSOCIATED EARTH SCIENCES, INC. Page 10 Tukwila Village Tukwila, Washington Phase 1 Environmental Site Assessment Results of Assessment Site Lists Distance / Direction from Site Map ID Potential Impact on Subject Property International Boulevard FINDS, ALLSITES Property informational databases only; no violations were reported in relation to the subject property. These listings are likely related to soil disposal during cleanup activities at the former SeaTac car wash discussed below. Seatac Car Wash - 14224 Pacific Highway UST, FINDS, ALLSITES Subject Property B8 Low. The SeaTac Car Wash Facility is discussed in Section 3.8, "Prior Reports." Seatac Motors/Shell Oil/Five & Ten Rentals, Inc. — 14120 Pacific Highway South CSCSL, LUST, UST, ICR Adjacent N D12, D13 Moderate. Ground water and soil at the SeaTac Motors facility is reportedly impacted with gasoline -range TPH and BTEX constituents. Additionally, the shallow ground water flow direction at the site is described as "highly variable". 7 Eleven Food Store — 14207 Pacific Highway South CSCSL, LUST, ICR 80 / E C10 Low. A review of regulatory files indicates that the impacted soil and ground water at the 7 -Eleven facility is limited to the property boundaries. McKinney Property — 14251 Tukwila International Boulevard UST, VCP, CSCSL NFA 80 / E B5 Low. Four quarters of ground water monitoring at the facility indicate that the cleanup and subsequent remediation at the site was successful. BP Service Station / Pacific 76 14415 Pacific Highway South UST, CSCSL, ICR, MANIFEST, LUST 80 / E A3 High. A ground water monitoring well installed 18 feet west of the subject property in an upgradient topographic position was reported with gasoline -range TPH above MTCA Method A cleanup levels (see discussion below). SeaTac Motors/Shell Oil/Five & Ten Rentals, Inc. — 14120 Pacific Highway South The Seatac Motors/Shell Oil/Five & Ten Rentals, Inc. facility is located adjacent to the north of the subject property. AESI reviewed available files for the Seatac Motors/Shell Oil/Five & Ten Rentals, Inc. facility at Ecology that included a report entitled "Former Seatac Motors / Shell Oil Ecology Facility ID No. 46867318 14120 Tukwila International Boulevard Tukwila, Washington," prepared by Associated Environmental Group, LLC and dated March 19, 2010. According to the report, the facility was historically used as a gasoline service station along with automotive repair. AESI also reviewed a Phase II report prepared in 2003 for the site (see Section 3.8, "Prior Reports"). November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSA/Id— KE110238B3 — Projects1201102381KE1 WP Page 11 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment A review of the report indicates that six soil borings were advanced across the site in February 2010, with soil and ground water samples collected from each boring. Ground water analytical results indicated elevated concentrations of gasoline -range total petroleum hydrocarbons (TPH) and the gasoline constituents BTEX. The reported concentrations of gasoline -range TPH ranged from 750 µg/L to 37,100 µg/L, with benzene present in the samples at concentrations of 22.6 to 820 µg/L, exceeded the MTCA Method A cleanup level for ground water (with benzene present) of 800 µg/L. The Site Characterization report concludes that the areas associated with the central pump island (borings B-3 and B-6) are impacted by gasoline -range TPH and benzene to a projected depth of 7 to 16 feet vertically. Soil samples (borings B-3 and B-6) at the facility were reported with gasoline -range TPH (1,930 ppm to 2,260 ppm) above MTCA Method A cleanup levels and associated elevated BTEX concentrations. The SeaTac Motors facility is located adjacent to the north of the subject property. Specifically, the soil and ground water samples which exhibited concentrations of gasoline -range TPH and benzene above MTCA Method A Cleanup levels are located approximately 80 feet from the subject property northern boundary. In our opinion, this facility represents a recognized environmental condition (REC) relative to the subject property and warrants further study. McKinney Property - 14251 Tukwila International Boulevard The McKinney Property (now developed with a Jack In The Box restaurant) is located approximately 100 feet west of the subject property across Tukwila International Boulevard. AESI reviewed available files at Ecology for the facility. According to a report entitled "Groundwater Monitoring Report — 4t' Quarter McKinney Property 14251 Pacific Highway South Tukwila, Washington," prepared by Environmental Associates, Inc. and dated January 18, 2006, the property was historically developed with a fuel service station and impacted soil and ground water at the site were discovered during a 2003 study. In 2004, approximately 500 cubic yards of impacted soil was removed from the southeast portion of the property. Confirmatory soil samples exhibited concentrations of petroleum hydrocarbons below MTCA Method A cleanup levels. Additionally, a single ground water "grab" sample was obtained from the excavation and was also reported with concentrations of gasoline -range hydrocarbons and BTEX below cleanup levels. Approximately 300 pounds of oxygen release compound was applied directly to the base of the excavation and a perforated PVC exfiltration/infiltration gallery was installed should subsequent ground water removal or treatment be deemed necessary. Three ground water monitoring wells were installed at the site in January 2005 and a quarterly ground water monitoring program was initiated. Ground water sampling results reviewed reported detectable concentrations of diesel- and gasoline -range hydrocarbons and BTEX. However, none of the results reported for the four events exceeded the applicable MTCA cleanup levels for those constituents (January 2005 through December 2005). In our opinion, the remedial cleanup efforts at the McKinney Property (existing Jack in the Box) appear to have been successful and it is unlikely to present a material threat of a release of hazardous substances or petroleum products to the subject property. November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSA/M— KE110238B3 — Projects1201102381KEI WP Page 12 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment BP Service Station / Pacific 76 / Exxon Station 77001-14415 Pacific Highway South The BP Service Station / Pacific 76 facility is located adjacent to the west of the southwestern portion of the subject property, across Tukwila International Boulevard approximately 100 feet from the site boundary. AESI reviewed available Ecology files for the facility and a discussion of our review is presented below. AESI reviewed a report entitled "Off -Site Well Installation, Soil Assessment, and Groundwater Monitoring Report Former Exxon Station 77001 14415 Tukwila International Boulevard Tukwila, Washington," prepared by Cardno ERI and dated June 16, 2011. According to the report, soil exploration and ground water monitoring at the former Exxon Station 77001 has been ongoing since 1991; three gasoline USTs were installed at the property in 1969 and were removed from the site in 1993 when a new system was installed on the northern portion of the property. In general, residual gasoline -range TPH and benzene appear to be present in the capillary fringe and vadose zones near the former tank basin located on the northeastern portion of the facility. The shallow ground water gradient at the facility is believed to vary from east to northeast, with depths to ground water ranging from 1 to 13 feet bgs. Four soil borings were advanced across the site (with two borings B25/MW-19 and B26/MW12B drilled/completed as monitoring wells on or adjacent to the subject property of this report) to total depths ranging from 13 to 20 feet bgs. Laboratory results indicate that ground water samples collected from MW12B (located in the right-of-way turn lane adjacent to the west of the vacant restaurant building) were above the MTCA Method A cleanup level for gasoline - range TPH. Ground water results were reported with concentrations of diesel -range TPH, BTEX constituents, and total lead below the respective MTCA Method A cleanup levels. Reported results for MW12B indicate a concentration of 909 ppb TPH-Gx, 262 ppb TPH-Dx, and 160 ppb total lead. Laboratory results for MW19 (located on the subject property near the northeast corner of South 144th Street and Tukwila International Boulevard) exhibited concentrations of analytes below their respective MTCA Method A cleanup levels. The report concludes by recommending that monitoring wells MW19 and MW12B be surveyed and included in future quarterly monitoring events. In our opinion, the confirmed presence of gasoline -range TPH in MW12B (approximately 18 feet west of the subject property) above the MTCA Method A cleanup levels represents a recognized environmental condition and warrants further study at this time. Copies of selected portions of the reviewed files obtained from the Washington State Department of Ecology are included in Appendix E, "Ecology Files." 4.2 Physical Setting Sources November 30, 2011 MSARd — KE110238B3 — Projects1201102381KEI WP ASSOCIATED EARTH SCIENCES, INC. Page 13 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment A copy of the most recent United States Geological Survey (USGS) 7.5 -Minute Topographic Map showing the area on which the subject property is located is provided as Figure 1, "Vicinity Map." Geology and topography for the subject property are discussed in Section 2.2. 4.3 Historical Use Information on the Property and Adjoining Properties The history of the subject property and adjoining properties was compiled from a combination of aerial photographs, historical records, and previous studies for the site. 4.3.1 Aerial Photographs Aerial photographs for various years from 1936 through 2006 were reviewed for this assessment and are provided in Appendix F. Aerial photographs were obtained from Aerometric in Tukwila, Washington. Following are notes from our review of the photographs. 1936: (King County iMap - online, B&W, 1"=1,000) The central portion of the subject property appears to be developed with several single-family residential home and associated outbuildings. A small orchard is visible along the west side of 41' Avenue South. The remainder of the subject property is either lightly forested or grass - covered undeveloped land at this time. North of the subject property is undeveloped land beyond which lies South 141st Street. South of the subject property is forested undeveloped land beyond which lies South 146th Street. West of the subject property is Tukwila International Boulevard beyond which lies several apparent residential or retail properties beyond which lies scattered residential homes and outbuildings. East of the subject property are two residential homes or farmhouses and an undeveloped lot beyond which lies a small orchard followed by 42nd Avenue South. 1956: (Photo 47122-D3, B&W, 1 "=750 ) The subject property is developed with the former hotel, residential homes, and commercial/retail buildings by this time. Several of the former residential homes located adjacent to 41' Avenue South have been constructed and an apparent retail building and outbuilding are visible adjacent to the south of the existing restaurant building. The 14239 42nd Avenue South residence has been constructed by this time. An apparent service station has been constructed on the northwest corner of South 144th Street and Tukwila International Boulevard by this time. Various multi -family, motel, and commercial/retail have been constructed in the subject property vicinity by this time. The property north of the subject site has been cleared and appears to be under construction by this time. 1965: (Photo 47122-D3, B&W, 1 "=500 ) The subject property has been developed with the former car wash facility by this time; several additional residential homes have been constructed along both sides of 41st Avenue South by this November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSARd—KE110238B3—Projects1201102381KEIWP Page 14 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment time. The residential home located south of South 144th Street and the former Country Vittles restaurant have been constructed by this time. The auto sales lot on the adjacent property north of the subject property has been constructed or is operating at this time. An apparent service station is visible adjacent to the west of the northern portion of the subject property (existing 7 - Eleven facility). No other significant changes to the subject property vicinity were noted during our review of this aerial photograph. 1977: (Photo 47122-D3, B&W, 1 "=500) A former residential building and associated outbuilding was removed from the central portion (adjacent to the east of the existing restaurant building) of the subject property by this time. Several larger retail or commercial buildings have been constructed to the west of the central portion of the subject property. Several apparent multi -family residential developments have been constructed south of the subject property, the area north of South 146th Street. 1980: (Photo 47122-D3, B&W, 1"=1,000) The quality of this aerial photograph is poor and significant detail was not discernable; however, no significant changes to the subject property were noted during our review of this aerial photograph. 1985: (Photo 47122-D3, B&W, 1"=500) The existing steel storage garage and yard have been constructed on the southern portion of the subject property. The car wash facility located on the central portion of the subject property has been expanded or improved by this time. 1990: (Photo 47122-D3, B&W, 1 "=750) No significant changes to the subject property or the subject property vicinity were noted during our review of this aerial photograph. 2006: (Photo 47122-D3, Color, 1"=604) The former hotel buildings and residential homes have been removed from the central portion of the subject property by this time. Additionally, the former restaurant building on the north end of the site has been removed and the majority of the central portion of the subject property appears vacant and cleared. The adjacent property to the north has multiple apparent used vehicles parked around the buildings. The Foster library building has been constructed adjacent to the northeast portion of the subject property. The Jack in the Box restaurant located west of the subject property has been constructed by this time. 4.3.2 King County Assessor Records November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSA/!d — KE110238B3 — Projects1201102381KEI WP Page 15 Tukwila Village Phase 1 Environmental Site Assessment Tukwila, Washington Results of Assessment Copies of the King County Assessor Records that were reviewed for this report are located in Appendix A. These records indicate that the subject property is comprised of 23 King County tax parcels. Parcels included in this assessment are listed below by King County parcel identification number: 1523049242 — 0.60 acres 1554200005 — 0.18 acres 1554200010 — 0.15 acres 1554200015 — 0.14 acres 1554200020 — 0.60 acres 1554200025 — 0.14 acres 1554200030 — 0.19 acres 1554200036 — 0.17 acres 1554200037 — 0.18 acres 1554200033 — 0.24 acres 1554200035 — 0.22 acres 1554200034 — 0.23 acres 1523049096 — 0.36 acres 1523049092 — 0.81 acres 0040000180 — 0.20 acres 0040000194 — 0.11 acres 0040000146 — 0.18 acres 0040000145 — 0.20 acres 0040000191— 0.49 acres 0040000196 — 0.21 acres 0040000199 — 0.03 acres 0040000198 — 0.66 acres 1523049208 — 0.15 acres The total acreage is approximately 6.44 acres. With the exception of tax parcel 0040000199 — 0.03 acres, which is listed as owned by King County Housing Authority, the tax parcels comprising the subject property are owned by the City of Tukwila. AESI also reviewed pre -1974 King County Assessor Records available at the Washington State Division of Archives and Records Management. These records, also provided in Appendix A, indicate that the subject property was developed with several residential homes as early as the early 1900s (4011 South 144th Street), with the majority of the historic residential development occurring throughout the 1940s and 1950s. The site was also developed, primarily in the 1950s and 1960s, with several commercial buildings including a real estate office, two restaurants, a car wash, and a motel (built in the late 1930s). AESI reviewed historic assessor records which identify a former residential home located at 4046 41st Avenue South. The associated garage/chicken coop was torn down in approximately 1964; no records pertaining to the removal of the residential home or an associated heating oil tank were identified in the assessor records. The former restaurant building located on the southwestern portion of the subject property was also described as being constructed with "oil burner" heat. The assessor records indicate that the building was renovated in 1975; however, no information regarding removal or decommissioning of a heating oil tank was noted. The majority of the historic commercial and residential structures that existed at the site have been removed by this time; information related to associated environmental issues (former UST removals, asbestos/lead-based paint, and various soil and ground water studies) related to prior structures at the subject property is discussed in Section 3.8, "Prior Reports." November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSARd—KE110238B3—Projects1201102381KE\WP Page 16 Tukwila Village Phase 1 Environmental Site Assessment Tukwila, Washington Results of Assessment 4.3.3 Sanborn Map and City Directory Review EDR conducted a review of available Sanborn fire insurance maps. No Sanborn fire insurance maps were available for the subject property. Business directories including city, cross-reference, and telephone directories were reviewed, as available, for the year 2005. The City Directory Abstract listings identify only single- and multi- family residential listings and several retail listings in the surrounding area. A summary of the information obtained is provided in the City Directory Abstract located in Appendix F. 4.3.4 Historical Topographic Map Review Historical topographic maps that cover the subject property were reviewed and are provided in Appendix F. Results of this review are provided below. 1900: Tacoma 1:125,000 The subject property is mapped as undeveloped forested land at this time. North of the subject property is undeveloped land beyond which lies an improved road and several apparent scattered residential structures followed by the Duamish River. 1949: Des Moines 1:24,000 The central portion of the subject property is developed with the former motel buildings; the southern portion of the subject property is developed with several apparent residential structures. North of the subject property is undeveloped land beyond which lies a motel building followed by South 141st Street. South of the subject property is an apparent commercial building and several residential buildings beyond which lies South 146th Street followed by residential homes. East of the subject property are several residential structures beyond which lies 42nd Avenue South. West of the subject property is Pacific Highway beyond which lies a commercial building and several apparent residential or smaller commercial structures. 1968: Des Moines 1:24,000 41st Avenue South has been constructed along the east central portion of the subject property. Foster High School has been constructed to the east of the subject property. No other significant changes to the subject property or the subject property vicinity were noted during our review of this topographic map. 1973: Des Moines 1:24,000 No significant changes to the subject property or the subject property vicinity were noted during our review of this topographic map. November 30, 2011 MSA/!d—KE110238B3 — Projecu1201102381KE1 WP ASSOCIATED EARTH SCIENCES, INC. Page 17 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment 1978: Des Moines 1:24,000 No other significant changes to the subject property or the subject property vicinity were noted during our review of this topographic map. 1983: Burien 1:25,000 Two additional structures are mapped north of the motel building located on the central portion of the subject property. The residential homes or smaller commercial buildings located on the southern portion of the subject property have either been removed or are unmapped at this time. The former residential homes along 41st Avenue South are visible at this time. Several larger commercial buildings have been constructed to the west, north, and east of the subject property by this time. An apparent multi -family apartment complex has been constructed adjacent to the east of the subject property. No other significant changes to the subject property or the subject property vicinity were noted during our review of this topographic map. 1995: Des Moines 1:24,000 The subject property and immediate vicinity are mapped as a solid "urban area" and no building or structure details are visible in this topographic map. No other significant changes to the subject property or the subject property vicinity were noted during our review of this topographic map. 5.0 SITE RECONNAISSANCE 5.1 Methodology and Limiting Conditions The subject property and general vicinity were visited by a site assessor from AESI on August 22 and 30, 2011. Photographs were taken during the site visit to document current site conditions and are provided in Appendix G. Items of potential or recognized environmental significance to the property, if any, were noted. The site visit was limited to non -intrusive observations, and no sampling of soil, ground water, or other types of media was conducted. 5.2 General Site Setting November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSA4d—KEI10238B3—Projects1201102381KE\WP Page 18 Tukwila Village Phase 1 Environmental Site Assessment Tukwila, Washington Results of Assessment The subject property and surrounding area are located in a mixed use area approximately 1 mile east of Tukwila, Washington. The subject property and subject property vicinity consist of various retail, commercial, and multi -family residential properties. 5.2.1 Ground Water Conditions No springs or seeps were noted during the site reconnaissance. AESI is conducting a concurrent geotechnical subsurface study at the subject property and has reviewed several reports which address local shallow ground water in the subject property vicinity. Depths to ground water at the subject property and the surrounding area range from approximately 4 to 110 feet based on measurements from AESI on-site monitoring wells. 5.2.2 Surface Water Conditions No other surface water features were observed during the site reconnaissance. A dry drainage ditch, or small creek, was noted on the central portion of the site trending north/south along South 141st Street. 5.2.3 Vapor Intrusion Assessment In accordance with Ecology's Guidance for Evaluating Soil Vapor Intrusion in Washington State: Investigation and Remedial Action - Draft (Ecology, 2009), AESI has conducted a Preliminary Vapor Intrusion Assessment of the subject property. The results of our assessment are provided below. The Phase I Environmental Site Assessment prepared for the subject property identified soils contaminated with elevated concentrations of gasoline -range (above MTCA Method A cleanup levels) total petroleum hydrocarbons located directly adjacent to the northern portion of the site. The automotive facility located north of the subject property reportedly also has impacted ground water located on the central portion of the site. Elevated concentrations of gasoline (up to 71,000 gg/L) and benzene (up to 85 tg/L) were identified at the facility and the extent of the ground water contamination has yet to be determined (see Section 4.1.2). Additionally, several soil cleanup events (see Section 3.8, "Prior Reports") have been completed at locations spread across the subject property; and although these cleanup efforts were reportedly successful, the possibility remains that remnant pockets of TPH-impacted soil and/or ground water exists at the subject property. Characterization of soil and ground water at the north end of the subject property adjacent to the former automotive facility did not encounter contamination. However, migration of organic vapors from contaminated soil or ground water located off-site could potentially result in vapor intrusion at the subject property. Considering that the contaminants of concern are volatile, toxic, and are within the "100 -foot rule" Ecology guidance for a proposed structure (Ecology, 2009) on the subject property, AESI recommends that a Tier I Vapor Intrusion Assessment be performed. November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSARd—KE110238B3—Projects1201102381KE\WP Page 19 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment 5.3 Exterior Observations During the site visit, the following conditions were noted on the subject property: • Two apparent ground water monitoring wells were noted on the subject property. One well is located in the turn lane of Tukwila International Boulevard adjacent to the southwest portion of the subject property; the other monitoring well is located immediately to the north, on the subject property, near the northwest corner of South 144th Street and Tukwila International Boulevard. These monitoring wells are discussed further in Section 4.1.2. During the site visit, the following conditions were noted on adjacent properties: • An apparent used auto sales yard (former Shell service station) was noted adjacent to the northern portion of the subject property. Numerous vehicles were parked across the site and de minimus amounts of oil staining were observed across the paved areas. See Section 4.1.2 for more information regarding this site. • Several monitoring wells were observed in the 7 -Eleven parking area. See Section 4.1.2 for more information regarding this facility. • Minor oil staining was noted in the apartment complex parking lot adjacent to the north of the subject property. The staining was noted in the grassy area just to the south of the parking lot and on the asphalt of the parking lot itself. • Minor amounts of paper and plastic trash and debris were noted across the subject property during our site reconnaissance. No significant amounts of trash/debris (illicit dumping) were observed at the site. • AESI observed City of Tukwila Public Works miscellaneous supplies, including light poles and boxes, lumber, sheet metal products, traffic cones, manhole covers, concrete forms, signage, etc. spread across the southern portion of the site. According to Public Works personnel, no chemicals or petroleum products are kept in the storage yard or buildings at the subject property (see Section 5.4 below). 5.4 Interior Observations • AESI noted a significant amount of mold in several areas within the vacant restaurant building located on the southwest portion of the subject property. • According to Mr. Pat Brodin with the City of Tukwila Public Works, two street repair vehicles are stored in the steel blue garage building located on the southern portion of the subject property. According to Mr. Brodin, only the vehicles, signage, traffic cones, etc. November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSA/!d—KE110238B3— Projects1201102381KE\WP Page 20 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment are stored in the garage; no petroleum products are kept in the garage and no repairs are performed there. • No other significant environmental issues were noted during our observation of the remaining on-site structures including the barber shop, residential home, and wood -framed garage. Due to the age of the remaining on-site structures, AESI recommends that ACM and LBP surveys be conducted prior to demolition. 6.0 INTERVIEWS During the performance of this Phase I ESA, AESI conducted the following interviews: 6.1 Interview With Owner(s) AESI did not interview a representative from the City of Tukwila, the current owner of the subject property. 6.2 Interviews With Occupants(s) AESI interviewed Pat Brodin with the City of Tukwila Public Works Department prior to our site visit. Information provided by Mr. Brodin is described in Sections 5.3 and 5.4 above. 6.3 Interviews With Local Government Officials AESI contacted the King County Health Department regarding available files for the subject property. As of the issuance of this report, a response has yet to be received from the King County Health Department. AESI contacted the Tukwila Fire Department regarding available records for the subject property. As of the issuance of this report, a response has yet to be received from the Fire Department. 7.0 FINDINGS AESI conducted a Phase I ESA of the proposed Tukwila Village property located in Tukwila, King County, Washington, east of Tukwila International Boulevard and south of South 141st Street. The property is located in Section 15, Township 23 North, Range 4 East. For a complete legal description of the subject property, refer to the King County Assessor Records located in Appendix A. November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSARd—KE110238B3—Projects1201102381KEIWP Page 21 Tukwila Village Phase 1 Environmental Site Assessment Tukwila, Washington Results ofAssessment The subject property was developed with several residential homes as early as the early 1900s (4011 South 144th Street), with the majority of the historic residential development occurring throughout the 1940s and 1950s. The site was also developed, primarily in the 1950s and 1960s, with several commercial buildings including a real estate office, two restaurants, a car wash, and a motel (built in the late 1930s). The site was later developed with additional structures including the storage garages/outbuildings located on the central portion of the property. The majority of the historic commercial and residential structures that existed at the site have been removed by this time; information related to associated environmental issues (UST removals, asbestos/lead-based paint, and various soil and ground water studies) related to prior structures at the subject property are discussed in Section 3.8, "Prior Reports." AESI identified multiple recognized environmental conditions relative to the subject property during our review of regulatory files and historical information regarding the site; these conditions are described below. • The BP Service Station / Pacific 76 / Former Exxon facility is located to the west of the southwestern portion of the subject property, across Tukwila International Boulevard approximately 60 feet west from the site boundary. AESI reviewed available Ecology files for the facility and a discussion of our review is presented below. AESI reviewed a report entitled "Off -Site Well Installation, Soil Assessment, and Groundwater Monitoring Report Former Exxon Station 77001 14415 Tukwila International Boulevard Tukwila, Washington," prepared by Cardno ERI and dated June 16, 2011. According to the report, soil exploration and ground water monitoring at the former Exxon Station 77001 has been ongoing since 1991; three gasoline USTs were installed at the property in 1969 and were removed from the site in 1993 when a new system was installed on the northern portion of the property. In general, residual gasoline -range TPH and benzene appear to be present in the subsurface capillary fringe and vadose zones near the former tank basin located on the northeastern portion of the facility. The shallow ground water gradient at the facility is believed to vary from east to northeast, with depths to ground water ranging from 1 to 13 feet bgs. Laboratory results indicate that ground water samples collected from MW12B (located in the right-of-way turn lane adjacent to the west of the vacant restaurant building on the subject property) were above the MTCA Method A cleanup level for gasoline -range TPH. Reported results for MW12B indicate a concentration of 909 ppb TPH-Gx, 262 ppb TPH-Dx, and 160 ppb total lead. Laboratory results for MW 19 (located on the subject property near the northeast corner of South 144th Street and Tukwila International Boulevard) exhibited concentrations of analytes below their respective MTCA Method A cleanup levels. • AESI reviewed a report entitled "Phase Two Environmental Site Assessment 14120 Tukwila International Boulevard Tukwila Washington," prepared by PBS, dated August 2003. The facility is located adjacent to the north of the subject property. According to November 30, 2011 MSA/1d — KEI10238B3 — Projects1201102381KE1 WP ASSOCIATED EARTH SCIENCES, INC. Page 22 Tukwila Village Phase 1 Environmental Site Assessment Tukwila, Washington Results of Assessment the report, the property housed a Shell gasoline station from the 1950s to the 1970s, at which point various automotive service, rental, and sales businesses subsequently occupied the property. Three USTs were removed from the property in 1989 and gasoline contaminated soil was identified on the central portion of the site with heavy oil contaminated soils identified on the northern portion of the site after a 1997 assessment. Ground water samples collected from the central portion of the facility were reported to contain elevated concentrations of gasoline (up to 71,000lig/L) and benzene (up to 85 µg/L). The report concludes by indicating that Ecology will likely require quarterly ground water monitoring, and that impacted soils above MTCA cleanup levels be removed in the corresponding areas. AESI also reviewed a letter entitled "Workplan for Additional Assessment of Soils and Groundwater and Compliance Monitoring," prepared by PBS and dated September 16, 2003. The objectives of the workplan include further characterization of the site with additional soil and ground water sampling to define the source of gasoline, sampling to determine the lateral extent of the existing plume, and to install ground water monitoring wells for quarterly monitoring anticipated to be required by Ecology. No other significant information was reviewed relative to cleanup activities at the site. • AESI reviewed historical assessor records for the subject property in which "oil burner" heat is described for three areas of the subject property: 1) the former residence located on parcel no. 1554200035 (adjacent to South 141st Street), 2) at the 14239 42nd Avenue South residence, and 3) for the existing restaurant building located on the west -central portion of the site. Presumably these heating oil USTs were removed during demolition of the former homes, remodeling activities, or when the buildings were converted to their existing heating systems. However, the possibility remains that relic USTs may be present in these areas at the subject property. • Several environmental cleanups have occurred on the subject property in the past related to underground heating oil storage tank and oil/water separator removals at the former South City Motel, a former residential home located at 4029 South 144th Street, and at the former Northfield Car Wash facility (see Section 3.8, "Prior Reports" for discussion). The cleanup efforts at each of these locations appear to have been successful, with analytical results from confirmation soil sampling exhibiting concentrations of contaminants below their respective MTCA Method A cleanup levels. The potential exists for remnant soil and/or ground water contamination to be encountered during construction and excavation activities at the site. • According to a client -provided illustrative site plan for development of the subject property, proposed buildings (residential/retail) at the subject property will be located within 100 feet from the identified soils and ground water contamination (TPH-gasoline and benzene at concentrations of 71,000 µg/L and 85 µg/L, respectively) at the adjacent automotive facility (former Shell gasoline station) to the north of the site. According to a November 30, 2011 MSA/ld — KE110238B3 — Projects1201102381KE1 WP ASSOCIATED EARTH SCIENCES, INC. Page 23 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment review of available Ecology files, the extent of the subsurface contamination at the existing auto dealer is unknown at this time. Characterization of soil and ground water at the north end of the subject property adjacent to the former automotive facility did not encounter contamination. However, migration of organic vapors from contaminated soil or ground water located off-site could potentially result in vapor intrusion at the subject property. Considering that the contaminants of concern are volatile, toxic, and are within the "100 -foot rule" Ecology guidance for a proposed structure (Ecology, 2009) on the subject property, AESI recommends that a Tier I Vapor Intrusion Assessment be performed. AESI did not observe obvious indications of surficial staining, dumping, or environmentally significant releases of chemicals on the subject property. No obvious visual evidence of hazardous materials contamination was discovered in surficial areas of the site examined during our site reconnaissance. Several off-site properties of potential environmental significance within the ASTM -specified search radii were identified in the Environmental Data Resources, Inc. (EDR) database report. AESI also reviewed files at the Washington State Department of Ecology for these sites (see Section 4.1.2, "Listed and Orphan Sites Within the Search Radii"). 8.0 OPINION Based on the information gathered during this Phase I ESA, AESI has identified several potential and confirmed environmental conditions which present a material threat of a release of hazardous substances or petroleum products to the subject property. • In our opinion, the confirmed presence of gasoline -range TPH above the MTCA Method A cleanup levels in the monitoring well (MW12B) associated with the cleanup at the Former Exxon facility west of the southwest portion of the subject property (approximately 18 feet west of the subject property) represents a recognized environmental condition and warrants further study • The adjoining property north of the subject site (auto dealer - 14120 Tukwila International Boulevard) is confirmed to have TPH-impacted ground water of an unknown extent; we recommend further study in this area along the northern boundary of the subject property. • Several soil cleanup operations have been conducted across the site related to former heating oil tanks and water/oil separator removals; should "remnant" TPH-impacted soils be encountered during grading/construction, we recommend that they be assessed and disposed of in accordance with local and State regulations. November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSA/Id—KE110238B3—Projects1201102381KEI WP Page 24 Tukwila Village Phase 1 Environmental Site Assessment Tukwila, Washington Results of Assessment • Due to the age of the remaining structures at the subject property, AESI also recommends that ACM/LBP surveys be completed prior to demolition of the remaining on-site structures. 8.1 Data Gaps AESI has yet to obtain a user -provided information questionnaire and/or interview a representative from the City of Tukwila, the current owner of the subject property, regarding the existing conditions at the site. AESI is additionally awaiting title report information for the subject property. No other significant data gaps that would affect our ability to identify recognized environmental conditions on or around the subject property were identified in this assessment. 9.0 CONCLUSIONS We have performed a Phase I ESA in conformance with the scope and limitations of ASTM Practice E 1527-05 of the Tukwila Village property, located in Tukwila, King County, Washington, east of Tukwila International Boulevard and south of South 141st Street. The property is located in Section 15, Township 23 North, Range 4 East. For a complete legal description of the subject property, refer to the King County Assessor Records located in Appendix A. Any exceptions to, or deviations from, this practice are described in Section 10.0 of this report. This assessment has revealed recognized environmental conditions relative to the subject property. 10.0 DEVIATIONS No deviations from ASTM Practice E 1527-05 were requested by the user for this assessment. 11.0 ADDITIONAL SERVICES No additional services were provided as part of the Phase I ESA. 12.0 QUALIFICATIONS We declare that to the best of our professional knowledge and belief, we meet the definition of environmental professional as defined in §312.10 of 40 CFR312. We have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. We have developed and performed all of the November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSA/Id — KE)10238B3 — Projects1201102381KE\WP Page 25 Tukwila Village Phase I Environmental Site Assessment Tukwila, Washington Results of Assessment appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312. Resumes of the environmental professionals who performed this Phase I ESA are included in Appendix H. 13.0 CLOSURE AESI personnel performed this assessment in accordance with generally accepted standards of care that existed in the State of Washington at the time of this study. Our findings and conclusions have been prepared in accordance with generally accepted professional practice in the area at this time. We make no other warranty, either express or implied. We appreciate the opportunity to be of service to you on this project. If you should have any questions or require additional information, please feel free to contact us. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Michael S. August, L.G. Senior Staff Geologist Jon N. Sondergaard, L.G., L.E.G. Principal Geologist November 30, 2011 ASSOCIATED EARTH SCIENCES, INC. MSA/1d—KE110238B3— Projects1201102381KEIWP Page 26 Tukwila Village Phase 1 Environmental Site Assessment Tukwila, Washington References 14.0 REFERENCES ADaPT Engineering, 2000, Underground storage tank assessment and closure report, South City Motel, 14242 Pacific Highway, Tukwila, Washington: January 13, 2000. Booth, D.B. and Waldron, H.H., 2004, Geologic map of the Des Moines 7.5' quadrangle, King County, Washington: U.S. Geological Survey (USGS), Scientific Investigations Map SIM -2855, scale 1:24000. Environmental Data Resources, Inc. (EDR), 2011, The EDR radius map with GeoCheckTM, Tukwila Village Tukwila International Boulevard / South 144th Street Seattle, WA 98168: Milford, Connecticut, July 6, 2011. PBS Engineering and Environmental, 2009, Underground storage tank decommissioning and soil sampling report, former Northfield Car Wash, 144224 Tukwila International Boulevard, Tukwila, Washington 98168: April 2009. PBS Engineering and Environmental, 2006, Underground storage tank (UST) removal and site remediation: October 2006. PBS Engineering and Environmental, 2006, Phase one environmental site assessment, 4029 South 144th Street, Tukwila, Washington: June 2006 PBS Engineering and Environmental, 2004, Phase two environmental site assessment, 14224 Tukwila International Boulevard, Tukwila, Washington: October 2004 PBS Engineering and Environmental, 2002, Phase one environmental site assessment, Country Vittles Restaurant, 14212 Tukwila International Boulevard, Tukwila, Washington: May 2002. PBS Engineering and Environmental, 2003, Workplan for additional assessment of soils and groundwater and compliance monitoring: September 16, 2003. PBS Engineering and Environmental, 2003, Phase two environmental site assessment, 14120 Tukwila International Boulevard, Tukwila, Washington: August 2003. PBS Engineering and Environmental, 2000, Phase I environmental site assessment, 14242 Pacific Highway South, 14247, 14241, 14235, 14223, 14228 41st Avenue South, Tukwila, Washington: March 2000. Washington State Department of Ecology, 2009, Draft guidance for evaluating soil vapor intrusion in Washington State: Investigation and remedial action. November 30, 2011 MSA/Id — KE110238B3 — Projects1201102381KE1 WP ASSOCIATED EARTH SCIENCES, INC. Page 27 APPENDIX A King County Assessor Records Historical King County Assessor Records APPENDIX B User -Provided Questionnaire Environmental Project Questionnaire APPENDIX C Title Report APPENDIX D Environmental Data Resources, Inc. Radius Map with Geocheck© APPENDIX E Ecology Files APPENDIX F Environmental Data Resources, Inc. Historical Aerial Photograph Report Environmental Data Resources, Inc. Historical Topographic Map Report Environmental Data Resources, Inc. Historical City Directory Report Environmental Data Resources, Inc. Sanborn Fire Insurance Map Report APPENDIX G Site Photographs APPENDIX H Resumes of Environmental Professionals 1 filt, egg& 1 Parametrix ENGINEERING . PLANNING . ENVIRONMENTAL SCIENCES 411 108th AVENUE NE, SUITE 1800 BELLEVUE, WA 98004-5571 T. 425.458.6200 F. 425.458.6363 www.lraramctrix.com TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM - Date: May 28, 2013 To: Dave McPherson From: Carter Danne Subject: Traffic Impact Analysis cc: Bryan Park Project Number: 554-6892-001 Project Name: Tukwila Village RECEIVED JUN 12 2013 INTRODUCTION Project Description Tukwila Village Development Associates LLC intends to develop a mixed-use neighborhood center designed to provide residences as well as neighborhood retail and resources. The developer plans to build the project in three phases and construct five buildings in total that provide the uses shown in Table 1; building letters are shown on the attached site plan. The developer plans to complete Phase 1 in year 2014, followed by Phases 2 and 3 in year 2015. • (:( /(W Y DEVELOPMENT r• Table 1. Proposed Uses and Development Phasing Proposed Uses Family Apartment Units Building Location Phase Letter On Site Qty. Unit of Measure 1 A Northwest 84 Dwelling Units (DU) Senior Housing —Attached Units Total 319 Occupied Dwelling Units (ODU) 2 D Southwest 70 ODU 3 B Northeast 125 ODU 2 E Southeast 124 ODU Retail Space Total 17,000 Square Feet (SF) 1 A Northwest 8,100 SF 1 C Commons 4,250 SF 3 B Northeast 1,800 SF 2 E Southeast 1,200 SF Office 2 D Southwest 13,000 SF Community Policing 2 E Southeast 2,000 SF In addition, it is anticipated that the King County Library System (KCLS) will relocate the nearby Foster Library onto the site into a 10,000 SF building constructed by KCLS in a west -central location and dedicated for their sole use. The project site is located in the northeast and southeast quadrant of the Tukwila International Boulevard (TIB)15 144th Street intersection in Tukwila, WA. The project site is shown on Figure 1. TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Figure 1 Site Vicinity Map Scope of Analysis This technical memorandum addresses the following: • Traffic Volumes & Parking Projections • Transportation System Conditions • Mitigation Fee Requirements • Conclusions & Recommendations TRAFFIC VOLUMES & PARKING PROJECTIONS Existing Traffic Volumes Turning movement volumes were gathered on Thursday, June 14, 2012 prior to school being out of session. The counts were conducted from 2:30 PM to 6:00 PM and the peak hours at the TIB intersections occurred from 4:30 PM to 5:30 PM and at the S 144th Street intersections from 4:15 PM to 5:15 PM. These traffic volumes are shown on Figure 2. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 2 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) S141STST Figure 2 Existing 2012 PM Peak Hour Turning Movement Volumes Future Baseline 2015 Traffic Volumes The City of Tukwila provided historic traffic volume data on Tukwila International Boulevard north of S 139th Street from the year 2006 through 2011. The annual growth from 2006 has varied year to year as is seen in Table 2 below. Additionally, a forecast of the average daily traffic (ADT) for the project horizon year of 2015 was used to help develop an assumed annual growth rate. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 3 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 2. Historic Growth in Traffic Volumes (TIB north of S 139th Street) Data Years of Growth Average Daily Annual Growth Year from 2006 Traffic (ADT) from 2006 2006 - 17,100 2007 1 17,300 1.2% 2008 2 17,400 0.9% 2009 3 16,800 -0.6% 2010 4 15,500 -2.4% 2011 5 19,100 2.2% 2015 (Forecast) 9 17,943* 0.5%* *Forecast using linear regression After reviewing the above information, a 1 percent annually compounding traffic growth rate was determined to be a reasonable assumption for the traffic growth anticipated on the streets near Tukwila Village. Figure 3 shows the future 2015 baseline traffic volumes during the weekday PM peak hour, which were grown from the volumes summarized in Figure 2. S 142ND ST Tukwila Village Development Associates LLC Traffic Impact Analysis 4 Figure 3 Future 2015 Baseline PM Peak Hour Turning Movement Volumes 554-6892-001 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Trip Generation The 8th Edition of ITE's Trip Generation was used to estimate the amount of traffic generated by the proposed site uses. Table 3 below summarizes the gross trips projected with the proposed development. Gross trips represent the trip generation of land uses as if they were standalone uses and do not account for the trip reductions typically experienced with mixed-use sites. Table 3. Weekday Gross Trip Generation Daily AM Peak Hour PM Peak Hour Proposed Uses Phase & Compatible Land Use Code Building Letter Qty. Total Total In Out Total In Out Family Apartment Units 220 — Apartment 1A 84 DU 633 45 9 36 64 42 22 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 2 D 70 ODU 244 11 4 7 13 8 5 3 B 125 ODU 435 18 7 11 24 14 10 2 E 124 ODU 431 18 6 12 23 14 9 Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center 1 A 9,960 SF 1,252 32 20 12 113 56 57 1 C 4,250 SF 534 14 8 6 48 24 24 Retail Space 820 — Shopping Center 3 B 1,800 SF 226 6 4 2 20 10 10 Retail Space 820 — Shopping Center Office 710 — General Office Building 2 E 1,200 SF 152 3 2 1 15 6 9 2 D 13,000 SF 277 37 33 4 93 16 77 Community Policing 730 — Government Office Building 2 E 2,000 SF 138 12 10 2 2 1 1 Subtotal of Phase 1 not including Library 1 2,419 91 37 54 225 122 103 Library 590 — Library 1 (by KCLS) 10,000 SF 764 7 5 2 73 35 38 Subtotal of Phase 1 with Library 1 3,183 98 42 56 298 157 141 Subtotal of Phase 2 2 1,242 81 55 26 146 45 101 Subtotal of Phase 3 3 661 24 11 13 44 24 20 Total with Full Build -Out Full Build -Out 5,086 203 108 95 488 226 262 After the gross trip generation was projected, adjustments were made to account for the mixed-use nature of the site and estimates of internal trips within the site. The ITE Trip Generation Handbook contains a procedure by which to do this and that methodology was followed to project the internal capture summarized in Table 4. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 5 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 4. Weekday Internal Trip Generation (Capture) Proposed Uses Compatible Land Use Code Family Apartment Units 220 —Apartment Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out 1A 84 DU 76 1 0 1 10 7 3 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 2 D 70 ODU 29 0 0 0 2 1 1 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 3 B 125 ODU 52 1 1 0 4 2 2 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 2 E 124 ODU 52 0 0 0 4 3 1 Retail Space 820 — Shopping Center 1 A 9,960 SF 146 2 1 1 13 5 8 Retail Space 820 — Shopping Center 1 C 4,250 SF 62 1 0 1 6 2 4 Retail Space 820 — Shopping Center 3 B 1,800 SF 26 0 0 0 2 1 1 Retail Space 2 E 1,200 SF 19 1 1 0 2 0 2 820 — Shopping Center Office 2 D 13,000 SF 16 1 1 0 3 1 2 710 — General Office Building Community Policing 2 E 2,000 SF 8 1 0 1 0 0 0 730 — Government Office Building Subtotal of Phase 1 not including Library 1 284 4 1 3 29 14 15 Library 590 — Library 1 (by KCLS) 10,000 SF 44 0 0 0 2 2 0 Subtotal of Phase 1 with Library 1 328 47 1 3 31 16 15 Subtotal of Phase 2 2 124 3 2 1 11 5 6 Subtotal of Phase 3 3 78 1 1 0 6 3 3 Total with Full Build -Out Full Build -Out 530 8 4 4 48 24 24 With the internal trip capture projected, the external trips (trips that would appear at the driveways) were calculated by subtracting the internal trips (Table 4) from the gross trips (Table 3). Table 5 summarizes below the anticipated total driveway trips. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 6 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 5. Weekday External Trip Generation (Total Driveway Trips) Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out 1 A 84 DU 557 44 9 35 54 35 19 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 2 D 70 ODU 215 11 4 7 11 7 4 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 3 B 125 ODU 383 17 6 11 20 12 8 2 E 124 ODU 379 18 6 12 19 11 8 Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center 1 A 9,960 SF 1,106 30 19 11 100 51 49 1 C 4,250 SF 472 13 8 5 42 22 20 3 B 1,800 SF 200 6 4 2 18 9 9 Retail Space 820 — Shopping Center Office 710 — General Office Building 2 E 1,200 SF 133 2 1 1 13 6 7 2 D 13,000 SF 261 36 32 4 90 15 75 Community Policing 730 — Government Office Building Subtotal of Phase 1 not including Library 2 E 2,000 SF 130 11 10 1 2 1 1 1 2,135 87 36 51 196 108 88 Library 1 (by KCLS) 10,000 SF 720 7 5 2 71 33 38 590 — Library Subtotal of Phase 1 with Library 1 2,855 94 41 53 267 141 126 Subtotal of Phase 2 2 1,118 78 53 25 135 40 95 Subtotal of Phase 3 3 583 23 10 13 38 21 17 Total with Full Build -Out Full Build -Out 4,556 195 104 91 440 202 238 The external trip generation summarized above contains vehicle trips of two types: pass -by trips and new trips. Pass -by trips are trips to/from sites where the vehicle was already on the street and as it is passing by the site, the driver turns into the site to make a stop before resuming their original trip. New trips are the remaining trips, where the primary purpose of the vehicle trip was to travel to and from the site. Only the 17,210 SF of retail uses are expected to attract pass -by trips. The pass -by trip reductions applied to the retails uses were as follows: • 65 percent for the PM peak hour (based on the regression equation found for Shopping Center in the ITE Trip Generation Handbook), • 55 percent for daily (although no data exists, it has been assumed to be somewhat less than during the peak hours), and • 65 percent for the AM peak hour (although no data exists, it has been assumed to mirror the PM peak hour trend). The regression equation was used rather than the average pass -by percentage because the pass -by data for shopping centers indicate that the pass -by rate exponentially increases as the square footage of the retail decreases. This presumably occurs because larger shopping centers are more of a regional destination rather than a local neighborhood center, where someone might drop by on the way home in the evening or to the office in the Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 7 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) morning (i.e., a pass -by trip). The result of applying the above pass -by rates to the external trip generation for the retail uses is summarized in Table 6 below. Table 6. Weekday Pass -By Trip Generation Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out 1A 84 DU 0 0 0 0 0 0 0 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 2 D 70 ODU 0 0 0 0 0 0 0 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 3 B 125 ODU 0 0 0 0 0 0 0 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 2 E 124 ODU 0 0 0 0 0 0 0 Retail Space 820 — Shopping Center 1 A 9,960 SF 608 19 12 7 65 33 32 Retail Space 820 — Shopping Center 1 C 4,250 SF 260 8 5 3 28 14 14 Retail Space 820 — Shopping Center 3B 1,800 SF 110 3 2 1 12 6 6 Retail Space 820 — Shopping Center 2 E 1,200 SF 73 3 2 1 7 4 3 Office 710 — General Office Building 2 D 13,000 SF 0 0 0 0 0 0 0 Community Policing 730 — Government Office Building 2 E 2,000 SF 0 0 0 0 0 0 0 Subtotal of Phase 1 not including Library 1 868 27 17 10 93 47 46 Library 590 — Library 1 (by KCLS) 10,000 SF 0 0 0 0 0 0 0 Subtotal of Phase 1 with Library 1 868 27 17 10 93 47 46 Subtotal of Phase 2 2 73 3 2 1 7 4 3 Subtotal of Phase 3 3 110 3 2 1 12 6 6 Total with Full Build -Out Full Build -Out 1,051 33 21 12 112 57 55 The proposed Tukwila Village development would attract 1,051 daily pass -by trips, of which 33 would occur during AM peak hour and 112 would occur during the PM peak hour. As mentioned previously, after accounting for internal trip capture and pass -by trips, the remaining trips are referred to as new trips. The new trips summarized below in Table 6 are the result of subtracting the pass -by trips in Table 5 from the external trips in Table 7. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 8 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 7. Weekday New Trip Generation Proposed Uses Compatible Land Use Code Family Apartment Units 220 —Apartment Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out 1 A 84 DU 557 44 9 35 54 35 19 2 D 70 ODU 215 11 4 7 11 7 4 3 B 125 ODU 383 17 6 11 20 12 8 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Retail Space 820 — Shopping Center 2 E 124 ODU 379 18 6 12 19 11 8 1 A 9,960 SF 498 10 6 4 35 18 17 Retail Space 820 — Shopping Center 1 C 4,250 SF 123 4 3 1 14 8 6 Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center 3B 1,800 SF 13 2 1 1 6 3 3 2 E 1,200 SF 226 2 1 1 6 2 4 Office 2 D 13,000 SF 261 36 32 4 90 15 75 710 — General Office Building Community Policing 2 E 2,000 SF 130 11 10 1 2 1 1 730 — Government Office Building Subtotal of Phase 1 not including Library 1 1,178 58 18 40 103 61 42 Library 590 — Library 1 (by KCLS) 10,000 SF 720 7 5 2 71 33 38 Subtotal of Phase 1 with Library 1 1,898 65 23 42 174 94 80 Subtotal of Phase 2 2 1,211 78 53 25 128 36 92 Subtotal of Phase 3 3 396 19 7 12 26 15 11 Total with Full Build -Out Full Build -Out 3,505 162 83 79 328 145 183 The proposed Tukwila Village development would generate 3,505 new daily trips, of which 162 would occur during the AM peak hour and 328 during the PM peak hour. Trip Distribution and Assignment Based on the land use patterns in the general vicinity of the project, knowledge of the local transportation system, professional engineering judgment, and traffic counts along Tukwila International Boulevard, distribution and assignment of the project trips were estimated. The new project trip distribution is shown on Figure 4. New trips are estimated to travel to/from the site in the following pattern: • 25 percent to/from the north on TIB towards Seattle. • 25 percent to/from the west on S 144th Street towards nearby neighborhoods and Military Road S. • 25 percent to/from the east on S 144th Street towards nearby neighborhoods. • 25 percent to/from the south on TIB towards the City of SeaTac and State Route 518. Pass -by traffic to/from Tukwila Village is shown on Figure 5 and was assigned based on where the uses were located on the site as well as the volume being carried in the future baseline 2015 traffic streams on TIB and S 144th Street, which indicated the following distribution for the Phase 1 pass -by trips, which are likely to arrive from both TIB and S 144th Street: Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 9 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) • 43 percent from southbound TIB • 26 percent from northbound TIB • 17 percent from westbound S 144th Street • 14 percent from eastbound S 144th Street For Phase 2 pass -by trips, the uses are set -back from TIB and much more likely to draw traffic only from S 144th Street. Given that, the Phase 2 pass -by traffic was distributed as follows: • 54 percent from westbound S 144th Street • 46 percent from eastbound S 144th Street Lastly, because the project site provides non -motorized system improvements in project vicinity, crosswalk volumes were projected to increase by 50 pedestrians per hour with the completion of the project. For comparison, 50 pedestrians per hour represents the difference between the values suggested for assuming the number of pedestrians per hour in a rural area (zero pedestrians per hour) and a suburban area (50 pedestrians per hour). These values were documented in in the National Cooperative Highway Research Program (NCHRP) Report 599 — Default Values for Level of Service and Highway Capacity Analyses. The thought being the relative difference reflects the change from an undeveloped condition to a suburban development condition. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 10 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) ® Trip Distribution Percentage x�oc Daily Trips x.F—►x Peak Hour Trips Traffic Impact Analysis 11 Figure 4 New Project Trips Distribution and Assignments May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) 5 141ST ST S 142ND ST 0 1 ,L9 tf n'7 TUKWILA 5144TH ST .J1 �. 0-} 0— - 0� 4-20 0 t 000 PROJECT SITE S 146TH ST W 000 X11. 42ND AVE S 5 142ND ST Figure 5 Pass -By Project Trip Assignments Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 12 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Future 2015 With Project Volumes The trip assignments of new and pass -by traffic were added to the future 2015 baseline PM peak hour volumes shown on Figure 3, which resulted in the PM peak hour turning movement volumes shown in Figure 6. These volumes were used to assess the transportation system conditions with the project. 5142ND ST 5141STST Figure 6 Future 2015 with Full Build -Out PM Peak Hour Turning Movement Volumes Tukwila Village Development Associates LLC Traffic Impact Analysis 13 554-6892-001 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Parking Generation ITE Parking Generation, 4th Edition was used to estimate the parking demand for the project. The proposed site uses were matched as close as possible to the data available. The parking demand estimates were compared to the proposed parking supply. A total of 427 parking stalls would be provided on-site of which 300 would be in - building (garages) and 127 spaces would be surface parking stalls. Additionally, 18 on -street parking spaces would also be provided. Table 8 below summarizes the anticipated parking demand for a typical weekday. Table 8. Peak Parking Demand by Individual Use Proposed Uses (Compatible ITE Land Use Code) Family Apartment Units 84 Dwelling Units (Code 221 - Low/Mid-Rise Apartment) Peak Parking Demand Peak Parking Demand Characteristics Spaces 1.42 spaces per dwelling unit 81 minus 38 spaces Hours of Day Parking Peaks Overnight (12:00 AM -5:00 AM) Senior Housing — Attached Units 319 Occupied Dwelling Units (Code 252 — Senior Adult Housing — Attached) Retail Space 17,210 Square Feet (SF) (Code 820 — Shopping Center) Library 10,000 SF (Code 590 — Library) 0.59 spaces per dwelling unit 188 Overnight (12:00 AM -5:00 AM) 3.76 spaces per 1,000 SF 65 Noon -1:00 PM 3.14 spaces per 1,000 SF 31 7:00 PM -8:00 PM Office 13,000 SF (Code 720 — Medical -Dental Office Building) Community Policing 2,000 SF (Code 730 — Government Office Building) 2.51 spaces per 1,000 SF 64 10:00 AM -Noon plus 26 spaces 4.15 spaces per 1,000 SF 8 10:00 AM -11:00 AM The sum of the above peak parking demands for the individual uses total 432 parking spaces (and the amount of on-site parking is very near that amount) and because parking peaks at different times of the day, the actual maximum peak parking demand is less than 432 parking spaces, and would peak at 270 parking spaces in use in the evening from 8:00 PM to 9:00 PM. Table 9 illustrates this by summarizing the parking demand as it varies throughout the day using data from ITE. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 14 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 9. Hourly Variation of Parking Demand Percent of Peak Parking Demand Family Senior Site Hour Apartment Housing- Community Parking Beginning Units Attached2 Retail3 Library4 Offices Policing6 Demand 12:00 AM 100% 100% 269 1:00 AM 100% 100% 269 2:00 AM 100% 100% 269 3:00 AM 100% 100% 269 4:00 AM 100% 100% 269 5:00 AM 96% 96% 258 6:00 AM 92% 92% 247 7:00 AM 74% 74% 5% 59% 59% 199 8:00 AM 64% 64% 18% 16% 79% 79% 172 9:00 AM 34% 34% 38% 45% 95% 83% 193 10:00 AM 32% 32% 68% 52% 100% 100% 213 11:00 AM 31% 31% 91% 70% 98% 92% 229 12:00 PM 30% 30% 100% 58% 90% 77% 223 1:00 PM 31% 31% 97% 79% 77% 59% 221 2:00 PM 33% 33% 95% 78% 84% 71% 230 3:00 PM 37% 37% 88% 84% 81% 78% 237 4:00 PM 44% 44% 78% 58% 72% 72% 235 5:00 PM 59% 59% 62% 49% 46% 46% 245 6:00 PM 69% 69% 64% 50% 25% 25% 259 7:00 PM 66% 66% 77% 100% 259 8:00 PM 75% 75% 70% 72% 270 9:00 PM 77% 77% 42% 234 10:00 PM 92% 92% 247 11:00 PM 94% 94% 253 1 For the family apartment units, the daily distribution for Low/Mid-Rise Apartment (ITE Land Use 221) was used, however, that data has a gap between 9:00 AM and 4:00 PM and the daily distribution for Rental Townhouse (ITE Land Use 224) was used for parking between 9:00 AM and 4:00 PM. 2 For the senior housing -attached units, no daily distribution data is available in ITE for Senior Housing -Attached (Land Use 252). Therefore, the assumed daily distribution for family apartment units was used. 3 For the retail uses, the daily distribution of parking demand for Shopping Center (ITE Land Use 820) for a non -Friday, non - December weekday was used. 4 Used data for Library (ITE Land Use 590). 5 Used data for Office Building (ITE Land Use 701). 6 Used data for Government Office Building (ITE Land Use 730), which provides data for the time period from 9:00 AM to 4:00 PM. That was supplemented with data from Office Building (ITE Land Use 701) for the hours from 7:00 AM to 9:00 AM and 4:00 PM to 7:00 PM. Note that the above parking demand estimates have not been adjusted for the mixed-use nature of the site and the internal capture between uses, which would reduce the peak parking demand. The daily trip generation would Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 15 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) experience a trip generation reduction of 10 percent due to internal capture and a similar reduction would likely occur for the peak parking demand. One other factor that may reduce the overall parking demand is the close proximity to King County Metro bus stops on Tukwila International Boulevard and S 144th Street in the site vicinity (see the Transportation System Conditions section for detailed information about the routes and stop locations). With the overall site peak parking demand peaking at 270 parking spaces, and 427 on-site parking spaces being provided, the proposed parking supply would be adequate. TRANSPORTATION SYSTEM CONDITIONS Street Descriptions The street characteristics in the project vicinity along the project frontage are described in Table 10. Table 10. Existing Street Characteristics in Project Vicinity Street Name Tukwila International Boulevard S 144th Street Functional Classification Posted S e - ed Limit Travel Lanes Principal 40 mph Two through lanes in each direction with left -turn lanes and right -turn pockets at S 144th Street. One through lane in e- i dire 'ion with left -turn lanes at TIB. Non -Motorized System Improvements Transit Service Options Sidewalks on both sides of the street, but no bike lanes. Signalized crosswalks are provided at the east and west legs of the TIB/S 144th Street intersection. An unsignalized mid -block crosswalk with overhead flashing beacons is also provided north of S 144th Street across TIB. w,614, outsicti,(ovA4(,4.t)ro b.Yc�.- 0.�eJ Bus stops for King County Me Route 124 are located on the east side of TIB north of S 144th Street and on the west side of TIB south of S 144th Street. Metro Route 124 operates on 30 -minute headways on weekdays and connects to both SeaTac and downtown Seattle. West of TIB, there are sidewalks and bike lanes on both sides. East of TIB, there is continuous sidewalk along the north side and intermittent sidewalk along the south side. There are no bike lanes currently along either side. Signalized crosswalks are provided at the north and south legs of the TIB/S 144th Street intersection. An unsignalized crosswalk is also provided at the east leg of the S 144th Street/41st Avenue S intersection. Bus stops for King County Metro Route 128 are located on the north side of S 144th Street east of 42nd Avenue S and on the south side of S 144th Street west of TIB. Metro Route 128 operates on 30 -minute headways on weekdays and connects Tukwila to West Seattle. Crash History The five-year history of vehicle crashes in the project vicinity was reviewed to see if the crash rate appeared to be unusually high. None of the locations studied experienced crash rates in excess of 1.0 crash per million entering vehicle. In other words, the crash rates were less than one in million. Additionally, no crashes were severe enough to cause fatalities. Table 11 summarizes the five-year crash history. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 16 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 11. Five -Year Crash History — Crash Rate and Severity Study Area Facilities Street Intersections Exposure Rate Severity Est.2 Crashes Daily Crashes per Million Property Total Time Volume per Entering Damage Personal Crashes (years) (veh) Year Vehicles Only Injury Fatality Tukwila International Blvd. (TIB) at S 144th Street 22 5 20330 4.4 0.6 15 7 S 144th Street at 41st Avenue S 3 0 5 5810 0.0 0.0 Street Segments TIB between: S 142nd Street and S 144th Street 20 5 13180 4.0 0.8 16 4 TIB between: S 144th Street and S 146th Street 22 5 15120 4.4 0.8 14 8 S 144th Street between: TIB and 41st Avenue S 4 5 5700 0.8 0.4 3 1 S 144th Street between: 41st Avenue S and 42nd Avenue S 6 5 5560 1.2 0.6 5 1 1 City of Tukwila records from July 1, 2007 through June 30, 2012. 2 Assumes that the daily volume entering the intersection is approximately 10 times p.m. peak hour volume. 3 Last reported crash here occurred prior to this 5 -year reporting period. The types of crashes were also summarized and those have been summarized in Table 12. The most frequently occurring crash involved a rear -end collisions, which are typically due to driver inattention and stop -and -go traffic. Table 12. Five -Year Crash History — Crash Types Study Area Facilities Street Intersections Crash Type Fixed Object Pedestrian Approach Head or Parked Rear Right Side- or Cyclist Tum On Backing Vehicle End Angle swipe Involved Tukwila International Blvd. (TIB) at S 144th Street 3 9 3 4 3 S 144th Street at 41st Avenue S 3 Street Segments TIB between: S 142nd Street and S 144th Street 1 16 1 2 TIB between: S 144th Street and S 146th Street 1 1 10 2 6 2 S 144th Street between: TIB and 41st Avenue S 1 3 S 144th Street between: 41st Avenue S and 42nd Avenue S 1 1 1 3 Study Area Total Crashes 4 1 2 3 41 6 12 5 Percent of Study Area Total Crashes 5% 1% 3% 4% 55% 8% 16% 7% Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 17 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Level of Service at Intersections Traffic operations were studied at the proposed site driveway intersections and the public street intersections of TIB/S 144th Street and S 144th Street/41 st Avenue S. The quality of traffic operations at intersections was ranked with a level of service (LOS) on an alphabetic scale from LOS A to LOS F, with LOS A being the best operations and LOS F being the worst operations. This is consistent with the Highway Capacity Manual published by the Transportation Research Board. The deterministic software, Synchro version 7 (Build 773, Revision 8), developed by Trafficware, was used to study the intersection operations. Using the intersection traffic volumes shown on Figures 2, 3, and 6, the LOS results were obtained and are summarized in Table 13 below. Table 13. Intersection Level of Service Conditions Existing 2012 Future 2015 Baseline Future 2015 with Project Intersection LOS Delay LOS Delay LOS Delay Tukwila International Boulevard at C 35.0 D 35.9 D 38.9 S 144th Street S 144`" Street at 41st Avenue S/East Drive 13.3 Northbound Approach B 13.1 B 12 3 C 23.5 Southbound Approach B 12.1 B C 23.9 Tukwila International Boulevard at at North Drive (Westbound Approach) A 8.9 Tukwila International Boulevard at A 9.0 at Main Drive (Westbound Approach) S 144`" Street at C 20.1 South Drive (Northbound Approach) None of the intersections operate worse than LOS D. With Tukwila Village, the intersection LOS would degrade from LOS B to LOS C, however, LOS C is still an acceptable LOS. As identified in the City of Tukwila Comprehensive Plan, the LOS standard is LOS D in residential areas and LOS E in commercial areas. Therefore, all of the study intersections would meet the LOS standard and no specific mitigation is recommended to improve the LOS condition at the study intersections. Driveway Channelization The proposed driveways operate at acceptable LOS with the channelization shown on the site plan. The Tukwila Infrastructure Design and Construction Standards do not contain specific channelization guidelines to follow for evaluating channelization proposed at driveways beyond LOS conditions, but do mention the City recognizes and uses the most current edition of A Policy on Geometric Design of Highways and Streets by the American Association of State Highway and Transportation Officials (AASHTO) for channelization guidelines. AASHTO does not have quantitative guidelines for recommending right -turn channelization and the City's standards indicate that the City recognizes the WSDOT Design Manual as a reference, which does have quantitative guidelines for right -turn channelization, therefore, that has been used to supplement the AASHTO reference. The greatest potential need for left -turn channelization on a public street to serve movements into the project site would occur at the S 144th Street/East Drive/41st Avenue S intersection. In reviewing the AASHTO guidelines and extrapolating for a 30 -mph operating speed, the combination of left -turn volumes, advancing and opposing volumes at the East Drive intersection do not warrant the a left -turn lane. The greatest potential need for right -turn channelization on a public street to serve movements into the project would occur at the TIB/Main Drive intersection. At this intersection, 62 vehicles would turn into the Main Drive with 528 vehicles traveling advancing northbound behind them. However, there are two northbound travel lanes and the posted speed limit is 40 mph there. The WSDOT Design Manual only recommends using the Design Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 18 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Manual Exhibit 1310-19 in developing recommendations for right -turn lanes when multilane facilities have posted speed limits of 45 mph or greater. Additionally, given that King County Metro has a bus pull-out in close proximity that would conflict with a right -turn lane, no right -turn lane is recommended on TIB at the Main Drive. Driveway Sight Distances The sight distance exhibits prepared by Barghausen Consulting Engineers indicate that the proposed driveway locations would have adequate sight distance per City standards. Therefore, no sight distance improvements are recommended. It is recommended that sight distance triangles be regularly maintained. Driveway Access Spacing & Corner Clearances The proposed driveways were located based on site constraints and access spacing and corner clearance guidelines. The City Engineer has reviewed preliminary plans and found the location of the proposed driveways to be acceptable. MITIGATION FEE REQUIREMENTS Mitigation fees are due to the City at the time of building permit issuance to pay for the project's proportionate share of impacts. Additionally, the proposed development must pass the concurrency test conducted by the City of Tukwila. 4 w -I- dC✓al inan-t- gerivi CONCLUSIONS & RECOMMENDATIONS The proposed Tukwila Village would not create significant adverse impact on the transportation system. The primary recommendations are: • Maintain clear sight triangles • Pay for the project's proportionate share impacts via the City's traffic impact fee program Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 19 May 28, 2013 Attachment A Trip Generation TripGen & Volumes 2013-05-20.xlsx Diverted Linked . W0' pS�E i o 0 0 0 0 0 0 0 000000 0 0 0 000000 0000 5 0 0 0 0 0 00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0000 P o f 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0000 LI Eatemal Trips muttipfled by Pass -By % 0 bbd 0 0 0 0 o N 44g�„R00 220000 0 0 �SQ�S`R�o o "Aa 0 0 0 0 0 o Qi ,z. 0 Q o0; vS ii t _ 0 0 H 0 0 0 0 0 E 0 0 0 0 gR0R 00F0R ^ mmp ^ fi s f 1 w Gross Trips mints Internal Trips g b `� R .R N ^ � m o m v i o .- &vi' H°'�R � `$ � nmXi"va �paam d�R tEgR E ;$ a ^ S R $ RE^ogR ,7,; RRRNRE agR o a F J 3 r RaERR R't FgRoog ^ MER ily Trip Gem F F€0. B�3 g. H g R ^ m —7-7,77/= - N E R'"g0b' 1:22 w E le g g R 2 E 2Rm2S _ m 'a niP2VP ti HAP SI, o G _ I a W n n N F N E R F b g R F 8 'A m$ g N H m R H E R ^^ EggR F^ g N N w^ g h ��qq b yh� xx ,¢ b b b �p 8 88 is i e.X .8Is Trip Rate/ Trip Equation % ON 1 V Mu Sum of Senior 8 Family Apa 5O% 11301110 s have on. 50% 'porta s have inerati se, and 50% 50% 8888 8§§§§§ 5; S R V•o 5 i� Fs. 2 Compatible ITE Classification 8 F. . O§ xi �¢a Senior Ad ll Hou* -Attached qxq a Senior AMM Housing -Attached Shopping Center Shopping Center Stropping Ceder Library General Office Building �g EA (see above) (see above) (see above) (see above) (see above) (see above) (see above) _@g_ 1m1 R R N N E EEEE g F n BUILDING 3 E g J 4 g 3 z .Y G . � 7 E f m $ 3 F g g m g 1= P^ r x 15w/�1 % 1 U S g§.§.§.§.1§.§. R y N N8 Ntb- g g g pNp E g (see above) (see above) (see above) (see above) (see above) (see above) (see above) 11 i Xffi I 3Z 3 F w Z N w F 3Sww N 2 Z 3 N N N E 3w Cw Z U N N ill] mon 1 1 1 1 •..••..• ¢ mb m O cd.:',... wC w ;Z ¢ mUUw a ^ a m n a a - PROPOSED LAND USE ACTIONS Total Resldemial (for internal Trip Capture) Famiy Apartment Units Senior Housing - Attached Serdor Housing - Attached Senior Housing - Attached Total Retail (for haemal Trip Capture) LNe,Work units, Coffee Shop, Small Restaurants 4 m 0 X14; ¢ s m W U $ A v r N m 5 @ 5 Q . 6 t Ep V TOTAL FULL BUILD -OUT Trips by Building Library Building A Building B Building C Building D Building E Trips by Phase Phase 1 not Including Library Phase 1 with Library Phase 2 Phase 3 TripGen & Volumes 2013-05-20.xlsx TripGen & Volumes 2013-05-20.xlsx y C E 12 g O Y� Chi 0 N f� a- , N o .- ^ 'AT: a< N T s N m 2 m a m ..--p4. m _ 0� _ 222p. M p- as a - 2 Nan n f nIm A PT .W: a&5 o f w E g O 0 0 0 0 0 0 0 0 O 0 2, 0 0' 6 0 0 a S S'E"S 0 o 0 0 0 0 0 000000 0 0 0 000 00 1 F 0 o 0 0 0 0 0 0 0 0 0 0 0 0 000 0 0 0 Enteral Trips multiplied by Pass -By % 0 O 0 0 0 0 0 1,0•..-000000r 6 0 0 0 0 0 0 N N N o 0 0 0 N w o N F 0 0 0 0 0 0 2_ 00,00 0 0 _ 00 N E 0 € g0) N _ 0 11'_ __ 0_00 0 TA$T�4�o G84:2a 0 N m m a )00000)0 0, 8 0) 0000 87r 0 3 H pm v a ' 7 m m N A' M g 0 T T m m m r N Ik Hour Trip Internal Trips (from internal Trip Capture Worksheet) O 0 0 0 0 N •-•-00.-0 0 - a 000 • ate 0,0-0 E' o Variable n Gross Trip Rate 81n 8 Out % O 5 28 m ^ T N_ N_m0 a N m a . -:T .- IU4AT s N m _ 0 a e m 80003' 2 o _ 0Y7- m_ mam_ a N gm p- a 2 _ 0 m 2.1"20 2 0'l 0) 2 ' 2nn N.1 3 m m m N . ca w= 0. p yyQ� b ! O °o use variable. Internal trips have been proportioned base on the gross trip generation. Q Q $ g b HIM j l i j Q graiggH _ = 1 1 1 giQi 2 a c $ c§ < Z4 ~ W 2 O < 3 $ 81% portio s have enerati lee, and 71% 88% 84% so also, i LL E R m 02.0.52 rocs rips ave •een pro use variable. Internal trip based on the gross trip g Sun o1 Library. OIi Ln(T) . 0.80 Lo(X) + 1.55 5.88 y pN p G § t m O, H l F 0 m O ! Compatible RE Classifications Land Use Apartment Senior Adult Housing - Attached Pe g Senior Adult Housing -Attached • m a s y N Shopping Comer Shopping Center d s ' S c O s g (see above) (see above) (see above) (see above) (see above) (sea above) 888 ¢ 1 1 1 g n P is N 'V N N E EEEE lift' 1 1111 N S N N N - - 1 § g § 1 111881 111111 0 gg i,_ Occupied 125 Owemng Units Occupied 70 Dwelling Units y ' N - ----"- n §s§g m m SII BUILDING 8' 0 „ a ,S Ew 3 Z Z U m m SISI Q a� ill ~ V V w 8 3 8 m �i m N - Location NW h w 2 3 N w N g 3 1 Z p Ep w U Z Z a m 0 0 w Q m b m 0 w m b Q 00 O m W 0 w v 2 .- N NC b PROPOSED LAND USE ACTIONS Total Residential (for Internal Trip Capture) Family Apartment Units Senior Haring • Attached 11 E g N E a ? N 1 W a E' N ge 9 0..11 Q li F g liiHI h o E€ t AHO Retail Misc. Total 011ie (for Internal Tee Capture) Ubrary Office Space Community Poking TOTAL FULL BUILDOUT Ilg ¢ m0$Q''000 l" '33 S 0000 THps by Phase Phase 1 not including Library Phase I with Library Phase 2 Phase 3 TripGen & Volumes 2013-05-20.xlsx Generation R .- 8 °' m 8 V"":.7."8 sR 3 M_ M_ W887 $ l e 8 RR _ " _ M _ M aR V - R2VmRZ GAM_ o - A R R _ _ m M "3R 8 N R �RRV' 'SARK 9 O 0 0 0 0 0 0 0 0-00 o O o .....0 a000 0 j E o f 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ps ay 0 o o 0 o o n M M'0-0 o a--N —S°3` 0 3'13-5ri v E 0 0 0 0 0 0 N Re 000 0 0 N OgW < „f;.1;.... _ c 0 0 0 0 0 0 V m R 0 0 0 0 ._r W^ N 0 2,7,0N 8 M o R M n m R <R".•18 R- N RB�R°'e 28R= 2Ifi fi o M R _ R AR"T2 N A SmRRV Zoe& w 0 E 'o r $ A 8 R 7 _ R 8QmV8� 8 N 8 RAAVAA R�RR Weekday PM Peak Hour Trip 0 n M 0 N .- _ 0 00.000 0 N O. 0 M 0000 0 0 N _ M 0 0 0_ 0 M N _ 0 x NNtINNCI V MI lfl M i Vi. ,. s` r R e o a N R_ NN" M 0 3 NRO"o 8___o & of os e m N 0 0 0 8 "iN_ 8 R `- N 88RZ8o' 8^00 ?te M _ 0 _ 0 Rae—",4 _ MONNNN RL,,N G -5$.8 = N S 8 A _ R8 S080 0 VW8V?R 8 0 0 f-:2418.700 q ix W I 63 t E°m e� � C1 C use variable. Internal trips have been proportioned based on the gross trip generation. S i m i g g b Trip Generation Chanete from ITE Trip 000000fon report Trip Rate/ Trip Equation % In out Re vg E in 49% iportm s have :neratl a, end 411% 17% 31% o a0o ee also Des ae a0o 0o abor 0o also ee Om se also 5e abo 0e abo\ 0e also Sum of Senior T.0.55(X)♦ 17.65 T - 0.24 (X) - 16.45 _ i,7,E X-- - a$ n 8 J c 'n r $d g uG 9 O Apartment Senior Adult Housing - Attached Senior Adm Housing - Attached 8 1g 8 H Shopping Center Stopping Cerner Shopping Center Shopping Center Stopping Center Library General Office BuOding Govemmem Office Ruling (see above) (see above) (see above) (see above) (sec above) (see above) (see above) (see above) (see above) Geo above) O g O i xg . 2 yj;Ilij� '"�_ z M � Do 8 � _ 0 8 � � - 17210 1,000 SF 9.960 1,000 SF 4.250 1,000 SF 1200 1200 SF 1200 1,000 SF see beton 10.000 1,000 SF 13.000 1,000 SF 2.000 1,000 SF (see above) (see above) (see above) (see above) (see above) (see above) (see above) (see above) (see above) (see above) (see above) 0 B 8 E18 $ I Z N 3 y N " 8 N 3T�Epo `L h 2 '''%' N o 1= V a m b m O W m b <001W a0 ESES m W Z a m o o 2 'a l a N 'd (PROPOSED LAND USE ACTIONS Total Residential (for Internal Trip Capture) Family Apartment Units Senior Housing - Attached a Senior Housing - Attached Senior Housing - Attached (Tota) Retail (for Internal Trip Capture) LNe/Work units, Coffee Shop, Small Restaurarls Community Commons Buildog Retail: Misc. Retail: Misc. Total Office (for 4aemel Trp Caphre) Library Office Space Community Poking TOTAL FULL BUILD -OUT Trips by Building, Meant Building A Bulging B Building C Building 0 Building E Trips by Phase Phase 1 not Inching Library Phase 1 with Library Phase 2 Phase 3 TripGeneration TripGen & Volumes 2013-05-20.xlsx Internal Trip Calculation Worksheet Time Period: Gross Trip Generation Weekday Daily from OFFICE RETAIL RESIDENTIAL Trip Origins to to all destinations 589 trips to OFFICE all destinations 1082 trips to RETAIL all destinations 871 trips to RESIDENTIAL Trip Destinations from all origins all origins all origins Unconstrained Internal Capture Rates Unconstrained Trip Capture OFFICE OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL OFFICE OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL to Retail to Residential to Office to Residential to Office to Retail to Retail to Residential to Office to Residential to Office to Retail Constrained Trip Capture OFFICE OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL to Retail to Residential to Office to Residential to Office to Retail 22% to RETAIL 2% to RESIDENTIAL 3% to OFFICE 11% to RESIDENTIAL N/A to OFFICE 38% to RETAIL 130 trips to RETAIL 12 trips to RESIDENTIAL 32 trips to OFFICE 119 trips to RESIDENTIAL 0 trips to OFFICE 331 trips to RETAIL 24 trips', 12 trips' 32 trips{ 119 trips 0 trips 78 trips 590 trips 1082 trips 872 trips Office 4% Office 3%, Retail 15% Retail 33%1 Residential N/Ai Residential 9% Office 24 trips Office 18 trips Retail Retail Residential Residential Daily Trips Gross Trips Net Internal Total Site Office Retail Residential Total Site 162 trips 357 trips 0 trips 78 trips Total In Out 5086 2544 2542 68 32 36 253 102 151 209 131 78 530 265 265 Net Internal Capture Rate = 10% Internal Trip Calculation Worksheet Time Period: Gross Trip Generation Weekday AM Peak Hour of Adj. St. Traffic from OFFICE RETAIL RESIDENTIAL Trip Origins to all destinations all destinations all destinations Trip Destinations to from 8 trips to OFFICE all origins 21 trips to RETAIL all origins 66 trips to RESIDENTIAL all origins 48 trips 34 trips 26 trips Unconstrained Internal Capture Rates OFFICE OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL Unconstrained Trip Capture Constrained Trip Capture OFFICE OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL OFFICE OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL to Retail to Residential to Office to Residential to Office to Retail 20% to RETAIL 0% to RESIDENTIAL 3% to OFFICE 7% to RESIDENTIAL N/A to OFFICE 34% to RETAIL to Retail to Residential to Office to Residential to Office to Retail to Retail to Residential to Office to Residential to Office to Retail 2 trips 0 trips 1 trips 1 trips 0 trips 22 trips 1 trips 0 trips 1 trips 1 trips 0 trips. 1 tripsj to RETAIL to RESIDENTIAL to OFFICE to RESIDENTIAL to OFFICE to RETAIL Office Office Retail Retail Residential Residential Office Office Retail Retail Residential Residential 2% 0% 15% 31% N/A 5% AM Peak Hour Trips Gross Trips Total Site Net Internal Office Retail Residential Total Site Net Internal Capture Rate = 4% 1 trips 0 trips 5 trips 11 trips 0 trips 1 trips Total In Out 203 108 95 2 1 1 4 2 2 2 1 1 8 4 4 Internal Trip Calculation Worksheet Time Period: Weekday PM Peak Hour of Adj. St. Traffic from Gross Trip OFFICE Generation RETAIL RESIDENTIAL Unconstrained OFFICE Internal Capture Rates Unconstrained Trip Capture Constrained Trip Capture OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL OFFICE OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL OFFICE OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL Trip Origins to all destinations all destinations all destinations to Retail to Residential to Office to Residential to Office to Retail to Retail to Residential to Office to Residential to Office to Retail to Retail to Residential to Office to Residential to Office to Retail to 116 trips to OFFICE 100 trips to RETAIL 46 trips to RESIDENTIAL Trip Destinations from all origins all origins all origins 23% to RETAIL Office 2% to RESIDENTIAL Office 3% to OFFICE Retail 12% to RESIDENTIAL Retail N/A to OFFICE Residential 53% to RETAIL Residential 27 trips to RETAIL Office 2 trips to RESIDENTIAL Office 3 trips to OFFICE Retail 12 trips to RESIDENTIAL Retail 0 trips to OFFICE Residential 24 trips to RETAIL Residential 1 trips 1 trips 3 trips,, 12 trips] 0 tripsi 7 trips] PM Peak Hour Trips Gross Trips Total Site Net Internal Office Retail Residential Total Site 52 trips 96 trips 78 trips 2%' 2% 31% 31% 0%% 9% 1 trips 1 trips 30 trips 30 trips 0 trips 7 trips Total In Out 488 226 262 5 3 2 23 8 15 20 13 7 48 24 24 Net Internal Capture Rate = 10% Attachment B Channelization Needs Assessment Evaluation of Need for Left -Turn Lanes Volume Conditions to Evaluate: 25 -mph Posted Speed 30 -mph Operating Speed (Assumed) 65 Left Turns 345 Opposing Volume 340 Advancing Volume 19% Left Turns from AASHTO Green Book Table 9-23. Guide for Left -Turn Lanes on Two -Lane Highways Linear extrapolation and interpolation for 30 -mph Operating Speed UrS?)Customary UIS!Customa y Opposing Volume (veh/h) Advancing Volume (veh/h) 5% Left Turns 10% Left Turns 20% Left Turns 30% Left Turns 40 -mph Operating Speed 800 330 240 180 160 600 410 305 225 200 400 510 380 275 245 200 640 470 350 305 100 720 515 390 340 50 -mph Operating Speed 800 280 210 165 135 600 350 260 195 170 400 430 320 240 210 200 550 400 300 270 100 615 445 335 295 Linear extrapolation and interpolation for 30 -mph Operating Speed UrS?)Customary Opposing Volume (veh/h) Advancing Volume (veh/h) 5% Left Turns 10% Left Turns 20% Left Turns 30% Left Turns 30 -mph Operating Speed 800 380 270 195 185 600 470 350 255 230 400 590 440 310 280 200 730 540 400 340 100 825 585 445 385 Linear interpolation for Left Turn Percentage and Opposing Volume UTSSCustomary Opposing Volume (veh/h) Advancing Volume (veh/h) 10% Left Turns 20% Left Turns 19% Left Turns 30 -mph Operating Speed 400 440 310 323.0 200 540 400 414.0 345 467.5 I 334.75 •348!0 Is the advancing volume >_ the highlighted volume above? No. Therefore, a left -turn lane is not recommended. Attachment C Level of Service — Existing Conditions Queues 4: S 144th Street & Tukwila International Blvd 10/22/2012 1 4- 4\ t �► 1 _ i rill Jy �V 1 _F31, Mr IMA Lane Group Flow (vph) 74 243 107 202 151 421 67 55 721 76 /c Ratio 0.46 0.67 0.38 0.37 0.63 0.47 0.16 0.15 0.69 0.19 Control Delay 59.3 45.4 48.8 34.4 57.5 39.7 14.5 34.9 36.4 23.2 ��lueue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 59.3 45.4 48.8 34.4 57.5 39.7 14.5 34.9 36.4 23.2 4ueue Length 50th (ft) 47 137 60 102 95 133 5 29 220 25 QueueLength 95th (ft) 113 261 149 223 194 226 47 71 343 72 Interna_ l Link Dist ft447 125 620 182 Turn Bay Length (ft) 150 100 100 125 50 Base Capacity (vph) 382 569 384 592 466 1865 796 510 1874 714 Starvation Cap Reductn 0 0 0 0 0 0 0 0 gpillback Cap Reductn 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 !Reduced v/c Ratio 0.19 0A3 0.28 0.34 0.32 0.23 0.08 0.11 0.38 0.11 0 0 0 0 0 0 0 0 0 IgOftvOltvP i u em -,L Weekday PM Peak Hour LOS 4:45 pm 10/22/2012 Existing 2012 Conditions %user_name% Synchro 7 - Report Page 1 HCM Signalized Intersection Capacity Analysis 4: S 144th Street & Tukwila International Blvd 10/22/2012 jvlovement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBF Lane Configurations 11 Volume (vph) 71 130 104 103 169 r ++ r 25 145 404 64 53 692 73; Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 ;Grade (%) -3% 2% 0% 1% Total Lost time (s) 4.5 5.0 4.5 5.0 4.5 5.5 5.5 4.5 5.5 5.5 Lane Util. Factor 1.00 1.00 1.00 Frpb, ped/bikes 1.00 0.98 1.00 Ipb, ped/bikes 1.00 1.00 1.00 Frt 1.00 0.93 1.00 Flt Protected 0.95 1.00 0.95 Satd. Flow (prot) 1796 1736 1752 Flt Permitted 0.95 1.00 0.95 Satd. Flow (perm) 1796 1736 1752 Peak -hour factor, PHF 0.96 0.96 0.96 0.96 Adj. Flow (vph) 74 135 108 107 RTOR Reduction (vph) 0 20 0 0 1.00 1.00 0.95 1.00 1.00 0.95 1.00. 0.99 1.00 1.00 0.94 1.00 1.00 0.88 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.98 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1793 1752 3505 1472 1761 3522 1386 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1793 1752 3505 1472 1761 3522 1386 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 176 26 151 421 67 55 721 76 4 0 0 0 43 0 0 16. Lane Group Flow (vph) 74 223 0 107 ponti. Peds. (#/hr) 54 24 24 Heavy Vehicles (%) 2% 2% 2% 2% Turn Type Prot Prot Protected Phases 7 4 3 Permitted Phases Actuated Green, G (s) 7.4 Effective Green, g (s) 7.4 Actuated g/C Ratio 0.07 Clearance Time (s) 4.5 198 0 151 421 24 55 721 60 54 44 18 18 44 2% 2% 3% 3% 3% 2% 2% 2% Prot Perm Prot Perni 8 5 2 1 6 2 6 20.1 17.5 30.2 13.8 25.8 25.8 19.5 31.5 31.5 20.1 17.5 30.2 13.8 25.8 25.8 19.5 31.5 31.5 0.20 0.17 0.29 0.13 0.25 0.25 0.19 0.31 0.31 5.0 4.5 5.0 4.5 5.5 5.5 4.5 5.5 5.5 Vehicle Extension (s) 2.0 Lane Grp Cap (vph) 130 v/s Ratio Prot 0.04 Ws Ratio Perm v/c Ratio 0.57 0.65 Uniform Delay, d1 46.0 37.9 Progression Factor 1.00 1.00 Incremental Delay, d2 3.4 4.5 Delay (s) 49.3 42.4 Level of Service D D Approach Delay (s) 44.0 Approach LOS 3.0 2.0 3.0 2.0 4.0 4.0 2.0 4.0 4.0 341 299 529 236 883 371 335 1083 426 c0.13 0.06 c0.11 c0.09 0.12 0.03 c0.20 D 0.36 0.38 37.5 28.6 1.00 1.00 0.3 0.4 37.8 29.1 D C 32.1 0.64 0.48 41.9 32.6 1.00 1.00 4.1 0.6 46.1 33.1 D C 35.8 C D 0.02 0.04 0.07 0.16 0.67 0.14 29.1 34.6 30.9 25.7 1.00 1.00 1.00 1.00 0.1 0.1 1.7 0.2 29.2 34.7 32.6 25.9 CC CC 32.1 C ntersection Summary IICM Average Control Delay HCM Volume to Capacity ratio Actuated Cycle Length (s) 35.0 HCM Level of Service C 0.58 Intersection Capacity Utilization 102.4 Sum of lost time (s) 70.3% ICU Level of Service 15.0 C Analysis Period (min) 15 c Critical Lane Group Weekday PM Peak Hour LOS 4:45 pm 10/22/2012 Existing 2012 Conditions %user_name% Synchro 7 - Report Page 2 HCM Unsignalized Intersection Capacity Analysis 6: S 144th Street & East Drive 10/22/2012 -► `� C 4 \ t i° \► l 4/ ovement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBI SB Lane Configurations 4 Volume (veh/h) 4+ 6 249 6 2 296 1 7 0 41) 6 2 0 6 Sign Control ;Grade Peak Hour Factor Hourly flow rate (vph) Pedestrians Lane Width (ft) Walking Speed (ft/s) percent Blockage Right turn flare (veh) Median type None None Median storage veh) 1pstream signal (ft) 388 Free Free Stop Stop -2% 1% 2% 0% 1 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 7 271 7 2 322 1 8 0 7 2 0 7; 24 22 48 12.0 12.0 12.0 4.0 4.0 4.0 2 2 4 pX, platoon unblocked iC, conflicting volume vC1, stage 1 conf vol 371 299 642 684 320 692 687 370 vEC2,stage 2 conf vol 1 vCu, unblocked vol 371 299 642 684 320 692 687 370 11C, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) �F(t s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 99 100 98 100 99 99 100 99 rcM capacity (veh/h) 1140 1239 357 347 693 317 346 648 Direction, Lane,# EB 1 WB 1 NB 1 SB 1 Volume Total Volume Left 284 325 14 9 7 2 8 2 Volume Right 7 1 7 7 cSH Volume to Capacity 1140 1239 460 514 0.01 0.00 0.03 0.02 Queue Length 95th (ft) 0 0 2 1 Control Delay (s) 0.2 0.1 13.1 12.1 Lane LOS A A BB Approach Delay (s) 0.2 0.1 13.1 12.1 Approach LOS B B ntersection ummary Average Delay 0.6 Intersection Capacity Utilization Analysis Period (min) E 33.1% ICU Level of Service A 15 Weekday PM Peak Hour LOS 4:45 pm 10/22/2012 Existing 2012 Conditions %user_name% Synchro 7 - Report Page 3 Attachment D Level of Service — Future 2015 Baseline Conditions Queues 4: S 144th Street & Tukwila International Blvd 5/17/2013 J I `!- c. air Lane Group Flow (vph) 76 251 110 208 155 433 69 57 743 78 ,/c Ratio 0.47 0.68 0.41 0.39 0.64 0A7 0.16 0.15 0.69 0.19 Control Delay _ 61.5 46.8 50.8 35.6 59.2 40.4 12.2 35.9 3.7.0 2.4.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 61.5 46.8 50.8 35.6 59.2 40.4 12.2 35.9 37.0 24.1 t u e u e Length 50th ft49 144 63 109 99 138 2 30 230 27 Queue Length 95th (ft) 119 280 158 235 206 240 44 76 368 76 n ernal Link Distft) (- 447 125 620 182 Turn Bay Length (ft) 150 100 100 125 50 ase Capacity (vph) 2.69 6.2.5 353 70.6 444 2211 936 409 1748 66.7 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 -- -- ------ -6- pillback Cap Reductn 0 0 0 0 0 0 0 0-- 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 [educed v/c Ratio 0.28 0.40 0.31 0.29 0.35 0.20 0.07 0.14 0.43 0.12 (Queue Delay j Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 Baseline Conditions %user_name% Synchro 7 - Report Page 1 HCM Signalized Intersection Capacity Analysis 4: S 144th Street & Tukwila International Blvd 5/17/2013 Jvlovement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBF Lane Configurations ') Volume (vph) 73 134 107 106 174 r ft r 26 149 416 66 55 713 75 IdealFlow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% 0% 1% Total Lost time (s) 4.5 5.0 4.5 5.0 4.5 5.5 5.5 4.5 5.5 5.5 One Util. Factor 1.00 1.00 1.00 1.00 1.00 0.95 1.00 1.00 0.95 1.00 Frpb, ped/bikes 1.00 0.98 1.00 0.99 1.00 1.00 0.94 1.00 1.00 0.88 DIpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.93 1.00 0.98 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot) 1796 1737 1752 1792 1752 3505 1470 1761 3522 1381 Flt Permitted 0.95 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (perm) 1796 1737 1752 1792 1752 3505 1470 1761 3522 1381 Peak -hour factor, PHF 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Adj. Flow (vph) 76 140 111 110 181 27 155 433 69 57 743 78 rIk-TOR Reduction (vph) 0 21 0 0 4 0 0 0 48 0 0 15 Lane Group Flow (vph) 76 230 0 110 204 0 155 433 21 57 743 63 Confl. Peds. (#/hr) 54 24 24 54 44 18 18 44 Heavy Vehicles (%) Lfurn Type Protected Phases Permitted Phases Actuated Green, G (s) Effective Green, g (s) Actuated g/C Ratio Clearance Time (s) Vehicle Extension (s) Lane Grp Cap (vph) v/s Ratio Prot i/s Ratio Perm v/c Ratio Uniform Delay, d1 Progression Factor Incremental Delay, d2 Delay (s) 2% 2% 2% 2% 2% 2% 3% 3% 3% 2% 2% 2% Prot Prot Prot Perm Prot Perm 7 4 3 8 5 2 1 6 2 6 7.6 20.8 17.5 30.7 14.3 27.2 27.2 20.3 33.2 33.2 7.6 20.8 17.5 30.7 14.3 27.2 27.2 20.3 33.2 33.2 0.07 0.20 0.17 0.29 0.14 0.26 0.26 0.19 0.32 0.32 4.5 5.0 4.5 5.0 4.5 5.5 5.5 4.5 5.5 5.5 2.0 3.0 2.0 3.0 2.0 4.0 4.0 2.0 4.0 4.0 130 343 291 522 238 905 380 339 1110 435 0.04 c0.13 0.06 c0.11 c0.09 0.12 0.03 c0.21 0.01 0.05 0.58 0.67 0.38 0.39 0.65 0.48 0.05 0.17 0.67 0.14 47.3 39.1 39.1 29.8 43.1 33.0 29.4 35.5 31.3 25.9 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 4.3 5.1 0.3 0.5 4.8 0.5 0.1 0.1 1.7 0.2 51.6 44.2 39.4 30.3 47.9 33.6 29.5 35.5 33.0 26.1 eve/ of Service Approach Delay (s) pproach LOS D D D C DCCDCC 45.9 33.4 36.5 32.5 D C D C ntersection Summary -1CM Average Control Delay 35.9 HCM Volume to Capacity ratio 0.59 ikctuated Cycle Length (s) 105.3 Sum of lost time (s) Intersection Capacity Utilization 71.1% ICU Level of Service Analysis Period (min) 15 c Critical Lane Group HCM Level of Service D 15.0 C Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 Baseline Conditions %user_name% Synchro 7 - Report Page 2 HCM Unsignalized Intersection Capacity Analysis 6: S 144th Street & East Drive 5/17/2013 k4\t\.i., o ement BL EBI EBR WBL WBT BE NBL NBT NBE SBL SBT B'. Lane Configurations Volume (veh/h) 4 6 257 4 6 2 305 Sign Control Free trade -2% Peak Hour Factor 0.92 0.92 Hourly flow rate (vph) 7 279 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Free 1% 0.92 0.92 0.92 7 2 332 24 12.0 4+ 1 7 0 Stop 2% 0% 7 0.92 0.92 0.92 0.92 0.92 0.92 0.92 1 8 0 7 2 0 7, 22 48 12.0 12.0 4+ 6 2 0 6 Stop 4.0 4.0 4.0 2 2 Median type None None Median storage veh) Upstream signal (ft) 388 pX, platoon unblocked NC, conflicting volume vC1, stage 1 conf vol C22, stage 2 conf vol 381 308 661 703 329 711 705 380 vCu, unblocked vol 381 tC single (s) 4.1 tC, 2 stage (s) 308 4.1. 661 703 329 711 705 380 7.1 6.5 6.2 7.1 6.5 6.2 it..(s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 99 100 98 100 99 99 100 99 cM capacity (veh/h) 1131 1230 347 338 686 308 337 640 Direction, Lane.. EB 1 WB 1 NB 1 SB 1 ;Volume Total Volume Left Volume Right 292 335 7 2 7 1 14 8 7 cSH 1131 1230 450 Volume to Capacity_ 0.01 0.00 0.03 Queue Length 95th (ft) 0 0 2 ,+Control Delay (s) 0.2 0.1 13.3 Lane LOS A A B 'Approach Delay (s) 0.2 0.1 13.3 Approach LOS B 9 2 7 505 0.02 1 12.3 B 12.3 B ntersection ummary Average Delay Intersection Capacity Utilization Analysis Period (min) 0.6 33.5% ICU Level of Service A 15 Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 Baseline Conditions %user_name% Synchro 7 - Report Page 3 Attachment E Level of Service — Future 2015 with Project Conditions HCM Unsignalized Intersection Capacity Analysis 2: North Drive & Tukwila International Blvd 5/17/2013 ovement BL WBR NBT NBR SBL SBI Lane Configurations r �t 14 Volume (veh/h) 0 10 542 10 0 867 1 Sign Control 'rade Stop Free Free 0% -1% 4% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 !Hourly flow rate (vph) 0 11 589 11 0 942 Pedestrians 19 Lane Width (ft) 12.0 Walking Speed (ft/s) Percent Blockage 4.0 2 Right turn flare (veh) redian type Median storage veh) Upstream signal (ft) None None 550 pX, platoon unblocked 0.90 0.90 0.90 kg, conflicting volume 1085 319 619 vC1, stage 1 conf vol 2, stage 2 conf vol vCu, unblocked vol 870 19 352 tC, single (s) 6.8 6.9 tC, 2 stage (s) 4.1 (s) 3.5 3.3 2.2 p0 queue free % 100 99 100 cM capacity (veh/h) 257 934 1065 Direction, Lane • WB 1 NB 1 NB 2 SB 1 SB 2 Volume Total Volume Left 11 393 207 0 0 0 0 0 11 0 0 934 1700 1700 1700 1700 0.12 0.28 0.28 0 0 0 0.0 0.0 0.0 471 471 IVolume Right cSH 11 0 Volume to Capacity 0.01 0.23 Queue Length 95th (ft) 1 0 Cont for Delay (s) 8.9 0.0 Lane LOS A Approach Delay (s) 8.9 0.0 0.0 Approach LOS A ntersection Summary Average Delay 0.1 Intersection Capacity Utilization 27.3% ICU Level of Service A Analysis Period (min) 15 Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 with Project Full Build -Out Conditions %user_name% Synchro 7 - Report Page 1 HCM Unsignalized Intersection Capacity Analysis 3: Main Drive & Tukwila International Blvd 5/17/2013 Jlovement WBL WBR NBT NBR SBL SBT Lane Configurations Volume (veh/h) Sign Control rade r ?t 0 24 528 Free Stop 62 0 867 Free 0% 0% 1% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 dourly flow rate (vph) 0 26 574 67 0 942 Pedestrians 27 Lane Width (ft) 12.0 Walking Speed (ft/s) 4.0 Percent Blockage 2 Right tum flare (veh) Median type None None Median storage veh) ppstream signal (ft) 262 pX, platoon unblocked 0.89 0.89 0.89 kg, conflicting volume 1106 348 668 vC1, stage 1 conf vol ivCC2, stage 2 conf vol vCu, unblocked vol 860 4 366 single (s) tC, 2 stage (s) p0 queue free % M capacity (vehlh) 6.8 6.9 4.1 3.5 3.3 100 97 255 933 2.2 100 1029 pirection, Lane # WB 1 NB 1 NB 2 SB 1 SB 2 Volume Total 26 383 259 471 471 Volume Left 0 0 0 0 0 Volume Right cSH 26 0 67 0 0 933 1700 1700 1700 1700 Volume to Capacity 0.03 0.23 0.15 0.28 0.28 Queue Length 95th (ft) 2 0 0 0 0 Control Delay (s) 9.0 0.0 0.0 0.0 0.0 Lane LOS A iApproach Delay (s) Approach LOS 9.0 0.0 0.0 A Intersection Summary Average Delay )Intersection Capacity Utilization Analysis Period (min) 0.1 27.3% ICU Level of Service A 15 Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 with Project Full Build -Out Conditions %user name% Synchro 7 - Report Page 2 Queues 4: S 144th Street & Tukwila International Blvd 5/17/2013 B Bi B :� Lc Lane Group Flow (vph) 103 261 179 288 155 460 78 117 722 78 pc Ratio 0.57 0.62 0.69 0.57 0.66 0.60 0.25 0.33 0.71 0.24 Control Delay 66.1 43.6 63.5 39.7 64.0 44.9 17.4 43.6 41.1 27.8 'Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 66.1 43.6 63.5 39.7 64.0 44.9 17.4 43.6 41.1 27.8 Queue Length 50th (ft) 72 148 125 166 108 162 10 72 247 31 Queue Length 95th (ft) 156 306 242 326 214 262 59 150 382 84 125 620 182 100 100 125 50 559 419 698 385 1678 603 402 1549 481 internal Link Dist (ft) 44.7 Turn Bay Length (ft) 150 [(lase Capacity (vph) 289 Starvation Cap Reductn 0 Opillback Cap Reductn Storage Cap Reductn Reduced v/c Ratio 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0.36 0.47 0.43 0.41 0.40 0.27 0.13 0.29 0.47 0.16 Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 with Project Full Build -Out Conditions %user_name% Synchro 7 - Report Page 3 HCM Signalized Intersection Capacity Analysis 4: S 144th Street & Tukwila International Blvd 5/17/2013 jvlovement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBF Lane Configurations 1 t 1 t, 1/olume (vph) 99 144 107 172 219 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 F.a� de (%) -3% 2% Total Lost time (s) 4.5 5.0 4.5 5.0 Lane UtiI. Factor 1.00 1.00 1.00 1.00 Frpb, ped/bikes 1.00 0.96 1.00 0.97 Flpb, ped/bikes 1.00 1.00 1.00 1.00 Frt 1.00 0.94 1.00 0.97 Flt Protected 0.95 1.00 0.95 1.00 Satd. Flow (prot) 1796 1702 1752 1741 Flt Permitted 0.95 1.00 0.95 1.00 Satd. Flow (perm) 1796 1702 1752 1741 Peak -hour factor, PHF 0.96 0.96 0.96 0.96 0.96 Adj. Flow (vph) 103 150 111 179 228 RTOR Reduction (vph) 0 18 0 0 6 Lane Group Flow (vph) 103 243 0 179 282 Confl. Peds. (#/hr) 104 74 74 Heavy Vehicles (%) 2% 2% 2% 2% 2% [Turn Type Prot Prot Protected Phases 7 4 3 8 Permitted Phases Actuated Green, G (s) 11.1 26.5 16.2 31.6 Effective Green, g (s) 11.1 26.5 16.2 31.6 Actuated g/C Ratio 0.10 0.24 0.15 0.29 Clearance Time (s) 4.5 5.0 4.5 5.0 r r 58 149 442 75 112 693 75 1900 1900 1900 1900 1900 1900 1900 0% 1% 4.5 5.5 5.5 4.5 5.5 5.5 1.00 0.95 1.00 1.00 0.95 1.00, 1.00 1.00 0.82 1.00 1.00 0.75 1.00 1.00 1.00 1.00 1.00 1.00'. 1.00 1.00 0.85 1.00 1.00 0.85 0.95 1.00 1.00 0.95 1.00 1.00', 1752 3505 1279 1761 3522 1186 0.95 1.00 1.00 0.95 1.00 1.00. 1752 3505 1279 1761 3522 1186 0.96 0.96 0.96 0.96 0.96 0.96 0.96 60 155 460 78 117 722 78 0 0 0 48 0 0 16 0 155 460 30 117 722 62 104 94 68 68 94 2% 3% 3% 3% 2% 2% 2% Prot Perm Prot Perm 5 2 1 6 2 6, 14.7 24.0 24.0 22.3 31.6 31.6 14.7 24.0 24.0 22.3 31.6 31.6 0.14 0.22 0.22 0.21 0.29 0.29 4.5 5.5 5.5 4.5 5.5 5.5 Vehicle Extension (s) 2.0 3.0 2.0 3.0 Lane Grp Cap (vph) 184 416 262 507 v/s Ratio Prot 0.06 c0.14 c0.10 0.16 ,/s Ratio Perm vlc Ratio 0.56 0.58 0.68 0.56 Uniform Delay, dl 46.4 36.1 43.7 32.5 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 2.1 2.1 5.8 1.3 Delay (s) 48.5 38.2 49.5 33.8 Level of Service D D D C Approach Delay (s) 41.1 39.8 Approach LOS 2.0 4.0 4.0 2.0 4.0 4.0 237 775 283 362 1026 345 0.09 c0.13 0.07 c0.21 0.02 0.05 0.65 0.59 0.11 0.32 0.70 0.18 44.5 37.9 33.7 36.7 34:3 28.8 1.00 1.00 1.00 1.00 1.00 1.00 4.9 1.4 0.2 0.2 2.4 0.3 49.4 39.3 33.9 36.9 36.7 29.1 D D C D DC 41.0 36.0 D D D D j ntersection Summary HCM Average Control Delay HCM Volume to Capacity ratio Actuated Cycle Length (s) Intersection Capacity Utilization Analysis Period (min) c Critical Lane Group 38.9 HCM Level of Service D 0.67 108.5 77.5% 15 Sum of lost time (s) ICU Level of Service 20.5 D Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 with Project Full Build -Out Conditions %user_name% Synchro 7 - Report Page 4 HCM Unsignalized Intersection Capacity Analysis 5: S 144th Street & South Drive 5/17/2013 p ovemen EBT BR BBT f' B BR Lane Configurations 4 'V Volume (veh/h) 301 29 11 390 71 24 Sign Control Free Free Stop trade -3% 2% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 burly flow rate (vph) Pedestrians 327 32 12 424 77 26 50 72 Lane Width (ft) Walking Speed (ft/s) [Percent Blockage Right turn flare (veh) 12.0 12.0 4.0 4.0 4 6 Median type None None Median storage veh) pstream signal (ft) 205 pX, platoon unblocked conflicting volume vC1, stage 1 conf vol yr , stage 2 conf vol vCu, unblocked vol tC, single (s) tC, 2 stage(s) FE- (s) p0 queue free % ,ElM capacity (veh/h) 1061 302 538 431 863 465 431 863 465 4.1 6.4 6.2 2.2 3.5 3.3 99 74 95 irection, Lane EB 1 WB 1 NB Volume Total 359 436 Volume Left Volume Right 103 0 12 77 32 0 26 1061 340 0.01 0.30 1 31 0.4 20.1 A C 0.0 0.4 20.1 C cSH 1700 Volume to Capacity 0.21 Queue Length 95th (ft) 0 pontroI Delay (s) 0.0 Lane LOS 6pproach Delay (s) Approach LOS ntersection Summa Average Delay 2.5 Intersection Capacity Utilization Analysis Period (min) 48.1% ICU Level of Service A 15 Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 with Project Full Build -Out Conditions %user_name% Synchro 7 - Report Page 5 HCM Unsignalized Intersection Capacity Analysis 6: S 144th Street & East Drive 5/17/2013 f 4- k- 4\ t p\* 1 4/ Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBI Lane Configurations Volume (veh/h) 4 65 269 4 6 2 311 4+ 32 7 0 6 34 0 83 4+ Sign Control Free Free Eirade -2% 1% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 curly flow rate (vph) 71 292 7 2 338 Pedestrians 50 74 mane Width (ft) 12.0 12.0 Walking Speed (ft/s) 4.0 4.0 Percent Blockage 4 6 Right turn flare (veh) Median type None None Stop 2% 0.92 0.92 0.92 0.92 0.92 35 8 0 7 37 72 12.0 4.0 6 Stop 0% 0.92 0 98 12.0 4.0 8 0.92 90 Median storage veh) pstream signal (ft) pX, platoon unblocked tvC, conflicting volume vC1, stage 1 conf vol , stage 2 conf vol 388 471 371 1009 984 442 975 970 503. vCu, unblocked vol 471 371 1009 984 442 975 970 503 #C, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) #F (� s) 2.2 p0 queue free % 93 capacity (veh/h) 1002 2.2 3.5 4.0 3.3 3.5 4.0 3.8, 100 94 100 99 78 100 82 1116 137 199 543 166 203 500', 'Direction, Lane # EB 1 WB 1 NB 1 SB 1 Volume Total Volume Left 370 Volume Right cSH 375 71 2 7 35 1002 1116 0.00 0 0.1 A 0.1 Volume to Capacity 0.07 Queue Length 95th (ft) 6 Control Delay (s) 2.3 Lane LOS A 14 8 37 7 90 209 316 0.07 0.40 5 47 23.5 23.9 C C 23.5 127 iApproach Delay (s) 2.3 23.9 Approach LOS C C ntersection Summary Average Delay 4.8 Intersection Capacity Utilization 59.9% ICU Level of Service Analysis Period (min) 15 B Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 with Project Full Build -Out Conditions %user name% Synchro 7 - Report Page 6 Attachment F Collision Data Crash Recon! System JB Technology Inc. Corridor Report City of Tukwila Tuesday, August 21, 2012 Corridor: TIB from S 146 ST to S 142 ST Report Period: Monday, January 01, 2007 to Wednesday, July 04, 2012 TIB at S 146 ST Case Report Day Of Crash Number Number Week Date Crash Time Location Type of Crash Direction Severity Tot Vehicle INehilce 2 Fat Inj PDO Veh 12-1495 3515028 Fri 03/02/2012 01:40 PM S 146 ST at TIB 12-0005 3514648 Sun 01/01/2012 01:40 AM 'S 146 ST at TIB 11-8328 3514644 Sun 12/11/2011 05:26 AM S 146 ST at TIB 11-5209 0119087 Mon 08/08/2011 06:57 PM S 146 ST at TIB 11-4457 3558451 Fri 07/08/2011 11:53 PM S 146 ST at TIB 11-2328 3558128 Sun 04/10/2011 04:45 AM S 146 ST at TIB 11-897 3310749 Tue 02/08/2011 01:35 PM S 146 ST at TIB 11-0841 3310268 Sat 02/05/2011 07:03 AM S 146 ST at TIB 10-7670 3310529 Sat 11/13/2010 07:36 PM S 146 ST at TIB 10-6750 3309081 Tue 10/05/2010 04:35 PM S 146 ST at TIB 10-2459 3114936 Mon 04/12/2010 12:50 PM S 146 ST at TIB 10-2222 3115747 Fri 04/02/2010 11:14 PM S 146 ST at TIB 10-1661 2663767 Thu 03/11/2010 10:30 AM S 146 ST at TIB 10-145 3116204 Thu 01/07/2010 03:33 AM S 146 ST at TIB 09-5522 3115655 Sun 08/23/2009 11:50 AM S 146 ST at TIB 09-4778 2770616 Tue 07/21/2009 12:04 PM S 146 ST at TIB Approach Turn Sideswipe Fixed Object/Parked Vehicle Right Angle Rear End Right Angle Rear End Right Angle Right Angle Right Angle Right Angle Sideswipe Approach Turn Pedestrian/Cyclist Involved Rear End Fixed Object/Parked Vehicle SB Left /NB Thru SB Right / EB Thru NB Right / WB Thru / SB Thru EB Left /NB Thru WBThru/NBThru WB Thru / WB Thru WB Thru / SB Thru EB Left/NB Thru WB Thru / NB Thru EB Thru / NB Thru EB Thru / NB Left NB Left / SB Thru SB Right / NB Thru SB Thru / SB Thru WB Right/ 2 3 X 2 X 1 X 2 X 2 X 2 X 2 X 2 X 1 X 2 X 2 X 2 X 2 • X 1 X 2 X 1 Page 1 Crash Record System .18 Technology Inc. TIB at S 146 ST (cont) Case Report Day Of Crash Number Number Week Date Crash Time Location Corridor Report City of Tukwila Tuesday, August 21, 2012 Type of Crash Direction Severity Tot Vehicle 1/Vehilce 2 Fat Inj PDO Veh 09-4413 2770612 09-4219 3115859 09-3924 3115730 09-03685 3309582 08-7044 08-6277 08-5102 07-3884 07-3159 07-2486 07-2124 3311426 2663660 3310927 2663650 2523666 2663704 2524184 Sat 07/04/2009 Fri 06/26/2009 Fri 06/12/2009 Mon 06/01/2009 Sat Thu Sat 07:27 AM 09:02 PM 08:51 PM 05:35 PM S 146 ST at TIB S 146 ST at TIB S 146 ST at TIB S 146 ST at TIB 11/01/2008 08:10 PM S 146 ST at TIB 10/02/2008 10:35 AM S 146 ST at TIB 08/16/2008 09:54 PM S 146 ST at T1B Tue 05/29/2007 Mon 04/30/2007 Fri 04/06/2007 Sat 03/24/2007 10:15 AM 02:41 PM 08:35 PM 02:11 AM S 146 ST at TIB S 146 ST at TIB S 146 ST at TIB S 146 ST at TIB Right Angle Right Angle Right Angle Pedestrian/Cyclist Involved Pedestrian/Cyclist Involved Right Angle Fixed Object/Parked Vehicle Approach Turn Sideswipe Fixed Object/Parked Vehicle Right Angle WB Thru / SB Thru SB Left / NB Thru EB Thru / SB Thru EB Right / NB Thru NB Thru / EB Thru WB Thru / SB Thru SB Thru / NB Left / SB Thru EB Thru / SB Thru SB Thru / WB Thru / SB Thru 2 1 X 2 2 X 4 1 X X X X X X 2 1 2 2 1 2 Between S 146 ST and S 144 ST Case Report Day Of Crash Number Number Week Date Crash Time Location Type of Crash Direction Severity Tot Vehicle 1Nehilce 2 Fat Inj PDO Veh 09-6190 2770717 Sat 09/19/2009 09:40 PM TIB, 10 ft. East of S 146 ST 10-07359 3114967 Tue 11/02/2010 06:30 PM TIB, 30 ft. North of S 146 ST 09-3440 3309616 Thu 05/21/2009 04:35 PM TIB. 100 ft. East of S 146 ST 09-8594 3311565 Wed 12/30/2009 05:28 PM TIB. 200 ft. North of S 146 ST Right Angle Pedestrian/Cyclist Involved Rear End Sideswipe WB Thru / S13 Thru NB Thru /WBThru NB Thru /NB Thru NB Thru / NB Thru 2 1 2 2 Page 2 Crash Record Stumm JB Technology Inc. Between S 146 ST and S 144 ST (cont) Case Report Day Of Crash Number Number Week Date Crash Time Location Corridor Report City of Tukwila Tuesday, August 21, 2012 Type of Crash Direction Severity Tot Vehicle INehilce 2 Fat lnj PDO Veh 07-4259 2523667 Tue 07-8791 2665091 Thu 10-8227 3311035 Thu 11-0410 2663049 Tue 09-7518 08-8041 10-3234 08-2361 12-3371 2663039 Mon 3311188 Sun 3115125 Sat 2663810 Sun 3514817 Sun 10-3574 3311032 Fri 08-1619 2770255 Fri 08-1618 2770254 Fri 10-7637 3310244 Fri 10-1029 3115739 Thu 08-6233 3311203 Tue 08-02706 2663541 Mon 07-0106 2524282 Thu 06/12/2007 02:05 PM TIB, 300 ft. North of S 146 ST 12/20/2007 07:11 PM TIB. 500 ft. South of S 144 ST 12/02/2010 04:02 PM TIB, 348 ft. South of S 144 ST 01/18/2011 07:14 PM TIB. 300 ft. South of S 144 ST 11/16/2009 11:13 PM TIB, 300 ft. South of S 144 ST 12/14/2008 11:05 AM TIB. 300 ft. West of S 144 ST 05/15/2010 03:16 AM TIB, 250 ft. South of S 144 ST 04/132008 06:15 PM TIB, 225 ft. South of S 144 ST 05/13/2012 10:27 PM TIB, 200 ft. South of S 144 ST 05/28/2010 02:23 PM TIB, 200 ft. South of S 144 ST 03/14/2008 02:40 PM TIB, 150 ft. South of S 144 ST 03/14/2008 02:40 PM TIB. 125 ft. South of S 144 ST 11/12/2010 02:20 PM TIB, 100 ft. South of S 144 ST 02/11/2010 06:05 PM TIB, 100 ft. South of S 144 ST 09/30/2008 10:49 AM TIB. 100 ft. South of S 144 ST 04/28/2008 03:30 PM TIB. 100 ft. South of S 144 ST 01/04/2007 11:02 PM TIB, 100 ft. South of S 144 ST Sideswipe Sideswipe Right Angle Pedestrian/Cyclist Involved Sideswipe NB Thru / NB Thru NB Left / NB Thru EB Left / NB Thru EB Thru / SB Thru SB Thru / SB Right Fixed Object/Parked Vehicle EB Thru / Prk Veh Rear End Sideswipe Rear End Rear End Rear End Rear End Rear End Rear End Sideswipe Backing NB Thru / NB Thru NB Thru / NB Thru NB Thru / NB Thru SB Thru / SB Thru SB Thru / SB Thru SB Thru / SB Thru NB Thru / NB Thru SB Thru / SB Thru NB Thru / NB Thru Bckng / SB Thru Pedestrian/Cyclist Involved SB Thru / WB Thru 1 1 1 X 2 X 2 X 2 1 2 X 3 2 X 2 X 2 X 2 2 X 2 X 2 3 X 2 X 4 1 Page 3 Crash Record System JB Technology Inc Between S 146 ST and S 144 ST (cont) Case Number Report Day Of Crash Number Week Date Crash Time Location Corridor Report City of Tukwila Tuesday, August 21, 2012 Type of Crash Direction Severity Tot Vehicle 1/Vehilce 2 Fat lnj PDO Veh 07-4613 2663497 Wed 06/27/2007 11:00 AM 09-3731 3115631 Wed 06/03/2009 07:03 PM 08-1532 2663620 Tue 03/11/2008 05:36 AM 07-926 2707526 Tue 02/06/2007 04:35 PM 10-3984 2523114 Tue 06/15/2010 09:08 PM TIB. 50 ft. South of S 144 ST TIB, 40 ft. South of S 144 ST TIB, 20 ft. South of S 144 ST TIB, 10 ft. South of S 144 ST TIB, 5 ft. South of S 144 ST Rear End Sideswipe Rear End Sideswipe Rear End NB Thru /NB Thru NB Thru / NB Thru NB Thru / NB Thru NB Thru /NBThru NB Thru /NBThru X 2 X 2 X 2 X 2 2 TIB at S 144 ST Case Report Day Of Crash Number Number Week Date Crash Time Location Type of Crash Direction Severity Tot Vehicle 1Nehilce 2 Fat lnj PDO Veh 12-2641 3309313 Sun 04/15/2012 10:08 PM S 144 ST at TIB 12-1382 3514804 Sun 02/26/2012 06:13 PM S 144 ST at TIB 11-6728 11-6119 11-5208 11-3674 11-2209 3558035 3558084 3558076 0112680 3309060 Sun Thu Mon Mon Tue 10/09/2011 09/15/2011 08/08/2011 06/06/2011 04/05/2011 03:02 PM 06:49 PM 04:36 PM 07:50 AM 04:53 AM S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB 10-4905 3309483 Sat 07/24/2010 01:17 AM S 144 ST at TIB 10-3512 3309301 Wed 05/26/2010 09:37 AM S 144 ST at TIB Right Angle Sideswipe Rear End Rear End Sideswipe Rear End Sideswipe Pedestrian/Cyclist Involved Rear End SB Thru / EB Thru NB Thru / NB Left WB Thru / WB Thru SB Thru / SB Thru EB Right / EB Right NB Thru /NB Thru NB Left / NB Thru EB Right / WB Thru SB Thru / SB Thru 1 1 1 X 2 2 X 2 2 2 X 3 X 2 2 X 2 Page 4 Crash Record System JB Technology Inc. TIB at S 144 ST (cont) Case Report Day Of Crash Number Number Week Date Crash Time Location Corridor Report City of Tukwila Tuesday, August 21, 2012 Type of Crash Direction Severity Tot Vehicle I/Vehilce 2 Fat lnj PDO Veh 09-7955 09-4557 09-3555 09-3332 09-3121 08-3724 08-2991 08-0297 07-8215 07-7838 07-7075 07-5380 07-4786 07-0028 3115006 3116078 2770710 3311280 3311024 2707373 2707521 2707735 2523744 2523541 2664227 2663029 2663751 2783829 Thu Sat Wed Sat Wed Fri Sat Sun Thu Mon Wed Sun Wed Tuc 12/03/2009 07/11/2009 05/27/2009 05/16/2009 05/06/2009 03:00 PM 10:57 AM 01:45 AM 10:24 PM 07:31 PM S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB 06/13/2008 07:42 PM S 144 ST at TIB 05/10/2008 04:55 PM S 144 ST at TIB 01/13/2008 10:25 PM S 144 ST at TIB 11/29/2007 11/12/2007 10/10/2007 07/29/2007 07/04/2007 01/02/2007 02:31 PM 02:44 PM 07:00 PM 06:15 PM 10:51 PM 04:50 AM S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TI B Pedestrian/Cyclist Involved Approach Turn Right Angle Rear End Right Angle Rear End Rear End Approach Turn Sideswipe Pedestrian/Cyclist Involved Rear End Rear End Approach Turn Backing SB Thru / WB Thru WB Left / EB Thru WB Thru / NB Thru NB Thru /NB Thru NB Thru / EB Thru SB Thru / SB Thru N13 Thru / NB Thru SB Thru / NB Left EB Thru / EB Thru SB Right / EB Thru EB Thru / EB Thru SB Thru / SB Thru WB Left / EB Thru Bckng /NB Thru 2 1 X 2 X 2 2 X 2 X 3 X 2 X 2 X 2 X 2 X 3 2 X 2 X 2 Between S 144 ST and S 142 ST Case Report Day Of Crash Number Number Week Date Crash Time Location Type of Crash Direction Severity Tot Vehicle 1Nehilce 2 Fat Inj PDO Veh 09-2727 3116232 Sun 04/19/2009 12:26 PM TIB, 20 ft. North of S 144 ST 07-6420 2523764 Wed 09/12/2007 07:45 AM TIB, 20 ft. North of S 144 ST Rear End Rear End SB Thru / SB Thru SB Thru / SB Thru X 2 X 2 Page 5 Crash Record System .18 Technology Inc. Corridor Report City of Tukwila Tuesday, August 21, 2012 Between S 144 ST and S 142 ST (cont) Case Report Day Of Crash Crash Number Number Week Date Time Location Type of Crash Direction Severity Tot Vehicle 1/Vehilce 2 Fat lnj PDO Veh 12-01817 3311311 Thu 03/15/2012 03:40 PM TIB, 25 ft. North of S 144 ST Rear End SB Thru / SB Thru X 2 07-3248 2524186 Fri 05/04/2007 08:26 PM TIB, 30 ft. North of S 144 ST Rear End SB Thru / SB Thru X 2 09-4306 3116158 Tue 06/30/2009 08:30 AM TIB, 50 ft. North of S 144 ST Rear End SB Thru / SB Thru X 2 08-4402 2770628 Thu 07/17/2008 10:45 AM TIB, 100 ft. North of S 144 ST Rear End NB Thru / NB Thru 1 2 10-8072 0082505 Wed 12/01/2010 12:01 PM TIB, 200 ft. North of S 144 ST Rear End NB Thru / NB Thru X 3 12-4441 3515041 Sat 06/23/2012 02:56 PM TIB, 290 ft. North of S 144 ST Rear End NB Thru / NB Thru X 4 11-1693 0096090 Mon 03/14/2011 05:06 PM TIB. 300 ft. South of S 142 ST Rear End NB Thru / NB Thru X 2 10-3573 3309229 Fri 05/28/2010 02:05 PM TIB, 300 ft. South of S 142 ST Rear End SB Thru / SB Thru 1 2 09-7222 3310067 Tue 11/03/2009 02:20 PM TIB, 300 ft. South of S 142 ST Rear End NB Thru / NB Thru X 2 10-3007 0051 140 Wed 05/05/2010 02:14 PM TIB, 250 ft. South of S 142 ST Rear End NB Thru / NB Thru 1 2 10-2069 3309027 Sat 03/27/2010 02:25 PM TIB, 250 ft. South of S 142 ST Rear End NB Thru / NB Thru X 2 09-3423 2770324 Thu 05/21/2009 07:44 AM TIB, 250 11. South of S 142 ST Rear End NB Thru / NB Thru 2 2 09-2292 3116321 Wed 04/01/2009 02:50 PM TIB, 225 ft. South of S 142 ST Right Angle EB Right / SB Thru X 2 11-6871 3309358 Sat 10/15/2011 01:46 PM TIB, 175 ft. South of S 142 ST Sideswipe SB Right / SB Thru X 2 12-2702 3515035 Wed 04/18/2012 01:51 PM TIB, 150 11. South of S 142 ST Rear End NB Thru /NB Thru X 2 11-2144 3115240 Fri 04/01/2011 07:23 PM TIB, 100 ft. South of S 142 ST Sideswipe WB Thru / SB Thru X 2 Page 6 Crash Record System JB Techno%a, Inc. Between S 144 ST and S Case Report Day Of Number Number Week 142 ST (cont) Crash Date Crash Time Location Corridor Report City of Tukwila Tuesday, August 21, 2012 Type of Crash Direction Severity Tot Vehicle I/Vehilce 2 Fat Inj PDO Veh 11-1038 3309057 Mon 07-2107 2524183 Thu 10-740 3310116 Sat 07-6495 2707506 Sat 02/14/2011 04:44 AM 03/22/2007 06:29 PM 01/30/2010 08:45 AM 09/15/2007 02:45 PM TIB. 100 ft. South of S 142 ST TIB, 100 ft. South of S 142 ST TIB, 75 ft. South of S 142 ST TIB. 50 ft. South of S 142 ST Fixed Object/Parked Vehicle SB Thru / Rear End Rear End Rear End SB Thru / SB Thru SB Thru / SB Thru NB Thru /NB Right 1 X 1 2 X 2 X 2 TIB at S 142 ST Case Report Day Of Number Number Week Crash Date Crash Time Location Type of Crash Direction Severity Tot Vehicle INehilce 2 Fat Inj PDO Veh 11-7926 3558576 Sat 11-2441 3116147 Thu 10-1338 3115162 Thu 08-4010 2770791 Fri 08-1703 2707517 Mon 11/26/2011 02:35 AM S 142 ST at TIB 04/14/2011 09:58 PM S 142 ST at TIB 02/25/2010 10:11 PM S 142 ST at TIB 06/27/2008 08:30 AM S 142 ST at TIB 03/17/2008 03:25 PM S 142 ST at TIB Head On Right Angle Right Angle Right Angle Fixed Object/Parked Vehicle EB Right / NB Thru EB Left / SB Thru EB Left / SB Thru EB Left / SB Thru X 2 2 2 X 2 X 2 X I Page 7 Crash Record Svslem Corridor Report City of Tukwila Tuesday, August 21, 2012 Corridor: TIB from S 146 ST to S 142 ST Report Period: Monday, January 01, 2007 to Wednesday, July 04, 2012 JB Technology Inc. SEGMENT FATALS INJURIES PDO TOTALS At S 146 ST 0/0 4/6 23 27 Between S 146 ST and S 144 ST 0/0 9/9 17 26 At S 144 ST 0/0 7/8 16 23 Between S 144 ST and S 142 ST 0/0 5/6 17 22 At S 142 ST 0/0 1/2 4 5 TOTALS 0/0 26/31 77 103 Page 8 Crash Record System JB Technology Inc. Corridor Report City of Tukwila Tuesday, August 21, 2012 Corridor: TIB from S 146 ST to S 142 ST Report Period: Monday, January 01, 2007 to Wednesday, July 04, 2012 SEGMENT 2012 2011 2010 OTHERS TOTALS At S 146 ST 2 6 6 13 27 Between S 146 ST and S 144 ST 1 1 7 17 26 At S 144 ST 2 5 2 14 23 Between S 144 ST and S 142 ST 3 4 5 10 22 At S 142 ST 0 2 1 2 5 TOTALS 8 18 21 56 103 Page 9 Crash Record System JB Technology Inc. Corridor Report City of Tukwila Tuesday, August 21, 2012 Corridor: S 144 ST from TIB to 42 AVE S Report Period: Monday, January 01, 2007 to Wednesday, July 04, 2012 S 144 ST at TIB Case Report Day Of Crash Number Number Week Date Crash Time Location Type of Crash Direction Severity Tot Vehicle 1Nehilce 2 Fat lnj PDO Veh 12-2641 3309313 Sun 04/15/2012 10:08 PM S 144 ST at TIB 12-1382 3514804 Sun 02/26/2012 06:13 PM S 144 ST at TIB 11-6728 3558035 Sun 10/09/2011 03:02 PM S 144 ST at TIB 11-6119 3558084 Thu 09/15/2011 06:49 PM S 144 ST at TIB 11-5208 3558076 Mon 08/08/2011 04:36 PM S 144 ST at TIB 11-3674 0112680 Mon 06/06/2011 07:50 AM S 144 ST at TIB 11-2209 3309060 Tue 04/05/2011 04:53 AM S 144 ST at TIB 10-4905 3309483 Sat 07/24/2010 01:17 AM S 144 ST at TIB 10-3512 3309301 Wed 05/26/2010 09:37 AM S 144 ST at TIB 09-7955 3115006 Thu 12/03/2009 03:00 PM S 144 ST at TIB 09-4557 3116078 Sat 07/11/2009 10:57 AM S 144 ST at TIB 09-3555 2770710 Wed 05/27/2009 01:45 AM S 144 ST at TIB 09-3332 3311280 Sat 05/16/2009 10:24 PM S 144 ST at TIB 09-3121 3311024 Wed 05/06/2009 07:31 PM S 144 ST at TIB 08-3724 2707373 Fri 06/13/2008 07:42 PM S 144 ST at TIB 08-2991 2707521 Sat 05/10/2008 04:55 PM S 144 ST at TIB Right Angle Sideswipe Rear End Rear End Sideswipe Rear End Sideswipe Pedestrian/Cyclist Involved Rear End Pedestrian/Cyclist Involved Approach Turn Right Angle Rear End Right Angle Rear End Rear End SB Thru / EB Thru NB Thru /NB Left WB Thru / WB Thru SB Thru / SB Thru EB Right / EB Right NB Thru /NB Thru NB Left / NB Thru EB Right / WB Thru SB Thru / SB Thru SB Thru / WB Thru WB Left / EB Thru WB Thru / NB Thru NB Thru / NB Thru NB Thru / EB Thru SB Thru / SB Thru NB Thru /NB Thru 1 1 1 2 X 2 X 2 2 2 X 3 X 2 2 X 2 1 X 2 X 2 2 X 2 X 3 X 2 Page 1 Crash Record System JB Technology Inc. S 144 ST at TIB (cont) Case Report Day Of Crash Number Number Week Date Crash Time Location Corridor Report City of Tukwila Tuesday, August 21, 2012 Type of Crash Direction Severity Tot Vehicle 1Nehilce 2 Fat lnj PDO Veh 08-0297 2707735 Sun 07-8215 2523744 Thu 07-7838 2523541 Mon 07-7075 2664227 Wed 07-5380 2663029 Sun 07-4786 2663751 Wed 07-0028 2783829 Tue 01/13/2008 10:25 PM S 144 ST at T1 B 11/29/2007 11/12/2007 10/10/2007 07/29/2007 07/04/2007 01/02/2007 02:31 PM 02:44 PM 07:00 PM 06:15 PM 10:51 PM 04:50 AM S 144 ST at TIB S 144 ST at TIB S 144 ST at TI B S 144 ST at TI B S 144 ST at TIB S144STatT1B Approach Turn Sideswipe Pedestrian/Cyclist Involved Rear End Rear End Approach Turn Backing SB Thea / NB Left EB Thru / EB Thru SB Right / EB Thru EB Thru / EB Thru SB Thru / SB Thru WB Left / EB Thru Bckng /NB Thru X 2 X 2 X 2 X 3 2 2 X 2 X 2 Between TIB and 41 AVE S Case Report Day Of Crash Number Number Week Date Crash Time Location Type of Crash Direction Severity Tot Vehicle lNehilce 2 Fat lnj PDO Veh 10-4672 3115459 Thu 07/15/2010 07-1432 2707754 Mon 02/26/2007 09-4396 2663671 Fri 07/03/2009 08-3197 2664137 Mon 05/19/2008 11-1104 3115610 Wed 02/16/2011 02:13 AM S 144 ST, 10 ft. East of TIB 03:57 PM S 144 ST, 30 ft. East of T1B 02:05 PM S 144 ST, 50 ft. East of TIB 01:38 PM S 144 ST, 50 ft. East of TIB 04:20 PM S 144 ST, 75 ft. East of TIB Backing Pedestrian/Cyclist Involved Rear End Rear End Rear End Bckng / WB Thru SB Left / SB Thru WB Thru / WB Thru WB Thru / WB Thru WB Thru / WB Thru 1 X 2 X 3 X 2 1 2 Page 2 Crash Record System JB Technology Inc. S 144 ST at 41 AVE S Case Report Number Number Day Of Crash Week Date Crash Time Location Corridor Report City of Tukwila Tuesday, August 21, 2012 Type of Crash Direction Severity Tot Vehicle 1Nehilce 2 Fat lnj PDO Veh 07-3715 2663649 Thu 05/24/2007 04:00 PM 41 AVE S at S 144 ST Rear End EB Thru / EB Thru X 2 Between 41 AVE S and 42 AVE S Case Report Day Of Crash Number Number Week Date Crash Time Location Type of Crash Direction Severity Tot Vehicle 1Nehilce 2 Fat lnj PDO Veh 11-5856 3558526 Sun 09/04/2011 09-3446 3115708 Thu 05/21/2009 10-2426 3115307 Sun 04/11/2010 08-0687 2664242 Thu 01/31/2008 07-8196 2664004 Wed 11/28/2007 10-8036 3309430 Mon 11/29/2010 08:19 PM S 144 ST, 75 ft. East of 41 AVE S 08:48 PM S 144 ST, 500 ft. West of 42 AVE S 11:20 AM S 144 ST, 200 ft. West of 42 AVE S 06:28 PM S 144 ST, 100 ft. West of 42 AVE S 05:25 PM S 144 ST, 100 ft. West of 42 AVE S 05:47 PM S 144 ST, 25 It West of 42 AVE S Head On WB Thru / Prk Veh Fixed Object/Parked Vehicle EB Left / Rear End Approach Tum Rear End Rear End EB Thru / EB Thru EB Left / WB Thru EB Thru / EB Thru EB Thru / EB Thru 1 2 X 1 X 2 X 2 X 2 X 2 S 144 ST at 42 AVE S Case Report Day Of Crash Number Number Week Date Crash Time Location Type of Crash Direction Severity Tot Vehicle 1Nehilce 2 Fat Inj PDO Veh 11-6810 3558284 Thu 10/13/2011 09:30 AM 42 AVE S at S 144 ST 11-4757 3310395 Thu 07/21/2011 10:43 AM 42 AVE S at S 144 ST Right Angle Right Angle EB Thru / NB Left WB Thru /NB Thru X 2 1 2 Page 3 Crash Record System JB Technology Inc. S 144 ST at 42 AVE S (cont) Case Report Day Of Crash Number Number Week Date Crash Time Location Corridor Report City of Tukwila Tuesday, August 21, 2012 Type of Crash Direction Severity Tot Vehicle 1/Vehilce 2 Fat lnj PDO Veh 11-1028 3309056 Sun 02/13/2011 06:31 PM 10-8071 0080988 Wed 12/01/2010 10-4528 3309378 Fri 07/09/2010 10-2793 3115313 Tue 04/27/2010 10-1969 3308915 Tue 03/23/2010 09-06862 2770206 Mon 10/19/2009 09-6658 3311535 Fri 10/09/2009 09-3772 3311534 Fri 06/05/2009 08-6447 3311611 Thu 07-955 2524252 Wed 11:33 AM 04:52 AM 01:37 PM 12:10 PM 07:45 AM 12:22 PM 04:10 PM 42 AVE S at S 144 ST 42 AVE S at S 144 ST 42 AVE S at S 144 ST 42AVESatS 144 ST 42 AVE S at S 144 ST 42 AVE S at S 144 ST 42 AVE S at S 144 ST 42 AVE S at S 144 ST 10/09/2008 09:30 AM 42 AVE S at S 144 ST 02/07/2007 07:28 PM 42 AVE S at S 144 ST Right Angle Right Angle Right Angle Right Angle Right Angle Approach Turn Right Angle Rear End Right Angle Right Angle NB Thru / WB Thru WB Thru/NB Thru NB Left / EB Thru WB Right/NB Thru NB Left / WB Thru SB Thru / NB Left EB Thru / SB Thru NB Thru /NB Thru WB Thru / NB Thru EB Thru / NB Thru 1 X 2 X 2 2 X 2 X 2 1 X 2 2 X 2 X 2 X 2 Page 4 Crash Record System JB Technologv Inc. Corridor Report City of Tukwila Tuesday, August 21, 2012 Corridor: S 144 ST from TIB to 42 AVE S Report Period: Monday, January 01, 2007 to Wednesday, July 04, 2012 SEGMENT FATALS INJURIES PDO TOTALS At TIB 0/0 7/8 16 23 Between TIB and 41 AVE S 0/0 2/2 3 5 At 41 AVE S 0/0 0/0 1 1 Between 41 AVE S and 42 AVE S 0/0 1/1 5 6 At 42 AVE S 0/0 3/3 9 12 TOTALS 0/0 13/14 34 47 Page 5 Crash Record System JB Technology Inc. Corridor Report City of Tukwila Tuesday, August 21, 2012 Corridor: S 144 ST from TIB to 42 AVE S Report Period: Monday, January 01, 2007 to Wednesday, July 04, 2012 SEGMENT 2012 2011 2010 OTHERS TOTALS At TIB 2 5 2 14 23 Between TIB and 41 AVE S 0 1 1 3 5 At 41 AVE S 0 0 0 1 1 Between 41 AVE S and 42 AVE S 0 1 2 3 6 At 42 AVE S 0 3 4 5 12 TOTALS 2 10 9 26 47 Page 6 Attachment G Traffic Volumes Peak Hour Summary All Traffic Data Mark Skaggs (206) 251-0300 Tukwila International Blvd & S 144th St S 144th St Bikes 1 4:30 PM to 5:30 PM Thursday, June 14, 2012 818 73 692 53 it y 500 387 305 Bikes 1 71 130 104 X 4 a Peds 54 Peds 24 E le 25 169 103 Bikes 0 297 247 899 Approach PHF HV% Volume EB 0.94 1.6% 305 WB 0.91 1.7% 297 NB 0.90 2.6% 613 SB 0.92 2.1% 818 Intersection 0.96 2.1% 2,033 Count Period: 2:30 PM to 6:00 PM 145 404 64 613 Bikes 1 S 144th St Total Vehicle Summary All Traffic Data WE= am a a a 1010111 r.n1 Mark Skaggs (206) 251-0300 Tukwila International Blvd & S 144th St Thursday, June 14, 2012 2:30 PM to 6:00 PM 15 -Minute Interval Summary 2:30 PM to 6:00 PM Out 387 In 305 In Out 818 500 73 692 53 .� 1 71 J 130 .♦ 104 HV 1.6% PHF 0.94 HV 1.7% PHF 0.91 t. 25 ♦ 169 103 t r' 145 404 64 Out In 899 613 Peak Hour Summary 4:30 PM to 5:30 PM 297 In 247 Out Interval Start Time Northbound Tukwila L T ntemational Blvd R HV 1 Bikes Southbound Tukwila International 1. 1 T i R Blvd HV 1 Bikes Eastbound S 144th St L i T i R i HV Bikes Westbound S 144th St L T 1 R 1 HV 1 Bikes Interval Total Pedestrians Crosswalk North 1 South 1 East West 2:30 PM 2:45 PM 29 108 35 95 14 4 1 0 11 3 1_ 0 16 I 117 1 16 9 i 129 1 13 __ __ 19 148 22 15 I 126 I 22 10 i 141 1 18 1-146---r--- 18 i 22 21 129 27 11 1 161 1120 14 1 173 1 24 16 1 192 1 15 _ __12__[ 166 i4 9 1. 136 x_13 _ 14 i 106 I 10Tot 7 1 0 5 1 0�y_ �____--___ 0 7 0 4 1 0 6 I 0 7 7-0 t 4 0 5 I0 2 t 0 4 ^ 0 6 1 _ 4_ 0 10 19 ' 20 1 15 1 3 32 1 19 1 1 0 0 12 40 10 1 1 1 0 19 32 4_1 1 i 0__ 407 417 439 444 447 417 - - 447 484 497 499 532_____ 505 440 385 76 58_, 34 1 9 16 T_4 5 7 24. _ 25 21 -. 25 7 2 8 1 4 8 ' 4 7 1 9 16 8 4 9 3:00 PM 34 29 30 23 _314-611 30 33 33 _ 48 32 26 � 90 67 92 72 .�_-__[ 92 105 96 93 110 94.,...,...,13._ 92 22 14 16 14 13 21 1 16 14 21 13 75 ____-r.,_ 5012134119 --5 0 4 1 1 5 I 0 3 0 6 1 0 3 I 0 1 1 1 8 T 0 4 0 _._ 4... _.a......._6._.__ 6 0 19 _ � 26 1 25 I 1 T O _ 14 47 l- 5 1 2 0 _ 3:15 PM 3:30 PM 3_45 PM 4 00 PM 4 15 PM 4:30 PM31 4;45 PM __5:00 PM ___ 5_15 PM .. 5:30 PM 5:45 PM 19 27 16 20 22 16 20 17 18 19 a 13135 19 T 34 i 33 T 37 41 29 30 1 35 T 367 37 1 22 � 2 19 1 5 29 1 2 -� 26 2 30 1 5 1 261 0 I 28 1 2 i 297 2 _ 21 1 39 i 2 23 { 0 0 0 0 0 0 1 0 0 0 0 .__11..._ 0 25 20 23 15 23 29_1 24 27 23 19 49 38 1 30 1 44� [___� 41 45 38 47 I 39 ..... 26..1 28 f__+-________ 11 3 0 8 1 1 1 8 2 I 0 -1- 7 0 0 j 71 1 a 0 8 L 1 1 0 5 ( 2 1 0 --- _ 7 i _2 1 0 5 ___I__ 00 11......4 a. 0 41010 -- 16 7 18 17 j 14 5 5 r -7----- 2 _ 7 1 13 2 I _7 8 1 2 9 7 5 2-i-10 2 11 3 _ 3 _ 14 17 _ 8 Survey 444 1,274 217 61 1 2 196 1 2,0041 247 1 71 1 1 255 1 444 351 i 28 1 284 544 100 1 18 i 1 6,360 317 1 116 1 76 117 Peak Hour Summary 4:30 PM to 5:30 PM By Approach Volume %HV PHF Northbound Tukwila International Blvd In T out Total HV 1Bikes 613 I 899 1,512 16 1 1 2.6% 0.90 Southbound Tukwila International Blvd In 1 Out 1 Total HV 1 Bikes 818 1 500 1 1,318 17 I 1 2.1% 0.92 Eastbound S 144th St_ InOut i Total! HV 305 I 387 1 692 1 5 1.6% 0.94 Bikes In 297 i Westbound S 144th St l......._.HV........Bke._ Out Total HV i Bikes 247 544 i 5 1 0 1.7% Total Pedestrians Crosswalk North South 1 East 1 West 0.91 2,033 2.1% 0.96 .. By Movement Northbound Tukwila International L I T 1 R Northbound Tukwila International Blvd Southbound Tukwila International Blvd L I T 1 R HV Bikes Southbound Tukwila international Blvd 144th St R 1 HV Eastbound _ _ S 144th St _ _ __ T I R iTotal L i Westbound S 144th St T R (Total Total L T -r R I -Total __ L I T � R 'Total L f Volume 145 I 404 i 64 613 53 692 X73 818 71 130 4 104 4305 103 0.89 169 0.90 1 25 0.78 297 0.91 2,033 0.96 PHF 0.76 1 0.92 10.76 0.90 0.83 1 0.90 , 0.76 0.92 0.89 1 0.90 10.90 10.94 Rolling Hour Summary 2:30 PM to 6:00 PM 54 24 1 18 i 44 Interval Start Time Northbound Tukwila International L I T 1 R Blvd HV ' Bikes Southbound Tukwila International Blvd L I T 1 R HV Bikes Eastbound S L' T 144th St R 1 HV Bikes L Westbound S 144th St T T R 1 HV 1 Bikes Interval Total Pedestrians __ _Crosswalk North';' South' East , West 2:30 PM 2:45 PM 3:00 PM 127 128 116 1 360 1 61 17 0 1 56 55 i 528 ( 62 1537 1 68 _28 I 0 77 0 67 97 84F 111 81 T 85 1 95 a 1 7 9 10 0 0 0 70 78 82 168 I 30 r 1 0 1,707 1,747 1,747 183 1 65 19 1 36 344 63 321 66 17 19 166.1 28 1' 7 1 1 --_-_ 164 a 32 t 6 1 -_-128: 39 , 14 r_ 35 1 56 4 549 73 _25:1 26 0 81 I 112 95 30 19 37 3:15 PM 330 PM 3:45 PM 400 PM 4:15 PM 4:30 PM 4:45 PM 5:00 PM 113 114 1157_337 1251I361 127 145 146 139 299 .4 57 324 64 T 64 -1 64 I 386JI_ 72 404 1 64 1 393 1 61 ...1. I 388 11 62 17 18 17" 13 1 18 11 16 17 2-2-1 1 1 1 1 62 64 1 561 i 84 1 542 1 89 , 24 0 21 1 0 T 82 123 85 1 145 96 104 11 14 0 0 1 83 81 90 161 34 6 1 1 153 30 4 ' 1 1,755 1,795 87 25 24 32 69 ' 18 ' 23 ' 27 66 12 26 126 58 ' 13 1 19 i 31 56 20 1 191 37 54 24 18 1 44 42 ' 29 22 1 43 I 30 23 r 25 37 0 1 1 1 1 1 1 0 60 64 62 53 51 51 i 577 87 1 609 i 93 65_1_ 86 692 1 73 667 1 66 . 600 T 52 22 0 18 1 0 154 0 17 1 1 16 1 1 15 i 74 140 78 137 75y 135 71 1 130 74 i 138 67! 143 T 111 110 yj-_ 113 104 117 T 112 9 -T r 160 30 r 4 4 0 _ 1,845 1,927 2,012 2,033 1,976 1,862 _ 9 t 9 1 5 i 7 I 5 1 1 1 0 0 91 168 27 4_1. 0 101 j 171 27 16 _,L 0 103 16925 5 0 85 4 150 I 28 1 6 _ I 0 80 140 '-27 ; 4 1 0 Peak Hour Summary All Traffic Data S -S a. Iotol ra Mark Skaggs (206) 251-0300 Tukwila International Blvd & Mid -Block Crossing 0 Bikes 0 Bikes 0 4:30 PM to 5:30 PM Thursday, June 14, 2012 806 806 491 Peds 16 Peds 0 806 Approach PHF HV% Volume EB 0.00 0.0% 0 WB 0.00 0.0% 0 NB 0.91 2.2% 491 SB 0.90 2.0% 806 Intersection 0.96 2.1% 1,297 Count Period: 2:30 PM to 6:00 PM oto 491 491 0 N N a m R Bikes 0 A Bikes 0 Total Vehicle Summary All Traffic Data o oa a■1010110 Srri<r: Mark Skaggs (206) 251-0300 Tukwila International Blvd & Mid -Block Crossing Thursday, June 14, 2012 2:30 PM to 6:00 PM 15 -Minute Interval Summary 2:30 PM to 6:00 PM Out 0 In 0 In Out 806 491 > LL 806 :.)4) ♦ 4L...HF 0.00 PHF 0.00 16 ♦ o FE o 4- -4• S 4- HV 0.0% PHF 0.00 h t 31 491 Out In LL 806 491 n Peak Hour Summary 4:30 PM to 5:30 PM 0 In 0 Out Interval Start Time Tukwila Northbound International T 1 Blvd HV ; Bikes Southbound Tukwila International 1 T 1 Blvd HV 1 Bikes Eastbound Mid -Block 1 Crossing 1 1 1 Bikes 1 Westbound Mid -Block Crossing 1 Total 1 Bikes Interval Total Pedestrians Crosswalk North i South 1 East West 2:30 PM 2:45 PM 1,297 2.2% 0.91 116 1 119 1 105 4 1 0 6 1 0 5 0 1 142 1 1 147 1 6 7 i 0 1 0 i 1 I 1 0 0 1 i i 1 1 1 1 258 266 7 10 4 0 1 0 1 011- F 0. 0 0 0 0 0 0 0 0 3:00 PM 167 H 8 I- 0 I _moi ; 0 F I 435 ; 272 10 5' 3:15 PM F _ 100 3 I 0 I 173 5 0 j 0 0 0 1 J 0 l 1 426 452 436 462 482 491 506 489 273 3:30 PM - 3:45 PM 4 00 PM 415 PM 4 30 PM... 4:45 PM----�- 5:00 PM 5:15 PM _. 530 PM 5:45 PM 0 0 O 0 0 0 0_ 0 136 94 i r------ 96 126 1 120 1 120 1 116 135 —� 135 i 103 6 0 1 9 1 0 3 r 0 3 a 0 2 I 0 1 1 0 4 i 0 4 0 3 0 5 0 1 I- 171 i 1 166 1 r------ r 183 t 172.1 i 182 5 5 i 0 1 0 - r 1 ---T-----r----r-----[ 0 I 1 0 0 1 0 __ ._ 1 i O.. t_ 1 0 1 1 0 __ 0 i i ......._ i i 1 1 _4__ i I ---�- ___..y I 1 --t 1 �-.. j -------- _ 307 260 3 9 '— — 7 3 1.._ 2, 7 6 _ _ 9 7 0 0 i r 0 r 0 1 0 j 0 1 0 i _f 0 0 0 0 10 0 1 0 0 0 0 0 0 0 0 0 0 0 0 9 4 3 3 3 7 _ 3 1 ii 0 ---- 279 298 _ 302 ...... 329 339 327 .__ ____ 276 231 1 0 40 , 0 T 0 0-- 1—__ 0 0 �__ 1 { 1 ------- + I 1 209 1 � 223 ____ 192 __ 1414 128 . 0 0 ri 1 Total Survey I 1,621 58 0 i 1 2,3961 I 69 1 0 i 1 i 0 I 1 1 0 4,017 86 0 1 0 0 Peak Hour Summary 4:30 PM to 5:30 PM B By Approach.......... In Northbound Tukwila_ International Blvd Out Total HV 1 Bikes Southbound Tukwila International Blvd ....... ................. In 1 Out Total HV 1 Bikes In Eastbound Mid -Block Crossing___ .____. _______._. 1 Out 1 Total 1 1 Bikes .........._........._,_ In Westbound Mid -Block Crossing Out Total ._ 1 Bikes Total .................a North Pedestrians Crosswalk .... South 1 East !West Volume %HV PHF 491 806 1,297 2.2% 0.91 11 0 806 491 1,2971 2.0% 0.90 16 0 0 0 j 0 0.0% 0.00 1 0 0 1 0 I 0 1 0.0% 0.00 1 0 1,297 2.1% 0.96 16 1 0 1 0 1 0 2:45 PM B By Movement Northbound -- Tukwila International Blvd T Total Southbound ___ Tukwila International Blvd T 1 Eastbound Mid -Block Crossin Westbound Mid -Block CrossingTotal ! Total Blvd HV Bikes _ _ i Total Volume 491 I 491 I 806 Notal 806 0.90 Bikes �0 ;0.00 F 0 0.00 1,297 0.96 PHF 10.91 10.91 1 0.90 Rolling Hour Summary 2:30 PM to 6:00 PM Interval Start Time Tukwila Northbound International T i Blvd HV i Bikes Tukwila Southbound International T Blvd HV Bikes Eastbound Mid -Block Crossing 1 1 i 1 Westbound Mid --Block Crossing Bikes Interval Total Pedestrians Crosswalk North : South ' East West Bikes i T 2:30 PM 440 460 _ 18 1_ -27570 _ 629 __ ' 65-6-T---25 677 + 693 692 1 t 703 T 746 j 786 i 806 _ 765 _T 684 T 26 I 23 i 24 23 1 21 �_ 19 1 1,1_1 16 1 16 i 14 , 0 0 0 0 0 0' 0 0 0 0 0 1 1 1 r 0 __ I I I 0 0' _ 1 069 __ 1,118 _ 32 28 0 0 _� 0 0 2:45 PM I 0 0 3:00 PM 435 23 i 0 i 4_ _—i_ 1 i F _ 1 i t I 1 0 0 0 1 1 r T T 0 0 0 O 0 0 0 0 1,112 1,119 1,144 1 139 1,208 1,268 1,297 _ 1,271 1,173 27 24 22 0 0 0 , 0 0 1 0 0 1 0 0 3:15 PM 3:30 PM 3 45 PM 4 00 PM 4.15 PM 4.30 PM 4.45 PM --5:00 PM 426 452 436 462 482 491 506 489 1 1 1 _ 1 _.r ________ 1 , 21 21 1 17 T 9 a 10_4 11 j 12 i 16 ' 0 0 O 0 0 0 0_ 0 I , 1 1 1 1 1 0 20 13 13 16 24 29 0 0 4 0 1 0 a 01_ 0_i_ 0 0 ' 0 I 0 • 0 , 0 0 0 0 0 0 0 o 0 0 0 0 j i 7 =� ^�i 1 1 i i _ ---- T , r -- 0 Peak Hour Summary All Traffic Data Mark Skaggs (206) 251-0300 41st Ave S S 144th St 41stAve S&S 144th St Bikes 0 4:15 PM to 5:15 PM Thursday, June 14, 2012 8 6 0 2 le y y 7 309 261 Bikes 0 6 249 6 4 0 a Peds 48 Peds 22 N N 0 N a E 1 296 2 Bikes 0 299 257 8 Approach PHF HV% Volume EB 0.86 2.3% 261 WB 0.91 2.0% 299 NB 0.54 0.0% 13 SB 0.50 0.0% 8 Intersection 0.92 2.1% 581 Count Period: 2:30 PM to 6:00 PM 7 0 6 13 Bikes 3 41st Ave S S 144th St Total Vehicle Summary All Traffic Data ®®6 ■1110101 t0 Mark Skaggs (206) 251-0300 41st Ave S & S 144th St Thursday, June 14, 2012 2:30 PM to 6:00 PM 15 -Minute Interval Summary 2:30 PM to 6:00 PM Out 309 In 261 Peak Hour Summary 4:15 PM to 5:15 PM Interval Start Time L Northbound 41stAve T i R S HV Bikes L Southbound 41st Ave T I R S HV Bikes Eastbound S L T 144th St R i HV Bikes L Westbound S 144th St T R 1 HV Bikes Interval Total Pedestrians Crosswalk North :South East West I 2:30 PM _ 2:45 PM 3:00 PM 3:15 PM 1 1 4 3 0 1 0 0 1 0 c_ 0 � 0 0 4 1 0 0 0 0 C-7-7--0--__1_ 1 1 0 0 . 3 0 1 2-1 0 1 0 1 0 0 4 0 0 1 0 0 1 0 0 T 0 146 1 1 54_ 0 I 50 0 1 1 2_I 0 T 4 i_ 2 1 1 1 0 0 0 0 61 1 0 I 1 0 62 ( 0_l 1 0 56 0 1 111 120 _—_118 __ 144 54 : 28 28 1 0 _ 47 18_1_19 i 0 __23 __ 7_4_1_1_13 __ 16 4 4 1 0 T 0 1 0 I 1 4 51 0 1 _T---, _ _2 79 4 1 1 1 1 0 3:30 PM 3:45 PM 4 00 PM' 415 PM 430 PM 4:45 PM _5:00 PM 5:15 PM 530 PM 5:45 PM 2 0 3 3 __1 2 1 3 0 2 0 1 1 0 1 1 0 , 1 0 1 0 0 5 0 I 1 0 1 0 0 0 O 1 0 0 0 1 0 0 1 0 'r 0 0 0 1 1 0 _1 _I 0 1 1 0 1 0 0 0 01 0 0 0 2 0 1 0 2 ___. 0 0_ 0 0 0 0' 1 0 1 4_ r--- 2 4 0 C 2' 0 2 0 1 0 1 1 0 1 F 0 1 O I 0 0 1 1 I 0 0 0 0 T 0 0 ___ 0 J 0 1 0 0 1 0 0 0 0 1 0 O I 0 2 1 61 2 1 52 -r. _262 1 73 4 58 O I 50— 1 1 68 1 59 1 1 3 1 2 T— 4 , O ._ 2 1 3 1- 0 1 0 3 1 — 1 1 2 0 0 0 __0 T 0 1 0 2 64 ' 1 1 1 1 0 _56 1 0 1 1 1 0 ttt —T 1 53 � 3 0 777 0 r 1 1..... 0 75 0 1 0 80 1 1 1 2 1 0 55 0-_-__11-0-1 0 47� 1 1 2 0 56 0 0 0 136 118 -- 137 --- 158 -147 _ _ 154 120 111 126 20 11 1 8' 0 14 1 8 1_5__;0_ 10 5 r 5 t 4^ 6 1 10 I 0 12 5 4 0 17 _4 5 1 4_ 1 0 7 5 _4 1 5 2 3; 0 5 0 I 0 0 0 0 0 0 0 0 0 1 1 0 0 3 t 56 41 61 2 0 3 0 Total Survey 26 1 0 1 11 1 4 9 3 1 19 1 1 2 26 801 26 1 13 0 8 885 1 8 1 15 1 1 1,822 I 249 1 111 1 105 1 1 � I Peak Hour Summary 4:15 PM to 5:15 PM B Y Approach ...__ In Northbound Out 41st Ave S 1 Total HV ... _.._._.___.___... Bikes In Southbound 41st Ave S Out 1 Total 1 _.. FIV Bikes In Eastbound S 144th St ............. .... Out Total HV Bikes In Westbound S 144th St .... Out 1 Total 1 HV 1 Bikes Total North Pedestrians Crosswalk ...-...-. .... South East ;West Volume %HV PHF 13 8 21 0.0% 0.54 0 1 3 8 7 j 15 ' 0.0% 0.50 0 I 0 261 I 309 570 2.3% 0.86 6 0 299 257 556 ; 2.0% 0.91 6 0 581 2.1% 0.92 48 . 22 , 24 , 0 0.25 0.00 0.75 0.50 0.38 By Movement Northbound — -- _T 41st Ave S Southbound 41st Ave S _____ S _ HV Bikes Eastbound _ S 144th St Westbound S 144th St __ Total R FatalL ' Bikes T i Pedestrians Crosswalk North ! South 1 East 1 West L I 4. R Total L T 1 R 'Total L I T R FTotal 1 2 2 2 1.. 0 0 0 0 0 0 Volume 7 I 0, 6 13 2 1 0 6 8 6 �249� 6 2 296 1 1299 581 PHF 0,58 r 0.00 0.30 0.54 0.25 0.00 0.75 0.50 0.38 0.85 '261 0.50 ,0.86 0.50 0.93 0.25 10.91 0.92 Rolling Hour Summary 2:30 PM to 6:00 PM Interval Start Time L Northbound 41st. Ave T I R S _ HV Bikes L Southbound 41st Ave S T R HV Bikes Eastbound S 144th St L 1 T 1 R 1 HV Bikes _ L Westbound S 144th 01 T R, HV ' Bikes Interval Total Pedestrians Crosswalk North ! South 1 East 1 West PM 9 1 0 1 1 -T 0 2 r2:30 1 1 1 1 j 1 t iii 1-I 0 1 1 1 1 1 _ 4_ 6 6 6 3 3 __ 1 I 1 1+ 2 1 2 1 _ 2 _2 0 ' 0 , 0 1 0 2 1 5 9 11 12 9 -5_ 5 4 0_ 1 0 1_, 1 1 1 1 1 jI 0 0 , 0 0 1 2 2 2 1.. 0 0 0 0 0 0 6 1 201 1 7 216 8 1_ 214 10 1 226 7 248 9 245 7 243 6 I 249 6 235 5 233 9 T 244 7 1 4 8 i 4 0 2 2582 5 0 493 140 57 56 1 106 ,_40 L 36 7S 30 22 4 60 28 22 48 ' 30 1 28 1 40 24_T 24 41 22 1. 25 i 48 22 24 ! 51 t 21 18 1 _44 y 18 17 34 . 13 , 11 1 0 0 0 0 0 0 0 0 1 1 1 2:45 PM 10 0 3 261 1 _ 255 1 252 1 250 1 3 1 5 3 i_5 5 3 4 3 0 1 0 I 1 1 1 1 t_ 0_. 0 1 0 , 0 _ 518 516 535 549 __ 560 564 _ 581 543 507___ 3:00 PM 3:15 PM 3:30 PM 3:45 PM _ 4 00 PM _ 4:15 PM 9 8 8 7 9 7-0 0 1 3 0 4 0 1 3 9 a 9 1 10 1 9 9 6 4 6 T 6 6 4 6 5 4 6 3 3 2 0 0 0 3 4 3 0�-7 0 7 1 fi 0 6 0 1 2 0 I 1 0 I 2 T 0 0 0 0 0 0 2 3 2 3 3 2 .261 269 296 l 274j 246 238 I _ 3 -i 3 3_I 4 1 i 6 1 5 2 1 6 2 , 4 0. O= 3 3 3� 2 = 2 _..T_ 0 0 4:30 PM 4_45 PM 5:00 PM 7 6 6 0 0 ( 0 1 2 1 0 3 , 0-1 511 City of tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: City Staff FROM: Economic Development Administrator DATE: June 3, 2013 SUBJECT: Tukwila Village Permit Approval Process Our developer for Tukwila Village has delivered their proposed design review application for the first phase of the project. As such, I'd like to summarize how the permit approval process for this project differs from a fully private sector project. Probably the most important point is that we have tried to keep this project following the regular permit approval process as much as possible. Because the City owns the property, we have negotiated some rights to additional approvals and criteria than would be typical. In addition, the City Council approved a development agreement that vests the developer to certain governing regulations. We have two primary documents that provide additional guidance with this project: Disposition and Development Agreement (DDA) — This agreement is the backbone for the relationship between the City and developer and sets the stage for other agreements. Development Agreement (DA) — This agreement gives the City the right to use additional criteria during the design review and permit approval process and vests the development to certain governing regulations. We are currently reviewing two additional documents, the Statement of Purpose and Design for the Plaza and the Statement of Purpose and Design for the Commons, which will provide the City additional criteria to use during the design review process. These two documents must be mutually agreed between the City and developer. We anticipate these being final by the end of June. Following are the key items in the DDA as they relate to the design review and building permit process: 2.3 (A) — Developer to submit a Proposed Site Plan. Must include proposed easements, etc. 2.3 (B) — Requires developer to include certain things in design review application. 2.3 (C) — Developer shall submit Proposed Site Plan for Mayor's approval of conformance to Preliminary Site Plan prior to submitting it for design review. r INFORMATIONAL MEMO Page 2 2.4 (A) — Developer must submit a Phased Development Plan prior to, or with, its submittal of a proposed boundary line adjustment. 2.4 (B) — City has right to review and approve Phased Development Plan. 2.4 (E) — Shows desire to integrate Library Parcel design into project. 2.5 — Boundary line adjustment. Must be submitted to Mayor for review before submittal to regular city process. Must be approved before closing on property. 2.6 Street Vacation for 41st Avenue. Derek is coordinating agreements with Normandy Court. 2.8 — Statements of Purpose and Design for Plaza and Commons 2.9 (C) — Developer constructs Library Parcel infrastructure. 2.10 Temporary Construction Easement. 2.13 Other Approvals. Developer may request permission to construct on -street parking. 2.14 Developer responsible for certain other off-site infrastructure. 5.1 (D) — Developer agrees to use high quality materials and workmanship. 5.2 Developer performed street, utilities, and related work. 5.6 City may enter at all reasonable times to inspect (as property owner). Following are the key items in the DA as they relate to the design review and building permit process: The Effective Date is 12/31/12 (see definitions section). Section 4. Vesting — Basically, the project is vested to the Governing Regulations in effect on the Effective Date. Section 5. Governing Regulations — In general, "Governing Regulations" shall mean and refer to the ordinances adopted by the City Council of Tukwila, and in effect on the Effective Date, that govern the permitted uses of land, the density and intensity of use, and the design standards and specifications applicable to the development of the Property, including, but not limited to the Comprehensive Plan, the City's Official Zoning Map and development standards, the Tukwila International Boulevard Design Manual, the Multi -Family Design Manual, the Parking Structure Design Manual, the Statement of Purpose and Design for the Commons, the Statement of Purpose and Design for the Plaza, the Public Works Standards, mitigation imposed or agreed to as part of SEPA review, concurrency ordinance, and all other ordinances, codes, rules and regulations of the City establishing subdivision standards, standards and procedures for boundary line adjustments, storm and surface water regulations. The term Governing Regulations does not include non -land use regulations, including by way of example and not limitation, taxes and impact fees. C:\Documents and Settings\derek-s\DesktopWpproval Process Memo.doc INFORMATIONAL MEMO _ , Page 3 _ Section 6. Development Standards — 6.3.1 — 6.3.7: These require developer to include certain information in the Proposed Site Plan. 6.4.1 — 6.4.5: These require developer to include certain information with each design review application. Note: This includes the location of the Police Resource Center (6.4.5). 6.5: These provide additional criteria for City to use during design review. 6.7: This increases the maximum allowable building height to increase by 5 feet from 65 feet to 70 feet for buildings A and D. 6.9.1: This enables developer to construct project in phases. Developer must submit a Phased Development Plan. Section 7. SEPA — Basically, the City can't use SEPA to impose conditions that are inconsistent with the Governing Regulations. Section 8. Concurrency — Basically, the City can't use concurrency to impose conditions that are inconsistent with the Governing Regulations. We have to treat it like we'd treat a normal project. Section 9. Impact Fees — Same as normal projects. Section 10. Street Vacation — We're working on vacating 41st Avenue. Section 12. Further Discretionary Actions. "Nothing in this Development Agreement shall be construed...to limit the discretion of the City and any of its officers or officials in complying with or applying Governing Regulations and the development standards and conditions set for in Section 6 hereof". The Tukwila Village folder on the Z drive currently has: • The proposed design review plans for the first phase (plus a set with fewer pages) • The DDA • The DA • Draft Statement of Purpose and Design for the Plaza • Draft Statement of Purpose and Design for the Commons Please contact me at Derek.speck@tukwilawa.gov or 206-433-1832 if you would like to discuss this or have any questions. Thanks for your help. C:\Documents and Settings\derek-s\Desktop\Approval Process Memo.doc CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX• (206) 431-3665 E-mail: planningQTukwilaWA.gov DESIGN REVIEW - PUBLIC HEARING APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -DR Planner: File Number: Li 5-6 3 zj Application Complete Date: Project File Nui PK 1,5 Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Tukwila Village LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. See attached Legal Description for lots, blocks, and subdivisions. The access streets are Tukwila International Boulevard and South 144th Street. The nearest intersection is Tukwila International Boulevard and South 144th Street. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). See attached list of all tax lot numbers. 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: Bryan M. Park Address: 201 - 27th Avenue SE, Building A, Suite 300, Puyallup, WA 98374 Phone: (253) 231-5001 U// )c% 36, 2_ i ' f FAX: (253) 231-5010 E-mail: bryanp@housing4seniors.com PA/— Signature: H:uand Use Applications in PDF\Design Review -Public Hearing-1an201 l.doc Date: 05/28/2013 RECEIVED JUN 12 2013 COMMl1Nl 1 Y DEVILOPMENT STATE OF WASHINGTON COUNTY OF KING CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planninQna,TukwilaWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS ss PERMISSION TO ENTER PROPERTY 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 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 property owned by City of Tukwila (city), (state), on , 20 (Print Name) (Address) (Phone Number) (Signature) On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF , 20 NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on H:\Land Use Applications in PDF\Design Review -Public Hearing-Jan2011.doc TUKWILA VILLAGE Tax Parcel Nos: 152304-9092 155420-0010 152304-9096 155420-0015 152304-9242 155420-0020 004000-0145 155420-0025 004000-0146 155420-0030 004000-0180 155420-0033 004000-0191 155420-0034 004000-0194 155420-0035 004000-0196 155420-0036 004000-0198 155420-0037 155420-0005 15255.007 w , • P i illi JOHNSON BRAUND .� 12 J 1 O O A300 O 152(10 52nd Ave. Soule A300 T.O.P. . 359.34 MAX ALLOWABLE 2 MAX. ALLOWABLE HEIGHT _ HEIGHT 364.11' �3a4.11' A3D, T.O.—J • MAX ALLOWABLE HEIGHT• 3(4.11' fi 14 n T m T 1 T... •359 34' .32 +_ — SAN 300 SNN9M. WA 98188 Ptah 206.766.8300 w.vn Ple'nlo�li!nm" ARCHITECTURE _ — — — — �- — — — ROOF — — I— — _ 1 ROOF ,4_ — — I L 1 ROOF INTERIOR DESIGN — —I — — — — — 359.65' — — — — —I— _ — I -{— I — 359.65 I \ _ r _ — — — _, — — — — 359.65 1. 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LE 1.__,L1_6, I 'ilii --- �- — 1 301.73 NORTH GARAGE ENTRY —1 — — — _ _ 29G�40' PLANF� - _.�� ���.����1� 40 GRADIF PIAN - -_._ L291.001e _GRADSPANgg c�4.11 _GRADE 4.11 294.,,• ___N �i - iiiiiiiiiiiiiiiiii6 291'-0' 1 -_ - 1 1 PVEPARKING 1 I � �PARKIN I 1 � I ----- ------ 283.90 _ 263.917 0 , . ; le 1 : - a c 1 s 1 /-7\_ � SOUTHEAST ELEVATION ® 2' El (-2\ NORTH FLEVATION a :1- 3/32" 3132' • 1'd' 3/32. 1-0' 3132' • 1.47 S rc /Oh Ilk - BUILDING A 4, LLC %V ALLOWABLE 8.6 4� 1 7 El 6 1p ©� 5 4 1 3 1 1 2 1 1 T.O.P. • 359 34' _ HEIGHT 38411 364.11' 1 �" .ILi151 'cl.1.1 '^ I iYt I 1 I _� - _1 ___ - _._ - - -__ _. _ I I I ( OF ■■ 11 I 11 11 111,11W 1 1 I ■■ 11 1 ■I■ ■I m I■ ■I■ w sE 11111111 6 6 � _ _ — _ _ III.1 111111P1119 — — — o 1 € III ■I I 111 Il ■■ III MIN III ■N•I ■I � g< qIII ._- I �■�■ $m 1111111111111111111111111;1111111111111111•11',, 1 ?ALL b 111 i5 III 111 11111 1 �� 1 1I� II �� 1 ■■■ 1 I !�■ ■■■ ■■■' ■l �� ■■■ tW 11 11 1 ■■■ — c w , < Y 3 Q 3 • , miMum IMMO ��� �I�� ��� �1•tw, 1•NE_ 1 �=� ��� ; S x 4§ a — —' + .. 1111 �_�� ' — -— B 3 —4 .. I� �� .= II 1 ��MI MN - 379.90' lu �Q e nom= ■ 111 m■mo 1 ��I 11II 11111111111 II■ 11 'I1 •1111111111111 i II 1 11 11111 ■u 11 Ir 1111 ,_ � � � R.,- .. _..1.:-..a.... No _ - —_ —� --_IES--! I• i ■ p / ■ ■ 111 ■■■ 11 1 ■ I 11 rig ■ SII ■ II 1 I■ ■ 111111111111111 II 1 ISI 111111111 ■!I _ 111 _ ■■ ' ■■■ _ -- II IiIIIiIII IIIIIIi 911 11111616 non nu 114 IIIA illlll ��� ' 1111 ,� En I II 'IIPIII :T:1:1:141 •'111NIIIN111 1111 I' 1119" !!!f1•I —. qv T'11.11"""'1..1!!!!' .--_.� _ LEVEL2 - III�1111 „1 ... ��,� n .. �.- ��� - .. ����imm !‘4 T 11 L 6� ....;I�rr -.: ............:. 11 .I,■■ 1■1■ 1 1■ ii• ' A .a J ,I, ���� - —.. ■IIS, 1■1■ 1■1■ ■I■ I.. !� • O 1■• 1■■ 1■ !111 .um '■ ■■ ■■ • 1■1■ 1■■ I , m. !. 311.40 MEZSANINE® LNFNdDRK _ _ UPPER LEVEL PRKG I 1.,' e' , I 9y: ... NII 8I ,�_„ f'/ �� �— „_ I „ ,1 0 291ST GRADE PLAN __GRAD' ll 1 mom — — _F — — — Nome .N — — iii V,. - : — — — — — 1�' 4 ���� �� itis 1 _ 1 Sa�L_�ia�M an—:.. .::LLL��� _ _I __ il41iiiGGi11:G�ii �"� Mao =MORE iiirai fi � XI { �NE/WOR2292.9G 22N9G"" PROJECT/: 1026.01 DRAWN BY: CMR I _in I i I �--' CHECKED BY: DW6 PARKING I I 1 1 1 1 A© I I • 4 ® 1 4 243k .. __ %V • I 24 61 1.. 1 _ ..�... �� + — __ -- 0_110y4 r — — — — — I— — — �" UNE y�J� — ` /" OF GARAGE BELOW _ - EXTERIOR ELEVATIONS ii1 EAST ELEVATION 3/37 .1,2 0 G {• 8' 16 37 111101Ib 613 lei3 A201 PHASE 1 PERMIT SET • I'1lhIHH • • •e • • v • • I'I 1 ii1W11LliIIUIWIiIiIiItIIII1I 1wmuuun11uumn uvuu11u namifmnt • I • f 4 - ■■■■■r■ 11111111M--- imam■■■a� 1���a1�1 :■■■�lawM■■■HH ■�/� 111111111106 ,..... !ME , INN! IMUNINIIMM °1—i ■/. r•. IF'.''ss tii MI iA�ti► ,r rl&Vik`(l61d G41d7Aii. U it . 17 f..7:: 7 !:''.' %i■ Ad wONIMO I :;a7.471411 s�s '' P4 Irp Uh. 4U.. qtr KGVISUK,GN v4/414 , 36'44' ,k ....... q• 111.111•Nm.11.1 --. AI yt, wl bvrb-C N P\aP-irc I, &FAN nviA4 cpievaitiliftst Si vo*6140€4 I: Uhl 7.112* cam. si + ova l" PSV•= 20&5F 4.v-Awzz, writl eran 1, .11 �a — w'41- Lau- 63d nov,W► titvvlton volt arms. 6`Xlo' kt�xto: 1305F 155unit 504 • 5.sF Te'T41.. vairAKA= (¢SS4 04,5F rralachtitmin 1 1 MITI IIIcIMIIIIIIiiiiritillt nisi t itifilliaiar*rr, lnalariPP A,11" rin MIswirirnri ' n, a• ▪ ! r • r 4 ✓;,r , �47'':r,t1,# q )- •tii' i•- 2¢ r p� .` ft �r .3• 1• L• �. I I W "1'1 111111111111111111111111111111111.1 ' i !` � • - 1 +•► II`7 Iii. C �, n, fir' .I .Ar .� 111111111011 0r■/1i60 I111'1ThiS1 .■WOO raliIsli !I_ i p ..IIIII '..0..... r.r�laffar. +:aiir: "E ■n rw':•"' IP. lilli r/'A r.•4r ri L E",1i11i1r liltr.igr IIII iitik r1'1i itirmirif, �:.,t;ii FrOi gum r• 1111 11 errr '1r t11 14-114 t.LVATLj ictrf".ALo" 6411.2oiq L/3 -Q3 i IBM OM NM MI1 MEI IMO NMI MIN =MI M= 1=11 MMI MATCHLINE - SEE BLDG. B DWGS. ' ! d 3' WIDE CONC. ACCENT BAND CONC. PAVING SECTION, TYP., SEE CML CEIFNT CONCRETE CURB - CURB 1 PER WSDOT STD PLAN F-10.18-00 GREEN SCREEN cl o 110 I1= o GRATE © "! EDGE TDP SEE CIVIL TAVING, RY., SPHALT CONCRETE ROAD 'B' v PAVING, TYP., SEE CML LOT UNE V SEE CIVIL FOR LAYOUT .- v_ 12" HIGH WHITE -MONO ITHIC PAINTED LETTERS, ;1 M) CONC. CURB 'I TEMPORARY ASPHALT THICKENED OCD DCENTEREO IN ASI EWALK, STALL Y 6y_ U SEE CIVIL RR R0AD 'B''3 t Gt' WATER' FEATURE AND GAME AREA ENLARCEMENT1 /i6YdNw/ MECH. ROOM/ ' CAFE / / BARBECUE ' BY TENANT/ / PLANT POTS, 1YP., / SEE SITE FURNISHINGS s' LEGEND COMMONS 6:" EXTRUDED CONCRETE CIVIL / / / 1 BUILDING 2' SO. SCORE PATTERN, PARALLEL AND PERP. TO BLDG. C CAFE TABLES AND CHAIRS BY TENANT, TYP. PLANTER CURB, TYP. IRRIG. PUMP ON CONC. PAD, SEE RAINWATER CISTERN DETAIL COORD. ART PAVEMENT LAYOUT AND FINISH W/INTERIOR ENTRY FOYER PAVING RP1 ROAD 'B' 31+52.41 72.63' IT BIKE RADIUS CENTER RACK POINT, 110. ART LEGEND THE FOLLOWING ART COMPONENTS ARE TO BE DESIGNED BY ARTISTS OR COORDINATED WITH ARTISTS AND INTEGRATED INTO THE SITE DESIGN: Al ARTIST -DESIGNED CLOCK TOWER AND BASE A2 SCULPTURE/WATER FEATURE INTEGRATED WITH ROOF STORMWATER DOWNSPOUT ROLLING GRANITE SPHERE WATER FEATURE ON STONE BASE 84 "SISTERS" SCULPTURE ON STEPPED CONCRETE PEDESTAL AS MOSAIC TILES ON FACE OF CONC. SEAT/PLANTER WALL A, C BOLLARDS 2 PAVING FINISH LEGEND ® p T IAN AR A CONCRFTE RANOSJ NATURAL GRAY, UGHT BROOM .FINISH PERP. TO LONG DIMENSION. ® COLORED PEDESTRIAN & PLAZA PAVING: INTEGRAL COLOR "PEBBLE" BY DAVIS COLORS, TOOLED SCORE LINES, LIGHT BROOM FINISH. © ,COLORED CONCRETE BAND AROUND SCUI PTURF. SEEDED AGGREGATE CONC. FINISH BY ARTIST, AGGREGATE TYPE, SIZE, AND COLOR AS SPECIFIED BY ARTIST. QD COLORED ROADWAY PAVING' INTEGRAL COLOR "RUSTIC BROWN" BY DAVIS COLORS. 4'X4' JOINT PATTERN WITH '1/4"R x 1/2"89 TOOLED JOINTS, JOINT DEPTH SHALL ALLOW FOR 2" MIN. COVER OVER PAVEMENT REBAR. HEAVY BROOM FINISH. c> CROSSWALK- INTEGRAL COLOR "HARVEST GOLD" BY DAVIS COLORS. 1' 50. JOINT PATTERN WITH 1/4"R x 1/238 TOOLED JOINTS, JOINT DEPTH SHALL ALLOW FOR 2' MIN. COVER OVER PAVEMENT REBAR. MED. BROOM FINISH. Y WIDE 0010RF0 ACCENT BAND' INTEGRAL COLOR "RUSTIC BROWN" BY DAVIS COLORS. MED. BROOM FINISH PERP. TO ROAD CENTERLINE. © TYPICAL ROADWAY PAVING' COLOR: NATURAL GRAY, HEAVY BROOM FINISH PERP. TO ROAD CENTERLINE. ® TYPICAL PEDESTRIAN & PLAZA PAVING: COLOR: NATURAL , GRAY, LIGHT BROOM FINISH, TOOLED SCORE LINES. FOR PAVEMENT SQUARES 4' OR MORE ALTERNATE DIRECTION EVERY OTHER SQUARE OR PERPENDICULAR TO LONG DIMENSION AS APPLICABLE. OJ 2' WIDE TEXTURED CONCRETE BAND COLOR: NATURAL , GRAY, PROVIDE TOOLED PARALLEL GROOVES 1/4"W X 1/4"D AT 1-1/2" 0.C. SPACING, DISCONTINUE GROOVES AT 2' SQ. AREA AROUND EA. BOLLARD. C(e PARKING_AREA PERMEABLE CONCRETE. COLOR: NATURAL I GRAY / BROOM FINISH DIRECTION NOTES: 1 ALL INTEGRAL COLOR CONCRETE SHALL BE SEALED WITH COLOR SEAL II BY DAVIS COLORS, COLOR TO MATCH PAVEMENT COLOR. APPLY PER MANUFACTURER'S RECOMMENDATIONS. SITE FURNISHINGS LEGEND TREE UPLIGHT, TYP., SEE LIGHTING PLAN SQL PLANTER POTS BY: ORE INC. CUBE (CUSTOM): 27' SQ. X 3611 ❑ FINISH: POWDER COAT RUST TRASH RECEPTyCL( TYP., SEE'SITE:_/ FURNISHINGS 1.:.: LEGEND PAVEMENT MATERIAL LEGEND • / / /c/ / / / ROADWAYS: SEE CML DWGS. PEDESTRIAN & PLAZA AREAS: PER WSDOT STD. PUN F-30.10-03 - CEMENT CONCRETE SIDEWALK DETAIL PERMEABLE CONCRETE PAVEMENT, SEE CML DWGS. COLORED CONCRETE PAVEMENT: ROADWAYS AND ROADWAY ACCENT BANDS: SEE CML DWGS. PEDESTRIAN & PLAZA AREAS: PER WSDOT STD. PUN F-30.10-03 - CEMENT CONCRETE SIDEWALK DETAIL TEMPORARY ASPHALT CONCRETE PAVING, SEE CML DWGS. S 144TH 5T.'1 12+09.47, 36.11 t. .4. .F. y.. +. + LIBRARY (BY 0 ' ERS) SURFACE -MOUNT' BENCH W/6ACK, TYP., SEE SITE FURNISHINGS LEGEND (4 TOTAL) CONC. SIDEWALK, SEE CML i' HIGH RECTANGLE (CUSTOM): 721. X 181Y X 36'H FINISH: POWDER COAT RUST BENCHES BY: THOMAS SIIEELE MODEL CRB2-6, CMNNAL II, 6' LONG BENCH W/END MM RESTS, SURFACE MOUNT COLOR: BRONZE POWDER COATED MODEL: CRBC-X-P, CARNIVAL II BACKED CURVE BENCH, CUSTOM RADIUS, 4 APPROX. 6'-4' SECTIONS COMPRISING FULL CIRCLE W/8' OUTSIDE DWMETER, E-STEELE-4 W/INTERMEDIATE MM RESTS, SURFACE MOUNT COLOR: BRONZE POWDER COATED TRASH RECEPTACLE BY: THOMAS STEELE O MODEL: CARNNAL 38 -GALLON UTTER RECEPTACLE W/SIDE DOOR AND KEYED LOCK AND ELEVATED DOME UD COLOR: BRONZE POWDER COAT AYZA CNFSCTP691(AN0 STOOLS BY: DOTY & SONS CONCRETE PRODUCTS - 'M00E.7 77102 VI/T6060 CHECKERBOARD PATTERN 'DESCRIPTION: 36' SO. X 29-1/2'8 CONC. TABLE I9/18' SQ. X 16-1/211 CONC. STOOLS (2 PER 'TABLE), STANDARD SANDBLAST FINISH, NATURAL `GRAY_ NOTES: 1. SEE SHEET 114 FOR BENCH AND TRASH RECEPTACLE CATALOG CUTS. 2. NO SUBSTITUTIONS WITHOUT WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT. PLAZA LAYOUT PLAN 0 5 10 20 30 1" = 10' /3 - 030 Melvin R Easter RLA, ASU STATE OF ASHINGTON REGISTERED LAND CAPE ARCHITECT RCHITECT CmvurEASR Issue Dates Rev Date Desc 05/12/14 BUILDING PERMIT 06/16/14 BID SET 12/29/14 YE/PELIIR COMMENTS 04/XX/15 601151RUC1111N SD as 5M W 0 2 2 0 0 Q _ PROJECT #: LA -1113 FILE NAME: LA1113-L01 DRAWN BY: CPAP PLAZA LAYOUT PLAN LD1 CONSTRUCTION SET 14'-7" 1'-3" 1 4'-7" POST MOUNTING 1'-3" (2) I" DIA. THRU-BOLTS, TYP. S6X6XA P ST W/END CAP, TYP. NOTES: 1. ALL STEEL MEMBERS SHALL BE HOT -DIP GALVANIZED WITH EPDXY PRIMER AND EPDXY PAINT FINISH, COLOR TO MATCH ANODIZED BRONZE ON BLDG. 2. CONTINUOUS BUTT WELD ALL STEEL MEMBER CONNECTIONS. GRIND ALL JOINTS SMOOTH. ROOF SURFACE ELEVATION( TRELLIS if PLAN A 6X6 TUBE STEEL POST 6X6 TUBE STEEL POST SEE STRUCTURAL FOR CONNECTION TO ROOF SURFACE SECTION A POST MOUNTING 3" (2) r DIA. THRU-BOLTS, TYP. HSS6X6X{i POST W/END CAP, TYP. ROOF SURFACE SECTION SCALE: 1/2" = 1'-0" 471„00 TRASH ENCLOSURE • TRANSFORMER PAD - SEE CML BUMPER OVERHANG - 1•-10” /r TRASH ENCLOSURE ROOF 10' 4016 SETBACK ROOF -MOUNTED DOWNLICIR, TYP., SEE LIGHTING LEGEND MONOLITHIC CONC. CURB & SIDEWALK, SEE CML EXISTING PEDESTRIAN LIGHT POLE TO REMAIN 6" EXTRUDED CONCRETE CURB, TYP., SEE CML N EXISTING LIGHT POLE EXISTING CHAIN UNK FENCE EXISTING CURB c J Z _O Z ftr • MEET AND MATCH Z EXIST. PAVEMENT EXISTING STREET TREE TO REMAIN' LOADING SPACE SITE FURNISHINGS LEGEND: SQL 0 0 PLANTER POTS BY: ORE INC. 1002: 27" 50. X 28"H CUBE FINISH: POWDER COAT RUST HIGH RECTANGLE (CUSTOM): 601. X 2411 X 241H HIGH RECTANGLE (CUSTOM): 961. X 2411 X 3011 BENCHES BY: THOMAS STEELE MODEL CRB2-6, CARNIVAL II, 6' LONG BENCH W/END ARM RESTS, SURFACE MOUNT COLOR: BRONZE POWDER COATED MODEL CARNIVAL II - BACKED CURVE BENCH W/END ARM RESTS AND (2) INTERMEDIATE ARM RESTS AND CUSTOM DIMENSIONS, SURFACE MOUNT OUTSIDE RADIUS: 12' OUTSIDE STRAIGHT LENGTH: 14'-8" COLOR: BRONZE POWDER COATED O TRASH RECEPTACLE BY: THOMAS STEELE MODEL CARNIVAL 38 -GALLON LITTER RECEPTACLE W/SIDE DOOR AND KEYED LOCK AND ELEVATED DOME U0 COLOR: BRONZE POWDER COAT NOTES: 1. SEE SHEET L13 FOR BENCH AND TRASH RECEPTACLE CATALOG CUTS. 2. NO SUBSTITUTIONS WITHOUT WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT. 4'HX4211I SELF- CLOSING MAN GATE, STYLE TO MATCH 4' HIGH FENCE DETAIL 3/111 & MATCH COSTING CURB RAD. PT. ROAD 'A' STA. 20+62.20, 31' RT. BENCH, SEE SITE FURNISHINGS LEGEND WALL -MOUNTED BLDG. SIGNAGE AS APPROVED BY OWNER 4'K4' SCORE JOINT PATTERN SIGN UPUGHT SIDEWALK SCORE JOINTS PARALLEL AND PERP. TO ROAD SIDEWALK SCORE JOINTS PARALLEL AND PERP. TO CURB MTG. M.-301.30 TG. M.-300.25 POINT OF BEGINNING FOR BLDG. A LAYOUT (CORNER OF CONC. BLDG. FOUNDATION/PLINTH) ROAD 'A' STA. 21+49.65, 23.97' RT 3' WIDE CONC. ACCENT BAND - CONC. PAVING SECTION PER CM1 W/INTEGRAL COLOR OR COLOR HARDENER. AS APPROVED BY LANDSCAPE ARCHITECT, MED. BROOM FINISH ROADWAY - CONC. PAVING SECTION. TYP., SEE CML. COLOR: NATURAL GRAY, HEAVY BROOM FINISH PERP. TO ROAD CENTERLINE 'NOTE: ALL INTEGRAL COLOR CONCRETE AND CONCRETE WITH COLOR HARDENER SHALL BE , `SEALED W/APPROVED SEALER. MONOLITHIC CURB & SIDEWALK, SEE CML PARALLEL PARKING SPACE, TYP. MONOLITHIC CURB & SIDEWALK, SEE CML ROLL GATE END POST 8' LONG PLANT POT, SEE SITE FURNISHINGS LEGEND TREWS WITH ART PANEL, TYP. MTG. HT. 301.15 Ey LIGHTING LEGEND: MI- ® 15' HIGH UGHT POLE W/ LED UGHT, VISIONMRE PREMIER II W/ 4" DIA ROUNO NON-TAPERED STEEL POLE AND DCB -20 DECORATIVE FLUTED CAST ALUMINUM POLE BASE. COLOR: 8LADK X LANDSCAPE UPUGHT, LUMIERE 000488A 203 IOW LED. STARLESS STEEL ROOF -MOUNTED DOWNUGM, ILLUMINA BS100LED, MOUNT ON UNDERSIDE OF ROOF RAFTERS, SEE TRASH ENCLOSURE DETAIL 1/110. WALL -MOUNT SCONCE DOWNUGM, VISA PIA OW -2202. COLOR: BRONZE MOUNTING HEIGHT NOTED S TO FIXTURE CENTER. 12. PROVIDE 120V 20 AAP DUPLEX OUTLET IN LOCKING NEC APPROVED EXTERIOR BOX ON 001 PROTECTED CIRCUIT. LOCATE ON RISER 6" MAX. ABOVE FINISHED GRADE OR TREE GRATE AS APPUCABLE. OUTLET • SHALL BE ON SEPARATE CIRCUIT FROM SITE UGHTS WITH SEPARATE CIRCUIT BREAKER AND CONDUIT. OUTLETS SHALL BE INSTALLED BY UCENSED ELECTRICIAN AND MEET ALL APPUCABLE CODES. NOTES: 1. SEE SHEET 113 FOR LIGHTING CATALOG CUTS. 2. NO SUBSTITUTIONS WITHOUT WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT. 3. ALL UGHTING AND ELECTRICAL INSTALLATION SHALL BE PERFORMED BY A LICENSED ELECTRICIAN AND MEET ALL APPUCABLE CODES. MEET & MATCH EXISTING CURB CONCRETE CURB & GUTTER, SEE CML 5' SOUARE TREE GRATE EXISTING STREET UGHT POLE TO REMAIN PARALLEL PARKING SPACE, TYP. EXISTING STREET TREE TO REMAIN ASPHALT PAVING, SEE CML TYP BUILDING A GFI PROTECTED DUPLEX OUTLET IN LOCKING NEC APPROVED EXTERIOR BOX. 1Y7., SEE UGHTING LEGEND MTG. M.=303.25 5' LONG PLANT POT, SEE SITE FURNISHINGS LEGEND CONC. SIDEWALK, TYP.. SEE CML BUILDING CANOPY, TYP. 12 HIGH WHITE PAINTED LETTERS, CENTERED IN PARKING SPACE. TYP. MONOLITHIC CONC. CURB & SIDEWALK, SEE CIVIL MTG. HT. 301.15 4'04' SCORE JOINT PATTERN \/ 5' LONG PLANT POT, SEE SITE FURNISHINGS LEGEND UPUGHT, TYP. SEE UGHTING LEGEND WALL SCONCE, TYP., SEE LIGHTING LEGEND TG. HT.:303.90 MATCHLINE - SEE SHEET L02 LIGHT POLE, SEE LIGHTING LEGEND PARKING AREA PERMEABLE PAVING SECTION, TYP., SEE CML CIP RETAINING WALL SEE STRUCTURAL 12" HIGH WHITE PAINTED LETTERS, CENTERED IN PARKING SPACE, TYP. BLDG A — SITE LAYOUT PLAN LEVEL 1 - NORTH 0 5 10 20 30 SLIDING 20.L.GELEEEs1 1. ROWNC GATE SHALL 8E PASSPORT II ORNAMENTAL SLIDING ROLL GATE, STYLE "MAJESTIC", COLOR: DARK BRONZE, AS MANUFACTURED BY AMER15TAR FENCE PRODUCTS OR APPROVED EDUAL 2. GATE OPERATOR SHALL BE SUDEORIVER AS MANUFACTURED 8Y H050058ITY OR APPROVED EQUAL 3. POWER SUPPLY FOR GATE OPERATOR SWILL 8E PROVI0E0 BY OTHERS. 4. PROVIDE SHOP DRAWINGS FOR LANDSCAPE ARCHITECT APPROVAL PRIOR TO PROCUREMENT AND FACBRICATION. U J J WM. R Easter- RIA ASIA STATE OF WHEcuttEHEASHINGTONo LAND RECT MELS H EKATE NOL Issue Dates Rev D ate Desc 03/07/14 06/16/14 07/02/14 10/17/14 BUILDING PERMIT SUBMITTAL BID SET PDM 81806DI6/ LEP COORCNLTDN PDM COB ECDONS/ R REMS0N5 PROJECT #: LA -1113 FILE NAME: LA1113-101 DRAWN BY: CPILP/MB BUILDING A - SITE LAYOUT PLAN L01 BID SET 47T 00 .. - rw — ........ .------ 472 .eD ca Z O ZSEE TIB PLANS FOR PLANTING WITHIN R.O.W. ' ROOT BARRIER, SEE LANDSCAPE NOTES, SHT. 114 L 7,7„,„. ,,.... areass saral,/, awes Isagerpeirw ',. , N7w1--- s „ , „is AY%to SEE TIB PLANS FOR PLATRNG IN MEDIAN —tom oal �� NipTc. ��u I-- 8' PUNTER POT, � SEE DETAIL 5/L14 a* i 001 9foj Or ow 1II...riffitiPikri4 mooni Nora t Oi 4, sii_a 1111 I `� 1 r ROOT BARRIER, SEE (AND NOTES, SHT. 114 ROOTBARRIER,BARRIER, PEE LANDSCAPE NOTS, SHT. 114 BUILDING A ROOT BARRIE SEE LANDSC NOTES, SHT.. L14 a: 5' PLANTER POT, T1P. SEE DETAIL 6/114 r---1 1 1 L 00 MATCHLINE - SET SHEET L05 BLDG A - LANDSCAPE PLAN LEVEL 1 - NORTH 0 5 10 20 1" = 10' 30 NOTE: SEE SHEET L14 FOR LANDSCAPE LEGEND, OETAILS, AND NOTES. MWF R. Easier • RLA, ASIA STATE OF WASHINGTON REGISTERED LAN.DARpIRECT /l L� MELWN 0. EASTER COOY'IGTE Ne]N Issue Dates Rev Data Deet 03/07/14 06/16/14 07/02/14 10/17/14 BULONG POND 5U811m6. BID SET (6861 commis/ 617 COORCONDON P-.- 0262E1I10N6/ K MUCKS 4 Z c J .7. m w 0 g 1 Pg 11 PROJECT #: LA -1113 FILE NAME: LA1113.104 DRAWN BY: CP/LP/MB BUILDING A - LANDSCAPE PLAN L04 BID SET 77/ !/ 7 flits SEE TIB PUNS FOR PLANTING IN MEOWI 4ATCHLINE - SEE SHEET L04 1 00 I 5' PUNTER POT, TYP. SEE DETAIL 6/Lit ro 1 BUILDING A t � 1 1 1 27' SO. PLANTER POT, 1YP., SEE DETAIL 9/L14 2Q Lt/ SEE TIB PLANS FOR PLANTING WITHIN R.O.W. LIBRARY PUNTING BY OTHERS SEE T18 PUNS FOR PUNTING WITHIN R.O.W. 1 LIBRARY (BY OTHERS) NOTE: SEE SHEET L14 FOR LANDSCAPE LEGEND, DETAILS, AND NOTES. BLDG A - LANDSCAPE PLAN LEVEL 1 - SOUTH 0 5 10 20 30 L/3 —CJc MthN4 R EARA. RL7, ASIA STATE OF WASHINGTON REGISTERED ,wcRrrEcr LG/�ey�'er— MELVN R. EASTER CE R INCAN ROMA Issu Rev. e Dates DEA Dew. 03/07/14 06/16/14 07/02/14 09/22/14 BOILIMNG PERINI SUBSOIL EO SET PERM COfFECONS/ YEP COORDIN1EN PEW C06090/6/ YE 85151016 sa sa IQ � 0 � � P s§ g R < 5-11 11:11 ik Ric d PROJECT #: LA -1113 FILENAME: LA1113•L04 DRAWN BY: CP/LP/MB BUILDING A - LANDSCAPE PLAN L05 81D SET WALL/POST CENTERLINE op 3R 6 -FT. CONC. BUMPER CURB, OLDCASTLE RECAST OR EQ., PIN INTO PAVEMENT WITH #4 REBAR, ISP. 11'-4" (2) C6X10.5 STL CHANNEL BE/AS CMU WALL, TYP. HSS6X6X1(a ROOF SUPPORT POST, TYP. WALL/POST CENTERLINE i= I I, !I: L" 1' PLANTING STRIP CURB 5' (2) C6110.5 STI. CHANNEL BEAMS ROOF LINE CANE BOLT FOOTING, TYP. SEE METAL GATE DETAIL 5' 11556060a ROOF SUPPORT POST POST FOOTING, TYP., SEE DETAIL POST FOOTING, TYP. SEE DETAIL 4556060a GATE POST, TYP. METAL GATES (2 PARS), SEE DETAIL 2, THIS SHEET ELAM SCALE: 5//4" = 1'-0" TRASH ENCLOSURE 0407.25 STL CHANNEL PURUN, ISP. AIM DOWNLIGHT, MOUNT TO RAFTER, TAP.. SEE UGHTING LEGEND. SHT. LO1 FOR SPEC. (2) C6X10.5 STL CHANNEL BEAMS POST CENTERLINE 4 CY TRASH BIN, TYP. CURB GATE POST CENTERLINE GATE POST CENTERLINE GATE POST CENTERLINE 10" 7 5/8" FINISH PAVEMENT 3-X10'023-5/8" PRECAST CONC. CAP, 4000 PSI CONC., TYPE III CEMENT, SMOOTH FINISH #4 VERT 016" 0.C. W/8" HOOK INTO FOOTING GROUT CMU VOIDS, TYP. 808016 (NOM.) CMU WALL (2) #4 AT TOP AND MID -HEIGHT FINISH GRADE CURB (WEST SIDE OF ENCLOSURE ONLY) 7 5/8" FINISH PAVEMENT 4006X6535. POST ON 1/2" BASE PLATE PRECAST CONC. CAP #4 VERT 016" 0.C. W/8" H001( INTO FOOTING GROUT CMU VOIDS, TYP. 8%8X16 (NOM.) CMU WALL (2) #4 AT TOP AND MID -HEIGHT FINISH GRADE CURB (WEST SIDE OF ENCLOSURE ONLY) CORRUGATED METAL ROOF, AEP SPAN HR -36, 24 GA., COLOR: METALLIC CHAMPAGNE. FASTEN TO PURUNS PER MANUF'S. RECOMMENDATIONS. 04X7.25 STL CHANNEL PURUN, TYP. 5/8" DIA THRU-BOLTS (2) C6X10.5 STL CHANNEL BEAM, TYP. SECTION C ROOF SCALE: 1/2" = l'-0" 5 15' BEVELED END, TSP. <1S060601(a POST CMU WALL HSS6X603). POST PRECAST CONC. CAP (3) #4 BTM SECTION A CMU WALL SCALE: 1/2" = 1'-0" CORRUGATED METAL ROOF, AEP SPAN HR -36 24 GA., COLOR: METAUJC CHAMPAGNE. FASTEN TO PURUNS PER MANUF'S. RECOMMENDATIONS. 15' BEVELED END, TYP. 45060603>, POST, TYP. WEST WALL BEYOND CURB 2 (3) #4 BTM SECTION B CMU WALL AT ROOF POST SCALE: 1/2" = 1'-0" C4X7.25 STL CHANNEL PURUN, ISP. C6010.5 STL CHANNEL BEAM BOLTED TO POSTS W/5/8" DIA THRU-BOLTS, TYP. DOWNUGHT, MOUNT TO PURUNS, SEE LIGHTING LEGEND, SHT. 101 FOR SPEC. 11.-4" TYP. ■ 4" 4 3/4" 1 4" 4 3/4' II1 1I1 1 I I I111 N I H I L I I I 1 1 I I I I I 111111 NOTES: 1. STEEL MEMBERS SHALL BE HOT -DIP GALVANIZED WITH POWDERCOAT FINISH, COLOR TO MATCH ANODIZED BRONZE ON BUILDING. 2. CONTINUOUS BUTT WELD ALL STEEL MEMBER CONNECTIONS. 3. CMU SHALL BE MUTUAL MATERIALS 808016 STANDARD UNITS, SPUT FACE, COLOR: COCOA USE MATCHING GROUT COLOR. PROVIDE SAMPLES FOR OWNER APPROVAL PRIOR TO PROCUREMENT. 3"510'X23-5/8" PRECAST CONC. CAP, 4000 P51 CONC., TYPE 111 CEMENT, SMOOTH FINISH CMU WALL, RUNNING BOND PATTERN FINISH GRADE ELEVATION E SCALE: 3/8" = 1'-0" CONC. FOOTING PRECAST CONC. CAP HSS6X6X1(a POST 9' 3)" BASE PLATE W/(2) 1/2' DIA 115 rr EPDXY ANCHORS h 1' 3 1/2" 1/2" ENT/ AND 00441R CONDITION Ye" BASE PLATE W/(4) 1/2" DIA EPDXY ANCHORS RAID -WALL CONDITION SECTION D ROOF POST ON WALL SCALE: 1" = 1'-0" PAVEMENT DEPTH PER CIVIL DWGS. 18' SO. CONC. AT PAVEMENT DEPTH 18"0 CONC. FOOTING BELOW PAVEMENT H5560603>, POST HSS6X60. POST #4 SQUARE TIE AT TOP EXP. JT., ALL SIDES ROUND CONC. FOOTING BELOW PAVEMENT 1„1'-6" 014 POST FOOTING ere r. r Al" - _n SCALE: VARIES NOTES: 1. GATE, GATE POSTS, HINGES, AND ALL HARDWARE SHALL BE HOT -DIP GALVANIZED WITH POWDERCOAT FINISH, COLOR TO MATCH TRASH ENCLOSURE ROOF STRUCTURAL MEMBERS. 2. PROVIDE SHOP DRAWINGS FOR LANDSCAPE ARCHITECT APPROVAL PRIOR TO FABRICA010N. 11'-4" 1" STL CHANNEL FRAME GALV. STL INFILL PANEL, 1050 SCREENING, PAINT TO MATCH TRASH ENCLOSURE ROOF STRUCTURAL MEMBERS OFFSET GATE BEYOND FINISH PAVEMENT TYP. HEAVY DUTY GALV. STL. HINGE (3) WELDED TO POST, ISP. 3/8 .18 PADLOCKABLE CANE BOLT. AMETCO OR APPROVED EQUAL, TYP. INSTALL ON INSIDE OF GATE Mir 3/4" DIA GALV. PIPE EMBEDDED IN CONC. SEE DETAIL 1, THIS BSE, TYP. SHEET FOR POST FOOTING 8" S0. CONC. AT PAVEMENT DEPTH, 8'0 CONC. FOOTING BELOW PAVEMENT METAL GATE SCALE: 12.= 1' -Ce 6' TYP. CONC. RET. WALL, SEE CML {4' HIGH FENCE SCALE: 1 /Y = 1 Let NOTE: FENCE COLOR AND FINISH TO MATCH ARCH. RAILING ON BLDG. A. SEE ARCH. DWGS FOR FINISHES. 1-1/2" S0. TOP RAIL, FIR COLOR 3/4" SO. HORIZONTAL, ANODIZED BRONZE 3/4" SQ. VERT. BALLUSTERS, ANODIZED BRONZE 1 1/2" 5Q. POST, ANODIZED BRONZE, TYP. 3/4" SO. HORIZONTAL, ANODIZED BRONZE 1" ISP 4'X6"0e" BASE PLATE WELDED TO BOTTOM OF FENCE POST ELAN •AN (4) 3/8" EPDXY ANCHORS, EMBED 6" FENCE Md1 TNG O1. SCALE: 1"=1'-0" SIDEWALK 1 1/2" SQ. POST 3/4" SO. VERT. BALLUSTER 3/4" SO. HORIZ. EOISZAMEntruatE SCALE: 1'1---0" CONC. RETAINING WALL SEE CIVIL EXTERNAL HALYARD BEACON, MODEL # ORN FPB -8 -359- D -120V SILVER 9" CAST ALUMINUM CLEAT EXP. JOINT SIDEWALK PAVEMENT 3000 PSI �1. }'/ 2' 6' _I IC CONCRETE BASE COMPACT SUBGRADE DOUBLE SHEAVE TRUCK, CAST ALUMINUM, REVOLVING NON -FOULING TYPE 4 SWIVEL SNAPS . TWO SETS OF HALYARDS HALYARD COVER CLEAT COVER BOX CAULK BETWEEN POLE AND COLLAR WITH WATERPROOF SEALANT 2' D\ 12 DIA ALUMINUM FLASH COLLAR 2" DEPTH WATERPROOF SEALANT HARDWOOD WEDGES 10" DIA 16 -GAUGE GALV. CORRUGATED STEEL SLEEVE. EXTEND 2" ABOVE FINISH GRADE ON SHRINK GROUT INFILL 3/16" THICK X 16" SQ. SUPPORT PLATE, WELDED TO SLEEVE STEEL SUPPORT PLATE WELDED TO GROUND SPIKE 3/4" DIA STEEL UGHTNING SPIKE SECTION. FLAG POLE SHALL BE 30' HT., TAPERED SATIN FINISH, 8Y FLAGPOLE WAREHOUSE MODEL # EC30, DEM #W320115 www.flogpolewcrehouse.com, PHONE: 800-962-0956 FLAGPOLE L. /3 003 J STATE OF WASHINGTON REGISTERED LANO CA/�^ GRrtE� MDEL�V� E�T�ft Issue Dates Rev. Date Desc. 03/07/14 BUILDING PERMIT SUBMITTAL 06/16/14 BID SET A07/02/14 MIT CORRECIPJNS/ MEP COORDNATION Q2 09/22/14 POW COIRECOONS/ VE REASONS PROJECT #: LA -1113 FILE NAME: LA1113-L10 DRAWN BY: CPILP SITE DETAILS L10 BID SET POST CENTERLINE C709.8 STEEL CHANNEL PAINTED. COLOR: CHAMPAGNE C7X9.8 STEEL CHANNEL PAINTED. COLOR: CHAMPAGNE 1111 "0• RADIUS POINT, SEE LAYOUT PLAN FOR LOCATION — 9" TYP. / \ / \41J9tI/J)4P J. pS SUPPORT, TYR, PAINTEDCOLOR: FIR TONE ,(q/ W%10'X1'-8" EMBED PLATE W/(4) 5/8"-DIAX12" EPDXY BOLTS, TYP. Vill\irk‘1. :11arisltstiPi Ii/4 9° TYP C8011.5 STEEL CHANNEL, PAINTED. COLOR: CHAMPAGNE 20201/4 STEEL ANGLES. TYP., PAINTED. COLOR: DARK BRONZE (2) C7X9.8 STEEL CHANNEL, TYP., PAINTED. COLOR: FIR TONE H0580601/4 STEEL TUBE POST, TYP., PAINTED. COLOR: FIR TONE , TRELLIS PLAN SCALE 112" CONCRETE SEAT WALL HSS8X6X1/4 TUBE STEEL POST WELDED FaBLD TE BELOW CONCRETE FOOTING BLISTER )9"X10"X1'-B" EMBED PLATE w/(4) 5/8"-DIAX12" EPDXY BOLTS 1'-8" TRELLIS FOOTING SCALE 3" 3/16" V CONCRETE SEAT WALL 13" 10" WELD POST TO EMBED PLATE rSTEEL PLATE rrn Q a EAR SECTIOIO( a HSS8X6X1 4 TUBE WELDED TO EMBED PLATE BELOW )4'X10"X1'-8" EMBED PLATE W/(4) 5/8" DIA X 12" EPDXY BOLTS CONCRETE FOOTING BLISTER 20271/4 STEEL ANGLES, TYP. PAINTED. COLOR: DARK BRONZE C8X11.5 STEEL — CHANNEL PAINTED. COLOR: CHAMPAGNE (2) C7X9.8 STEEL CHANNEL PAINTED. COLOR: FIR TONE 10" 4, TYP.� 4" DIA STEEL PIPE SUPPORT, TYP. PAINTED. COLOR: FIR TONE HSS8X6X1/4 STEEL TUBE POST, PAINTED COLOR: FIR TONE TERRACED CONCRETE SEAT WALL TRELLIS POST SCALE: 172" = 1'-0" • 1 ,'1 CAP ENDS, WELD AND GRIND SMOOTH, TYP. C8X11.5 STEEL CHANNEL PAINTED. COLOR: CHAMPAGNE BOLTED CONNECTION - SEE STRUCTURAL NOTE: ALL WELDED CONNECTIONS. GRIND AND WELD SMOOTH. WELD POST TO EMBED PLATE EMBED PLATE PER DETAIL 3/L13 FINISH GRADE 0 S. #5145 POST CLIPS MOUNTED FRONT & BACK 0 EACH LOCATION OR {)5133 SNAP CLIPS 0 ONE FACE W/ STAINLESS STEEL TEK SCREW, TYP. N PAN 17 BY: GREENSCREEN ww.greenscreen.com COLOR: BLACK, MATTE FINISH CONTACT. (800) 450-3494 INSTALL PER MANUFACTURER'S INSTRUCTIONS. 3" SQUARE STEEL TUBE w/ POT CAP, TYP. FINISH GRADE GREEN SCREEN SCALE: 1/2..1,0' POST EMBED 12° DIA CONC. FOOTING, TYP. CONC. BASE _ s L PLAN PANELS 4X4 STL BEAM CANOPY 12" DIA PANEL WITH GRAPHIC STANDING SEAM STL. CANOPY 4X4 STL. BEAM NOTES 1. STL. BEAM, POST, AND PIPE SHALL BE GALV. PRIOR TO PAINTING. COLORS TO MATCH COMMONS BLDG., SEE ARCH. 2. PROVIDE SHOP DRAWINGS FROM SIGN VENDOR FOR APPROVAL BY LANDSCAPE ARCH. PRIOR TO FABRICATION. 4" LED DOWNLIGHT REMOVABLE TOP ART PANEL (2) 2" DIA. STL. PIPE BETWEEN PANELS, COLOR: CHAMPAGNE MAP/INFORMATION PANEL (2) 4X4 STL. POST BETWEEN PANELS. COLOR: FIR TONE RBM ART PANELEMOVABLE (2)OTTO STL. CONNECTION PLATE CONC. BASE, SMOOTH FINISH 1/2" CHAMFER, TYP. 1/2" CHAMFER REVEAL r 1'-3' FRONT/BACK ELEVATION INFORMATION KIOSK SCALE: 1/2'. l 1 SIDE ELEVATION \ \ aj� STATE OF WASHINGTON REGISTERED LAND Az MECELLVINREEETLR Issue Dates Rev. Date Desc. 05/12/14 06/16/14 10/17/14 BUILDING PERMR BID SET PEAMR CORAECROIS/ VE R0N510N5 PROJECT #: LA -1113 FILENAME: LA1113-L13 DRAWN BY: CP/LP/MB SITE DETAILS L13 BID SET NOTES 1. TREE STAKES TO BE VERTICAL, PARALLEL, EVEN -TOPPED, UNSCARRED AND DRIVEN INTO UNDISTURBED SUBGRADE. PLACE FOR LOCAL WIND CONDITIONS. 2. PLANT TREE 2" HIGHER THAN ADJACENT GRADE I•.,IC"I EXISTING-' SUBGRAOE 3 TIMES ROOT BALL DIAMETER 'ARBOR TIE' OR APPROVED EQUAL TREE TIES 8 -FOOT X Y DIAMETER WOOD TREE STAKES, 2 PER TREE, JASPER OR EQUAL REMOVE TWINE AND CORD FROM TREE TRUNK 3" DEPTH BARK MULCH 4" WATERING BASIN SURROUNDING TREE RNSH PULL BURLAP OFF TOP 1/3 OF ROOTBALL PLANTING BACKFILL MIX (PIT PLANTING) OR TOPSOIL SCARIFY PUNTING PIT WALLS - SLOPE WALL 1:3. SET ROOTBALL ON MOUND OF UNDISTURBED BASE DECIDUOUS TREE PLANTING SCALE: 1/2" = NOTES: •USE THREE 'ARBOR TIE' OR APPROVED EQUAL TREE DES EVENLY SPACED AROUND BASE OF TREE -PLACE FOR LOCAL WIND CONDRIONS. • PLANT TREE 1" HIGHER THAN DEPTH GROWN AT NURSERY. 'ARBOR TIE' OR APPROVED EQUAL TREE RES 3' DEPTH BARK MULCH PLANTING BACKFILL MIX - EXISTING TOPSOIL & COMPOST 4" WATERING BASIN SURROUNDING TREE 202 HARDWOOD STAKE DRIVE INTO UNDISTURBED SUBGRADE FINISH GRADE REMOVE TWINE AND CORD AROUND TRUNK OF TREE PULL BURLAP OFF TOP 1/3 OF ROOTBALL SCARIFY PLANTING PIT WALLS - SLOPE WALLS 1:3 EXISTING SUBGRADE EVERGREEN TREE PLANTING SCALE 1/2" = NOTE: PLANT SHRUB 1/2" HIGHER THAN DEPTH GROWN AT NURSERY. 3" DEPTH FINE SHREDDED BARK MULCH 4" WATERING BASIN SURROUNDING PLANT FINISH GRADE REMOVE BURLAP FROM TOP 1/3 OF ROOTBALL. LIGHTLY SCARIFY ROOTBALL OF CONTAINER -GROWN PLANTS. PRIOR TO BACKFILLING PLANTING BACKFILL MIX (PIT PLANTING) OR TOPSOIL SCARIFY PLANTING PIT WALLS EXISTING SUBGRADE SET ROOTBALL ON MOUND OF UNDISTURBED SOIL 414 SHRUB PLANTING SCALE: 112" = 1'-0" GROUNDCOVER PLANT. SEE PLANT UST 3 DEPTH BARK MULCH TOPSOIL DEPTH AND TYPE AS SPECIFIED EXISTING SUBGRADE GROUNOCOVER PLANT SPACING AS INDICATED ON PLANT UST (TYPICAL) EDGE OF PLANTER GROUNDCOVER PLANTING SCALE: 112" = 1'-0" LANDSCAPE ES: 1. ALL WORK SHALL BE PERFORMED BY PERSONS FAMILIAR MN THIS KIND OF MURK AND UNDER THE SUPERVISOR OF A QUALIFIED FOREMAN. 2. ALL PLAIT MATERIAL 92ES AND QUAUTY TO CONFORM TO AMERICAN ASSOOA1ION OF NURSERYMEN, AMERICAN STANDARD FOR NURSERY STOCK, CURRENT EDITION. 3. UNLESS OTHERWISE NOTED, DIMENSIONS SHOWN AT BUILDINGS ARE TO OUTSIDE FACE OF EXTERIOR SND WALLS. SEE ARCHITECTURAL DETAILS FOR RELATION OF STUD TO FACE OF FOUNDATION. 4. ALL PLANT MATERIAL SHALL BE OF NURSERY STOCK AND SHALL BE OF THE TYPE, SIZE AND CONDITION SPECIFIED. ME PLANT MATERIAL SHALL E71I81T NORMAL HABITS OF GROWTH FOR THE SPECIES, SHALL HAVE BUDS INTACT MD SHALL BE FREE OF DISEASE, INSECTS, SCARS, BRUISES, BREAKS, SEED AND WEED ROOTS. 5. LANDSCAPE CONTRACTOR SHALL VERIFY LOCATION OF ALL SITE UTILITIES PRIOR TO LANDSCAPE IMPLEMENTATION. PLANT LOCATIONS MAY BE ADJUSTED TO AVOID CONFLICT. 6. LANDSCAPE CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS 10 PROTECT COSTING SITE IMPROVEMENTS, PAVING, WALLS, AND UNDERGROUND UTILITIES DAMAGE SHALL 6E REPAIRED TO NE OM ER'S SA15FAC00N AND AT NO ADDITIONAL COST 10 THE OWNER. 7. PLANT COUNT IS FOR THE CONTRACTOR'S CONVENIENCE/ IF THERE IS A DISCREPANCY, NE PLAN SHALL GOVERN. ACTUAL PLANT QUANTITIES TO BE DETERMINED BY REWIRED PLANT SPACING. & SUBSTITUTION OF PLANT VARIETIES DUE TO LACK OF AVAILABILITY SUBJECT TO MITTEN APPROVAL BY THE LANDSCAPE ARCHITECT. 9. FINISH GRADE OF MULCHED LANDSCAPE AREAS MUST BE GRADED TO 1/2" MAX BELOW CONCRETE OR OTHER PAVED SURFACES 10. FERTIUZE ALL PLANT MATERIAL WITH APPROVED STARTER FERTIUZER. 11. ALL LANDSCAPE AREAS ME TO BE MAINTAINED BY A 0CENSED PROFESSIONAL LANDSCAPE MAINTENANCE COMPANY. 12. ALL PUNT MAMMALS SHALL BE GUARANTEED FOR ONE YEAR. 13. ALL SHRUB MD GROUNDCOVER AREAS 94011 BE DRESSED WITH 3" DEPTH FINE SHREDDED BARK MULCH. 14. ALL AREAS LEFT UNPLANTED SHALL BE DRESSED 90111 3" DEPTH FINE SHREDDED BARK MULCH 15. STREET TREE IN TREE GRATES SHALL RECEIVE 36 -NIGH COMPACTED DEPTH (85 A COMPACT) IMPORT TOPSOIL CONSISTING OF 1/3 LA1.1 SOIL, 1/3 YARD WASTE COMPOST, AND 1/3 SMD. PACIFIC TOPSOILS. INC. SUPREME MI% OR EQUAL AS APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT. 18. PLANTING BEDS (EXCLUDING RAISED PLANTERS, POTS, MD PR PLANTING) SHALL RECEIVE 12 -INCH COMPACTED DEPTH (85 0 COMPACT) IMPORT TOPSOIL CON95IING OF 1/3 LOM SOIL 1/3 YARD WASTE COMPOST. AND 1/3 SAND. PACIFIC TOPSOILS, INC. SUPREME AIM OR EQUAL AS APPROVED IN WRING BY THE LANDSCAPE ARCHITECT. 17. UGHIWDGHT TOPSOIL MIX FOR RAISED PLANTERS AND POTS SHALL 80 CEDAR GROVE ROOFTOP PUNTER MIX OR EQUAL AS APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT. 18. ROOT BARRIERS NEAR TREE PLANTINGS SHALL BE HIGH IMPACT POLYPROPYLENE TREATED WRH W INHIBITORS, 18" HT. MIN.. WITH X." RAISED VERT. RIBS 6" 0.C., OR APPROVED EQUAL TOP OF BARRIER SHALL NOT PROJECT MORE THAN 10" ABOVE SOIL AND SHALL BE COVERED BY MULCH. SEE LANDSCAPE PLANS FOR LOCATIONS. (1) GOLDEN JAPANESE (3) PURPLE SHAMROCK FOREST GRASS HERE (1) TREASURE ISLAND LAWSON CYPRESS (7) CREEPING JENNY lipf 8' LONG PLANTER POT SCALE: 1/2" = (2) GOLDEN JAPANESE FOREST GRASS (3) SNOWFLAKE CREEPING PHLOX (1) PURPLE SHAMROCK HERE (4) CREEPING JENNY (2) SNOWFW(E CREEPING PHLOX 5' LONG PLANTER POT, TYP. SCALE: 1/2" = 1'-0" (1) FESTUCA GLAUCA ELIJAH BLUE' ELIJAH BLUE FESCUE (3) CREEPING JENNY OPTION 1 1) TREASURE ISLAND LAWSON CYPRESS (2) AMETHYST MIST CORAL BELLS 27" SQUARE PLANTER POT, TYP. SCALE: 1/2.= 1'-0" (1) GOLDEN JAPANESE FOREST GRASS (5) BLACK MONDO GRASS OPTION 7 2' SQUARE PLANTER POT, TYP. SCALE: 1/2" = OPTION 1 (1) TREASURE ISLAND LAWSON CYPRESS (1) CREEPING JENNY (3) BLACK MONDO GRASS OPTION 7 (2) CREEPING JENNY (1) ORANGE SEDGE (1) AMETHYST MIST CORAL BELLS f 2' ROUND PLANTER POT, TYP. SCALE: 1/2" = 1'-0" LANDSCAPE LEGEND QTY. BOTANICAL NAME O V 7 EVERGREEN TREES CHAMAECYPARIS OBTUSA 'GRACILIS' THUJA PUCATA MED. -LG. DECIDUOUS TREES ACER RUBRUM 'KARPICK' NYSSA SYLVATICA 'WILDFIRE' ULMUS 'FRONTIER' ZELKOVA SERRATA 'GREEN VASE' SMALL DECIDUOUS TREES ACER JAPONICUM 'ACONITIFOLIUM' CORNUS 'EDDIE'S WHITE WONDER' TALUS 'ADIRONDACK' MALUS 'JFS-KWS' LARGE SHRUBS PIERIS JAPONICA 'FOREST FLAME' PIERIS JAPONICA 'VALLEY VALENTINE' SPIREA THUNBERGII '00011' MEDIUM SHRUBS CLETHRA ALNIFOLIA 'SIXTEEN CANDLES' REA WRGINICA 'SPRACH' LONICERA PILEATA 20 PIER/5 JAPONICA 'SARABANDE' COMMON NAME SIZE SLENDER HINOKI FALSE CYPRESS 6' M. WESTERN RED CEDAR KARPICK RED MAPLE WILDFIRE TUPELO FRONTIER ELM GREEN VASE ZELKOVA FULLMOON MAPLE EDDIE'5 WHITE WONDER DOGWOOD ADIRONDACK FLOWERING CRABAPPLE ROYAL RAINDROPS CRABAPPLE FOREST FLAME JAPANESE PIERIS VALLEY VALENTINE JAPANESE PIERIS GOLDEN THUNBERG'S SPIREA SIXTEEN CANDLES SUMMERSWEET LITTLE HENRY SWEETSPIRE PRIVET HONEYSUCKLE SARABANDE JAPANESE PIERIS 8' HT. 2' CAL. 2" CAL. 2" CAL. 2" CAL. 1-1/2" CAL. 1-1/2" CAL. 1-1/2" CAL. 1-1/2" CAL 24" HT. 24" HT. 24" HT. ROOT CONDITION SPACING B&B OR CONT. 8&8 OR CONT. B&B B&8 B&8 8&8 B&B OR CONT. B&B OR CONT. B&B OR CONT. B&B CONT. CONT. COM. 24" HT. CONT. 18" HT. CONT. 18" FR CONT PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PLAN A 4' 0.C. 5' 0.C. 3' 0.C. 30" 0.C. 5' 0.C. 18" HT. CONT. 3' 0.0. ROSA X 'RADCOR' ROSA X 'RADRAll' 7 SARCOCOCCA RUSCIFOUA 0— q * 8 o— 46 120 0 A SMALL SHRUBS BERBER/0 THUNBERGII ATROPURPUREA 'CONCORDE' ILEX CRENATA 'SKY PENCIL' ILEX X MESERVFAE 'MONNIEVES' LAVANDULA ANGUSTIFOUA 'HIDCOTE SUPERIOR' ORNAMENTAL GRASSES ACORUS GRAMINEUS 'ICON' BOUTELOUA GRACIUS 'BLONDE AMBITION' CAREX MORROWII 'ICE DANCE' HAKONECHLOA MACRA 'ALL GOLD' NASSELLA TENUISSIMA PANICUM WRGATUM 'ROTSTRAHLBUSCH' STIPA BRACHYTRICHA RAINBOW KNOCKOUT ROSE RADRAll KNOCKOUT ROSE 50(01800 CONCORDE JAPANESE BARBERRY SKY PENCIL JAPANESE HOLLY SCALLYWAG HOLLY HIDCOTE SUPERIOR ENGLISH LAVENDER GOLDEN VARIEGATED SWEETFLAG BLONDE AMBITION BLUE GRATA GRASS ICE DANCE JAPANESE SEDGE ALL GOLD JAPANESE FOREST GRASS MEXICAN FEATHER GRASS RED SWITCH GRASS KOREAN FEATHER REED GRASS PERENNIALS & GROUND COVERS MUGA 'BLUEBERRY MUFFIN' P.PAF. BLUEBERRY MUFFIN CARPET BUGLE HEMEROCALLIS STELLA D'ORO STELLA D'ORO DAYLILY HEUCHERA 'PISTACHE' PISTACHE CORAL BELLS 18" HT 18" HT. 24" HT. 18" HT. 36" HT. 18" HT. 1 GAL. 4' POT 1 GAL 1 GAL 1 GAL 2 GAL 2 GAL. 1 GAL 4" POT 1 GAL 1 GAL. CONT CONT. CONT. COM. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. 1111 5 0- 0 1 -01 •— 8 06 0— 13 0 31 *— 17 • 0o gm;m VINES PARTHENOCISSUS TRICUSPIDATA 'VEITCHII' DECORATIVE POTS CAREX TESTACEA CHAMAECYPARIS LAWSONIANA 'TREASURE ISLAND' FESTUCA GLAUCA 'ELIJAH BLUE' HAKONECHLOA MACRA 'ALL GOLD' HERE 'PURPLE SHAMROCK' HEUCHERA X 'AMETHYST MIST' LYSIMACHIA NUMMELARIA 'AUREA' OPHIOPOGON PLANISCAPUS 'NIGRESCENS' PHLOX SUBULATA 'SNOWFLAKE' GREEN ROOF 655 SF LiveRoofe PLUG MIX - 4" DEPTH TRAY SEDUM ELLACOMBIANUM SEDUM MAKIN01 'LIMELIGHT' SEDUM MARIN01 '0000' 600 SF LiveRoof® PLUG MIX - 4" DEPTH TRAY ALLIUM SENESCENS 'GLAUCUM' SEDUM ALBUM 'GREEN ICE' SEDUM OREGANUM 359 5F LiveRoof® PLUG MIX - 4' DEPTH TRAY SEDUM CAUTICOU 'BERTRAM ANOERSON' SEDUM CAUTICOLA 'LIDAKENSE' SEDUM SPATHUUFODUM 'PURPUREUM' ABBREVIATIONS: 8&B = BALLED AND BURLMPED CAL. = CALIPER CONT. = CONTAINER HT. = HEIGHT O.C. = ON CENTER SPR. = SPREAD VEITCHII BOSTON IVY ORANGE SEDGE TREASURE ISLAND LAWSON CYPRESS ELIJAH BLUE FESCUE ALL GOLD JAPANESE FOREST GRASS PURPLE SHAMROCK HERE AMETHYST MIST CORAL BELLS CREEPING JENNY BUCK TONDO GRASS SNOWFLAKE CREEPING PHLOX 1 GAL- 1 AL 1 GAL 1 GAL 1 GAL 1 GAL 1 GAL 1 GAL 4" POT 4' POT 4' POT CONT. CONT. COM. COM. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. 3' O.C. 3' 0.C. 4' O.C. 18" 0.C. 18" O.C. 3' O.C. 18" 0.C. 8' 0.C. 30" 0.C. 24" 0.C. 18" O.C. 30" 0.C. 24" O.C. 30' O.C. 12" 0.C. 12" 0.C. 12" 0.C. L/JcZ?6 Melvin R Easter- RLA, ASLA STATE OF WASNNGTON REGISTERED LANOSCM. ARCIIRECT CEERTTIFICAATER. ExaJ�98R Issue Dates Rev. Clete Dau. 03/07/14 06/16/14 07/02/14 10/17/14 BUILDING PERMIT SUBMITTAL 81D SET PERMIT CORRECTIONS/ MEP 00/061151 PERMIT CORRECTIONS/ VE REWSIONS PROJECT #: LA -1113 FILE NAME: LA1113-L14 DRAWN BY: CP/LP/MB LANDSCAPE DETAILS L14 BID SET TUKWILA VILLAGE TIB &S144T"ST PL13-023 L13-0044 DESIGN REVIEW E13-011 SEPA L13-030 DESIGN REVIEW L13-031 SEPC PERMISSION L13-021 LAND DIVISION L13-031 SEPC PERMISSION Moira Bradshaw From: Joanna Spencer Sent: Monday, February 29, 2016 9:30 AM To: Moira Bradshaw Subject: FW: draft easement and drawing for electrical service for King County library at 144th St. and SR 99 in Tukwila Attachments: KingCoLibraryDistribEsmtDrwg.pdf; CityTukwila_distribEs 1230415-3-021.doc LJ3See attached email from Derek. Joanna Set From: Derek Speck Sent: Friday, February 26, 2016 5:21 PM To: Joanna Spencer Subject: FW: draft easement and drawing for electrical service for King County library at 144th St. and SR 99 in Tukwila Joanna, Do you know if the KCLS library permits assumed that SCL would get an easement as shown on the attached? It would be s 30' x 5' area on the Tukwila Village (not library) property. Before I check with the developer, I'm hoping to trace it back to the library's permit so that I can check with the library on whether they got the developer's permission. Derek From: Davis, Mary [mailto:Mary.Davis@seattle.gov] Sent: Tuesday, February 16, 2016 11:49 AM To: Derek Speck <Derek.Speck@TukwilaWA.gov> Subject: draft easement and drawing for electrical service for King County library at 144th St. and SR 99 in Tukwila Hi Derek, As we discussed this morning, here are the easement and drawing. I need to have the easement across a small area of the property that the City of Tukwila currently owns. I understand that the City of Tukwila will be selling this property to a private developer, but the sale has not closed yet however, the easement must be signed by the property owner of record at the time that the easement is granted. If title to this property is going to change very soon, I could possibly wait for the new owner to sign the easement, if that is easier than having the City of Tukwila sign off on it. We do not offer any compensation for the easement. It is the responsibility of the customer who needs the new service to get the necessary party(ies) to sign a distribution easement. Please let me know what works best. Thanks, MARY DAVIS I SENIOR REAL PROPERTY AGENT SEATTLE CITY LIGHT ENVIRONMENTAL AFFAIRS AND REAL ESTATE DIVISION 1 sMAumary.davis@aeattlegow 206'684-3328 Seattle City Light Real Estate Services 700 — 5th Ave., Suite 3200, Room 3338 P.O.Box 34O23 Seattle, WA 98124-4023 2 When recorded, return to: SEATTLE CITY LIGHT Real Estate Services 700 Fifth Avenue SMT 3338 P.O. Box 34023 Seattle, WA 98124-4023 EASEMENT- (Underground Electric) Reference #: 230415-3-021 Grantor: City of Tukwila Short Legal: Lot A of City of Tukwila Lot Consolidation No. L13-021, Rec. No. 20150428900001, King County Tax Parcel #: 152304-9242 THIS EASEMENT is made this day of , 2016, between CITY OF TUKWILA, a Washington municipal corporation, hereinafter called the Grantor; and the CITY OF SEATTLE, a Washington municipal corporation, acting by and through its CITY LIGHT DEPARTMENT, hereinafter called the Grantee; AS FOLLOWS: That the Grantor, for and in consideration of the sum of One Dollar (1.00) and other valuable consideration, receipt and sufficiency of which is hereby acknowledged, hereby grants to the Grantee, its successors and assigns, the right, privilege and authority (an "Easement") to install, construct, improve, remove, erect, alter, repair, energize, operate and maintain underground electric distribution facilities which are limited to: vaults, handholes, risers, ducts, conduits, cables, underground wires and other convenient appurtenances necessary to make said underground facilities an integrated electric system ("Electric System") upon, under, across and through the following described lands and premises ("Property") situated in the County of King, State of Washington: PARCEL A OF CITY OF TUKWILA LOT CONSOLIDATION L13-021 AS RECORDED UNDER RECORDING NUMBER 20150428900001, IN KING COUNTY, STATE OF WASHINGTON. Except as otherwise set forth herein, Grantee's rights shall be exercised upon that portion ("Easement Area") of the Property described as follows: THE SOUTHERN 30 FEET OF THE WESTERLY 5 FEET OF THE ABOVE DESCRIBED REAL PROPERTY. Page 1 of 3 Together with the right at all times to the Grantee, its successors and assigns, of ingress to and egress from the Easement Area across and through the Property of the Grantor for the purposes set forth herein. Together with the right at all times to the Grantee, its successors and assigns, to cut and trim brush, trees or other plants standing or growing upon the Easement Area, which, in the opinion of Grantee, interfere with the maintenance or operation of Grantee' s Electric System. The Grantor, their heirs, executors, administrators, successors and assigns, hereby covenant and agree that no structure or fire hazards will be erected or permitted within the Easement Area; that no digging will be done or permitted within the Easement Area which will in any manner disturb the Electric System or its solidity or unearth any portion thereof; and that no blasting or discharge of any explosives will be permitted within fifty (50) feet of the Electric System. The City of Seattle is to be responsible, as provided by law, for any damage to the Grantor through its negligence in the construction, maintenance and operation of its Electric System. The rights, title, privileges and authority hereby granted shall continue and be in force until such time as the Grantee, its successors and assigns shall permanently remove all of its Electric System from the Easement Area or shall permanently abandon the Easement Area, at which time all such rights, title, privileges and authority shall terminate without further action required from Grantor or Grantee. IN WITNESS WHEREOF, this instrument has been executed the day and year first above written. GRANTOR: CITY OF TUKWILA By Printed Name and Title: Page 2 of 3 STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the of CITY OF TUKWILA to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year above written. (notary seal) Signature: Print name: Notary Public in and for the State of Washington Residing at: My commission expires: Page 3 of 3 z OiEO65Wel s z m m n 0) m E m z v m n r Z606ti0£Z9 6#13O2:dd ZVZ6i'0£Z9I.#13O Vd rz Curved Steel `blades' Overhang ROW 4'-6" Max. 6'-8 1/2" Lowest elevation above grade where Artwork crosses ROW. 17'-6" 4 -6 ' I x Line of ROW --I (26) Sculptural steel blades, 7" x 1 1/2" at base, 7"x 1/2"attop Sloping Conc. Slab flush with Existing Sidewalk 10'-9" X 7'-2" Conc. footing 6" North of ROW Library Building Below grade Storm Water Detention System Existing power vault P44 Existing Street Light 10'-9" X 7'-2" Conc. footing of ROW 13'-0" 10,-9" '-O" Existing Conc. Curb & Sidewalk Seattle City Light Proposed Easement 1/49' N ROW (26) Sculptural steel blades overhang ROW 4'-6" Max. SOUTH 144TH STREET EXHIBIT 'A' Artwork Right -of -Way Encroachment NORTH N.T.S. • • • .• ti i • PARCEL#1523049092 - } 4 PROPERTY LINE C. wZ V686 NEW EASEMENT DETAIL NTS SR#1 510340 • }.......-......f44"- ,-N4 ...1./....\ 1 I t I ... \ ; \ \ ,' 1 ' 1 / 1 •• . , PARCEL#1523049242 r I - 1 -13 NEW, EASEMENT r- ' m ir IN 4•4 14' • I t tk • 1' ERMINATION H I-1-7201 H674 V662 PARCEL#1523049092 10' cc ' • 1• 1 i PRO,PERTY [!NF / • - • V686 NEW EASEMENT DETAIL NTS SR#1510340 Derek Speck From: Moira Bradshaw Sent: Wednesday, May 06, 2015 9:16 AM To: Derek Speck Cc: Minnie Dhaliwal Subject: RE: Tukwila Village / Declaration of Access and Shared Parking Easements Derek — DCD does not have any input on maintenance of the parking. We've carefully reviewed the Parking Decision that has a finding that the parking "should" be shared (not "shall") across all the parcels; therefore, if the easement contains language about "dedicated" or "reserved" stalls, then so be it. Active management of the parking and limited signage to avoid visual blight and walking hazards and confusion will be important. Thinking ahead, Bryan will be negotiating leases for each of the spaces and presumably will have language about the parking. Not sure If there will be a "lease" to the non-profit and what it will say about parking. Ultimately we want what will make all the tenants successful, including the nonprofit who will be programming the indoor and outdoor area. Thanks for including us in the email string. Moira From: Derek Speck Sent: Tuesday, May 05, 2015 10:16 PM To: Bryan Park; Jeffrey M. Hawkinson; Stokke, Diane Cc: Moira Bradshaw; 'Gregory Smith' Subject: RE: Tukwila Village / Declaration of Access and Shared Parking Easements Hi everyone, After speaking with Bryan tonight, I think we're close to a deal but if we're going to use relative trip generation, it raises some issues that I think we need to resolve in person. Can you let me know when you're available to meet in Tukwila? If a time works, I'II get back to everyone. If we can even meet Wednesday, that would be great. Derek From: Bryan Park [BryanP@housing4seniors.com] Sent: Tuesday, May 05, 2015 6:14 PM To: Jeffrey M. Hawkinson; Stokke, Diane Cc: Moira Bradshaw; Derek Speck; 'Gregory Smith' Subject: RE: Tukwila Village / Declaration of Access and Shared Parking Easements Jeff, Derek and Diane, Now that the City has restored the exclusive parking easement for the 12 -stalls for KCLS, it should likewise recognize the exclusive parking easements for TVDA that were the subject of lengthy negotiations between KCLS and TVDA as reflected Cita of J u;tuuiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl , HEREBY DECLARE THAT: Mailing requested by: Moira Br s Mailer's signature: % (2'61 Notice of Application X Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice -- —_ Notice of Action x L13-031 PARKING STANDARD 10% COMPLIMENTARY PARKING APPROVAL, SHARED PARKING Other: Was mailed to each offth e addresses listed/attached on this 14 day of _October , _2013_ Project Name: TUKWILA VILLAGE Project Number: PL13-023 L -JS '4f :it/ r Associated File Number (s): L13-031 Mailing requested by: Moira Br s Mailer's signature: % (2'61 W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC OVA AGENCY FEDERAL TRANSIT ADMIN US E.P.A. US DEPT OF H.U.D OFFICE OF ARCHAEOLOGY WSDOT NW REGION WA STATE COMMUNITY DEV WA FISHERIES & WILDLIFE WASH DEPT OF SOCIAL/HEALTH -- DEPT OF ECOLOGY E' -PC WA DEPT OF ECOLOGY WA STATE ATTORNEY GENERAL OFFICE OF HEARING EXAMINER KC ASSESSOR'S OFFICE KC HEALTH DEPT PORT OF SEATTLE KC DEV & ENVIRON SERVICES KC METRO TRANSIT/SEPA OFFICIAL KC LIBRARY SYSTEM FOSTER LIBRARY WESTFIELD MALL LIBRARY TUKWILA SCHOOL DISTRICT ATTN JACKSON FEDERAL BLDG DEVELOPMENT SERVICES NW REGIONAL OFFICE SEPA REVIEW ECOLOGY DEPARTMENT CITY OF SEATTLE ACCOUNTING DIVISION PERMITS SEPA INFO CENTER ENVIRONMENTAL PLANNING ADDRESS 915 2nd AVE, STE 3142 1200 6th AVE 909 1st AVE, STE 200 PO BOX 48343 PO BOX 330310, MS 240 PO BOX 48300 16018 MILL CREEK BLVD PO BOX 1788 3190 160th AVE SE PO BOX 47703 PO BOX 40117 PO BOX 94729 500 4th AVE, RM# 709A 401 FIFTH AVE, STE 1100 PO BOX 1209 900 OAKSDALE AVE SW 2015 JACKSON ST., MS KSC-TR-0431 960 NEWPORT WAY NW 4060 S 144th STREET 1386 SOUTHCENTER MALL 4640 S 144th STREET wrylc�r• o)R I CITY ST ZIP SEATTLE WA SEATTLE WA SEATTLE WA OLYMPIA WA SEATTLE WA OLYMPIA WA MILL CREEK WA OLYMPIA WA BELLEVUE WA OLYMPIA WA LACEY WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA RENTON WA SEATTLE WA ISSAQUAH WA TUKWILA WA TUKWILA WA TUKWILA WA 98174 98101 98104 98504 98133 98504 98012 98504 98008 98504 98504 98104 98104 98104 98111 98055 98104 98027 98168 98188 98168 re City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director October 9, 2013 Notice of Decision Parking Standard for a Use not specified; 10% Complimentary Parking Approval; Shared Parking To: Bryan Park, Applicant King County Assessor, Accounting Division Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to the Permit Application Types and Procedures Chapter of the Zoning Code (TMC 18.104.170) on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L13-031 Applicant: Bryan Park Type of Permit Applied for: Variance from Parking Standards (Type 2 Permit) Project Description: Tukwila Village — Phases 1-3 Location: East side of Tukwila International Boulevard (TIB) on the north and south sides of the S. 144 Street and TIB intersection Associated Files: L13-017 — Design Review — King County Library L13-020 — Parking Standard Determination — King County Library L13-021 — Boundary Line Adjustment/Lot Consolidation L13-030 — Design Review — Tukwila Village Site Plan — Phases 1-3 and Elevations Phase 1 Comprehensive Plan Neighborhood Commercial Center and High Density Residential and Urban Designation/Zoning Renewal Overlay District: II. DECISION SEPA Determination: The SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non -Significance (DNS.) Decision on Substantive Permit: Based on the staff report dated October 9, 2013, the Community Development Director has made the following determinations: 1. Approved a parking standard for the live/work units of one space per unit; 2. Approved a 10% complementary use allowance; 3. Approved shared parking across proposed parcels A, B, C, D and E with the following conditions: a) Modify Boundary Line Adjustment/Lot Consolidation application (Land Use File # L13-021) to include reciprocal parking access and maintenance easements across all lots. b) Adhere to the relevant procedures of the City's Commute Trip Reduction Program (Tukwila Municipal Code 9.44,) in order to implement the required Transportation Management Plan. The Tukwila Village Development Associates, LLC and its successor, shall perform the role of Employee Transportation Coordinator (ETC) and perform that role for all businesses on the Tukwila Village site. This role shall include providing information and incentives for alternatives modes of transportation such as transit, carpool etc. Annual reports of the efforts and results shall be provided to the city's CTR coordinator. The Tukwila Village Project site includes proposed parcels A, B, C, D, E and the Library parcel (Library Parking Standard Land Use File No. L13-021.) c) Information signage shall be developed in accordance with the City's Sign Code (TMC 19) and submitted for review and approval as part of the design review application for Phase 3. d) Any temporary parking approved as part of the phasing plan shall be required to obtain all applicable permits; comply with surface and storm water management requirement; and address maintenance and performance measures. III. YOUR APPEAL RIGHTS The Decision on this Parking Determination Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code (TMC 18.104.010.) Other land use applications related to this project are still be pending. One administrative appeal of this decision to the Hearing Examiner is permitted. Unless an appeal of the Director's decision on this application is timely and properly filed to the City Council, the Director's decision on this permit shall be final. A party who is not satisfied with the Hearing Examiner's determination on any such appeal may appeal to King County Superior Court under the procedures set forth in the Land Use Petition Act (RCW 36.70C.) IV. PROCEDURES AND TIME FOR APPEALING Deadline for appeal In order to appeal the Community Development Director's decision on this application, a written Notice of Appeal must be filed with the Department of Community Development within 14 calendar days from the date of the issuance of this Notice of Decision, that is by 5:00 p.m. on. Page 2 of 3 Content of appeal The requirements for such appeals are set forth in the Appeal Processes Chapter of the Tukwila Municipal Code (TMC 18.116.) All Notice of Appeal materials must be submitted to the Department of Community Development and 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: a) the decision being appealed b) the specific errors of fact or errors in application of the law in the decision being appealed; c) the harm suffered or anticipated by the appellant, and d) the relief sought. 4. Appeal fee per the current Land Use Fee Schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding this Decision shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in Judicial Review of Land Use Decision Chapter of the Revised Code of Washington (RCW 36.70C.) An appeal challenging the DNS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this Decision will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the decision are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Moira Carr Bradshaw, who may be contacted at 206-431-3651 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Departme Iof Community Development City of Tu Vila W:\Long Range Projects\Tukwila Village\PL13-023\parking\Parking Determination NOD.doc Page 3 of 3 Staff Report to the Director of Community Development October 9, 2013 File Number: L13-031 Request: 1. Parking Standard Determination for a Live/Work housing unit; 2. 10% Complimentary Use Allowance; and 3. Shared Use for parking of five proposed lots on four parcels. Location: The NE and SE corners of the intersection of Tukwila International Boulevard and S. 144 Street; Associated Approval: E12-011 Tukwila Village SEPA Decision; L13-017 Library Design Review; L13-030 Tukwila Village Design Review; L13- 020 Tukwila Library Parking Standard Applicant: Owner : Notification: Bryan Park City of Tukwila Notice of Application for this Type 2 permit was mailed to surrounding properties and posted on the site on June 26, 2013. An informational meeting was held on July 10, 2013. No comments were made regarding the parking. Comprehensive Plan Designation: Neighborhood Commercial Center and High Density Residential Zoning District: SEPA Decision: Decision: Staff: Attachments: Neighborhood Commercial Center and High Density Residential — Urban Renewal Overlay A Determination of NonSignificance was issued on August 7, 2013 for all three phases of the Tukwila Village Development Approve with condition Moira Carr Bradshaw A. Tukwila Village Development Phasing Plan B. Tukwila Village Site Plan with Parking Summary by Phase C. Applicant's Parking Summary Table Staff Report L13-031 Page 1 of 12 D. Traffic Impact Analysis Parametrix (November 2012) E. Tukwila Village Development Schedule (October 2013) F. Response to Parking Questions G. Staff's Parking Phasing Summary Table H. Temporary Parking on proposed Lot B Findings I. Relevant Information The following information was considered as part of the review of this application: 1. King County Library Design Review Application (File No. L13-017) 2. Off -Street Parking and Loading Regulations, Tukwila Zoning Code, (TMC 18.56) 3. Minimum Number of Off -Street Parking Spaces, Tukwila Zoning Code, Figure 18-7 4. Tukwila Comprehensive Land Use Policy Plan 5. Tukwila Village Development Proposal Project Description May 28, 2013 6. Tukwila Village SEPA Checklist (Park, May 28,2013) 7. Disposition and Development Agreement by and between the City of Tukwila and Tukwila Village Development Associates, LLC; dated 10/30/2012 (City of Tukwila Contract 12-129) 8. Development Agreement for the Tukwila Village Development Project; approved 10/22/2012 (City of Tukwila Contract 12-176) NOTE: Plans, codes, technical reports and attachments referenced above may be reviewed and/or obtained by contacting Moira Carr Bradshaw, Senior Planner, 6300 Southcenter Boulevard, Tukwila, Washington, 98188; Phone: 206-431-3670. Existing Development The subject site on the north side of S. 144 Street is vacant of any buildings. 40 Ave. S. a short local access street runs north south through the site and ends in a cul-de-sac that provides access to parking for an apartment building that fronts on 42 Ave. S. The subject site on the south side of the S. 144 Street contains a vacant commercial building, a separate small building that is used as a barber shop, a utility storage yard, a basketball court and accessory parking for the King County Housing Authority. Surrounding Land Use Within the north block, in the southeast corner is the existing 5,200 square foot Foster Library. The current proposal does not include any redevelopment of the existing library building. In the immediate vicinity are a number of public uses such as the high and middle schools, public pool, and a neighborhood park; a church and mosque; neighborhood retail such as drug stores, grocery store, laundromats, and dry cleaners; and a variety of food establishments. There are numerous residential uses in the area from motels, apartments to single family homes. Staff Report L13-031 Page 2 of 12 Project Description Tukwila Village is a 6.4 acre project that will straddle a two lane collector arterial and will be developed in three phases. The City of Tukwila, the property owner, entered into a Disposition and Development Agreement (DDA) giving Tukwila Village Development Associates the right to develop the property according to an approved conceptual plan. The City also approved a Development Agreement that waived certain Code requirements. Shared parking was approved as part of those Agreements. The concept of shared parking is that separate parcels of land (and therefore potential ownership) and the uses and buildings on those parcels, may share parking stalls. Shared parking allows for parking on one parcel to be used by the businesses located on a separate parcel or to allow for demand for the stalls to vary during the time of day or the seasons of the year. Within the DDA, under section 2.4 "D. Additional Approvals - The City shall have the right to require and approve easements for utilities vehicular access pedestrian access shared parking and shared maintenance for each Development Phase to ensure that the entire Development functions as an Integrated whole even if the Development Parcels and/or Development Phases come under Separate ownership and management. " Approval for shared parking is therefore not required by this decision. Attachment A shows the three phases of development. The entire project contains: • Four residential and commercial buildings with a total of 403 housing units (80 market rate apartments, 4 live/work apartments, 319 senior units;) 30,000 square feet of commercial/office space; and a 2,000 square foot community policing station. • A new 10,000 square foot King County Library System neighborhood library. • A new 4,200 square foot community building and cafe adjacent to a half acre outdoor plaza. • A total of 450 on-site structured and surface parking stalls. The site plan (Attachment B) shows parking location and totals per Phase as well as the overall site layout for buildings, driveways, and sidewalks. Phase 1 contains: Building A, which is a seven story structure, includes: • two levels of structured parking of 85 parking stalls on two separate levels and with restricted access, • approximately 8,200 gross rentable square feet of commercial/retail space and four live - work studio loft dwelling units on street level; and • five levels of 80 residential dwelling units containing a mix of studio, one -bedroom and two-bedroom apartments, and • 53 surface parking stalls and one loading stall for the library's use. Staff Report L13-031 Page 3 of 12 Building C, which is an approximate 4,210 square foot, one story community building adjacent to a 32,000 square foot community plaza, consists of a wide variety of landscaped and hardscaped areas. The community building includes: • a large flex assembly space containing approximately 1,711 gross square feet, • a catering kitchen containing approximately 368 gross square feet of space, • storage space, reception space, men's & women's public restroom space, • a cafe / coffee shop containing approximately 1,268 gross square feet of retail space, including a seating area, kitchen area, refrigeration area and office area; and • an indoor/outdoor fireplace and outdoor seating area and 11 surface parking stalls. Tukwila Library is a new one story 10,000 gross square foot neighborhood branch of the King County Library System. The total number of parking stalls provided for Phase 1 on the surface and under Building "A" is 149 stalls. Phase 2 contains: Building D, which is approximately 134,960 square feet, includes: • One level of below grade structured parking containing 49 garage parking stalls • One level of approximately 13,000 square feet of rentable commercial office space; • Five levels of residential dwelling units for seniors (70 total units) containing a mix of one -bedroom and two-bedroom apartments; and • approximately 19 surface parking stalls for commercial office use. Building E, which is approximately 134,960 square feet, includes: • 103 structured parking stalls • approximately 1,150 gross rentable square feet of commercial/retail space, and approximately 2,000 gross rentable square feet of police resource center space, • four levels of residential dwelling units for seniors (125 total units) containing a mix of one -bedroom and two-bedroom apartments, semi -private outdoor landscaped courtyard; and • approximately 11 surface parking stalls for commercial/retail use. The total parking provided for Phase 2 on Parcel D and E is 182 stalls. Phase 3, located north of S. 144 Street and adjacent and on the eastern edge of Phase 1 Building B includes: • one level of structured parking containing 86 parking stalls for residential use only and 1,800 square feet of rentable commercial/retail space, Staff Report L13-031 Page 4of12 • four levels of residential dwelling units for seniors (125 total units) containing a mix of one -bedroom and two-bedroom apartments, and • approximately 34 surface parking stalls for commercial/retail and flex use. Phase 3 parking calculation The total parking provided for Phase 3 on Parcel B is 120 stalls. II. Summary of Proposed Action 1. Parking Standard for a Use not Specified The required number of parking stalls for a Live/Work residential unit is not specified under the City's parking regulations. Under the "Uses Not Specified" section of the Off -Street Parking Chapter, (TMC 18.56.100) the Director shall determine the required number of parking stalls for uses that are not specified in the City's parking regulations. A Parking Standard Determination must be made following a Type 2 process as described in the Permit Application Types and Procedures Chapter (TMC 18.104.) The Director's Determination shall be based upon the requirements for the most comparable uses specified in the Off -Street Parking Chapter. The applicant has submitted a table showing the parking requirements by use, including the requested 1 stall per Live/Work unit. (Attachment C) 2. Complimentary Use The following definition of a complementary use is from the Tukwila Zoning Code: "A complementary use is a portion of the development that functions differently than the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the usable floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include pharmacies in hospitals or medical offices, food courts or restaurants in a shopping center or retail establishments." (TMC 18.56.070 (D) Cooperative Parking Facility) For Tukwila Village the residential units are considered the primary use. The applicant is requesting that the City approve 10 % of the usable floor area from the non-residential uses be considered complementary uses and therefore not subject to the parking supply requirement. Staff Report L13-031 Page 5 of 12 3. Shared Use The concept of complementary use is that a parking space can serve two or more individual land uses without conflict or encroachment and is possible because of two conditions: • Variation in the accumulation of vehicles by hour, by day or by season at the individual land use; and • Relationships among the land uses that result in visiting multiple land uses on the same auto trip. The concept of shared parking has similarities with complimentary parking but also is used to describe two or more parcels: • with no physical separation but connected with sidewalks allowing free pedestrian movement between buildings; and • collectively satisfy the parking requirement but individually one or more of the parcels are not able to meet the Code requirements. Applications for shared, covenant or complementary parking are allowed and must be processed as Type 2 decisions per the Cooperative Parking Facility Section of the Zoning Code. (TMC 18.56.070(E.) There are no specific decision criteria for complimentary and shared parking. III. Decision Authority The purpose of the Off-street Parking and Loading regulations chapter is to provide for adequate, convenient, and safe off-street parking areas for the different land uses described in the City's Zoning Code. (TMC 18.56.010 Purpose) At the time any building or structure is erected, enlarged or at the time there is a change in its principal use, off-street parking and loading spaces must be provided as an accessory use in all zones in accordance with the requirements of the Off -Street Parking Chapter. (TMC 18.56.020 Chapter Application) The Chapter includes a table that lists the required number of parking spaces for automobiles and bicycles. The Minimum Number of Off-street Parking Spaces Table is shown on Figure 18-7 of the TMC. The table provides specific parking requirements for a number of common land uses. For example, fast food restaurants are required to have one parking stall for every 50 square feet of usable floor area and retail requires 2.5 stalls for every 1,000 square feet of usable floor area. The minimum number of parking stalls must be maintained over the life of the use. Any additional uses, either secondary or accessory in nature, must have parking available that does not impact the minimum parking of the original or primary use. (TMC 18.56.050 Required Number of Parking Spaces) Staff Report L13-031 Page 6 of 12 1. Parking for a Use Not Specified The Director's Determination shall be based upon the requirements for the most comparable uses specified in the Off -Street Parking Chapter. Comparable Uses The most comparable use for a Live Work unit is a mixed use residential unit, which has a parking requirement of one stall for every dwelling unit. The applicant surveyed the adjacent Cities of Renton and Seattle and found that their respective standard is one stall or less. The applicant submitted a Traffic Impact Analysis (Parametrix, November 2012) that references the Institute of Traffic Engineers (ITE) Parking Generation Manual, 4th Edition. The Analysis shows less than one stall per unit for the peak parking period for the residential use. 2. Complimentary Use The Director may use his/her discretion in deciding whether to grant a 10% allowance for complementary uses. This project clearly will have a dominant use, which is residential with a total of 403 residential units. The remaining floor area will be generally 15,000 gross square feet of commercial space, a 10,000 square foot library, and 15,000 square feet of office space. This area of the City is encouraged to develop with a mix of uses. The types of uses are such that there is an expectation that site users will use more than one "business" while on the site. For example, on office worker will get lunch at a restaurant, a resident will visit the library, a customer will go to more than one store. 3. Shared Parking The Director may use his/her discretion in deciding whether to grant approval for shared use of parking. The proposal for the project is for the proposed six lots (A, B, C, D,. E and the Library Parcel) to share the parking available throughout the five lots (A, B, C, D and E.) No criteria exist for the decision maker other than an assumption that the ability to share remains and works for the life of the project. Assurance can be given via reciprocal easements over the five lots for the users of the six lots. The City of Tukwila owns the property that will be sold to Tukwila Village Associates, LLC and to the KCLS. The Project has been envisioned as a mixed use project that functions as a whole. There are many references both within the DDA and the Development Agreement to sharing driveways, parking and other amenities and accessory uses in order to obtain a high-quality, pedestrian oriented development. Staff Report L13-031 Page 7 of 12 Comprehensive Plan Policy A related policy from the Comprehensive Plan: 1.8.8 Encourage facilities and improvements that support transit use in new development, redevelopment, and street projects. The Tukwila City Council made the following findings during their deliberations on the Tukwila Village Development proposal. Within the Development Agreement is the following: 1. "Goal 8.2.22 of the City s Comprehensive Plan provides for the establishment of an overlay district in the designated urban renewal area generally between South 140'x' Street, 42nd Avenue South, South 146th Street, and 37th Avenue South that may allow increased building heights, reduced residential parking requirements, and other alternative development standards subject to specific criteria, in order to encourage well designed compact transit oriented and pedestrian friendly redevelopment to activate the community along Tukwila International Boulevard." 2. "The adoption of supplemental development standards and criteria providing for taller building heights and reduced parking requirements was intended to make urban densities and amenities more likely while the impact upon residential areas resulting therefrom would be lessened by requiring development along Tukwila International Boulevard, more significant structured parking and pedestrian friendly amenities;" Engineering Analysis Within the Traffic Impact Analysis prepared by Parametrix (May 2013,) (Attachment D) is a description (pages 14-16) on peak parking demand. The author cites the Institute of Traffic Engineers (ITC) Parking Generation Manual. The analysis does not consider the phasing of the uses but instead considers the uses in total. The peak parking demand analysis (Table 9) is not absolutely relevant because the parking supply is not completely shared. All the parking for the residential units is within the garage spaces, which are not accessible to the commercial use customers; however, excess stalls are available for employees in some of the secured garage areas. This employee parking, when not in use by the employees during the evening and on weekends, will be available for "overflow" parking demand. Among the other uses — retail space, library, office and community policing — the estimated peak parking period would be noon during a weekday. The authors did not consider weekend parking demand. The higher amount of office space relative to the commercial space, which has a peak parking demand during the week mid-morning, relative to the commercial, which has a peak during mid- day, provides a greater opportunity for sharing to occur because of the difference in the peak demand periods. Of note, the Parametrix report states that although they did not analyze internal capture rates between the uses that they typically estimate a 10% internal capture rate. That means that 10% of the parkers on site typically will use more than one use without using their car for another trip. Staff Report L13-031 Page 8 of 12 Phasing Plan and Parking Supply Because this is a large project that will be built over two — three years, (Attachment E) staff considered the implications of parking demand and supply during the phasing period. Attachment F shows that parking supply requirements, per the Zoning Code, are not evenly distributed between the five lots — hence the need for a shared parking decision. The applicant respond with the following solutions. (Attachment G) Phase 1 has the largest deficit of spaces. The Phase 1 - 73 stall deficit - becomes reduced by a 30 stall surplus produced by Phase 2 completion on the south side of S. 144 Street. Phase 3 completion brings the project into compliance and creates a 2 stall surplus. To mitigate the temporary Code shortage, the applicant discusses the construction of 18 on -street parking stalls in S. 144m Street, which is to be completed as part of Phase 1; their proposal to have temporary parking on proposed Lot B that would be available upon Phase 1 completion (Attachment H;) and the seven month absorption period for Phase 1 residential units and 17 month absorption for all the commercial space in Building A. The currently proposed completion of Phase 2 is within five months of the completion of Phase 1 and Phase 3 is within 12 months. It is not until all three phases are built that the project will meet the requirements of the Parking Code. In the end, at full build -out, the project meets the Code requirements for parking supply. Per the DDA, the City as property owner, must approve a phasing plan for development and can consider any parking issues related in the long term to a phase plan of development. (See Section 2.4 of the DDA Phasing; Development Parcels) Parking Supply Alternatives Transportation options Two Metro Bus Routes provide immediate access to the site. Route 128 stops on S. 144 Street and travels approximately every 15 minutes between West Seattle and Southcenter and serves the Light Rail station. Route 124 stops on Tukwila International Blvd (TIB) and travels approximately every 15 minutes during peak periods between the Light Rail station at Southcenter Boulevard and downtown Seattle. The intention of the requirement for a Transportation Demand Management Plan (discussed below) is to assist site residents and users in taking these transportation alternatives. Transportation Demand Management The project is within the Urban Renewal Overlay District and the developer has chosen to utilize the standards of the overlay zone. Those standards come with a requirement to submit a Transportation Management Plan, with is a transportation demand management tool. The Code says, "The property owner/manager shall prepare a Transportation Management Plan (TMP) to encourage alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and Staff Report L13-031 Page 9 of 12 bicycle options to providing transit tickets and passes." (TMC 18.43.070 Specific Urban Renewal Overlay Development Standards and Criteria) The City routinely administers TMPs through its Commute Trip Reduction Program, which is a program focused on sites with 100 or more employees. It is unlikely that this project will have an employer who is an "affected employer;" however, the CTR program could provide a framework for guiding and administering the transportation management plan for the site. Conclusions 1. Parking Standard for Live/Work Parking supply is per the City standards for all the residential units except the live work, for which there is no standard. The parking standard of one stall per Live/Work unit is comparable or exceeds the standard of adjacent jurisdictions and is consistent with the national standard per the ITE manual. 2. Complimentary Parking This large scale mixed use development is an exemplary project for demonstrated the potential to reduce vehicular trips. The ability to walk between multiple businesses or from home to business is the purpose of complimentary allowances. The design guidelines and standards for the area are created to encourage pedestrians to walk between buildings and uses and not to view the properties and their uses as isolated stand-alone fixtures in the neighborhood. Approval for the 10% complementary parking reduction is appropriate given the range of uses on the site, the differing peak parking demand periods as discussed in the Transportation Analysis and the potential for the internal capture of trips on the site. In addition, on -street parking will be available on the western half of the S. 144 Street block as part of Phase 1 street improvement. On street parking is currently available around the corner on 42 Avenue S. The parking on 42 Avenue S. however is not visible or obvious to visitors who are not familiar with the neighborhood. Surface lots across TIB that serve commercial business will be obvious, which may result in some unsanctioned off-site parking. 3. Shared Parking Staff has reviewed the parking by phases and determined that when the development is complete, the project will meet the Zoning Code requirements for parking per the decisions above. Parking demand for special events could create a greater demand than supply. King County Library System (KCLS,) and the nonprofit organized to market and schedule the community space events, are users who will potentially have events that generate higher demand than currently considered. They will need to be involved in an association that coordinates the parking demand for all the site users. Staff Report L13-031 Page 10 of 12 Users should be allowed access to all surface parking in order to maximize the site's flexibility to meet the variable needs throughout the day or a week. Sharing of some of the secure parking may also need to occur to balance the parking needs/demands across all five parcels or to provide overflow parking during special events. In order to manage the needs, the Transportation Management Plan will be a useful tool, and the administrator of that Plan, will play an important role in parking for the site. Circling and extra exiting/entering movements on City streets could occur if the parking is full on either the north or south side of S. 144 Street. Informational signage for parking could assist with this way finding need. In order to assure shared parking is available in perpetuity, reciprocal access and parking easements will be recorded against the five proposed lots. Staff's analysis of the phasing plan shows that a deficit of parking may occur depending on the absorption of the newly built space. The applicant also anticipates this parking variability by phase and shows an option for temporary parking on proposed Parcel B is developing on -street parking within the S 144 Street right of way and identifies the possibility of approaching surrounding property owners, such as the KCLS or the Tukwila School District, for use of their off-site parking when available. The deficit of parking stalls due to the phasing of the development shall be addressed by the Development Phasing Plan approved per the Disposition and Development Agreement. Any temporary parking approved as part of the phasing plan shall be required to obtain all applicable permits; comply with surface and storm water management requirement; and address maintenance and performance measures. Recommendation 1. Approve the application for a parking standard for the live/work units of one space per unit; 2. Approve a 10% complementary use allowance; 3. Approve shared parking across proposed parcels A, B, C, D and E subject to the following conditions: Prior to issuance of the construction permits for Phase 1, the applicant shall: a) Modify Boundary Line Adjustment/Lot Consolidation application (Land Use File # L13-021) to include reciprocal parking access and maintenance easements across all lots. b) Adhere to the relevant procedures of the City's Commute Trip Reduction Program (Tukwila Municipal Code 9.44,) in order to implement the required Transportation Management Plan. The Tukwila Village Development Associates, LLC and its successor, shall perform the role of Employee Transportation Coordinator (ETC) Staff Report L13-031 Page 11 of 12 and perform that role for all businesses on the Tukwila Village site. This role shall include providing information and incentives for alternatives modes of transportation such as transit, carpool etc. Annual reports of the efforts and results shall be provided to the city's CTR coordinator. The Tukwila Village Project site includes proposed parcels A, B, C, D, E and the Library parcel (Library Parking Standard Land Use File No. L13- 021.) c) Information signage shall be developed in accordance with the City's Sign Code (TMC 19) and submitted for review and approval as part of the design review application for Phase 3. d) Any temporary parking approved as part of the phasing plan shall be required to obtain all applicable permits; comply with surface and storm water management requirement; and address maintenance and performance measures. W:\Long Range Projects\Tukwila Village\PL13-023\parking\complementary and use standard STArl+1tEPORT.doc Staff Report L13-031 Page 12 of 12 .'6M61.1f1. 1/M141112.111.1011.11110.. 012.2011.1{12T1.00115•1..0311.110101/1.4.9.M0 DLL 411211:1101.103 11x11111.,tan MVITITIA141 ODIUM • o„s. .on.,,,w Kn. I IMMTMOM YUMMY 30V11IA V1IMNl11 3 -se Gni Bias a w0 CO CU z 05 0_ 0 z l`L^I 0 W -J U f7 � W Q J = m 1 3NI1A1.1:13d0ud _ T_i'•i'Yl}'9 0 N'/ *77/e,rnur � z a 1- z W 2 a 0 J S W O S 0 W A Q „ S a ^/adeospuei P py1eql 72,2 a NVII.,9210.1r1V:=14.31) MOS1ccz ' — min »§ " ,A,}b! (2 0 0 � n (§ �......�_» ime \ } r ' i' ■ ' ■ _| 1 ƒ11 11 (§ ! !®: | ® i( i [ f2 El bfa 2\`� §( V. | /§ ,� »| /{| 2 ■ -. —.- - L__...---- � TUKWILA VILLAGE PARKING IP Ei '41 Armemaeltir s PARKING SUMMARY SHEET - TUKWILA VILLAGE Project Tukwila Village City of Tukwila, WA date 9/16/2013 Client Bryan Park -Pacific Northern Construction Address Tukwila International Blvd &South 144th Street Tukwila, WA , 267,139 I sf lot size zoning Urban Renewal Overlay Zone NCC HDR PARKING REQUIRED BY LAND USE CODE - **COMPLIMENTARY PARKING 18.56.070.D. & ADMIN. VARIANCE 5% *** Code Required Parking Admin. Variance *** Parking Provided North of South 144th St count parking parking (5%commercial reduction) Land Use sq feet ratio stalls Building A (84 units) PHASE 1 Residential non -Senior 2 bed (Bldg. A) 31 1.5 47 Residential non -Senior 1 bed (Bldg. A) 39 1 39 85 Garage- Bldg A Residential non -Senior studio (Bldg. A) 10 1 10 15 Surface - Parcel A Residential Live Work (Bldg. A) 4 1 4 100 Residential 0.95 100 100 Total Residential Retail General 4,052 SF* (Bldg. A) 3,647 0.0025 9 23 Surface - Parcel A Restaurant 2,885 SF* (Bldg. A) ..................................... 2,452 0.01 25 0 Surface - Parcel B Cafe 1,228 SF* (Bldg A.) 1,044 *' ** 9 Garage - Parcel B Employee Cafe outdoor seating 235 SF (bldg A) 118 " ** 34 Commercial 0.95 32 32 Total Commercial Subtotal 134 132 132 Total Provided Building B (125 units) PHASE 3 70 Garage - Bldg. B Residential Senior first 15 (Bldg. B) 15 1 15 0 Surface - Parcel B Residential Senior (Bldg. B) 110 0.5 55 70 Residential 70 70 Total Residential Retail General 1,800 sf* (Bldg B) 1,620 0.0025 j 4 4 Commercial 0.95 4 3 Surface -ParcelB - commercial 1 Garage - Parcel B Employee Subtotal 1 74 74 1 74 Total Provided Community Commons / Library / Plaza (0 units) PHASE 1 Coffee Shop1,015 SF (Commons)1,015 : ** *' 11 Surface -Parcel A Coffee Shop outdoor seating 250 SF 125 ** ** 30 Surface - Parcel 8 Community Center 1,711 SF (Assembly) 1,711 € 0.01 17 11 Surface - Parcel C Library 10,000 SF 10,000 i 0.004 40 4 Garage Parcel B Employee Subtotal 57 Commercial 0.95 54 56 Total Provided *assume 90% useable floor area / 85% useable floor area for restaurant use ** Complimentary use - 10% of total useable area may be complimentary (no parking required) Total useable area- north parcels '21,732 i 0.1 2,173 Complimentary exempt 2 Surface Parcel A Principal uses : general retail, commons, library, restaurant 1 Surface Parcel B Complimentary use - cafe / coffeshop 2,302 129 0.02 3 0.95 3 3 Total Provided (i.e. "fast food") provided - exempt 170 Residential 170 170 Residential Provided 98 Commercial 0.95 93 *** 95 Commercial Provided 1 car share 1 per 200 units 209 2 2 2 Garage Parcel B tandem loading 2 2 2 Surface Parcel A loading Grand Total (North) 272 Required 267 Req'd 269 North Total Provided w/ Comp. pkg. w/ Comp pkg , & Admin. Variance 171 Total Garage Stalls 98 Total Surface Stalls *** Administrative Variance for 5% reduction of commercial 13 On -street stalls N side 144th Justification = 13 on -street stalls provided at north side of 144th 282 Total including on -street Total Provided including these stalls > that Total Required (+10 stalls) Transit & Pedestrian Oriented Development I I 1 4 PHASE 2 Code Required Parking No variance required Parking Provided South of South 144th St count parking parking Land Use sq feet ratio stalls Building D (70 Units) Residential Senior first 15 (Bldg D) 15 1 15 Residential Senior (Bldg D) 55 0.5 28 43 Residential 43 Garage -Building D Office 13,000 * 11,700 0.003 35 35 Commercial 6 Garage Building -D Employee Subtotal 78 19 Bldg. D Surface Lot Employee/Guest 10 Surface Drive Commercial 78 Total Provided Building E (125 units) Residential Senior first 15 (Bldg E) • 15 1 15 35 Garage Building E -mezzanine Residential Senior (Bldg E) 110 0.5 55 70 35 Garage Building E - main Community Police - 2,000 SF* 1,800 0.003 5 7 Garage Building E - main Retail General -1,150 SF* 1,035 0.0025 3 8 1 Surface Drive- accessible *assume 90% useable floor area 78 78 Total Provided KCHA Parking Easement 18 18 Surface Stalls - easement Car share 1 per 200 uinits 195 1 1 Garage Building E - main Grand Total (South) 175 175 Overflow - shared/event 25 Building E - garage main 152 Total Garage Stalls 48 Total Surface Stalls 5 On -street stalls S side 144th 205 Total including on -street TOTAL COMBINED PHASES TUKWILA VILLAGE PARKING I w/ Admin. Variance *** Code Required Parking North Site Only Parking Provided Total On -Site Parking Required 447 ] 442 469 On -Site 18 On -street 487 Combined Grand Total PARKING PROPOSED TO BE PROVIDED - BOTH ON-SITE & IN STREET ROW'S: 1 ON-SITE PARKING North South Total STREET PARKING North I South Total Surface 98 48 146 Tuk Int Blvd 0 0 0 Garage 171 152 323 S 144th Street 13 ; 5 18 Total 269 200 469 Total I 13 j 5 18 Total combined parking provided I 282 1 205 ] 487 1 � 4 Pa ra metrix ENGINEERING . PLANNING . ENVIRONMENTAL SCIENCES 411 108th AVENUE NE, SUITE 1800 BELLEVUE, 'WA 98004-5571 T. 425.458.6200 F. 425.458.6363 www.parametrix.com TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM - Date: November 12, 2012 To: Dave McPherson From: Carter Danne Subject: Traffic Impact Analysis cc: Bryan Park Project Number: 554-6892-001 Project Name: Tukwila Village INTRODUCTION Project Description Tukwila Village Development Associates LP intends to develop a mixed-use neighborhood center designed to provide residences as well as neighborhood retail and resources. The developer plans to build the project in two phases and construct five buildings in total that provide the uses shown in Table 1; buildingletters are shown on the attached site plan. Table 1. Proposed Uses and Development Phasing Proposed Uses Family Apartment Units Building Location Phase Letter On Site Oty. Unit of Measure 1 A Northwest 84 Dwelling Units (DU) SenorHous n che�dU i s a upied Dwell ng Units 1 D Southwest 60 ODU 2 B Northeast 122 ODU 2 E Southeast 128 ODU etal Space' 'otal ',000 uaref FeetS 1 A Northwest 11,000 SF 1 C Commons 3,000 SF 2 B Northeast 1,800 SF 2 E Southeast 1,200 SF Medical Office 1 D Southwest 22,500 SF • Community Policing 1 D Southwest 2,000 SF /ImtiCimieur D TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) In addition, it is anticipated that the King County Library System (KCLS) will relocate the nearby Foster Library onto the site into a 10,000 SF building constructed by KCLS in a west -central location and dedicated for their sole use. The project site is located in the northeast and southeast quadrant of the Tukwila International Boulevard Scope of Analysis This technical memorandum addresses the following: • Traffic Volumes & Parking Projections • Transportation System Conditions • Mitigation Fee Requirements • Conclusions & Recommendations Tukwila Village Development Associates LP Traffic Impact Analysis i ‘? 2 Figure 1 Site Vicinity Map 554-6892-001 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) TRAFFIC VOLUMES & PARKING PROJECTIONS Existing Traffic Volumes Turning movement volumes were gathered on Thursday, June 14, 2012 prior to school being out of session. The counts were conducted from 2:30 PM to 6:00 PM and the peak hours at the TIB intersections occurred from 4:30 PM to 5:30 PM and at the S 144th Street intersections from 4:15 PM to 5:15 PM. These traffic volumes are shown on Figure 2: Figure 2 Existing 2012 PM Peak Hour Turning Movement Volumes Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 3 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Future Baseline 2016 Traffic Volumes The City of Tukwila provided historic traffic volume data on Tukwila International Boulevard north of S 139th Street from the year 2006 through 2011. The annual growth from 2006 has varied year to year as is seen in Table 2 below. Additionally, a forecast of the average daily traffic (ADT) for the project horizon year of 2016 was used to help develop an assumed annual growth rate. Table 2. Historic Growth in Traffic Volumes (TIB north of S 139th Street) Data Years of Growth Average Daily Annual Growth Year from 2006 Traffic (ADT) from 2006 2006 - 17,100 - 2007 1 17,300. 1.2% 2008 2 17,400 0.9% 2009 3 16,800 -0.6% 2010 4 15,500 -2.4% 2011 5 19,100 2.2% 2016 (Forecast) 10 18,057* 0.5%* *Forecast using linear regression After reviewing the above information, a 1 percent annually compounding traffic growth rate was determined to be a reasonable assumption for the traffic growth anticipated on the streets near Tukwila Village. Figure 3 shows the future 2016 baseline traffic volumes during the weekday PM peak hour, which were grown from the volumes summarized in Figure 2. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 4 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Figure 3 Future 2016 Baseline PM Peak Hour Turning Movement Volumes Trip Generation The 8th Edition of ITE's Trip Generation was used to estimate the amount of traffic generated by the proposed site uses. Table 3 below summarizes the gross trips projected with the proposed development. Gross trips represent the trip generation of land uses as if they were standalone uses and do not account for the trip reductions typically experienced with mixed-use sites. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 5 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 3. Weekday Gross Trip Generation Proposed Uses Compatible Land Use Code Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medical -Dental Office Building Community Policing 730 — Govemment Office Building Subtotal of Phase 1 nottncluding Lrbrary Library 590 — Library 1 A 84 DU 633 45 9 36 122 77 45 1 D 60 ODU 209 9 3 6 11 7 4 2 B 122 ODU 425 18 6 • 12 23 14 9 2 E 128 ODU 445 18 7 11 24 14 10 1 A 11,000 SF 1,389 35 21 14 126 61 65 1 C 3,000 SF . 379 10 6 4 34 17 17 2 B 1,800 SF 227 6 3 3 21 10 11 2 E 1,200 SF 151 3 3 0 13 7 6 1 D 22,500 SF 705 52 41 11 76 21 55 1 D 2,000 SF 138 .12 10 2 2 1 1 17 3,453 163 90 7 313 149 164 1 (by KCLS) 10,000 SF 764 7 5 2 73 35 38 r Subtotal of Phase 1 with'L'ibrary 1 u 4 ,217 170 95 386 184 202 Subtotal of Phase 2 1 248 45 • 19 81 45 36 Total with Full Build -Out` '\ Full Build -0u 5,465 , 215 . ;1 467 229` After the gross trip generation was projected, adjustments were made to account for the mixed-use nature of the site and estimatesof internal trips within the site. The ITE Trip Generation Handbook contains a procedure by which to do this and that methodology was followed to project the internal capture summarized in Table 4. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 6 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 4. Weekday Internal Trip Generation (Capture) Proposed Uses Phase & Compatible Land Use Code Building Letter Qty. Daily AM Peak Hour PM Peak Hour Total Total In Out Total In Out Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medical -Dental Office Building Community Policing 730 — Government Office Building Subtotal of Phasel; not including Library Library 590 — Library Subtootal'of Phase 1A 84 DU 78 1 0 1 10 7 3 1 D 60 ODU 26 0 0 0 2 1 1 2 B 122 ODU 52 0 0 0 4 2 2 2 E 128 ODU 55 1 1 0 4 3 1 A 11,000 SF 168 3 1 2 15 5 10 1 C 3,000 SF 46 1 1 0 4 1 3 2 B 1,800 SF 27 0 0 0 2 1 1 2 E 1,200 SF 18 0 0 0 2 1 1 1 D 22,500 SF 35 1 1 0 3 1 1 D 2,000 SF 7 1 0 1 1 36t 1 (by KCLS) 10,000 SF 38 2 0 0 0 0 0 0 2 2 0 with Subtotal of. Phasew2 Total with FunkStiild Out. Full Budd Out With the internal trip capture projected, the external trips (trips that would appear at the driveways) were calculated by subtracting the internal trips (Table 4) from the gross trips (Table 3). Table 5 summarizes below the anticipated total driveway trips. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 7 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 5. Weekday External Trip Generation (Total Driveway Trips) Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out 1 A 84 DU 555 44 9 35 54 35 19 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 1 D 60 ODU 183 9 3 6 9 6 3 2 B 122 ODU 373 18 6 12 19 12 7 Senior Housing - Attached Units 252 — Senior Adult Housing -Attached Retail Space 820 — Shopping Center 2 E 128 ODU 390 17 6 11 20 11 9 1 A 11,000 SF 1,221 32 20 12 111 56 55 Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medical -Dental Office Building 1 C 3,000 SF 333 9 5 4 30 16 14 2 B 1,800 SF 200 6 3 3 19 9 10 2 E 1,200 SF 133 3 3 0 11 6 5 1 D 22,500 SF 670 51 40 11 73 20 53 Community Policing 730 — Government Office Building Subtotal of Phase 1 nol ncluding Library Library 590 — Library 1 D 2,000 SF 131 11 10 1 2 1 1 t' 3,093 1'56 z 87 6 279. 134. 145 1 (by KCLS) 10,000 SF 726 7 5 2 71 33 38 Subtotali.of Phase 1 with Library 3,819; 3 92 359 167 . 183 Subtotal of Phase 2 €. 1,096 .244 18 26 69 38 31 Total with Full Build -Out Full Build Out; 4,915 207 419 245 214 The external trip generation summarized above contains vehicle trips of two types: pass -by trips and new trips. Pass -by trips are trips to/from sites where the vehicle was already on the street and as it is passing by the site, the driver turns into the site to make a stop before resuming their original trip. New trips are the remaining trips, where the primary purpose of the vehicle trip was to travel to and from the site. Only the 17,000 SF of retail uses are expected to attract pass -by trips. The pass -by trip reductions applied to the retails uses were as follows: . • 65 percent for the PM peak hour (based on the regression equation found for Shopping Center in the ITE Trip Generation Handbook), • 55 percent for daily (although no data exists, it has been assumed to be somewhat less than during the peak hours), and • 65 percent for the AM peak hour (although no data exists, it has been assumed to mirror the PM peak hour trend). The regression equation was used rather than the average pass -by percentage because the pass -by data for shopping centers indicate that the pass -by rate exponentially increases as the square footage of the retail decreases. This presumably occurs because larger shopping centers are more of a regional destination rather than a local neighborhood center, where someone might drop by on the way home in the evening or to the office in the morning (i.e., a pass -by trip). The result of applying the above pass -by rates to the external trip generation for the retail uses is summarized in Table 6 below. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 8 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 6. Weekday Pass -By Trip Generation Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space ' 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medical -Dental Office Building Community Policing 730 — Government Office Building Subtotal of Phase 1 not including Library Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out 1 A 84 DU 0 0 0 0 0 0 0 1 D 60 ODU 0 0 0 0 0 0 0 2 B 122 ODU 0 0 0 0 0 0 0 2 E 128 ODU 0 0 0 0 0 0 0 1 A 11,000 SF 672 21 13 8 72 37 35 1 C 3,000 SF 183 6 4 2 20 10 10 2 B 1,800 SF 110 3 2 1 12 6 6 2 E 1,200 SF 73 3 1 2 7 4 3 1 D 22,500 SF 0 0 0 0 0 0 0 1 D 2,000 SF 0 0 0 0 0 0 0 1 855 27 17 10 92 47 45 Library 590 — Library Subtotal of Phase 1 with Library 1 (by KCLS) 10,000 SF 0 0 0 0 0 0 0 1 855 27 17 10 92 47 45 Subtotal of Phase 2 2 183 6 3 3 19 10 9 1 Total with Full Build -Out Full Build -Out 1,038 33 20 13 111 57 54 The proposed Tukwila Village development would attract 1,038 daily pass -by trips, of which 33 would occur during AM peak hour and 111 would occur during the PM peak hour. As mentioned previously, after accounting for internal trip capture and pass -by trips, the remaining trips are referred to as new trips. The new trips summarized below in Table 6 are the result of subtracting the pass -by trips in Table 5 from the external trips in Table 7. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 9 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 7. Weekday New Trip Generation Proposed Uses Compatible Land Use Code Phase & Building Letter Qty. Daily AM Peak Hour PM Peak Hour Total Total In Out Total In Out Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Retail Space 820 — Shopping Center 1 A 84 DU 555 44 9 35 54 35 19 1 D 60 ODU 183 9 3 6 9 6 3 2 B 122 ODU 373 18 6 12 19 12 7 2 E 128 ODU 390 17 6 11 20 11 9 1 A 11,000 SF 549 11 7 4 39 19 20 Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center 1 C 3,000 SF 97 3 2 1 10 6 4 2B 1,800 SF 10 2 1 1 7 3 4 2 E 1,200 SF 193 1 1 0 4 2 2 Medical Office 720 — Medical -Dental Office Building Community Policing ' 1 D 22,500 SF 670 51 40 11 73 20 53 730 — Government Office Building 1 D Subtin otal; of Phase 1 notincluding Library 1 2,000 SF 131 11 10 1 2 1 1 ,185 12951,:71 b,-,18'7 87 100; Library 1 (by KCLS) 590 — Library 10,000 SF 726 7 5 2 71 33 38 Subtotal of Phase 1 with Libra 1 2,911` .136 258 120 1384; Subtotal of Phase 2 966 38 14 29SQ 28 22 Total with FullBuiid•Ou • Full Build -Diaz 3,877 174 90 84;., 308 1,48: 160` The proposed Tukwila Village development would generate 3,877 new daily trips, of which 174 would occur during the AM peak hour and 308 during the PM peak hour. Trip Distribution and Assignment Based on the land use patterns in the general vicinity of the project, knowledge of the local transportation system, professional engineering judgment, and traffic counts along Tukwila International Boulevard, distribution and assignment of the project trips were estimated. The new project trip distribution is shown on Figure 4. New trips are estimated to travel to/from the site in the following pattern: • 25 percent to/from the north on TIB towards Seattle. • 25 percent to/from the west on S 144th Street towards nearby neighborhoods and Military Road S. • 25 percent to/from the east on S 144th Street towards nearby neighborhoods. • 25 percent to/from the south on TIB towards the City of SeaTac and State Route 518. Pass -by traffic to/from Tukwila Village is shown on Figure 5 and was assigned based on where the uses were located on the site as well as the volume being carried in the future baseline 2016 traffic streams on TIB and S 144th Street, which indicated the following distribution for the Phase 1 pass -by trips, which are likely to arrive from both TIB and S 144th Street: • 43 percent from southbound TIB Tukwila Village Development Associates LP . 554-6892-001 Traffic Impact Analysis 10 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) • 26 percent from northbound TIB • 17 percent from westbound S 144th Street • 14 percent from eastbound S 144th Street For Phase 2 pass -by trips, the uses are set -back from TIB and much more likely to draw traffic only from S 144th Street. Given that, the Phase 2 pass -by traffic was distributed as follows: • 54 percent from westbound S 144th Street • 46 percent from eastbound S 144th Street Lastly, because the project site provides non -motorized system improvements in project vicinity, crosswalk volumes were projected to increase by 50 pedestrians per hour with the completion of the project. For comparison, 50 pedestrians per hour represents the difference between the values suggested for assuming the number of pedestrians per hour in a rural area (zero pedestrians per hour) and a suburban area (50 pedestrians per hour). These values were documented in in the National Cooperative Highway Research Program (NCHRP) Report 599 — Default Values for Level of Service and Highway Capacity Analyses. The thought being the relative difference reflects the change from an undeveloped condition to a suburban development condition. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 11 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Y:,x. S., 1ST ST 37 ►969 40 5142ND ST 6tafee16.6660m6666.6M2 Trip Distribution Percentage Daily Trips Peak Hour Trips Tukwila Village Development Associates LP Traffic Impact Analysis 12 Figure 4 New Project Trips Distribution and Assignments 554-6892-001 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) 5 141ST ST Figure 5 Pass -By Project Trip Assignments Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 13 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Future 2016 With Project Volumes The trip assignments of new and pass -by traffic were added to the future 2016 baseline PM peak hour volumes shown on Figure 3, which resulted in the PM peak hour turning movement volumes shown in Figure 6. These volumes were used to assess the transportation system conditions with the project. Figure 6 Future 2016 with Full Build -Out PM Peak Hour Turning Movement Volumes Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 14 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Parking Generation ITE Parking Generation, 4th Edition was used to estimate the parking demand for the project. The proposed site uses were matched as close as possible to the data available. The parking demand estimates were compared to the • proposed parking supply. A total of 431 parking stalls would be provided on-site of which 293 would be in - building (garages) and 138 spaces would be surface parking stalls. Additionally, 23 on -street parking spaces would also be provided. Table 8 below summarizes the anticipated parking demand for a typical weekday. Table 8. Peak Parking Demand by Individual Use Proposed Uses (Compatible ITE Land Use Code) Family Apartment Units 84 Dwelling Units (Code 221 - Low/Mid-Rise Apartment) Senior Housing — Attached Units 310 Occupied Dwelling Units (Code 252 — Senior Adult Housing — Attached) Retail Space 17,000 Square Feet (SF) (Code 820 — Shopping Center) Library 10,000 SF (Code 590 — Library) Medical Office 22,500 SF (Code 720 — Medical -Dental Office Building) Community Policing 2,000 SF (Code 730 — Government Office Building) Peak Parking Demand Characteristics 1.42 spaces per dwelling unit minus 38 spaces 0.59 spaces per dwelling unit Peak Parking Demand Spaces 81 183 Hours of Day Parking Peaks Overnight (12:00 AM -5:00 AM) Overnight (12:00 AM -5:00 AM) 3.76 spaces per 1,000 SF 3.14 spaces per 1,000 SF 3.40 spaces per 1,000 SF minus 13 spaces 4.15 spaces per 1,000 SF 64 31 64 8 Noon -1:00 PM 7:00 PM -8:00 PM 10:00 AM -Noon 10:00 AM -11:00 AM The sum of the above peak parking demands for the individual uses total 431 parking spaces (and the amount of on-site parking satisfies that amount) and because parking peaks at different times of the day, the actual maximum peak parking demand is less than 431 parking spaces, and would peak at 281 parking spaces in use in the evening from 6:00 PM to 7:00 PM. Table 9 illustrates this by summarizing the parking demand as it varies throughout the day using data from ITE. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 15 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 9. Hourly Variation of Parking Demand Percent of Peak Parkins Demand Family Senior Medical- Site • Hour Apartment Housing- , Dental Community Parking Beginning Units' Attached2 Retails Library's Offices Policing6 Demand 12:00 AM 100% 100% 9% 270 1:00 AM 100% 100% 9% 270 2:00 AM 100% 100% 9% 270 3:00 AM 100% 100% 9% 270 4:00 AM 100% 100% 9% 270 5:00 AM 96% 96% 9% 257 6:00 AM 92% 92% 9% 246 7:00 AM 74% 74% 5% 18% 59% 215 8:00 AM 64% 64% 18% 16% 64% 79% 233 9:00 AM 34% 34% 38% 45% 85% 83% 189 10:00 AM 32% 32% 68% 52% 100% 100% 216 11:00 AM 31% 31% 91% 70% 100% 92% 233 12:00 PM 30% 30% 100% 58% 88% 77% 224 1:00 PM 31% 31% 97% 79% 81% 59% 225 2:00 PM 33% 33% 95% 78% 90% 71% 235 3:00 PM 37% 37% 88% 84% 93% 78% 246 4:00 PM 44% 44% 78% 58% 86% 72% 245 5:00 PM 59% 59% 62% 49% 52% 46% 248 69% ;:ten 69% 64%, 0% 63% . s 25%o`2$1 7 7:00 PM 66% 8:00 PM 75% 9:00 PM 77% 10:00 PM 92% 11:00 PM 94% 66% 75% 77% 92% 94% 9% 77% 100% 70% 72% 42% 9% 255 265 230 252 254 1 For the family apartment units, the daily distribution for Low/Mid-Rise Apartment (ITE Land Use 221) was used, however, that data has a gap between 9:00 AM and 4:00 PM and the daily distribution for Rental'Townhouse (ITE Land Use 224) was used for parking between 9:00 AM and 4:00 PM. 2 For the senior housing -attached units, no daily distribution data is available in ITE for Senior Housing -Attached (Land Use 252). Therefore, the assumed daily distribution for family apartment units was used. 3 For the retail uses, the daily distribution of parking demand for Shopping Center (ITE Land Use 820) for a non -Friday, non - December weekday was used. To account for live-in tenants at the live/work spaces, 9 percent of the peak parking demand was assumed, which amounts to 6 parking spaces and is equivalent to an increase of 4 apartment units generating additional overnight parking demand from 10:00 PM to 7:00 AM. 4 Used data for Library (ITE Land Use 590). 5 Used data for Medical -Dental Office Building (ITE Land Use 720). 6 Used data for Government Office Building (ITE Land Use 730), which provides data for the time period from 9:00 AM to 4:00 PM. That was supplemented with data from Office Building (ITE Land Use 701) for the hours from 7:00 AM to 9:00 AM and 4:00 PM to 7:00 PM. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 16 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Note that the above parking demand estimates have not been adjusted for the mixed-use nature of the site and the internal capture between uses, which would reduce the peak parking demand. The daily trip generation would experience a trip generation reduction of 10 percent due to internal capture and a similar reduction would likely occur for the peak parking demand. One other factor that may reduce the overall parking demand is the close proximity to King County Metro bus stops on Tukwila International Boulevard and S 144th Street in the site vicinity (see the Transportation System Conditions section for detailed information about the routes and stop locations). With the overall site peak parking demand peaking at 281 parking spaces, and 431 on-site parking spaces being provided, the proposed parking supply would be adequate. TRANSPORTATION SYSTEM CONDITIONS Street Descriptions The street characteristics in the project vicinity along the project frontage are described in Table 10. Table 10. Existing Street Characteristics in Project Vicinity Street Name Functional Classification Tukwila International Boulevard S 144th Street Principal Collector Posted Speed Limit 40 mph 25 mph Travel Lanes Two through lanes in each direction with left -turn lanes and right -turn pockets at S 144th Street. One through lane in each direction with left -turn lanes at TIB. Non -Motorized System Improvements Sidewalks on both sides of the street, but no bike lanes. Signalized crosswalks are provided at the east and west legs of the TIB/S 144th Street intersection. An unsignalized mid -block crosswalk with overhead flashing beacons is also provided north of S 144th Street across TIB. West of TIB, there are sidewalks and bike lanes on both sides. East of TIB, there is continuous sidewalk along the north side and intermittent sidewalk along the south side. There are no bike lanes currently along either side. Signalized crosswalks are provided at the north and south legs of the TIB/S 144th Street intersection. An unsignalized crosswalk is also provided at the east leg of the S 144th Street/41 st Avenue S intersection. Transit Service Options Bus stops for King County Metro Route 124 are located on the east side of TIB north of S 144th Street and on the west side of TIB south of S 144th Street. Metro Route 124 operates on 30 -minute headways on weekdays and connects to both SeaTac and downtown Seattle. Bus stops for King County Metro Route 128 are located on the north side of S 144th Street east of 42nd Avenue S and on the south side of S 144th Street west of TIB. Metro Route 128 operates on 30 -minute headways on weekdays and connects Tukwila to West Seattle. Crash History The five-year history of vehicle crashes in the project vicinity was reviewed to see if the crash rate appeared to be unusually high. None of the locations studied experienced crash rates in excess of 1.0 crash per million entering vehicle. In other words, the crash rates were less than one in million. Additionally, no crashes were severe enough to cause fatalities. Table 11 summarizes the five-year crash history. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 17 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 11. Five -Year Crash History — Crash Rate and Severity Study Area Facilities Street Intersections: Total Crashes Exposure Rate Severity Est 2 Crashes Daily Crashes per Million Property Time Volume per Entering Damage Personal (years) (veh) Year Vehicles Only Injury Fatality Tukwila International Blvd. (TIB) at S 144th Street 22 5 20330 4.4 0.6 15 7 S 144th Street at 41st Avenue S 3 0 5 5810 0.0 0.0 Street Segments TIB between: S 142nd Street and S 144th Street 20 5 13180 4.0 0.8 16 4 TIB between: S 144th Street and S 146th Street 22 5 15120 4.4 0.8 14 8 S 144th Street between: TIB and 41st Avenue S 4 5 5700 0.8 0.4 3 1 S 144th Street between: 41st Avenue S and 42nd Avenue S 6 5 5560 1.2 0.6 5 1 1 City of Tukwila records from July 1, 2007 through June 30, 2012. 2 Assumes that the daily volume entering the intersection is approximately 10 times p.m. peak hour volume. 3 Last reported crash here occurred prior to this 5 -year reporting period. The types of crashes were also summarized and those have been summarized in Table 12. The most frequently occurring crash involved a rear -end collisions, which are typically due to driver inattention and stop -and -go traffic. Table 12. Five -Year Crash History — Crash Types Approach Head Study Area Facilities Turn On Street Intersections Backing Crash Type Fixed Object Pedestrian or Parked Rear Right Side- or Cyclist Vehicle End Angle swipe Involved Tukwila International Blvd. (TIB) at S 144th Street 3 3 4 S 144th Street at 41st Avenue S 3 Street Segments TIB between: S 142nd Street and S 144th Street 1 16 1 2 TIB between: S 144th Street and S 146th Street 1 1 10 2 6 2 S 144th Street between: TIB and 41st Avenue S 1 3 S 144th Street between: 41st Avenue S and 42nd Avenue S 1 1 1 3 Study Area Total Crashes 4 1 2 3 411 6 12 5 Percent of Study Area Total Crashes 5% 1% 3% 4% 55% 8% 16% 7% Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 18 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Level of Service at Intersections Traffic operations were studied at the proposed site driveway intersections and the public street intersections of TIB/S 144th Street and S 144th Street/41 st Avenue S. The quality of traffic operations at intersections was ranked with a level of service (LOS) on an alphabetic scale from LOS A to LOS F, with LOS A being the best operations and LOS F being the worst operations. This is consistent with the Highway Capacity Manual published by the Transportation Research Board. The deterministic software, Synchro version 7 (Build 773, Revision 8), developed by Trafficware, was used to study the intersection operations. Using the intersection traffic volumes shown on Figures 2, 3, and 6, the LOS results were obtained and are summarized in Table 13 below. Table 13. Intersection Level of Service Conditions Existing 2012 Future 2016 Baseline Future 2016 with Project Intersection LOS Delay LOS Delay LOS Delay Tukwila International Boulevard at C 35.0 D 36.1 D 38.9 S 144th Street S 144'" Street at 41st Avenue S/East Drive Northbound Approach B 13.1 B 13.3 C 23.5 Southbound Approach B 12.1 B 13.2 C 23.9 Tukwila International Boulevard at at North Drive (Westbound Approach) Tukwila International Boulevard at at Main Drive (Westbound Approach) S 144m Street at South Drive (Northbound Approach) A 8.9 A 9.0 C 19.4 None of the intersections operate worse than LOS D. With Tukwila Village, the intersection LOS would degrade from LOS B to LOS C, however, LOS C is still an acceptable LOS. As identified in the City of Tukwila Comprehensive Plan, the LOS standard is LOS D in residential areas and LOS E in commercial areas. Therefore, all of the study intersections would meet the LOS standard and no specific mitigation is recommended to improve the LOS condition at the study intersections. Driveway Channelization The proposed driveways operate at acceptable LOS with the channelization shown on'the site plan. The Tukwila Infrastructure Design and Construction Standards do not contain specific channelization guidelines to follow for evaluating channelization proposed at driveways beyond LOS conditions, but do mention the City recognizes and uses the most current edition of A Policy on Geometric Design of Highways and Streets by the American Association of State Highway and Transportation Officials (AASHTO) for channelization guidelines. AASHTO does not have quantitative guidelines for recommending right -turn channelization and the City's standards indicate that the City recognizes the WSDOT Design Manual as a reference, which does have quantitative guidelines for right -turn channelization, therefore, that has been used to supplement the AASHTO reference. The greatest potential need for left -turn channelization on a public street to serve movements into the project site would occur at the S 144th Street/East Drive/41st Avenue S intersection. In reviewing the AASHTO guidelines and extrapolating for a 30 -mph operating speed, the combination of left -turn volumes, advancing and opposing volumes at the East Drive intersection do not warrant the a left -turn lane. The greatest potential need for right -turn channelization on a public street to serve movements into the project would occur at the TIB/Main Drive intersection. At this intersection, 62 vehicles would turn into the Main Drive with 526 vehicles traveling advancing northbound behind them. However, there are two northbound travel lanes Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 19 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) and the posted speed limit is 40 mph there. The WSDOT Design Manual only recommends using the Design Manual Exhibit 1310-19 in developing recommendations for right -turn lanes when multilane faeilities have posted speed limits of 45 mph or greater. Additionally, given that King County Metro has a bus pull-out in close proximity that would conflict with a right -turn lane, no right -turn lane is recommended on TIB at the Main Drive. Driveway Sight Distances The sight distance exhibits prepared by Barghausen Consulting Engineers indicate that the proposed driveway locations would have adequate sight distance per City standards. Therefore, no sight distance improvements are recommended. It is recommended that sight distance triangles be regularly maintained. Driveway Access Spacing & Corner Clearances The proposed driveways were located based on site constraints and access spacing and corner clearance requirements. Note: The East Drive/41st Avenue S was not checked because it exists in that location today. Table 14 summarizes the distances between intersection corners and accesses. Table 14. Access Spacing and Corner Clearance Access North Drive Corner Clearance 530 feet edge to edge from TIB (560 feet centerline to driveway center) 70 feet edge to edge from S 142nd Street (110 feet centerline to driveway center) Access Spacing 270 feet edge to edge from Main Drive Main Drive 230 feet edge to edge from S 144th Street (260 feet centerline to driveway center) 270 feet edge to edge from North Drive South Drive 140 feet edge to edge from TIB (195 feet centerline to driveway center) 180 feet edge to edge from East Drive/41st Avenue S MITIGATION FEE REQUIREMENTS Mitigation fees are due to the City at the time of building permit issuance to pay for the project's proportionate share of impacts. Additionally, the proposed development must pass the concurrency test conducted by the City of Tukwila. CONCLUSIONS & RECOMMENDATIONS The proposed Tukwila Village would not create significant adverse impact on the transportation system. The primary recommendations are: • Maintain clear sight triangles • Pay for the project's proportionate share impacts via the City's traffic impact fee program Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 20 November 12, 2012 TUKWILA VILLAGE Revised PHASED DEVELOPMENT PLAN 10/04/2013 PROPOSED PHASED DEVELOPMENT SCHEDULE PHASE PHASE 1: PHASE 2: PHASE 3: Milestone Target Date Design Review Application Submittal 06/01/2013 Design Review Approval 10/31/2013 Grading & Foundation Permit Application Submittal 11/01/2013 Engineering Permit Application Submittal (Utilities & Frontage Improvements) 11/01/2013 Building Permit Application Submittal 12/01/2013 Grading & Foundation Permit Issuance 02/01/2014 Engineering Permit Issuance (Utilities & Frontage Improvements) 02/01/2014 Commence Grading, Foundation & Engineering Work 02/15/2014 Building Permit issuance 04/01/2014 Commence Building Construction 05/01/2014 Construction Completion / Issuance of Certificate of Occupancy 04/30/2015 Design Review Application Submittal 11/01/2013 Design Review Approval 01/31/2014 Grading & Foundation Permit Application Submittal 02/01/2014 Engineering Permit Application Submittal (Utilities & Frontage Improvements) 02/01/2014 Building Permit Application Submittal 03/01/2014 Grading & Foundation Permit Issuance 05/01/2014 Engineering Permit Issuance (Utilities & Frontage Improvements) 05/01/2014 Commence Grading, Foundation & Engineering Work 05/15/2014 Building Permit Issuance 07/01/2014 Commence Building Construction 08/01/2014 Construction Completion / Issuance of Certificate of Occupancy 09/30/2015 Grading & Foundation Permit Application Submittal 11/01/2013 Engineering Permit Application Submittal (Utilities & Frontage Improvements) 11/01/2013 Grading & Foundation Permit Issuance 02/01/2014 Engineering Permit Issuance (Utilities & Frontage Improvements) 02/01/2014 Commence Grading, Foundation & Engineering Work 02/15/2014 Design Review Application Submittal 07/01/2014 Design Review Approval 09/30/2014 Building Permit Application Submittal 12/01/2014 Building Permit Issuance 04/01/2015 Commence Building Construction 05/01/2015 Construction Completion / Issuance of Certificate of Occupancy 04/30/2016 4> JOHNSON BRAUND INC RECEIVED 272013 September 18, 2013 Revised September 27, 2013 Moira Carr Bradshaw Senior Planner City of Tukwila / Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 RE: TUKWILA VILLAGE PHASE ONE B.A.R. PARKING COMMENTS SEP C;C)MFJIUNI 1 Y nEVLLUPMLNT Moira, Please see our responses in italics below to the parking comments dated August 07, 2012. Per our previous phone conversations about parking calculations, the attached parking summary has been revised to utilize the complimentary uses parking reduction as outlined in the Tukwila Zoning Code section 18.56.070.D. In addition to the complimentary uses we've also noted a request for a 5% administrative variance for the portion of the site north of S. 144th street only. Justification for the requested variance includes on -street parking stalls provided on 144th, walkable development with a large number of residents within the project itself and surrounding residential/multifamily neighborhood and the close proximity to available transit. 1. Parking standard for live work Applicant proposes 1.5 per unit - Is there any experience, documentation or support for this proposed standard? City of Seattle parking standard for Live -Work units (SMC 23.54.015 Table A- see attached) is 0 spaces for 1,500 sf or less and 1 space for units 1,500 sf to 2,500 sf. City of Renton parking standard for Live -Work units (RMC 04-04-080 — see attached) is a minimum and maximum of one per unit. (See also attached City of Renton staff report/recommendation for parking of Live/work units based on area of unit <2,500 sf = 1 stall.) The proposed Live -Work units in Building A are 465 sf on the ground floor and 200 sf on the mezzanine level = 865 sf total. We had originally calculated the residential portion of the unit at 1 stall per unit (1 bedroom) + an additional .5 stall for the non-residential portion, however given the precedent of other local jurisdictions with live -work parking quantity based on overall unit size, we propose reducing our parking to one stall per unit. See revised parking calculations attached. 2. Assumption on usable floor area Parking requirement is based upon definition of "Usable Floor area" which means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. 15200 52nd Avenue South, Suite 300, Seattle, Washington 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Page 2 September 17, 2011 Parking calculation shall not include: • common corridors designed for the circulation of people at nonretail establishments, • restrooms, • elevator shafts and stairwells at each floor, • mechanical equipment rooms or attic spaces and • exterior covered loading docks. (TMC 18.06.863 Usable Floor Area) Please provide support for use of the 75% as a useable floor area per the definition above. The parking calculations have been revised to reflect a higher percentage of useable area. In reviewing the area of each tenant space and the anticipated use/layout (i. e. many of the small incubator space will simply have accessible unisex restroom) it was determined that the useable areas of the incubators spaces will be approx. 85-90% useable and the restaurant areas 80-85% useable. We have utilized the higher usable area in the parking calculations: 90% for general retail uses and 85% for restaurant uses. See revised parking calculations attached. 3. The Parking Demand Generation section of the Traffic Impact analysis by Parametrix raises the following questions: • The author uses the Shopping Center (Land Use 820) category to evaluate parking demand. The average size of the centers in the data base is 545,000 square feet, which is very different from this proposal which has a total of 17,500 square feet of commercial/retail space. Please support use of that database or use a combination of more appropriate land use codes. • Why are 38 spaces subtracted from the peak demand for the family units in Bldg.? A? (page 14) • What is the parking demand for community assembly space in Bldg. C.? See attached response from Parametrix dated 8-23-2013. 4. How will impacts to parking from community events be managed? Parking for community events will be managed by flexible/ shared parking between phases. After business hours (5 pm) and on weekends the surface parking behind Building D (19 stalls) and on the access driveway between D & E (11 stalls) will be available for use. The on -street parking (18 stalls) is also available for event use at all times during the day (total of 48 additional stalls). We have now planned for a mezzanine level of parking in the garage of Building E. This will allow for an additional 25 stalls to be available on the main floor garage level for overflow/flexible use for Tukwila Village as needed. Page 3 September 17, 2011 When large events are planned (in evenings and/or summer months), valet parking may be utilized and arrangements may also be made with Foster High School to allow for overflow off-site parking. 5. Please verify that housing occupants will be charged for structured parking. Have you anticipated on-site or off-site impacts and how they will be managed? Some of the housing occupants will be charged for structured parking based on affordability levels. The low-income senior units in Buildings D & E and the low- income/ affordable portion of the mixed -income units in Buildings A & B will not be charged for structured parking. The market rate units in Buildings A & B will be charged for structured parking. All residential tenants must register to park on site (either in a structured parking garage stall or a surface parking stall). No surface parking stall registrations will be allowed for residential tenants (with the possible exception of a reasonable accommodation under Fair Housing laws). The Developer's captive management company will monitor the use of garage parking stalls and surface parking stalls. If a residential tenant's vehicle is not registered or is parked in a surface stall, it will be towed. 6. Discuss the impact of reserved parking. Which stalls will be reserved, how will they be managed and show how will it affect the overall supply relative to demand. The 11 surface parking stalls + 1 loading stall located immediately to the north of the Library will be reserved for the Library use only. The stalls located off of T.I.B. adjacent to Building A and the surface stalls located immediately south of the Building A commercial frontage will be reserved for Building A commercial / retail customers. Several stalls in the parking garage of Building B will be reserved for use by employees of the commercial / retail tenants in Buildings A, B and C. Since the Library and commercial tenants of Building A are the largest/most constant uses for the project, reserving these stalls for these uses will not adversely affect supply relative to demand. There are 18 stalls west & south of Building E that are reserved (pursuant to an existing parking easement, to be amended) for the adjacent King County Housing Authority project (Riverton Terrace.) 7. Will the structured parking be assessable to office/retail/library tenants? The structured parking is to be secured with locked gates and controlled access cards. Building A garage is reserved for residential tenants only. All of residential parking for Building B is provided in the garage. Building B garage also has 16 additional stalls available for employee parking (employees from Building A, Page 4 September 17, 2011 B, and C) and 2 stalls for car-share/flex car parking. The employee parking will also be access controlled. Building D parking garage serves all of the residential tenants as well as a percentage of the Building D office tenant employees. Building E garage serves all of the residential tenants as well as the parking for the Neighborhood Police Resource Center and a percentage of the office tenant employees from Building D. Twenty five (25) additional parking stalls will also be available for overflow/special events parking on the main garage level. 8. Show how the phasing of the project and of the parking supply will affect parking demand. For example, if all of the calculations are accurate and supportable for Phase one, then the parking demand is 190 and yet only 150 are proposed for Phase one. My understanding is that 33 stalls on Parcel B could be made available in a temporary condition. There are issues of: • the code requirement that stipulates: The surface of any required off-street parking or loading facility shall be paved with asphalt, concrete or other similar approved material (s) and shall be graded and drained so as to dispose of all surface water, but not across sidewalks (TMC 18.56.040 (7) (a.) General Requirements. • the impact of construction of Building B and the temporary elimination of the 33 stalls. If the above points can be adequately resolved, please address any deficit from the standard of stalls. Phase 1 requires 190 stalls + 1 car share + 2 loading stalls. 100 of the stalls are for residential tenants and 93 are for commercial uses. Phase 1 provides 149 stalls total as follows: Parcel A/Phase 1: 85 garage stalls (for residents), 51 surface stalls and 2 loading stalls. Parcel C/Phase 1: 11 surface stalls. Until Phase 3 is constructed, the parking demand is short 44 stalls. 34 stalls will be made available on Parcel B in a temporary parking condition. The additional 10 required stalls can be satisfied by the available on -street parking stalls on the north side of S. 144th street (13 total). Disruptions to available parking on Parcel B during construction of Phase 3 can be offset by flexible shared uses with Phase 2. This includes 5 additional on -street parking on the south side of C. 144th street , as well as the overflow/shared event parking in the garage of Building E (25 stalls). Page 5 September 17, 2011 9. Please explain the sequence of the S 144 Street improvements and the potential availability of those on -street stalls. The construction schedule of the S 144`h street improvements is contingent upon the approval of a Transportation Improvement Board Grant application. However, the intention is that the north half of the street improvements will be completed with Phase 1 and the south half of the street improvements will be completed with Phase 2. Sincerely, JOHNSON BRAUND, INC. :Z7•72er-di L`Lt Diana Keys, Director of ousing Attachments Revised Parking Calculations for Complimentary Uses dated 9-16-2013 City of Seattle parking standards for Live -Work City of Renton parking standards for Live -Work City of Renton staff report on Live -work parking Response letter from Parametrix PARKING SUMMARY SHEET - TUKWILA VILLAGE L Project Tukwila Village City of Tukwila, WA , date 9/16/2013 Client Bryan Park - Pacific Northern Construction Address ,Tukwila International Blvd & South 144th Street 'Tukwila, WA lot size 267,139 sf zoning Urban Renewal Overlay Zone NCC ' HDR PARKING REQUIRED BY LAND USE CODE - **COMPLIMENTARY PARKING 18.56.070.D. & ADMIN. VARIANCE 5% *** Code Required Parking Admin. Variance *** Parking Provided North of South 144th St count parking 1 parking (5% commercial reduction) Land Use sq feet ratio i stalls Building A (84 units) PHASE 1 .•• Residential non-Senior 2 bed (Bldg. A) 31 1.5 47 Residential non-Senior 1 bed (Bldg. A) 39 1 39 85 Garage- Bldg A Residential non-Senior studio (Bldg. A) 10 1 10 15 Surface - Parcel A Residential Live Work (Bldg. A) 4 1 4 100 Residential 0.95 100 100 Total Residential Retail General 4,052 SF* (Bldg. A) 3,647 0.0025 9 23 Surface - Parcel A Restaurant 2,885 SF* (Bldg. A) 2,452 0.01 25 0 Surface - Parcel B —I Cafe 1,228 SF* (Bldg A.) 1,044 ** ** 9 Garage - Parcel B Employee Cafe outdoor seating 235 SF (bldg A) 118 ** ** 34 Commercial 0.95 L 32 32 Total Commercial Subtotal 134 132 132 Total Provided Building 6 (125 units) PHASE 3 70 Garage - Bldg. B Residential Senior first 15 (Bldg. B) 15 1 15 0 Surface - Parcel 13 Residential Senior (Bldg. B) 110 0.5 55 70 Residential 70 70 Total Residential Retail General 1,800 sf* (Bldg B) 1,620 0.0025 4 4 Commercial 0.95 4 3 Surface - Parcel B - commercial 1 Garage - Parcel 13 Employee Subtotal 74 74 74 Total Provided Community Commons / Library/ Plaza (0 units) PHASE 1 1 1 Coffee Shop 1,015 SF (Commons) 1,015 i ** ** 11 Surface - Parcel A Coffee Shop outdoor seating 250 SF 125 i ** ** 30 Surface - Parcel B Community Center 1,711 SF (Assembly) 1,711 i 0.01 17 11 Surface - Parcel C Library 10,000 SF 10,000 0.004 1 40 4 Garage Parcel B Employee Subtotal 57 Commercial 0.95 54 1 56 ITotal Provided *assume 90% useable floor area / 85% useable floor area for restaurant use I i- ** Complimentary use - 10% of total useable area may be complimentary (no parking required) Total useable area- north parcels 1 21,732 1 0' 1 i 2,173 Complimentary exempt 2 Surface Parcel A Principal uses : general retail, commons, library, restaurant 1 Surface Parcel B Complimentary use - cafe / coffeshop 2,302129 i 0.02 3 0.95 3 3 Total Provided (i.e. "fast food") provided - exempt 170 Residential 170 170 Residential Provided . —, 98 Commercial 0.95 93 *** 95 Commercial Provided car share 1 per 200 units 209 2 2 2 Garage Parcel B tandem loading 2 2 2 Surface Parcel A loading Grand Total (North) 272 Required 267 Req'd 269 North Total Provided w/ Comp. pkg. w/ Comp pkg & Admin. Variance 171 Total Garage Stalls 98 Total Surface Stalls *** Administrative Variance for 5% reduction of commercial T 13 On-street stalls N side 144th Justification = 13 on-street stalls provided at north side of 144th 282 Total including on-street Total Provided including these stalls > that Total Required (+10 stalls) Transit & Pedestrian Oriented Development I- I 1 il PHASE 2 Code Required � �=���m� Parking Provided South o*South /^*th St Land Use count parkingparking sq feet ratio stalls -r -4-' _-_--+--_.^ 4- ~~ --'^ ---_' ,uilmo opwUnits) r Residential �^ 1 15 _-_--'+.-- -1' _____ -÷--- - ^-_-__- -1-�---_— ~ _~-- --~ --�- - -- --- ----- Residential ��mu�mm��� _ _��a 28 '-__-- 43 Residential43 _____. _ ____� Office 13,00o^ 11,7000.003 -r 6 Garage Employee Subtotal ^- ^35 78 -Commercial_m_CommerciCommercial -_- -I— i- ----___-'-- zo u^Emn�v�- �� �� _35 m �u��onm | Commercial '----^ ---�-' -, + � 78 'Total Building 7 -+-'��� -- ' �- x��n�/mnmr sn,zsmm:a '--�-- 1 15 -�- '-----T .__---' - �- --- - e Residential �omumx�* Community Retail General 1,150 SF* 110 1,80 1,035 0.5 0.003 0.0025 ^ 55 5 70| 8 _ _ ,---�__-_-35 � __- __ �— � ________�_ - _ -_�'� Building '---. Garage��m;�- main 1 Surface Drive- accessible ^�nme�m"�.u"o"�"=" _--'------_-'_ �_' ro '-------' '---' m Total,�"ueu - -_--'- ' -,-_-' - - �qw���x��,m°m __ /____� ___� 18 -_^ - -___' ,-__�- � 18 Surface u,mo�zw,mo"mu | _ 195 1 .---+_�__ � 1 Garage Building E'main Grand Total (South) os 175 - --- -- __- '_ - - ��_ .-`' _� �� � -- '--' -----+-'-- ..--^ - --4- '- r - ----' _+ _ __,_ f_ ____ '_--_-- �, --_ -t +_ T '--� — - -- - -- '-- ---- --� |- o��°'m���, 25 Building ~ --4-' --' . � ____ 152 ---_--, --- Total Garage Stalls _ - � 48 _�_ Total Surface Stalls ` �_. -p"*vno 5 Ont ----- �� .,-- '�-� �—�_- 205 Total including on -street ' --- TOTAL COMBINED cummwmpwm, rvxw/u.vuAsEPARKING | + - °vxamn'v��c ~�� -� -' c�"�numo,�u" North Site OnIy Parking Provide Total On -Site Parking Required . 447 � | 442 | 469 On -Site __ +__� . 18 On -street t ' __ _ [ — ' + 487 - �mm" GrandTotal =�` +- _ ._ PARKING PROPOSED TO BE PROVIDED - BOTH ON-SITE & IN STREET ROW'S: | ! . i } ON-SITE pAnuNorthSouths | North South Total 1srnEErpAnmmm ' ' North South Total Surfac146e 98 48 n�mm 0 � 0 --_---�-=_-----=-_=' ^^ - _i_�' T --Garage 171 152 323 ��mStreet 13 5 18 Total 269 200 469 I �v�' 3� I m� , —4 ^( � L -' ^ —^ - -4-_. - � —o Total parking provided =---_---- 282 | 205 | 487 | r ~ �-'-~ ----' - -- + ���---� --� -- ' Seattle Municipal Code Page 4 of 14 I. General Nonresidential Uses (other than institutions) A. B. AGRICULTURAL USES COMMERCIAL USES B.1. Animal shelters and kennels B.2. Eating and drinking establishments Entertainment Uses, general, except as noted below (1) 1 space for each 2,000 square feet 1 space for each 2,000 square feet 1 space for each 250 square feet For public assembly areas: 1 space for each 8 fixed seats, or B.3. 1 space for each 100 square feet of public assembly area not containing fixed seats 1 space for each 250 square feet Sports and recreation 1 space for each 500 uses square feet 1 space for each 2,000 square feet 1 space for each 1,500 square feet 1 space for each 4 rooms; For bed and breakfast facilities in single family B.6. Lodging uses and multifamily zones, 1 space for each dwelling unit, plus 1 space for each 2 guest rooms I space for each 500 square feet 1 space for each 1,000 square feet 1 space for each 2,000 square feet Sales and services, general, except as noted 1 space for each 500 below square feet 1 space for each 10 animals or 1 space for Pet Daycare Centers each staff member, (2) whichever is greater; plus 1 loading and unloading space for each 20 animals. 1 space for each 2,000 square feet 1 space for each 2,000 square feet C. HIGH IMPACT USES 1 space for each 2,000 square feet B.3.a Adult cabarets B.3.b B.4. Food processing and craft work B.5. Laboratories, research and development B.7. Medical services B.8. Offices B.9. Sales and services, automotive B.10. B.10.a. B.11. Sales and services, heavy B.12. Sales and services, marine ALIVE -WORK UNITS0 spaces for units with X1,500 square feet or less space for each unit', http://clerk.ci.seattle.wa.us/scripts/nph-brs.exe?d=CODE&s 1=23.54.015.snum.&Sect5=C... 9/10/2013 ' Section 4-4-080 Page 15 of 28 Bicycle parking: See minimum requirements in subsection F11 of this Section. RESIDENTIAL USES OUTSIDE OF CENTER DOWNTOWN ZONE: Detached dwellings: A minimum of 2 per dwelling unit, however, 1 per dwelling unit may be permitted for 1 bedroom or Tess dwelling units. Tandem parking is allowed. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. Manufactured homes within a manufactured home park: A minimum of 2 per manufactured home site, plus a screened parking area shall be provided for boats, campers, travel trailers and related devices at a ratio of 1 screened space per 10 units. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. Congregate residences: A minimum and maximum of 1 per sleeping room and 1 for the proprietor, plus 1 additional space for each 4 persons employed on the premises. Assisted living: A minimum and maximum of 1 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. Attached dwellings in RM -U, RM -T, RM -F, R-14 and R-10 Zones: A minimum and maximum of 1.6 per 3 bedroom or Targe dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. Attached dwellings within all other zones: 1 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed. Attached dwelling for low income: A minimum of 1 for each 4 dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. Live -work uni.0esidential unit' A mirk mumrand,maximum'of 1 per u t Accessory dwelling unit: 1 per unit is required. A maximum of 2 per unit is allowed. RESIDENTIAL USES IN CENTER DOWNTOWN ZONE: I http://www.codepubl ish ing.com/wa/renton/htm 1/Renton04/Renton0404/Renton 0404080.ht... 9/10/2013 Whether capital improvements or expenditures are being made or completed as expected No specific capital improvements or expenditures are associated with this proposal. Consistency with GMA, the Plan, and Countywide Planning Policies This proposal is consistent with the GMA, Comprehensive Plan, and Countywide Planning Policies. Providing the live -work unit option in the CN and R-14 zones is consistent with policies of having a mix of uses and mixed-use structures spread throughout urban areas where people can both live and work and where services can be provided in closer distance to surrounding neighborhoods. Effect on critical areas and natural resource lands There is no foreseen effect on critical areas and natural resource lands. If there are such impacts with a live -work use, an environmental evaluation would be part of a project's review. Effect on other considerations None. Staff Recommendation Staff recommends that live -work units become a new use allowed in the CN and R-14 zones with the following standards: • Non-residential spaces in the units must meet commercial building standards so the space can be used for small scale business activity over the long term and fulfill the purpose of live -work, where a service is provided. • Live -work units should not be a permitted use outright, but should instead be processed through an Administrative Conditional Use Permit so conditions can be established based on local circumstances. • For the R-14 zone, live -work units should only be allowed along arterials (principal, minor, and collector) rather than allowed throughout the residential zone. This arterial criteria would limit the areas where a small business could receive clients and deliveries without negatively impacting residences. • A design standard should be required where the non-residential/business space should create a pedestrian oriented area. • Parking requirements for live -work units should at minimum require one parking space, specifically for the residential space. For units 2,500 square feet or less, this one space would be the requirement for the whole unit. For units greater than 2,500 square feet,) required parking would be based on the parking standards for the non-residential use or, the closest similar use as determined by the Administrator.; Implementation Requirements Sections in the Development Regulations (Title IV) of the Renton Municipal Code would need to be changed including: creating a definition for live -work unit, adding live -work unit to the zoning use table, and establishing requirements that live -work units only be allowed adjacent to arterials in the R-14, and that the business/non-residential spaces are pedestrian oriented along the street and sidewalk. #D -I 1 Page 3 of 3 March 11, 2009 Parametrix August 23, 2013 ENGINEERING . PLANNING . ENVIRONMENTAL SCIENCES Parametrix Responses Comment 3. The Parking Demand Generation section of the Traffic Impact analysis by Parametrix raises the following questions: • The author uses the Shopping Center (Land Use 820) category to evaluate parking demand. The average size of the centers in the data base is 545,000 square feet, which is very different from this proposal which has a total of 17,500 square feet of commercial/retail space. Please support use of that database or use a combination of more appropriate land use codes. • Why are 38 spaces subtracted from the peak demand for the family units in Bldg.? A? (page 14) • What is the parking demand for community assembly space in Bldg. C.? Responses First Bullet: The primary intent behind using Shopping Center (Land Use 820) is that it permits the site to be flexible in offering leases to variety of tenants without having to have the exact commercial land uses identified as long as they fall within the uses listed under shopping center. Additionally, each of the commercial uses may peak at different times of the day and ITE does not have hourly variations in parking demand data for all these potential land uses. For example, a lunch -oriented deli may peak midday, but a dry cleaners may peak first thing in the morning and in the evening, but have little parking demand in the middle of the day. This helps prevent over -building parking and unnecessarily increasing impervious surface area. Second Bullet: The peak parking demand characteristics from ITE for Low/Mid-Rise Apartments shown are based on a formula rather than a rate. The formula is P = 1.42x — 38, where P is the peak period parked vehicles, x is the number of dwelling units, and -38 spaces (or vehicles) is the y -intercept of the formula. Based on the information in ITE Parking Generation, the formula is the most appropriate means estimating parking demand (the coefficient of determination, R2 , is 0.93, which indicates good correlation with the data). Third Bullet: The community assembly space in Bldg. C is included with the Shopping Center space. Shopping Centers often include assembly/gathering space for art festivals, fashion shows, and other community gatherings. The average parking demand for the community assembly space could be estimated as approximately 25 percent of the overall parking demand for shopping center. m Deficit/Surplus Parking Provided co N O N O O 00 N N Lfl lD m 0 et 00 N LF � N D1 LJ, N O O O O O N O O e-4 O O O O Lfl N O 0 0 >- 6J 0J • 0J E (a1 af0 O 0 .-J c.) to 00 N m N O N N O et Lfl 0 0 O Ol 00 LA C t- 4 Useable Floor 03 L c CO v 03 r-1 '-I O 0 0 W Y c 0) N 0) CC 0) Restaurant Fast Food less 118 ufa of outdoor 7, L c u 0) E Cll JU 00 m 00 73 CO u 00 m 4' O fh C C CO W m 4' 0) O j'-0 v) s 0 C 4 O OO .0 I W Z CO lD m N m m O O O N 0 O O O Lfl .-i N m 01 0 O Lfl m Lfl m O '--I N al co L a N Y c f0 Y c 0) 0) CC LLJ o2S 0 m 0) U_ 0 4' 0) cc 00 f0 N 0 N CO lD 00 S. 144 Street. 13 north side 5 south side New Street Parking POTENTIAL rn N N N Ol North easement parking potential- PHASE 1 / PARCEL A TEMPORARY di - M (-NI L!) m Existing Library TUKWILA VILLAGE Revised PHASED DEVELOPMENT PLAN 10/04/2013 PROPOSED PHASED DEVELOPMENT SCHEDULE PHASE PHASE 1: PHASE 2: PHASE 3: Milestone Target Date Design Review Application Submittal 06/01/2013 Design Review Approval 09/30/2013 Grading & Foundation Permit Application Submittal 11/01/2013 Engineering Permit Application Submittal (Utilities & Frontage Improvements) 11/01/2013 Building Permit Application Submittal 12/01/2013 Grading & Foundation Permit Issuance 02/01/2014 Engineering Permit Issuance (Utilities & Frontage Improvements) 02/01/2014 Commence Grading, Foundation & Engineering Work 02/15/2014 Building Permit Issuance 04/01/2014 Commence Building Construction 05/01/2014 Construction Completion / Issuance of Certificate of Occupancy 04/30/2015 Design Review Application Submittal 11/01/2013 Design Review Approval 01/31/2014 Grading & Foundation Permit Application Submittal 02/01/2014 Engineering Permit Application Submittal (Utilities & Frontage Improvements) 02/01/2014 Building Permit Application Submittal 03/01/2014 Grading & Foundation Permit Issuance 05/01/2014 Engineering Permit Issuance (Utilities & Frontage Improvements) 05/01/2014 Commence Grading, Foundation & Engineering Work 05/15/2014 Building Permit Issuance 07/01/2014 Commence Building Construction 08/01/2014 Construction Completion / Issuance of Certificate of Occupancy 09/30/2015 Grading & Foundation Permit Application Submittal 11/01/2013 Engineering Permit Application Submittal (Utilities & Frontage Improvements) 11/01/2013 Grading & Foundation Permit Issuance 02/01/2014 Engineering Permit Issuance (Utilities & Frontage Improvements) 02/01/2014 Commence Grading, Foundation & Engineering Work o . 02/15/2014 Design Review Application Submittal 07/01/2014 Design Review Approval 09/30/2014 Building Permit Application Submittal 12/01/2014 Building Permit Issuance 04/01/2015 Commence Building Construction --05/01/2015 Construction Completion / Issuance of Certificate of Occupancy . 04/30/2016 7 asS / rte. z Phase. 3 u15 a held./ 5/oil/ a/&/ft 517/D1 D�� 4/ 416 9M/5". ' // Z6/49 SDA Section 2.4 Phasing; Development Parcels. A. In General. Developer shall have the right to develop the Property in multiple Development Phases to facilitate financing and ownership, to aid in the timing of and sequencing of construction, and to attain flexibility to adjust to market demand and other factors. In the event that Developer intends to develop the Property in multiple Development Phases, Developer shall submit its plan for phased development to the City (the "Phased Development Plan") for its review and approval prior to, or contemporaneous with, submittal of its proposed BLA application to the City. The Development Parcels that are associated with each Development Phase, including the Plaza Parcel, may be owned, operated and managed separately, although initially developed under the control of Developer or an Affiliate. B. City Review and Approval. The City shall have the right to review and approve the Phased Development Plan, including the development of the Plaza Parcel, for the purpose of ensuring compliance with this Agreement and to ensure that the Additional Development Work associated with each proposed Development Phase, as described at Section 5.2 of this Agreement, will fully support the Improvements associated with each Development Phase in the event that future Development Phases are delayed or not completed by Developer. The Phased Development Plan shall include and identify: 1. A summary of the site plan and design review elements listed in Section 2.3 (Site Plan and Design Review Submittals) to be included within each Development Phase; 2. A proposed Construction Schedule and sequencing for the acquisition of the affected Development Parcels and development of the Improvements for each Development Phase, including Developer Additional Work associated with each Development Phase (e.g., infrastructure improvements, utilities, driveways and Landscaping). C. Plaza Parcel; First Development Phase. Developer shall develop the Plaza Parcel contemporaneously with, and as part of, the development of the first Development Phase. D. Additional Approvals. The City shall have the right to require and approve easements for utilities, vehicular access, pedestrian access, shared parking, and shared maintenance for each Development Phase to ensure that the entire Development functions as an integrated whole even if the Development Parcels and/or Development Phases come under separate ownership and management. E. Library Parcel; Timing. The City shall use its best efforts to require the KCLS to submit a proposed site plan with respect to the Library Parcel and a conceptual architectural design for the proposed library branch building by the time Developer submits a design review application for the first Development Phase. This is to ensure the City and Developer have information on how the site plan and the architectural design for the proposed library branch building will be compatible with the overall Development, and in particular, the Improvements on the Development Parcels adjacent to the Library Parcel. 15 TUKWILA VILLAGE PHASED DEVELOPMENT PLAN PROPOSED PHASED DEVELOPMENT SCHEDULE PHASE Milestone PHASE 1: PHASE 2: PHASE 3: Target Date Design Review Application Submittal 6/1/2013 Design Review Approval 9/30/2013 Grading & Foundation Permit Application Submittal 10/1/2013 Engineering Permit Application Submittal (Utilities & Frontage Improvements) ‘ 10/1/2013 iikcil g Perm t Application Submittal::` 1-511Y1/aa '?/ Grading & Foundation Permit Issuance 1/1/2014 Engineering Permit Issuance (Utilities & Frontage Improvements) 1/1/2014 Commence Grading, Foundation & Engineering Work 1/15/2014 Building Permit Issuance 3/1/2014 Commence Building Construction 4/1/2014 Construction Completion / Issuance of Certificate of Occupancy 3/31/2015 Design Review Application Submittal Design Review Approval Grading & Foundation Permit Application Submittal Engineering Permit Application Submittal (Utilities & Frontage Improvements) 1B'uiiding PermitApplication Submittai'VM `t Grading & Foundation Permit Issuance Engineering Permit Issuance (Utilities & Frontage Improvements) Commence Grading, Foundation & Engineering Work Building Permit Issuance Commence Building Construction Construction Completion / Issuance of Certificate of Occupancy Grading & Foundation Permit Application Submittal Engineering Permit Application Submittal (Utilities & Frontage Improvements) 7 `Grading & Foundation Permit Issuance Engineering Permit Issuance (Utilities & Frontage Improvements) Commence Grading, Foundation & Engineering Work Design Review Application Submittal Design Review Approval l Iu ldingt'Permit Ap li aVn'Submittal r Building Permit Issuance Commence Building Construction Construction Completion / Issuance of Certificate of Occupancy 3,701 7-T 2(6 9/1/2013 11/30/2013 12/1/2013 12/1/2013 T/1/2014 3/1/2014 3/1/2014 3/15/2014 5/1/2014 6/1/2014 7/31/2015 10/1/2013 4-1210.111.14/ 1/1/2014 ur 1/1/2014 1/15/2014 6/1/2014 8/31/2014 X0/1/ 0 2/1/2015 3/1/2015 2/28/2016 man Limo. Wo111ua Pusl ampuit +c 0E1:35p1.el C.PUCP pucl „oipnisv a4;, fK 52uOar Ilinr..V.xl[1100.3;g1==.01 avr.O.:12n amu V-1.134m�roc1v�eoF,r/ x.I. 3Nn"Ayy3a0Ma � r� 91 30V111A VIIMNf L O 0 W a , z� e � ti Y Zd 3rvn MY3d021e T elm ism %LSI-111*i. S o= e js V I 1 1 1 1 1 TUKWILA VILLAGE PARKING PARCEL E PARKING /L W a Q U m 0 dri4mAisiLir JOHNSON BRAUND INC. September 17, 2013 Moira Carr Bradshaw Senior Planner City of Tukwila / Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 RE: TUKWILA VILLAGE PHASE ONE B.A.R. PARKING COMMENTS Moira, Please see our responses in italics below to the parking comments dated August 07, 2012. Per our previous phone conversations about parking calculations, the attached parking summary has been revised to utilize the complimentary uses parking reduction as outlined in the Tukwila Zoning Code section 18.56.070.D. In addition to the complimentary uses we've also noted a request for a 5% administrative variance for the portion of the site north of S. 144th street only. 1. Parking standard for live work Applicant proposes 1.5 per unit - Is there any experience, documentation or support for this proposed standard? City of Seattle parking standard for Live -Work units (SMC 23.54.015 Table A- see attached) is 0 spaces for 1,500 sf or less and 1 space for units 1,500 sitto 2,500 sf City of Renton parking standard for Live -Work units (RMC 04-04-080 — see attached) is a minimum and maximum of one per unit. (See also attached City of Renton staff report/recommendation for parking of Live/work units based on area of unit <2,500 sf =- 1 1 stall.) The proposed Live -Work units in Building A are 465 sf on the ground floor and 200 sf on the mezzanine level = 865 sf total. We had originally calculated the residential portion of the unit at 1 stall per unit (1 bedroom) + an additional .5 stall for the non-residential portion, however given the precedent of other local jurisdictions with live -work parking quantity based on overall unit size, we propose reducing our parking to one stall per unit. See revised parking calculations attached. 2. Assumption on usable floor area Parking requirement is based upon definition of "Usable Floor area" which means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. 15200 52nd Avenue South, Suite 300, Seattle, Washington 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Page 2 September 17, 2011 Parking calculation shall not include: • common corridors designed for the circulation of people at nonretail establishments, • restrooms, • elevator shafts and stairwells at each floor, • mechanical equipment rooms or attic spaces and • exterior covered loading docks. (TMC 18.06.863 Usable Floor Area) Please provide support for use of the 75% as a useable floor area per the definition above. The parking calculations have been revised to reflect a higher percentage of useable area. In reviewing the area of each tenant space and the anticipated use/layout (i.e. many of the small incubator space will simply have accessible unisex restroom) it was determined that the useable areas of the incubators spaces will be approx. 85-90% useable and the restaurant areas 80-85% useable. We have utilized the higher usable area in the parking calculations: 90% for general retail uses and 85% for restaurant uses. See revised parking calculations attached 3. The Parking Demand Generation section of the Traffic Impact analysis by Parametrix raises the following questions: • The author uses the Shopping Center (Land Use 820) category to evaluate parking demand. The average size of the centers in the data base is 545,000 square feet, which is very different from this proposal which has a total of 17,500 square feet of commercial/retail space. Please support use of that database or use a combination of more appropriate land use codes. • Why are 38 spaces subtracted from the peak demand for the family units in Bldg.? A? (page 14) • What is the parking demand for community assembly space in Bldg. C.? See attached response from Parametrix dated 8-23-2013. 4. How will impacts to parkingfrom community events be managed? Parking for community events will be managed by flexible/ shared parking between phases. After business hours (5pm) and on weekends the surface parking behind building D (19 stalls) and on the access driveway between D & E (10 stalls) will be available for r Page 3 September 17, 2011 use. The on -street parking (18 stalls) is also available for event use at all times during the day (total of 47 additional stalls). We have now planned for a mezzanine level of parking in the garage of building E. This will provide an additional 33 stalls available for overflow/flexible use for Tukwila Village as needed. When large events are planned (in evenings and/or summer -months) arrangements may also be made with Foster High School to allow for over fow;bf-site parking. 5. Please verify that housing occupants wi 11 be charged for structured parking. Have you anticipated on-site or off-site impscts" and how they wil'l_be managed? Some of the housing occupants will be charger for structured parking b;ed on affordability levels. The low-income senior units in buildings D & E and tle;low-income/ affordable portion of the mixed-ir come units in Buildmgs!A & B will not be'iharged for structured parking. The market lkunits in buildings ,& B will be charged for structured parking. All residential artrs ust register'to park on site (in garage or on - surface). Only a limited number ofsutface parking registrations will be available (equal to the number of surface -residential stalls, provided) , f a residential tenant's car is not registered and parr an -site tt, will be towed 6. Discuss the impact of reserved parking. Which stalls will be reserved, how will they be managed and sham/ how will it affect the overall supply relative to demand The 1;l;surface parking°stalls + 1 'loading stall located immediately to the north of the Library,will be reserved, far the use only. The stallslocated off of T.113. and the surface stalls located immediately south of the Building A cdlnmercial frontage will be reserved for Building A commercial customers. Stalls in the parling garage of building B for employee use will be reserved. Since the library and commercial tenants of building A are the largest/most constant uses for the project, reserving these stalls for these uses will not adversely affect supply relative to demand. There are 18 stalls west & south of Building E that are reserved (parking easement) for the adjacent King County Housing Authority project (Riverton Terrace.) Page 4 September 17, 2011 7. Will the structured parking be assessable to office/retail/library tenants? The structured parking is to be secured with locked gates and controlled access cards. Building A garage is reserved for residential tenants only. All of residential parking for building B is provided in the garage. Building B garage also has 16 additional stalls available for employee parking (building A, B, C & library employees) and (2) car-share/flex car parking. The employee parking will also be access controlled. Building D parking garage serves all of the residential tenants as well as a percentage of the office tenants. Building E garage serves all of the residential tenants as well as the parking for the Neighborhood Police Resource Center and a percentage of the office tenants in building D. Additional parking is also available for overflow/special events parking on a separate mezzanine level with separate access. 8. Show how the phasing of the project and of the parking supply will affect parking demand. For example, if all of the calculations are accurate and supportable for Phase one, then the parking demand is 190 and yet only 150 are proposed for Phase one. My understanding is that 33 stalls on Parcel B could be made available in a temporary condition. There are issues of: • the code requirement that stipulates: The surface of any required off-street parking or loading facility shall be paved with asphalt, concrete or other similar approved material (s) and shall be graded and drained so as to dispose of all surface water, but not across sidewalks (TMC 18.56.040 (7) (a.) General Requirements. • the impact of construction of Building B and the temporary elimination of the 33 stalls. If the above points can be adequately resolved, please address any deficit from the standard of stalls. Phase one requires 190 stalls + 1 car share + 2 loading stalls. 100 of the stalls are for residential tenants and 93 are for commercial uses. Phase 1 provides 149 stalls total as follows: 1 Page 5 September 17, 2011 Parcel A/Phase 1: 85 garage stalls (for residents), 51 surface stalls and 2 loading stalls. Parcel C/Phase 1: 11 surface stalls. Until phase 3 is constructed the parking demand is short 44 stalls. 34 stalls will be made available on Parcel B in a temporary parking condition. The additional 10 required stalls can be satisfied by the available on -street parking stalls on the north side of S. 144th street. (13 total.). Disruptions to available parking on Parcel B during construction of Phase 3 can be offset by flexible shared uses with Phase 2. This includes 5 additional on - street parking on the south side of C 144th street , as well as the mezzanine parking level in the garage of Building E (33 stalls). 9. Please explain the sequence of the S 144 Street improvements and the potential availability of those on -street stalls. The construction schedule of the S 144t street improvements is contingent upon the approvals of Grant applications, however the intention is that the north half of the street improvements will be complete with Phase 1 and the south ha f of the street improvements will be complete with Phase 2. Sincerely, JOHNSON BRAUND, INC. Diana Keys, Director of Housing Attachment: attachment V: l ocat ion/location/location/name. doc 0, :/ Page 6 September 17, 2011 t c Parametrix August 23, 2013 ENGINEERING . PLANNING . ENVIRONMENTAL SCIENCES Parametrix Responses Comment 3. The Parking Demand Generation section of the Traffic Impact analysis by Parametrix raises the following questions: • The author uses the Shopping Center (Land Use 820) category to evaluate parking demand. The average size of the centers in the data base is 545,000 square feet, which is very different from this proposal which has a total of 17,500 square feet of commercial/retail space. Please support use of that database or use a combination of more appropriate land use codes. • Why are 38 spaces subtracted from the peak demand for the family units in Bldg.? A? (page 14) • What is the parking demand for community assembly space in Bldg. C.? Responses First Bullet: The primary intent behind using Shopping Center (Land Use 820) is that it permits the site to be flexible in offering leases to variety of tenants without having to have the exact commercial land uses identified as long as they fall within the uses listed under shopping center. Additionally, each of the commercial uses may peak at different times of the day and ITE does not have hourly variations in parking demand data for all these potential land uses. For example, a lunch -oriented deli may peak midday, but a dry cleaners may peak first thing in the morning and in the evening, but have little parking demand in the middle of the day. This helps prevent over -building parking and unnecessarily increasing impervious surface area. Second Bullet: The peak parking demand characteristics from ITE for Low/Mid-Rise Apartments shown are based on a formula rather than a rate. The formula is P = 1.42x — 38, where P is the peak period parked vehicles, x is the number of dwelling units, and -38 spaces (or vehicles) is the y -intercept of the formula. Based on the information in ITE Parking Generation, the formula is the most appropriate means estimating parking demand (the coefficient of determination, R2 , is 0.93, which indicates good correlation with the data). Third Bullet: The community assembly space in Bldg. C is included with the Shopping Center space. Shopping Centers often include assembly/gathering space for art festivals, fashion shows, and other community gatherings. The average parking demand for the community assembly space could be estimated as approximately 25 percent of the overall parking demand for shopping center. PARKING SUMMARY SHEET - TUKWILA VILLAGE Project Tukwila Village City of Tukwila, WA date 9/16/2013 Client Bryan Park - Pacific Northern Construction Address Tukwila International Blvd & South 144th Street Tukwila, WA lot size 267,139 Isf l zoning Urban Renewal Overlay Zone NCC HDR PARKING REQUIRED BY LAND USE CODE - **COMPLIMENTARY PARKING 18.56.070.D. & ADMIN. VARIANCE 5% *** Code Required Parking Admin. Variance *'* Parking Provided North of South 144th St count parking parking (5% commercial reduction) Land Use sq feet ratio stalls J Building A (84 units) PHASE 1 Residential non -Senior 2 bed (Bldg. A) 31 1.5 47 Residential non -Senior 1 bed (Bldg. A) 39 1 39 85 Garage- B dg A Residential non -Senior studio (Bldg. A) 10 1 10 15 Surface - Parcel A Residential Live Work (Bldg. A) 4 1 4 100 Residential 0.95 100 100 Total Residential Retail General 4,052 SF* (Bldg. A) 3,647 0.0025 9 23 Surface - Parcel A Restaurant 2,885 SF* (Bldg. A) 2,452 0.01 25 0 Surface - Parcel 8 Cafe 1,228 SF* (Bldg A.)1,.....—'1,044 — ** c ** 9 Garage - Parcel B Employee Cafe outdoor seating 235 SF (bldg A) 118 ** ** Commercial 0.95 32 32 Total Commercial Subtotal 134 132 132 Total Provided Building B (125 units) PHASE 3 70 Garage - Bldg. B Residential Senior first 15 (Bldg. B) 15 1 15 0 Surface - Parcel B Residential Senior (Bldg. B) 110 0.5 55 70 Residential 70 70 Total Residential Retail General 1,800 sr (Bldg B) 1,620 I 0.0025 4 4 Commercial 0.95 4 3 Surface - Parcel B - commercial 1 Garage - Parcel B Employee Subtotal 74 74 74 Total Provided Community Commons / Library / Plaza (0 units) PHASE ' -1} / 1,015 ' b ** ** 11 Surface - Parcel A Coffee Shop 1,015 SF (Commons) Coffee Shop outdoor seating 250 SF s' 25, 1 11 ` **i ** 0.01, i 17 30 Surface - Parcel B Community Center 1,711 SF (Assembly) 11 Surface - Parcel C Library 10,000 SF 10,000 0.004 40 4 Garage Parcel B Employee Subtotal I 57 Commercial 0.95 54 56 Total Provided *assume 90% useable floor area / 85% useable floor area for restaurant use Com limenta use -10%of total useable p *` Complimentary area -ma be com limenta r�r (no parking required) __ -`— �-- Surface Parcel A .�' ` ) � t 1/�9 r, Total useable area- north parcels 21,732 0.1' s 2,173 Complimentary exempt s.. 2 Principal uses : general retail, commons, library, restauran `+Surface 1 Parcn6 Complimentary use - cafe / coffeshop 2,30 129 0.02 j 3 0.95 3 3 Total Provided (i.e. "fast food") provided - exempt f �, 170 Residential 170 170 Residential Provided I 98 Commercial 0.95 93 *** 95 Commercial Provided car share 1 per 200 units i 209 2 2 2 Garage Parcel B tandem loading 2 2 2 Surface Parcel A loading Grand Total (North) 272 Required 267 Req'd 269 North Total Provided • w/ Comp. pkg. w/ Comp pkg & Admin. Variance 171 Total Garage Stalls 98 Total Surface Stalls *** Administrative Variance for 5% reduction of commercial 13 On -street stalls N side 144th Justification = 13 on -street stalls provided at north side of 144th 282 Total including on -street Total Provided including these stalls > that Total Required (+10 stalls) Transit & Pedestrian Oriented Development Si .1- G ,t OM, ,n, !!. /1 / f`/ PHASE 2 Code Required Parking No variance required Parking Provided South of South 144th St count parking parking t A - ... • 1 .4 a Land Use sq feet ratio stalls Building D (70 Units) Residential Senior first 15 (Bldg D) 15 1 15 Residential Senior (Bldg D) 55 0.5 28 43 Residential 43 Garage -Building 0 Office 13,000 • 11,700 0.003 35 35 Commercial _ 6 Garage Building -D Employee Subtotal 78 19 Bldg. 0 Surface Lot Employee/Guest 10 Surface Drive I Commercial 78 Total Provided Building E (125 units) r 35 Garage Building E -mezzanine Residential Senior first 15 (Bldg E) 15 1 15 Residential Senior (Bldg E) 110 0.5 55 70 35 Garage Building E -main_ Community Police - 2,000 SF" 1,800 0.003 5 1 7 Garage Building E - main Retail General -1,150 SF" 1,035 0.0025 J 3 8 1 Surface Drive- accessible `assume 90% useable floor area KCHA Parking Easement } Car share 1 per 200 uinits 195 , 78 78 Total Provided 18 18 Surface Stalls - easement 1 1 Garage Building E - main Grand Total (South) 175 175 _ ^ Overflow - shared/event 25 Building E - garage main 152 Total Garage Stalls 48 Total Surface Stalls 5 On -street stalls S side 144th 205 Total including on -street _ _ _ TOTAL COMBINED PHASES TUKWILA VILLAGE PARKING 1 w/ Admin. Variance """ i Code Required Parking North Site Only Parking Provided Total On -Site Parking Required 447 � 442 { 469 On -Site • 18 On -street 487Combined Grand Total PARKING PROPOSED TO BE PROVIDED - BOTH ON-SITE & IN STREET ROW'S: i ON-SITE PARKING j North South Total STREET PARKING North South Total Surface Garage 98_ 48 146 Tuk In_t Blvd ! 0 0 0 171 152 323 S 144th Street 1 13 5 18 Total 269 200 469 Total 5 18 _ _13 Total combined parking provided [ 282 I 205 I 487 1 t Seattle Municipal Code Page 4 of 14 1. General Nonresidential Uses (other than institutions) A. B. C. D. AGRICULTURAL USES COMMERCIAL USES B.1. Animal shelters and kennels B.2. Eating and drinking establishments B.3. Entertainment Uses, general, except as noted below (1) B.3.a Adult cabarets B.3.b Sports and recreation uses B.4. Food processing and craft work B.5. Laboratories, research and development B.6. Lodging uses B.7. Medical services B.8. Offices B.9. Sales and services, automotive B.10. Sales and services, general, except as noted below B.10.a. Pet Daycare Centers (2) B.11. Sales and services, heavy B.I2. Sales and services, marine HIGH IMPACT USES LIVE -WORK UNITS 1 space for each 2,000 square feet 1 space for each 2,000 square feet 1 space for each 250 square feet For public assembly areas: 1 space for each 8 fixed seats, or 1 space for each 100 square feet of public assembly area not containing fixed seats 1 space for each 250 square feet 1 space for each 500 square feet 1 space for each 2,000 square feet 1 space for each 1,500 square feet 1 space for each 4 rooms; For bed and breakfast facilities in single family and multifamily zones, 1 space for each dwelling unit, plus 1 space for each 2 guest rooms 1 space for each 500 square feet 1 space for each 1,000 square feet 1 space for each 2,000 square feet 1 space for each 500 square feet 1 space for each 10 animals or 1 space for each staff member, whichever is greater; plus 1 loading and unloading space for each 20 animals. 1 space for each 2,000 square feet 1 space for each 2,000 square feet 1 space for each 2,000 square feet 0 spaces for units with 1,500 square feet or less; 1 space for each unit http://clerk.ci.seattle.wa.us/scripts/nph-brs.exe?d=CODE&s 1=23.54.015.snum.&Sect5=C... 9/10/2013 Section 4-4-080 Page 15 of 28 Bicycle parking: See minimum requirements in subsection F11 of this Section. RESIDENTIAL USES OUTSIDE OF CENTER DOWNTOWN ZONE: Detached dwellings: A minimum of 2 per dwelling unit, however, 1 per dwelling unit may be permitted for 1 bedroom or less dwelling units. Tandem parking is allowed. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. Manufactured homes within a manufactured home park: A minimum of 2 per manufactured home site, plus a screened parking area shall be provided for boats, campers, travel trailers and related devices at a ratio of 1 screened space per 10 units. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. Congregate residences: A minimum and maximum of 1 per sleeping room and 1 for the proprietor, plus 1 additional space for each 4 persons employed on the premises. Assisted living: A minimum and maximum of 1 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. Attached dwellings in RM -U, RM -T, RM -F, R-14 and R-10 Zones: A minimum and maximum of 1.6 per 3 bedroom or Targe dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. Attached dwellings within all other zones: 1 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed. Attached dwelling for low income: A minimum of 1 for each 4 dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. Live -work unit, residential unit: A minimum and maximum of 1 per unit. Accessory dwelling unit: 1 per unit is required. A maximum of 2 per unit is allowed. RESIDENTIAL USES IN CENTER DOWNTOWN ZONE: http://www.codepubl ishing.com/wa/renton/html/Renton04/Renton0404/Renton0404080.ht... 9/10/2013 Whether capital improvements or expenditures are being made or completed as expected No specific capital improvements or expenditures are associated with this proposal. Consistency with GMA, the Plan, and Countywide Planning Policies This proposal is consistent with the GMA, Comprehensive Plan, and Countywide Planning Policies. Providing the live -work unit option in the CN and R-14 zones is consistent with policies of having a mix of uses and mixed-use structures spread throughout urban areas where people can both live and work and where services can be provided in closer distance to surrounding neighborhoods. Effect on critical areas and natural resource lands There is no foreseen effect on critical areas and natural resource lands. If there are such impacts with a live -work use, an environmental evaluation would be part of a project's review. Effect on other considerations None. Staff Recommendation Staff recommends that live -work units become a new use allowed in the CN and R-14 zones with the following standards: • Non-residential spaces in the units must meet commercial building standards so the space can be used for small scale business activity over the long term and fulfill the purpose of live -work, where a service is provided. • Live -work units should not be a permitted use outright, but should instead be processed through an Administrative Conditional Use Permit so conditions can be established based on local circumstances. • For the R-14 zone, live -work units should only be allowed along arterials (principal, minor, and collector) rather than allowed throughout the residential zone. This arterial criteria would limit the areas where a small business could receive clients and deliveries without negatively impacting residences. • A design standard should be required where the non-residential/business space should create a pedestrian oriented area. • Parking requirements for live -work units should at minimum require one parking space specifically for the residential space. For units 2,500 square feet or less, this one space would be the requirement for the whole unit. For units greater than 2,500 square feet, required parking would be based on the parking standards for the non-residential use or the closest similar use as determined by the Administrator. Implementation Requirements Sections in the Development Regulations (Title IV) of the Renton Municipal Code would need to be changed including: creating a definition for live -work unit, adding live -work unit to the zoning use table, and establishing requirements that live -work units only be allowed adjacent to arterials in the R-14, and that the business/non-residential spaces are pedestrian oriented along the street and sidewalk. #D-11 Page 3 of 3 March 11, 2009 Parametrix August 23, 2013 iNOINEERINO . PLANNING . ENVIRONML'NTAL .^,.CIENC' Parametrix Responses Comment 3. The Parking Demand Generation section of the Traffic Impact analysis by Parametrix raises the following questions: • The author uses the Shopping Center (Land Use 820) category to evaluate parking demand. The average size of the centers in the data base is 545,000 square feet, which is very different from this proposal which has a total of 17,500 square feet of commercial/retail space. Please support use of that database or use a combination of more appropriate land use codes. • Why are 38 spaces subtracted from the peak demand for the family units in Bldg.? A? (page 14) • What is the parking demand for community assembly space in Bldg. C.? Responses First Bullet: The primary intent behind using Shopping Center (Land Use 820) is that it permits the site to be flexible in offering leases to variety of tenants without having to have the exact commercial land uses identified as long as they fall within the uses listed under shopping center. Additionally, each of the commercial uses may peak at different times of the day and ITE does not have hourly variations in parking demand data for all these potential land uses. For example, a lunch -oriented deli may peak midday, but a dry cleaners may peak first thing in the morning and in the evening, but have little parking demand in the middle of the day. This helps prevent over -building parking and unnecessarily increasing impervious surface area. Second Bullet: The peak parking demand characteristics from ITE for Low/Mid-Rise Apartments shown are based on a formula rather than a rate. The formula is P = 1.42x — 38, where P is the peak period parked vehicles, x is the number of dwelling units, and -38 spaces (or vehicles) is the y -intercept of the formula. Based on the information in ITE Parking Generation, the formula is the most appropriate means estimating parking demand (the coefficient of determination, R2 , is 0.93, which indicates good correlation with the data). Third Bullet: The community assembly space in Bldg. C is included with the Shopping Center space. Shopping Centers often include assembly/gathering space for art festivals, fashion shows, and other community gatherings. The average parking demand for the community assembly space could be estimated as approximately 25 percent of the overall parking demand for shopping center. To: Bryan Park From: Moira Carr Bradshaw Date: 7 August 2013 Subject: Tukwila Village Parking In order to complete the review on the parking decision for the project, the following information is needed. I will be back in the office on Wednesday August 14, 2013 and be available to go over any questions that you might have regarding the questions. 1. Parking standard for live work Applicant proposes 1.5 per unit - Is there any experience, documentation or support for this proposed standard? 2. Assumption on usable floor area Parking requirement is based upon definition of "Usable Floor area" which means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. Parking calculation shall not include: • common corridors designed for the circulation of people at nonretail establishments, • restrooms, • elevator shafts and stairwells at each floor, • mechanical equipment rooms or attic spaces and • exterior covered loading docks. (TMC 18.06.863 Usable Floor Area) Please provide support for use of the 75% as a useable floor area per the definition above. 3. The Parking Demand Generation section of the Traffic Impact analysis by Parametrix raises the following questions: • The author uses the Shopping Center (Land Use 820) category to evaluate parking demand. The average size of the centers in the data base is 545,000 square feet, which is very different from this proposal which has a total of 17,500 square feet of commercial/retail space. Please support use of that database or use a combination of more appropriate land use codes. • Whv are 38 spaces subtracted from the peak demand for the family units in Bldg.? A? (page 14) • What is the parking demand for community assembly space in Bldg. C.? 4. How will impacts to parking from community events be managed? 5. Please verify that housing occupants will be charged for structured parking. Have you anticipated on-site or off-site impacts and how they will be managed? 6. Discuss the impact of reserved parking. Which stalls will be reserved, how will they be managed and show how will it affect the overall supply relative to demand. 7. Will the structured parking be assessable to office/retail/library tenants? 8. Show how the phasing of the project and of the parking supply will affect parking demand. For example, if all of the calculations are accurate and supportable for Phase one, then the parking demand is 190 and yet only 150 are proposed for Phase one. My understanding is that 33 stalls on Parcel B could be made available in a temporary condition. There are issues of: • the code requirement that stipulates: The surface of any required off-street parking or loading facility shall be paved with asphalt, concrete or other similar approved material (s) and shall be graded and drained so as to dispose of all surface water, but not across sidewalks (TMC 18.56.040 (7) (a.) General Requirements. • the impact of construction of Building B and the temporary elimination of the 33 stalls. If the above points can be adequately resolved, please address any deficit from the standard of stalls. 9. Please explain the sequence of the S 144 Street improvements and the potential availability of those on -street stalls. JOHNSON BRAUND INC. May 28, 2013 Re: Request for Administrative Variance for 10% parking reduction Site Address: Tukwila Village Per our previous meetings with planning staff, we are requesting a parking reduction for parking requirements at Tukwila Village. As discussed the requested reduction is for 10% of the non- residential uses only. See attached calculations showing each proposed use, square footage, code required parking and 10% reduction calculation. The calculations are tabulated by location: i.e. north of S. 144th street and south of 144th street. With the proposed 10% reduction, the north portion of the site would require 267 stalls. 269 stalls are provided on-site for the north portion of the project. An additional 13 on -street parking stalls are to be provided along the north side of S. 144th street, bringing the provided parking on the north portion of the project to 282 stalls. The combined total of on-site & on -street parking exceeds the full code required parking of 277. The proposed south portion of the project has a total of 158 parking stalls provided on-site and an additional 5 stalls on -street. The code required parking (without reduction) is 150 stalls. A reduction in parking requirements is not required for the south portion of the site. The surface parking for the south portion of the site serves office uses which will have limited (work day) hours. This parking will be available in the evenings and on weekends to supplement the potential parking demand for the Library and the Community Commons. See attached for the Traffic Impact Analysis prepared by Parametrix. Table 8 and 9 estimates the parking demand for the project and concurs that the proposed parking for the project will meet the demand. Please contact me if you have any questions or comments. Sincerely, JOHNSON BRAUND, INC. C=��( N 2 Diana Keys, Project Manager Attachments: Parking calculations dated 5-28-2013 Proposed Site Plan P1.0, dated 5-28-2013 Traffic Study by Parametrix, dated 5-28-2013 15200 52nd Avenue South, Suite 300, Seattle, Washington 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN PARKING SUMMARY SHEET - TUKWILA VILLAGE Project Client Address lot size zoning Tukwila Village City of Tukwila, WA Bryan Park - Pacific Northern Construction Tukwila International Blvd & South 144th Street Tukwila, WA 250,000 sf Urban Renewal Overlay Zone PARKING REQUIRED BY LAND USE CODE - WITH & WITHOUT REDUCTION SHOWN FOR NON-RESIDENTIAL: North of South 144th St Land Use Residential Senior first 15 Residential Senior Residential non -Senior 2 bed Residential non -Senior 1 bed Residential non -Senior studio Residential non -Senior LW Retail General 7,000 SF* Restaurant 5,000 SF* Coffee Shop 1,200 SF* Community Center 2,500 SF* Library *assume 75% useable floor area South of South 144th St Land Use Residential Senior first 15 Residential Senior Townhomes Retail General - 2,000 SF* Community Police - 2,200 SF* Global to Local - 2,500 SF* HealthPoint Offices - 20,000 SF* *assume 75% useable floor area Total Parking Required Code Required Parking count parking parking sq feet ratio stalls 15 113 29 41 1 0.5 1.5 1 15 57 44 41 8 1 8 4 1 4 168 5,250 3,750 900 1,875 0.0025 0.01 0.005 0.01 13 38 5 19 10,000 0.004 40 114 282 Code Required Parking count parking parking sq feet ratio stalls 15 1 159 0.5 5 1 1,500 0.004 15 80 5 100 6 1,500 0.003 5 1,875 0.003 6 15,000 0.003 I 45 61 161 Code Required Parking 443 10% Shared Pkng Redux count parking parking sq feet ratio stalls 15 1 113 0.5 29 1.5 41 1 8 1 15 57 44 41 8 4 1 4 date 5/21/2012 (for commercial only) no reduction for any residential parking Residential 168 5,250 0.00225 3,750 12 0.009 i 34 900 0.0045 4 1,875 0.009 17 10,000 0.0036 36 10% reduction for commercial parking Commercial 102 270 10% Shared Pkng Redux count parking parking sq feet ratio stalls 15 1 159 0.5 5 1,500 1 0.0036 15 80 (for commercial only) no reduction for any residential parking 5 5 1,500 0.0027 4 1,875 0.0027 5 Residential 10% reduction for commercial parking 100 15,000 0.0027 41 55 I 155 10% Shared Pkng Redux PARKING PROPOSED TO BE PROVIDED - BOTH ON-SITE & IN STREET ROW'S: ON-SITE PARKING Surface Garage Total North 85 160 245 QLios 0 -706 /31,64? 0 Nth!,c m ( P South Total 40 125 140 300 180 I 425 I 425 Commercial for commercial only) STREET PARKING Tuk Int Blvd 5 144th Street Total North 7 13 20 South 0 5 5 Total 7 18 25 PARKING SUMMARY SHEET - TUKWILA VILLAGE Project Tukwila Village City of Tukwila, WA date 2/7/2012 Client Bryan Park - Pacific Northern Construction Address Tukwila International Blvd & South 144th Street Tukwila, WA lot size 250,000 sf zoning Urban Renewal Overlay Zone North of South 144th St Land Use Residential Senior first 15 Residential Senior Residential non -Senior 2 bed Residential non -Senior 1 bed Residential non -Senior studio Residential non -Senior LW Retail General 7,360 SF* Restaurant 4,720 SF* Coffee Shop 1,330 SF* Community Center 2,275 SF* Library *assume 75% useable floor area PARKING PROVIDED Surface Garage Total compact South of South 144th St Land Use Residential Senior Live/Work Retail General Community Police Office Global to Local Offices Community Health Offices Code Required Parking 10% Shared Pkng Redux count parking parking count parking sq feet ratio stalls sq feet ratio parking stalls 15 1 15 117 0.5 59 29 1.5 44 41 1 41 8 1 8 4 1 4 5,520 0.0025 14 3,540 0.01 35 15 0.9 14 53 39. 117 0.45 29 1.35 41 0.9 8 0.9 ...... 4 0.9 ...._. 5,520 3,540 37 7 .... 4 0.00225 12 0.009 32 998 0.005 5 1,706 0.01 17 998 0.0045 ... 4 1,706 0.009 15 10,000 0.004 40 10,000 0.0036 36 281 106 160 266 Current Site Plan 71 27% 253 10% Shared Pkng Redux count i, parking parking count parking parking sq feet ratio stalls sq feet i ratio stalls 186 0.5 93 9 0 1 9 0.004 2,000 0.003 0 6 4,800 0.003 14 20,000 0.003 60 186 03 9 0 2,000».... 4,800 20,000 1 0.003 93 9 0 0.003 5 0.003 13 0.003. 54 182 174 Code Required Parking Shared Parking Reduction Total Parking Required 464 427 (18 additional parking stalls are required to accommodate the KCHA parking easement on the south parcel) Parking Targets count parking parking sq feet ratio stalls 132 0.6 79 29 1.5 44 41 1 41 8 1 4 5,520 1 0.00225 8 4 12 3,540 998 0.009 32 0.0045 4 1,706 0.009 10,000 15 .6 for senior no reduction for non -senior 176 10% reduction for commercial parking 0.0036 36 100 276 targets Residential Commercial PARKING SUMMARY SHEET - TUKWILA VILLAGE Project Client Address lot size zoning Tukwila Village City of Tukwila, WA Bryan Park - Pacific Northern Construction Tukwila International Blvd & South 144th Street Tukwila, WA 250,000 sf .010 (D) Urban Renewal Overlay Zone 0 Code Required Parking North of South 144th St count parking parking Land Use Residential Senior first 15 sq feet 15 Residential Senior 117 ratio 1 0.5 ._.. stalls 15 59 Residential non -Senior 2 bed 29 Residential non -Senior 1 bed 1.5 44 41 1 41 Residential non -Senior studio 8 1 8 Residential non -Senior LW 4 Retail General 7,360 SF* 5,520 Restaurant 4,720 SF* 3,540 1 0.0025 0.01 4 Coffee Shop 1,330 SF* 998 Community Center 2,275 SF* 1,706 Library //assume 75% useable floor area_,-„_, L-MR1ONGPROVIDED— Surface Garage Total compact g°'-'3% 7 0.005 0.01 10,000 0.004 14 35 5 17 40 281 106 160 266 71 27% date 8/17/2011 Parking Targets count ` parking parking sq feet ratio stalls 132 0.6 79 29 1.5 44 41 8 1. 1 41 8 .6 for senior no reduction for non -senior 4 5,520 3,540 1 0.00225 0.009 4 176 12 32 998 0.0045 4 1,706 0.009 15 4......._._._._.........$ 10,000 ? 0.0036 36 10% reduction for commercial parking 100 276 targets Residential Commercial �P �E 41 i0 -vv Et 44 (-40 -76‘ -T300 Jot Ei e raurd Corm Figure 18-7 - Required Number of Parking Spaces for Automobiles and Bicycles Use Automobile Standard Bicycle Standard Single-family and multi- family dwellings 2 for each dwelling unit that contains up to 3 bedrooms. 1 additional space for every 2 bedrooms in excess of 3 bedrooms in a dwelling unit. Additional parking may be required for home occupations and accessory dwelling units as otherwise proved by this title. For multi -family, 1 space per 10 parking stalls, with a minimum of 2 spaces. No requirement for single family. Multi -family and Mixed- Use residential (in the Urban Renewal Overlay (URO)) One for each dwelling unit that contains up to one bedroom. 0.5 additional spaces for every bedroom in excess of one bedroom in a multi -family dwelling unit. At least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. One automobile space at no .charge to a car sharing program (if available) for every 50 to 200 residential units o •te. An additional space shall be provided for One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed-use or multi -family development. developments ith over 200 residential units. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car -sharing spaces when the program becomes available. Senior Citizen Housing For 15 units or less, 1 space per dwelling unit. For dwellings with more than 15 units, a minimum of 15 spaces are required, plus 1 space per 2 dwelling units. 1 space per 50 parking stalls, with a minimum of 2 spaces. Religious facilities, mortuaries and funeral homes 1 for each 4 fixed seats 1 space per 50 parking stalls, with a minimum of 2 spaces. Colleges, Universities, Vocational Schools and other post -secondary educational institutions Shall be determined by Planning Commission, based on an evaluation of information concerning traffic generated by proposed use. 1 space per 50 parking stalls, with a minimum of 2 spaces. Convalescent/ nursing/rest homes 1 for every 4 beds with a minimum of 10 stalls 1 space per 50 parking stalls, with a minimum of 2 spaces. Food stores and markets 1 for each 300 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. High schools 1 for each staff member plus 2 for every 5 students or visitors 1 space per 50 parking stalls, with a minimum of 2 spaces. Hospitals 1 for each bed 1 space per 50 parking stalls, with a minimum of 2 spaces. Hotels, motels and extended stay 1 for each room, plus one employee space for each 20 rooms, rounded to the next highest figure 1 space per 50 parking stalls, with a minimum of 2 spaces. Manufacturing 1 for each 1,000 square feet of usable floor area _ 1 space per 50 parking stalls, with a minimum of 2 spaces. Page 1 Use Automobile Standard Bicycle Standard Places of public assembly, including auditoriums, exhibition halls, community clubs, community centers, and private clubs The Director shall determine the number of required parking spaces, with a minimum of 1 space for every 100 square -feet of assembly area. To ensure parking adequacy for each proposal, the Director may consider the following: a. A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence in available planning and technical studies relating to the proposed use. 1 space per 50 parking stalls, with a minimum of 2 spaces. Post offices 3 for each 1,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Restaurant 1 for each 100 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Restaurant, Fast food 1 for each 50 square feet of usable floor area. Fifty percent of any outdoor seating area will be added to the usable floor area for parking requirement calculations. 1 space per 50 parking stalls, with a minimum of 2 spaces. Retail Sales, Bulk 2.5 for each 1,000 square feet of usable floor area. 1 space per 50 parking stalls, with a minimum of 2 spaces. Retail sales, General ;¢� /0T 4 for each 1,000 square feet of usable floor area if located within the TUC or TVS zoning districts; 2.5 for each 1,000 square feet of usable floor area if located in any other zoning district. 1 space per 50 parking stalls, with a minimum of 2 spaces. Schools, Elementary & Junior High 1.5 for each staff member 1 space per classroom Shopping center (mall), planned, per usable floor area size, as listed below: 500,000 sq. ft. or larger 5 for every 1,000 sq. ft. 1 space per 50 parking stalls, with a minimum of 2 spaces. 25,000 — 499,999 sq. ft. 4 for every 1,000 sq. ft. 1 space per 50 parking stalls, with a minimum of 2 spaces. Tavems 1 for every 4 persons based on occupancy load. 1 space per 50 parking stalls, with a minimum of 2 spaces. Theaters 1 for every 4 fixed seats. If seats are not fixed, 1 per 3 seats, with concurrence of Fire Chief, consistent with maximum allowed occupancy 1 space per 100 seats, with a minimum of 2 spaces. Warehousing 1 for every 2,000 square feet of usable floor area. 1 space per 50 parking stalls, with a minimum of 2 spaces. Rev. April 2012 Page 2 of 2 South of South 144th St ........................................................................... Land Use Building D (70 Units) ........................................................................................... Residential Senior first 15 (Bldg D) ........................................................................................... Residential Senior (Bldg D) ...................................................................:...................... Office 13,000 .....................................................................................:... Subtotal Building E (124 units) ....................................................................................:.......::...::..:: Residential Senior first 15 (Bldg E) Residential Senior (Bldg E) ...................................................................................................... Community Police - 2,000 SF* ....................................................................................................... Retail General -1,150 SF* *assume 75% useable floor area (Grand Total (South) Code Required Parking count ................... sq feet parking parking ratio stalls 15 ............... 55.... 9,750 1 ............... 0.5... 0.003 15 28 29 15 1 15 43 29 72 109 0.5 55 70 1,500 0.003 5 863 0.004 3 8 78 10% Shared Pkng Redux count parking sq feet ratio parking stalls 15 55 9,750 1 0.5..... .................. 0.0027 15 28 26 (for commercial only) no reduction for any residential parking 43 26 15 1 15 109 0.5 55 1,500 0.0027 4 863 0.0027 2 69 70 Residential Commercial 2 BIKES 2 Residential 2 6 commercial 2 76 150 145 Code Required Parking 10% Shared Pkng Redux Total Parking Required 427 412 I 37 'PARKING PROPOSED TO BE PROVIDED - BOTH ON-SITE & IN STREET ROW'S: ON-SITE PARKING Surface Garage Total Total combined parking provided 18 stalls for KCHA Parking Easement North South X98 29 171✓ 129 269 158 282 Total 127 300 427 ! 4 163_ 45 ✓1 18 463 STREET PARKING Tuk Int Blvd S 144th Street Total North South Total 0 0 0 13 5 18 13 5 18 TUKWILA VILLAGE Phase 1 Parking Requirments & Absorption Building A - Residential Building A - Retail Building A - Restaurant Building A - Fast Food Building C - Fast Food Building C - Community Assembly Library Phase 1 Phase 3 Phase 2 Phase 3 Construction Construction Construction Construction Required Completion Start Completion . Completion Units or Parking . Usable (After Admin. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 Floor Area Variance) Apr -2015 . May -2015 Jun -2015 Jul -2015 Aug -2015 Sep -2015 Oct -2015 Nov -2015 g, Dec -2015 Jan -2016 Feb -2016 Mar -2016 Apr -2016 May -2016 Jun -2016 Jul -2016 Aug -2016 Sep -2016 Total 84. 100 14 14 14 14 14. 3,647 _ 7 — 2 2,452 _ 20 1,162 19 --- 1,140 4 18 _ —. 1,711 I 14 14 10,000 32 32 18, 14 14 2 Total / New Demand Based on Absorption 210 60/ j.( ! 1A ;4/ 53 14 Cumulative Demand Based on Absorption 60 f 74 10812211ri 22/ 1,36 189 203 148 /E/ /i/ 1 +35 On -Site Parking Provided - Phase 1 Off -Site Parking Provided - Phase 2 Off -Site Parking Provided - Phase 3 Off -Site Parking Provided - S. 144th Street - North Side Off -Site Parking Provided - 5. 144th Street - South Side Temporary Parking Provided - Phase 3 (Parcel B) Temporary Parking Provided - Existing Library New Demand Based on Absorption Cumulative Demand Based on Absorption Surplus (Shortage) of Parking Provided 13 5 54 34 -54 34 0 0 0 0 0 0 0 0 100 2 1 7 20 19 18 14 32 4 0 0 0 0 2 0 0 0 0 1 210 207 207 207 207 207 209 209 209 209 209 210 ►37 47 -34 254 -54 0 0 0 254 200 200 200 200 34 0 0 0 0 0 0 234 234 234 234 234 234 234 148 34 47 13 5 0 0 13 0 0 0 0 0 247 247 247 247 247 247 247 194 126 92 78 64 45 31 27 27 27 27 27 38 38 38 38 38 37 Moira Bradshaw From: Robin Tischmak Sent: Monday, September 30, 2013 1:47 PM To: Moira Bradshaw Cc: Minnie Dhaliwal Subject: RE: S. 144 Street Frontage improvements Moira - Okay. Should be no problem. Those appear to be pretty easy answers to give to you. Robin From: Moira Bradshaw Sent: Monday, September 30, 2013 10:19 AM To: Robin Tischmak Cc: Minnie Dhaliwal Subject: S. 144 Street Frontage improvements Robin — Attached is a response from Tukwila Village Development regarding their parking variance request. In number 8 of their response, they state that construction of the on -street parking being shown on S. 144 Street, is contingent upon receipt of a TIB grant. "However, the intention is that the north half of the street improvements will be completed with Phase 1 and the south half of the street improvements will be completed with Phase 2." The TV development schedule shows application for frontage improvements on October 12013 and commencement and completion of construction of Phase 1 on April 2014 and March 2015 respectively. I will set up a meeting to get your response to the following issues: SPS QUOVA3 ‘2°11.,itilct 1. Has the City applied for the TIB grant? And if not when will the City apply for it in future? 2. What is the time frame for that grant? 3. Can the applicant construct the street without the funds from the gra4That is, does the applicant have sufficient direction and can the applicant develop construction drawings that will satisfy City criteria. See the drawings that have been submitted with Design Review Application. 4. Can the completion of the street be divided so that the north half of the street is completed prior to the south half? Moira Carr Bradshaw, Senior Planner Community Development Department 6300 Southcenter Boulevard Tukwila, WA 98188 The City of opportunity, the community of choice www.tukwilawa.gov (206) 431— 3651 1 M - TH, 8:30 — 5:00 1 Minnie Dhaliwal From: Minnie Dhaliwal Sent: Wednesday, August 07, 2013 3:51 PM To: Moira Bradshaw Subject: FW: Tukwila Village parking Attachments: Tuk Village parking cal.pdf Here is the very first analysis. From: Minnie Dhaliwal Sent: Thursday, February 02, 2012 1:59 PM To: Jack Pace Cc: Nora Gierloff; Moira Bradshaw; Derek Speck Subject: Tukwila Village parking Jack, Based on my review of the parking calculations that you received from Johnson Braund here are my comments: 1. Overall the numbers are pretty close and it may be premature to lock ourselves into how many parking stalls are required as the site plan will evolve as the project moves forward. The code allows complementary parking where up to 10% if the usable floor area may be occupied by a complementary use without providing parking spaces in addition to the principal use (TMC 18.56.070D). I think this is what Johnson Braund is referencing in the second column, where they have reduced the parking ratio by 10% ,instead of reducing the overall floor area by 10%. Also, the code allows administrative variance for up to 10% parking reduction (TMC 18.56.140), which is referenced in the third column. One of the criteria for this reduction is that the site is at least 300 feet away from a single family zone. 2. The parking calculation for residential units is correct and it meets all the requirements including the one that requires 75% to be in an enclosed structure. There is one category called out as "residential non -senior LW". I am assuming it is live -work. The table shows 4 such units and one parking space for them. Since it is such a small component of the overall site plan that I am not sure it is of much concern at this time. Also, the code requires two additional spaces for car sharing program that are not included. 3. The parking calculations for the different commercial uses are correct except that a coffee shop is considered fast food (disposable containers) under our code, which requires 1 space for 50 sq. ft. So for 998 sq. ft. coffee shop thejcode requires 20 parking stalls and the table shows 5. I think a case could be made that not all users are going to drive therefore complementary parking waiver could apply. Even if we required 20 stalls the total required parking will not exceed 10% parking reduction. 4. The figure 18-7 in the zoning code states that the parking requirements for a library are to be determined by Planning Commission. However there is no process or criteria. I could include this lin the Housekeeping Code Amendments to make it Type 2 Director's approval or specify that it will be Type 4 PC approval. I will need dirJection on this issue no later than the first part of next week. The table shows 40 parking stalls for 10,000 square feet library and I am assuming that came from what the library wants not what it needs. 5. Oierall their analysis shows 281 are required by code and their target is 276. Assuming we kept the library pa king at 40 and changed the parking for coffee shop from 5 to 20 and required a couple more for residential - the total would be 298, with 10% reduction the total required would be 269 and they are targeting for 276. Therefore I don't think parking is an issue. Johnson Braund understands the parking requirements and I sure hope we will be flexible where code allows us to be. Minnie 1 Minnie Dhaliwal From: Sent: To: Subject: Minnie Dhaliwal Wednesday, August 07, 2013 3:42 PM Moira Bradshaw FW: Tukwila Village comments These were our initial comments and I think the understanding at the time was that parking was going to be addressed as part of development agreement. From: Minnie Dhaliwal Sent: Friday, March 16, 2012 3:08 PM To: Derek Speck Cc: Moira Bradshaw; Jack Pace; Nora Gierloff; Bob Benedicto Subject: Tukwila Village comments Derek, This is to follow up on our meeting yesterday. Listed below are comments from Planning and Building: Planning Comments: 1. It may be helpful to label the buildings with numbers or names eg. 1-5 2. There was discussion about required setbacks and modulation to break up the building mass and soften the facades along the east property line for building 2 (phasel). There is a 20 foot required setback for the 2"d floor and above. The current site plan does not appear to meet the standard setbacks, so this item will need to be addressed as part of the development agreement. The city could let the covered porches extend into the required setback and let the setback standard be averaged along the facades as long as the design intent of breaking up the mass are met . The city stated that 1/3 of the building length could be allowed 20 foot setback if 213rd of the building was setback 30 feet. It was decided that it is not feasible to have 1/3 or 2/3 proportions set at this time. Joe had previously stated that they could look into adding another story to modulate the upper floors and add some terraces. This is acceptable method of modulating the upper floors, however it is hard to agree on the design based on just the site plan. It was agreed that the developer's team would propose some language for the agreement to address this issue. 3. The driveway entrance to the garage along S 144th Street was discussed. Staff proposed eliminating the entrance and instead wrapping that portion of the building with residential units, similar to what the developer has proposed along a portion of the west facade. There may be opportunity to extend on -street parking in this area if the driveway is eliminated. Joe was agreeable on this issue and wanted to discuss it further with the developer and his team. 4. There was discussion about required setbacks, building massing and possibility of breaking up one large plaza into two/three smaller plazas for building 3 (phase2). Plazas facing east could take advantage of territorial views and plazas facing north could overlook the Village Green, but may not get as much sunshine. One option was to make the building mass "H" by sliding a portion of the building west. Fire raised an issue about ladder access to the top of the building. It was decided that fire access will be calculated to determine how much the building could be pushed back. The second floor for a portion of this building is setback 15 feet and does not meet the required setback. Joe asked for a relief from the setback along the NE corner of the building in exchange for larger setback in another area. This item will need to be addressed as part of the development agreement. Applicant to propose some language. 1 5. The pedestrian circulation arc . Phase 2 was discussed and it was decidh . needed more work. The details of the location and design of paths could be addressed as part of the design review process. It was clarified that the underground garage extended under the surface parking lot of phase 2 and the garage wall may pose some limitations on the location of landscaping. 6. It was clarified by staff that the 10% parking reduction for shared parking does not apply to the residential uses, therefore if the developer desires some flexibility in the parking standards it should be addressed in the development agreement. Since an administrative decision will be required for the library parking, staff suggested that the development agreement could include language stating that the developer will generally comply with parking regulations but the Director of Community Development is authorized to grant up to 10% par mg re•uctio 7. The site plan as proposed does not meet interior parking lot landscaping requirements and does not show landscaping along the south side S. 144TH St. If the developer seeks any relief from landscaping standards they should be addressed in the development agreement. 8. Major and minor modification of the site plan should be defined and process for reviewing and approving these modifications should be addressed in the development agreement. 9. Both driveways along TIB are right in/right out, which may impact the viability of retail. Southbound traffic on TIB will need to enter the site from S. 144th St. The access easement along the north property line was discussed. Also, opportunity to make a U-turn at TIB/144th intersection was discussed. It was decided that the developer's traffic engineer should look into opportunity to allow left turns along the northern driveway along TIB. 10. The development agreement includes a schedule and has completion dates, however the obligations of different parties should be clarified. 11. Although we did not discuss this but there are open space requirements for residential units. 100 sf/unit for senior housing and 200sf/unit for non -senior. The developer should be made aware of this requirement so they can make sure they are not going to run into any issues with this standard. Building Comments: 1. the development agreement — Under entitlements and Vesting — should include language that states that the developer is vested to the codes and ordinances in effect at the time that the permit application is deemed complete, provided that the permit application remains valid and is not expired by limitation. 2. Joe questioned whether the State provisions for five story Type VA construction would apply to Tukwila Village or the local ordinance. Ans: The local ordinance for Five story Type VA construction is more restrictive and therefore would supersede the State version of five story Type VA construction. 3. Joe questioned whether or not he could have both five story and four story Type VA construction in the same building for the purpose of not having to apply the five story requirements to the four story portion. Ans: Yes, but there needs to be definitive area breakup for the transition of applicable requirements. All five story areas must be in one block and all four story areas in another block of apartments. 4. For the purpose of vertical modulation both Bryan and Joe talked about potential six story portions of the East Building. I did not comment on this, but I do want to point out at this time, that would eliminate this building from the five story Type VA construction provisions and make them eligible for the Fire Department's Mid Rise Ordinance and all that entails. 2 Moira Bradshaw From: Diana Keys <dianak@johnsonbraund.com> Sent: Wednesday, July 24, 2013 6:10 PM To: Moira Bradshaw; Bryan Park (BryanP@housing4seniors.com) Cc: Melvin Easter; ChrisP Subject: RE: Parking for Tukwila village Attachments: LA1113 - P1.O_Overall Site Plan-redline.pdf Moira, I will respond to your parking count questions, see my responses in italics below. Please let me know if you have any further questions or concerns. Thanks, Diana Keys 1 Director of Housing 1 LEED AP JOHNSON BRAUND, Inc. 15200 52nd Ave S Seattle, WA 98188 T 206-766-8300 dianak@iohnsonbraund.com www.iohnsonbraund.com From: Moira Bradshaw[mailto:Moira.BradshawTukwilaWA.gov] Sent: Wednesday, July 24, 2013 4:44 PM To: Bryan Park (BryanP@housing4seniors.com) Cc: Diana Keys Subject: Parking for Tukwila village Hi Bryan — I am reviewing the parking numbers for the project and came up with the following count discrepancies: 1. The project description submitted for the TV said that there are 70 stalls in the garage of Bldg E. while Sheet P1.0 in the Johnson Braund Drawings say 80. If you could verify which is the accurate number. There are 80 stalls in building E garage. 2. I counted 81 surface stalls plus 2 loading stalls on Parcel A and C versus 93 , which is the total listed on Sheet P1.0. Where are those 10 other stalls? i Per the CS summary and site plan graphics, there are 51 surface stalls + 2 loadin s stalls on parcel A ' nd 11 surface stalls on parcel C for a total of 64 surface stalls for phase 1. This count is consistent with the site plan graphics on P1.0, however there is a typo on the parking stall text for Parcel A surface parking — the total tally is correct. See attached pdf. 3. The 18 stalls in the southeast corner are on an easement for the King County Housing Authority, so they won't be included in the calculations for the project unless you have arranged for a shared use? We have not included the KCHA parking stalls in our counts to satisfy our required parking. Thanks for your help with my math. Moira Carr Bradshaw Senior Planner Department of Community Development 1 6300 Southcenter Boulevard _ Tukwila, WA 98188 www.tukwilawa.gov The City of opportunity, the community of choice (206) 431- 3651 M,T,W 8:30 — 5:00 1,/v /47 Pha.st, s/ (ino- 3 .4, 33 l o4/C e. l ,4.- /0076,e 2 Pa rametrix Date: To: From: Subject: cc: Project Number: Project Name: ENGINEERING • PLANNING • ENVIRONMENTAL SCIENCES 411 108th AVENUE NE, SUITE 1800 BELLEVUE, WA 98004-5571 T. 425.458.6200 F. 425.458.6363 www.param et rix.com TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM - May 28, 2013 Dave McPherson Carter Danne Traffic Impact Analysis 13ryan Park 554-6892-001 Tukwila Village RECEIVED JUN 12 2013 r;r�rnrnur�r r r DLVLLOPMENT RECI lVIP JUN 142013 TUF�VYi j -s PUBLIC WORKS p �, A. 4 8��013 INTRODUCTION Project Description Tukwila Village Development Associates LLC intends to develop a mixed use neighborhood center designed to provide residences as well as neighborhood retail and resources. The developer plans to build the project in three phases and construct five buildings in total that provide the uses shown in Table 1; building letters are shown on the attached site plan. The developer plans to complete Phase 1 in year 2014, followed by Phases 2 and 3 in year 2015. Table 1. Proposed Uses and Development Phasing Proposed Uses ...... Family Apartment Units Senior Housing —Attached Units Phase 1 Total 2 3 Building Letter s, A Location On Site Northwest ✓ D Southwest v B Northeast Qty. Unit of Measure "(84) Dwelling Units (DU) 19 Occupied Dwelling Units (ODU) 70 1 ODU 125 ODU 2 i E Southeast 124) ODU Retail Space Total '17,000\ Square Feet (SF) 1 .1 A Northwest t 8,100 g CR 1 .i C Commons \ 4,250 3 ✓ B Northeast 11,800 fSF 2 E Southeast 1,200) SF Office 2 J D Southwest'03,0-00 SF Community Policing 2 ,i E Southeast 2,000 SF In addition, it is anticipated the he King County Librarystem (KCLS) will relocate the nearby Foster Library onto the site into a 10 000 SF,building constructed by KCLS in a west -central location and dedicated for their sole use. The project site is located in the northeast and southeast quadrant of the Tukwila International Boulevard (TIB)/S 144th Street intersection in Tukwila, WA. The project site is shown on Figure 1. 1 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) 5141ST ST Scope of Analysis This technical memorandum addresses the following: • Traffic Volumes & Parking Projections • Transportation System Conditions • Mitigation Fee Requirements • Conclusions & Recommendations TRAFFIC VOLUMES & PARKING PROJECTIONS S 142ND ST 1 Figure 1 Site. Vicinity Map Existing Traffic Volumes Turning movement volumes were gathered on Thursday, June 14, 2012 prior to school being out of session. The counts were conducted from 2:30 PM to 6:00 PM and the peak hours at the TIB intersections occurred from 4:30 PM to 5:30 PM and at the S 144th Street intersections from 4:15 PM to 5:15 PM. These traffic volumes are shown on Figure 2. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 2 May 28, 2013 r 1 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Figure 2 Existing 2012 PM Peak Hour Turning Movement Volumes Future Baseline 2015 Traffic Volumes The City of Tukwila provided historic traffic volume data on Tukwila International Boulevard north of S 139th Street from the year 2006 through 2011. The annual growth from 2006 has varied year to year as is seen in Table 2 below. Additionally, a forecast of the average daily traffic (ADT) for the project horizon year of 2015 was used to help develop an assumed annual growth rate. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 3 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 2. Historic Growth in Traffic Volumes (TIB north of S 139th Street) Data Years of Growth Average Daily Annual Growth Year from 2006 Traffic (ADT) from 2006 2006 17,100 2007 1 17,300 1.2% 2008 2 17,400 0.9% 2009 3 16,800 -0.6% 2010 4 15,500 -2.4% 2011 5 19,100 2.2% 2015 (Forecast) 9 17,943*- 0.5%* `Forecast using linear regression After reviewing the above information, a 1 percent annually compounding traffic growth rate was determined to be a reasonable assumption for the traffic growth anticipated on the streets near Tukwila Village. Figure 3 shows the future 2015 baseline traffic volumes during the weekday PM peak hour, which were grown from the volumes summarized in Figure 2. S 142ND ST 5142ND ST Tukwila Village Development Associates LLC Traffic Impact Analysis 4 Figure 3 Future 2015 Baseline PM Peak Hour Turning Movement Volumes 554-6892-001 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Trip Generation The 8th Edition of ITE's Trip Generation was used to estimate the amount of traffic generated by the proposed site uses. Table 3 below summarizes the gross trips projected with the proposed development. Gross trips represent the trip generation of land uses as if they were standalone uses and do not account for the trip reductions typically experienced with mixed-use sites. Table 3. Weekday Gross Trip Generation Daily AM Peak Hour PM Peak Hour Proposed Uses Phase & Compatible Land Use Code Building Letter Qty. Total Total In Out Total In Out Family Apartment Units 220 — Apartment 1 A v 84 DU 633 45 9 36 64 42 22 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center 2 D ' 70 ODU 244 11 4 7 13 8 5 3 B si 125 ODU 435 18 7 11 24 14 10 2 E 124 ODU 431 18 6 12 23 14 9 1 A 9,960 SF 1,252 32 20 12 113 56 57 1 C 4,250 SF 534 14 8 6 48 24 24 Retail Space 820— Shopping Center Retail Space 820 — Shopping Center 313 i 1,800 SF 226 6 4 2 20 10 10 2 E -/ 1,200 SF 152 3 2 1 15 6 9 Office 2 0 , 13,000 SF 277 37 33 4 93 16 77 710 — General Office Building Community Policing 730 — Government Office Building 2 E 2,000 SF 138 12 10 2 2 1 1 Subtotal of Phase 1 not including Library 1 2,419 91 37 54 225 122 103 Library 590 — Library 1 (by KCLS) 10,000 SF 764 7 5 2 73 35 38 Subtotal of Phase 1 with Library 1 3,183 98 42 56 298 157 141 Subtotal of Phase 2 2 1,242 81 55 26 146 45 101 Subtotal of Phase 3 3 661 24 11 13 44 24 20 Total with Full Build -Out Full Buiid-Out 5,086 203 108 95 488 226 262 After the gross trip generation was projected, adjustments were made to account for the mixed-use nature of the site and estimates of internal trips within the site. The ITE Trip Generation Handbook contains a procedure by which to do this and that methodology was followed to project the internal capture summarized in Table 4. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 5 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 4. Weekday Internal Trip Generation (Capture) Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out 1A 84 DU 76 1 0 1 10 7 3 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 2 D 70 0DU 29 0 0 0 2 1 1 3 B 125 ODU 52 1 1 0 4 2 2 2 E 124 0DU 52 0 0 0 4 3 1 Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center 1 A 9,960 SF 146 2 1 1 13 5 8 1 C 4,250 SF 62 1 0 1 6 2 4 3B 1,800 SF 26 0 0 0 2 1 1 Retail Space 820 — Shopping Center Office 710 — General Office Building 2E 1,200 SF 19 1 1 0 2 0 2 2 D 13,000 SF 16 1 1 0 3 1 2 Community Policing 730 — Government Office Building 2 E 2,000 SF 8 1 0 1 0 0 0 Subtotal of Phase 1 not including Library 1 284 4 1 3 29 14 15 Library 590 — Library 1 (by KCLS) 10,000 SF 44 0 0 0 2 2 0 Subtotal of Phase 1 with Library 1 328 47 1 3 31 16 15 Subtotal of Phase 2 2 124 3 2 1 11 5 6 Subtotal of Phase 3 3 78 1 1 0 6 3 3 Total with Full Build -Out Full Build -Out 530 8 4 4 48 24 24 With the internal trip capture projected, the external trips (trips that would appear at the driveways) were calculated by subtracting the internal trips (Table 4) from the gross trips (Table 3). Table 5 summarizes below the anticipated total driveway trips. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 6 May 18, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 5. Weekday External Trip Generation (Total Driveway Trips) Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out 1 A 84 DU 557 44 9 35 54 35 19 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 2 D 70 ODU 215 11 4 7 11 7 4 3 B 125 ODU 383 17 6 11 20 12 8 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Retail Space 820 — Shopping Center 2 E 124 ODU 379 18 6 12 19 11 8 1 A 9,960 SF 1,106 30 19 11 100 51 49 Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center 1 C 4,250 SF 472 13 8 5 42 22 20 3 B 1,800 SF 200 6 4 2 18 9 9 2 E 1,200 SF 133 2 1 1 13 6 7 Office 710 — General Office Building 2 D 13,000 SF 261 36 32 4 90 15 75 Community Policing 730 — Government Office Building Subtotal of Phase 1 not including Library 2 E 2,000 SF 130 11 10 1 2 1 1 1 2,135 87 36 51 196 108 88 Library 590 — Library 1 (by KCLS) 10,000 SF 720 7 5 2 71 33 38 Subtotal of Phase 1 with Library 1 2,855 94 41 53 267 141 126 Subtotal of Phase 2 2 1,118 78 53 25 135 40 95 Subtotal of Phase 3 3 583 23 10 13 38 21 17 Total with Full Build -Out Full Build -Out 4,556 195 104 91 440 202 238 The external trip generation summarized above contains vehicle trips of two types: pass -by trips and new trips. Pass -by trips are trips to/from sites where the vehicle was already on the street and as it is passing by the site, the driver turns into the site to make a stop before resuming their original trip. New trips are the remaining trips, where the primary purpose of the vehicle trip was to travel to and from the site. Only the 17,210 SF of retail uses are expected to attract pass -by trips. The pass -by trip reductions applied to the retails uses were as follows: • 65 percent for the PM peak hour (based on the regression equation found for Shopping Center in the ITE Trip Generation Handbook), • 55 percent for daily (although no data exists, it has been assumed to be somewhat less than during the peak hours), and • 65 percent for the AM peak hour (although no data exists, it has been assumed to mirror the PM peak hour trend). The regression equation was used rather than the average pass -by percentage because the pass -by data for shopping centers indicate that the pass -by rate exponentially increases as the square footage of the retail decreases. This presumably occurs because larger shopping centers are more of a regional destination rather than a local neighborhood center, where someone might drop by on the way home in the evening or to the office in the Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 7 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) morning (i.e., a pass -by trip). The result of applying the above pass -by rates to the external trip generation for the retail uses is summarized in Table 6 below. Table 6. Weekday Pass -By Trip Generation Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out 1A 84 DU 0 0 0 0 0 0 0 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 2 D 70 ODU 0 0 0 0 0 0 0 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 3 B 125 0DU 0 0 0 0 0 0 0 2 E 124 ODU 0 0 0 0 0 0 0 Retail Space 820 — Shopping Center 1 A 9,960 SF 608 19 12 7 65 33 32 Retail Space 820 — Shopping Center 1 C 4,250 SF 260 8 5 3 28 14 14 Retail Space 820 — Shopping Center 3B 1,800 SF 110 3 2 1 12 6 6 Retail Space 820 — Shopping Center Office 710 — General Office Building 2 E 1,200 SF 73 3 2 1 7 4 3 2 D 13,000 SF 0 0 0 0 0 0 0 Community Policing 730 — Government Office Building 2 E 2,000 SF 0 0 0 0 0 0 0 Subtotal of Phase 1 not including Library 1 868 27 17 10 93 47 46 Library 590 — Library 1 (by KCLS) 10,000 SF 0 0 0 0 0 0 0 Subtotal of Phase 1 with Library 1 868 27 17 10 93 47 46 Subtotal of Phase 2 2 73 3 2 1 7 4 3 Subtotal of Phase 3 3 110 3 2 1 12 6 6 Total with Full Build -Out Full Build -Out 1,051 33 21 12 112 57 55 The proposed Tukwila Village development would attract 1,051 daily pass -by trips, of which 33 would occur during AM peak hour and 112 would occur during the PM peak hour. As mentioned previously, after accounting for internal trip capture and pass -by trips, the remaining trips are referred to as new trips. The new trips summarized below in Table 6 are the result of subtracting the pass -by trips in Table 5 from the external trips in Table 7. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 8 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 7. Weekday New Trip Generation Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Retail Space 820 — Shopping Center (Retail Space 820 — Shopping Center Retail Space - 820 — Shopping Center Retail Space 820 — Shopping Center Office 710 — General Office Building Community Policing 730 — Government Office Building Subtotal of Phase 1 not including Library Library 590 — Library Subtotal of Phase 1 with Library Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out 1 A E; 84 DU) 557 44 9 35 r 54, 35 19 2' D , -- 70 ODU ' 215 11 4 7 11 7 4 3Bv—1250DU• 383 17 6 11 20 12 8 2 E J — 124 0DU ' 379 18 6 12 19 11 8 1, A 9,960 SF 498 10 6 4 35 18 17 ,.1;C` " l 4,250 SF : 123 4 3 1 14 8 6 3 B J 1,800 SF 13 2 1 1 6 3 3 2 E j 1,200 SF 226 2 1 1 6 2 4 2 D „ — 13,000 SF . 261 36 32 4 90 j 15 75 2 E _ 2,000 SF' 130 11 10 1 /2 1 1 1 1 1,178 58 18 41i 4.1103 61 42 1 (by KCLS) . 10,000 SF 720 7 5 71 33 38 1 1,898 65 23 42 174 94 80 Subtotal of Phase 2 Subtotal of Phase 3 2 1,211 78 53 25gie 128 fi 36 92 3 396 19 7 1,2 No. 26 11 15 11 Total with Full Build -Out Full Build -Out 3,505 162 83 79 328J J 145 183 The proposed Tukwila Village development would generate 3,505 new daily trips, of which 162 wo d occur during the AM peak hour and 328 during the PM peak -hour - ‘,1/o L10 A/ 251 r Trip Distribution and Assignment H �2 Based on the land use patterns in the general vicinity of the project, knowledge of the local transportation system, professional engineering judgment, and traffic counts along Tukwila International Boulevard, distribution and assignment of the project trips were estimated. The new project trip distribution is shown on Figure 4. New trips are estimated to travel to/from the site in the following pattern: • 25 percent to/from the north on TIB towards Seattle. • 25 percent to/from the west on S 144th Street towards nearby neighborhoods and Military Road S. • 25 percent to/from the east on S 144th Street towards nearby neighborhoods. • 25 percent to/from the south on TIB towards the City of SeaTac and State Route 518. Pass -by traffic to/from Tukwila Village is shown on Figure 5 and was assigned based on where the uses were located on the site as well as the volume being carried in the future baseline 2015 traffic streams on TIB and S 144th Street, which indicated the following distribution for the Phase 1 pass -by trips, which are likely to arrive from both TIB and S 144th Street: Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 9 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) • 43 percent from southbound TIB • 26 percent from northbound TIB • 17 percent from westbound S 144th Street • 14 percent from eastbound S 144th Street For Phase 2 pass -by trips, the uses are set -back from TIB and much more likely to draw traffic only from S 144th Street. Given that, the Phase 2 pass -by trafficwas distributed as follows: • 54 percent from westbound S 144th Street • 46 percent from eastbound S 144th Street Lastly, because the project site provides non -motorized system improvements in project vicinity, crosswalk volumes were projected to increase by 50 pedestrians per hour with the completion of the project. For comparison, 50 pedestrians per hour represents the difference between the values suggested for assuming the number of pedestrians per hour in a rural area (zero pedestrians per hour) and a suburban area (50 pedestrians per hour). These values were documented in in the National Cooperative Highway Research Program (NCHRP) Report 599 — Default Values for Level of Service and Highway Capacity Analyses. The thought being the relative difference reflects the change from an undeveloped condition to a suburban development condition. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 10 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Legend 25 Trip Distribution Percentage xxx Daily Trips x.r—►x Peak Hour Trips Traffic Impact Analysis 11 Figure 4 New Project Trips Distribution and Assignments May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) PROJECT SITE o-) o—► 0 000 0 S 142ND ST 7 Figure 5 Pass -By Project Trip Assignments Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 12 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Future 2015 With Project Volumes The trip assignments of new and pass -by traffic were added to the future 2015 baseline PM peak hour volumes shown on Figure 3, which resulted in the PM peak hour turning movement volumes shown in Figure 6. These volumes were used to assess the transportation system conditions with the project. N tit 5 141ST ST 5 142ND ST TUKWILA S 144TH ST PROJECT SITE .. W 11-(1111.4 5146TH ST 269-1 6 'L-32 4-311 r2 1,00 1A S142NDST MINIM Figure 6 Future 2015 with Full Build -Out PM Peak Hour Turning Movement Volumes Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 13 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Parking Generation ITE Parking Generation, 4th Edition was used to estimate the parking demand for the project. The proposed site uses were matched as close as possible to the data available. The parking demand estimates were compared to the proposed parking supply. A total of 427 parking stalls would be provided on-site of which 300 would be in - building (garages) and 127 spaces would be surface parking stalls. Additionally, 18 on -street parking spaces would also be provided. Table 8 below summarizes the anticipated parking demand for a typical weekday. Table 8. Peak Parking Demand by Individual Use f, a ( IS7 Proposed Uses (Compatible ITE Land Use Code) Family Apartment Units 84 Dwelling Units (Code 221 - Low/Mid-Rise Apartment) Peak Parking Demand Ch s Peak Parking Demand Spaces 1.42 spaces per dwelling u aces 81 Hours of Day Parking Peaks Overnight (12:00 AM -5:00 AM) Senior Housing — Attached Units 319 Occupied Dwelling Units (Code 252 — Senior Adult Housing — Attached) 0.59 spaces per dwelling unit 188 Overnight (12:00 AM -5:00 AM) Retail Space 17,210 Square Feet (SF) (Code 820 — Shopping Center) 3.76 spaces per 1,000 SF 65 Noon -1:00 PM Library 10,000 SF (Code 590 — Library) 3.14 spaces per 1,000 SF 31 7:00 PM -8:00 PM Office 13,000 SF (Code 720 — Medical -Dental Office Building) 2.51 spaces per 1,000 SF 64 10:00 AM -Noon plus 26 spaces Community Policing 2,000 SF (Code 730 — Government Office Building) 4.15 spaces per 1,000 SF 8 10:00 AM -11:00 AM The sum of the above peak parking demands for the individual uses total 432 parking spaces (and the amount of on-site parking is very near that amount) and because parking peaks at different times of the day, the actual maximum peak parking demand is less than 432 parking spaces, and would peak at 270 parking spaces in use in the evening from 8:00 PM to 9:00 PM. Table 9 illustrates this by summarizing the parking demand as it varies throughout the day using data from ITE. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 14 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 9. Hourly Variation of Parking Demand Percent of Peak Parking Demand Family Senior Site Hour Apartment Housing- Community Parking Beginning Units Attached2 Retail3 Library's Office Policing6 Demand 12:00 AM 100% 100% 269 1:00 AM 100% 100% 269 2:00 AM 100% 100% 269 3:00 AM 100% 100% 269 4:00 AM 100% 100% 269 5:00 AM 96% 96% 258 6:00 AM 92% 92% 247 7:00 AM 74% 74% 5% 59% 59% 199 8:00 AM 64% 64% 18% 16% 79% 79% 172 193 9:00 AM 34% 34% 38% 45% 95% 83% 10:00 AM 32% 32% 68% 52% 100% 100% 213 11:00 AM 31% 31% 91% 70% 98% 92% 229 12:00 PM 30% 30% 100% 58% 90% 77% 223 1:00 PM 31% 31% 97% 79% 77% 59% 221 2:00 PM 33% 33% 95% 78% 84% 71% 230 3:00 PM 37% 37% 88% 84% 81% 78% 237 4:00 PM 44% 44% 78% 58% 72% 72% 235 5:00 PM 59% 59% 62% 49% 46% 46% 245 6:00 PM 69% 69% 64% 50% 25% 25% 259 1 7:00 PM 66% 66% 77% 100% 259 8:00 PM 75% 75% 70% 72% 270 9:00 PM 77% 77% 42% 234 10:00 PM 92% 92% 247 11:00 PM 94% 94% 253 1 For the family apartment units, the daily distribution for Low/Mid-Rise Apartment (ITE Land Use 221) was used, however, that data has a gap between 9:00 AM and 4:00 PM and the daily distribution for Rental Townhouse (ITE Land Use 224) was used for parking between 9:00 AM and 4:00 PM. 2 For the senior housing -attached units, no daily distribution data is available in ITE for Senior Housing -Attached (Land Use 252). Therefore, the assumed daily distribution for family apartment units was used. 3 For the retail uses, the daily distribution of parking demand for Shopping Center (ITE Land Use 820) for a non -Friday, non - December weekday was used. 4 Used data for Library (ITE Land Use 590). 5 Used data for Office Building (ITE Land Use 701). 6 Used data for Government Office Building (ITE Land Use 730), which provides data for the time period from 9:00 AM to 4:00 PM. That was supplemented with data from Office Building (ITE Land Use 701) for the hours from 7:00 AM to 9:00 AM and 4:00 PM to 7:00 PM. Note that the above parking demand estimates have not been adjusted for the mixed-use nature of the site and the internal capture between uses, which would reduce the peak parking demand. The daily trip generation would Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 15 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) experience a trip generation reduction of 10 percent due to internal capture and a similar reduction would likely occur for the peak parking demand. One other factor that may reduce the overall parking demand is the close proximity to King County Metro bus stops on Tukwila International Boulevard and S 144th Street in the site vicinity (see the Transportation System Conditions section for detailed information about the routes and stop locations). With the overall site peak parking demand peaking at 270 parking spaces, and 427 on-site parking spaces being provided, the proposed parking supply would be adequate. TRANSPORTATION SYSTEM CONDITIONS Street Descriptions The street characteristics in the project vicinity along the project frontage are described in Table 10. Table 10. Existing Street Characteristics in Proje-Vicinity Street Name Functional Classification Tukwila International Boulevard Principal S 144th Street Collector Posted Speed Limit 40 mph 25 mph Travel Lanes Two through lanes in each direction with left -turn lanes and right -turn pockets at S 144th Street. One through lane in each direction with left -turn lanes at TIB. Non -Motorized System Improvements Sidewalks on both sides of the street, but no bike lanes. Signalized crosswalks are provided at the east and west legs of the TIB/S 144th Street intersection. An unsignalized mid -block crosswalk with overhead flashing beacons is also provided north of S 144th Street across TIB. Transit Service Options Bus stops for King County Metro Route 124 are located on the east side of TIB north of S 144th Street and on the west side of TIB south of S 144th Street. Metro Route 124 operates on 30 -minute headways on weekdays and connects to both SeaTac and downtown Seattle. West of TIB, there are sidewalks and bike lanes on both sides. East of TIB, there is continuous sidewalk along the north side and intermittent sidewalk along the south side. There are no bike lanes currently along either side. Signalized crosswalks are provided at the north and south legs of the TIB/S 144th Street intersection. An unsignalized crosswalk is also provided at the east leg of the S 144th Street/41st Avenue S intersection. Bus stops for King County Metro Route 128 are located on the north side of S 144th Street east of 42nd Avenue S and on the south side of S 144th Street west of TIB. Metro Route 128 operates on 30 -minute headways on weekdays and connects Tukwila to West Seattle. Crash History The five-year history of vehicle crashes in the project vicinity was reviewed to see if the crash rate appeared to be unusually high. None of the locations studied experienced crash rates in excess of 1.0 crash per million entering vehicle. In other words, the crash rates were less than one in million. Additionally, no crashes were severe enough to cause fatalities. Table 11 summarizes the five-year crash history. Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 16 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 11. Five -Year Crash History — Crash Rate and Severity Study Area Facilities Street Intersections Exposure Rate Severity Est.2 Crashes Daily Crashes per Million Property Total Time Volume per Entering Damage Personal Crashes (years) (veh) Year Vehicles Only Injury Fatality Tukwila International Blvd. (TIB) at S 144th Street 22 5 20330 4.4 0.6 15 7 S 144th Street at 41st Avenue S 3 0 5 5810 0.0 0.0 Street Segments TIB between: S 142nd Street and S 144th Street 20 5 13180 4.0 0.8 16 4 TIB between: S 144th Street and S 146th Street 22 5 15120 4.4 0.8 14 8 S 144th Street between: TIB and 41st Avenue S 4 5 5700 0.8 0.4 3 1 S 144th Street between: 41st Avenue S and 42nd Avenue S 6 5 5560 1.2 0.6 5 1 1 City of Tukwila records from July 1, 2007 through June 30, 2012. 2 Assumes that the daily volume entering the intersection is approximately 10 times p.m. peak hour volume. 3 Last reported crash here occurred prior to this 5 -year reporting period. The types of crashes were also summarized and those have been summarized in Table 12. The most frequently occurring crash involved a rear -end collisions, which are typically due to driver inattention and stop -and -go traffic. Table 12. Five -Year Crash History — Crash Types Study Area Facilities Street Intersections Crash Type Fixed Object Pedestrian Approach Head or Parked Rear Right Side- or Cyclist Tum On Backing Vehicle End Angle swipe Involved Tukwila International Blvd. (TIB) at S 144th Street 3 9 3 4 3 S 144th Street at 41st Avenue S 3 Street Segments TIB between: S 142nd Street and S 144th Street 1 16 1 2 TIB between: S 144th Street and S 146th Street 1 1 10 2 6 2 S 144th Street between: TIB and 41st Avenue S 1 3 S 144th Street between: 41st Avenue S and 42nd Avenue S 1 1 1 3 Study Area Total Crashes 4 1 2 3 41 6 12 5 Percent of Study Area Total Crashes 5% 1% 3% 4% 55% 8% 16% 7% Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 17 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Level of Service at Intersections Traffic operations were studied at the proposed site driveway intersections and the public street intersections of TIB/S 144th Street and S 144th Street/41 st Avenue S. The quality of traffic operations at intersections was ranked with a level of service (LOS) on an alphabetic scale from LOS A to LOS F, with LOS A being the best operations and LOS F being the worst operations. This is consistent with the Highway Capacity Manual published by the Transportation Research Board. The deterministic software, Synchro version 7 (Build 773, Revision 8), developed by Trafficware, was used to study the intersection operations. Using the intersection traffic volumes shown on Figures 2, 3, and 6, the LOS results were obtained and are summarized in Table 13 below. Table 13. Intersection Level of Service Conditions Existing 2012 Future 2015 Baseline Future 2015 with Project Intersection LOS Delay LOS Delay LOS Delay Tukwila International Boulevard at C 35.0 D 35.9 D 38.9 S 144th Street S 144`" Street at 41st Avenue S/East Drive Northbound Approach B 13.1 B Southbound Approach B 12.1 B 13.3 12.3 C 23.5 C 23.9 Tukwila International Boulevard at at North Drive (Westbound Approach) A 8.9 Tukwila International Boulevard at at Main Drive (VVestbound Approach) A 9.0 S 144`" Street at South Drive (Northbound Approach) C 20.1 None of the intersections operate worse than LOS D. With Tukwila Village, the intersection LOS would degrade from LOS B to LOS C, however, LOS C is still an acceptable LOS. As identified in the City of Tukwila Comprehensive Plan, the LOS standard is LOS D in residential areas and LOS E in commercial areas. Therefore, all of the study intersections would meet the LOS standard and no specific mitigation is recommended to improve the LOS condition at the study intersections. Driveway Channelization The proposed driveways operate at acceptable LOS with the channelization shown on the site plan. The Tukwila Infrastructure Design and Construction Standards do not contain specific channelization guidelines to follow for evaluating channelization proposed at driveways beyond LOS conditions, but do mention the City recognizes and uses the most current edition ofA Policy on Geometric Design of Highways and Streets by the American Association of State Highway and Transportation Officials (AASHTO) for channelization guidelines. AASHTO does not have quantitative guidelines for recommending right -turn channelization and the City's standards indicate that the City recognizes the WSDOT Design Manual as a reference, which does have quantitative guidelines for right -turn channelization, therefore, that has been used to supplement the AASHTO reference. The greatest potential need for left -turn channelization on a public street to serve movements into the project site would occur at the S 144th Street/East Drive/41 st Avenue S intersection. In reviewing the AASHTO guidelines and extrapolating for a 30 -mph operating speed,,the combination of left -turn volumes, advancing and opposing volumes at the East Drive intersection do not warrant the a left -turn lane. The greatest potential need for right -turn channelization on a public street to serve movements into the project would occur at the TIB/Main Drive intersection. At this intersection, 62 vehicles would turn into the Main Drive with 528 vehicles traveling advancing northbound behind them. However, there are two northbound travel lanes and the posted speed limit is 40 mph there. The WSDOT Design Manual only recommends using the Design Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 18 May 28, 2013 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Manual Exhibit 1310-19 in developing recommendations for right -turn lanes when multilane facilities have posted speed limits of 45 mph or greater. Additionally, given that King County Metro has a bus pull-out in close proximity that would conflict with a right -turn lane, no right -turn lane is recommended on TIB at the Main Drive. Driveway Sight Distances The sight distance exhibits prepared by Barghausen Consulting Engineers indicate that the proposed driveway locations would have adequate sight distance per City standards. Therefore, no sight distance improvements are recommended. It is recommended that sight distance triangles be regularly maintained. Driveway Access Spacing & Corner Clearances The proposed driveways were located based on site constraints and access spacing and corner clearance guidelines. The City Engineer has reviewed preliminary plans and found the location of the proposed driveways to be acceptable. MITIGATION FEE REQUIREMENTS Mitigation fees are due to the City at the time of building permit issuance to pay for the project's proportionate share of impacts. Additionally, the proposed development must pass the concurrency test conducted by the City of Tukwila. CONCLUSIONS & RECOMMENDATIONS The proposed Tukwila Village would not create significant adverse impact on the transportation system. The primary recommendations are: • Maintain clear sight triangles • Pay for the project's proportionate share impacts via the City's traffic impact fee program Tukwila Village Development Associates LLC 554-6892-001 Traffic Impact Analysis 19 May 28, 2013 Attachment A Trip Generation t` TripGen & Volumes 2013.05-20.xlsx g 2 N 8' ^ i N8�OERR F 3 EEE2 , �°(IOEii Ei per m E E: N tE 5 2 = N2nNEiR ii 2 A 222 AEP m f ; N {� R N E o v^ gg '% 1p N ^ 1 SERP O� C2 FEAR 114 g O 0 O O O O O O O O 0.0 O O O 0 0 0 0 0 0 0 0 0 0 "i E 0 0 0 0 0 0 0 0 0 0 0 0 0 0 000000 00 1 E H a 0 0 0 0 0 0 00 0 0 0 0 0 0 000000 0 0 g0 0 0 '8 0 0 m ,mN 0 0 0 , 0Eg^02 URNS {I00 0 0 0 0 a omo0 0 0 ogg'og SSg� a" m fo -o 0 0 0 0 E20p00 0 0 00000n IRE EL N� f6 '' iE N .O- ^ T � E Omi � N t09 6 0 � 2 m b b r v � �i N N E ' ',o o ' R g e E g e -Y t 5 2 a 0N8 m '°EN 0 RA E ARAM ^R m N U € E. r of Q E R N n e29 ^ N S.'E6Raa� mR i5 n N 8 2 ' 0enit'-' :`-'2N m n 71 2 "•-n488 131 g s ^- 8 2 2 m 2 ON�n;N m N b N Svn4d 222q biter V g 3 3 0 F N n 2 2 2 N E�°me^e m 0 § 4p228Y.' No _2 dr. ^m N N N p N o 0Nng 8 1p E-REE,"ANE2 mEA Gross 1 I& Out' bh 872 317 g N a N R EAE^&g F 81 gmRAAA FAH ^ e `g H ^ `a A `a E `vNY c n v`�i Y.' `An 0 m R A n ^ 2 N •- i 0 _ �xp �X! n d b b xx b p g [ E 'E b e1i E xx b 7= lrg gg A g 50%1 portio s have e m neratl ice, end 50% 50% 88 ELt 9 50% portio s have on. thin. 0.65 Ln(X) ♦ 5.03 R2.0.78, Rab {291 Gross trips have been pro use variable. Internal trip based on the gross trip ge of Ubrary, 011 Ln(T).0.69 Ln(X) + 5.05 Ln(T) - 0.77 Ln(X) . 3.65 P 1 Irom ITE Tdp Generatla Trip Rate! Trip Equation Sun of Senior 7.8.06(X)+123.56 d gg MITI 8 88888 1 E'i Si �+ Zi Si .� .J ... .. .. gg _ E S 8 Ai g 2A 9 Em esu W Serbr Adult Housing - Attached Senior Adult Housing - Attached as 1• 0 J m as 0 Tt ME q `� S 8 S8 ci fl N N N S . Center 11.1='r6 .111111 General Office Building e Y O p E SEEE SF C 2 g 'R 4 �w $§ E* g" N 686 E � gy 7 0606 N �$}�m H (see above) (see above) (see above) (see above) (see above) se (e above) (sea above) (see above) (see above) QN U! fLLQ/J 25 SSSS QN $N E tgLL/l QN 92.5 - gN 525 E N le w j -A' D z a nr,,,+q fE ` S d QQ a 11!! 8 8 pEp3w i i 2 U m% ®e a 0 1.i' tU ii m w 2 o 0 " 1‹.... 4 a m m a w '° ,- ^ NM g ^^a..-.-M..NN a n n N N n .- � N N. -NN PROPOSED LAND USE ACTIONS Total Residential (for Internal Trip Capture) Family Apartment Units Senior Housing - Attached Senior Housing - Attached Senior Hooshp - Attached a 1 = Total Retail (for Internal TN? Capture) LivolWork units, Coffee Shop, Small Restaurants Community Commons Bolding Retait Misc. Rotas: Misc. Total 011ke (tor Internal Trip Capture) Library Office Space 1 a € 3rWamm UOw s i ffiq 2 6911. S, g= m m a 3 g g m u LL r Phase 2 Phase 3 t` TripGen & Volumes 2013.05-20.xlsx TripGeneration TripGen & Volumes 2013-O5-2O.xlsx os iq n - n ^ ' '^^^n0) . - mV-_ _ V„« i£ E r . ^ 0) 0 .7.0 0)n- .0 9 - n- 2A2n 71 8 p S2' 6 0 0 n o n o 0 0 0 0 0 0 0 o n ...no. o e o r£$j 12 S 0 e 0 0 0 0 0 000000 0 0 0 000000 0000 .Stt yTj Ei o 9F o 0 0 e 0 0 000 0 0 0 0 0 0 00000 e000 50 0 0 0 0 0 0 r..0.--00 0 0 N On.-00,- 0 0-- nal TA !piled I w -By S O 0 0 0 0 ON N N N N O O o o N of O N N 1 e O 0 O 0 e 2 NCON000 0 0 2 oT000co nNHnn 5 * b g' 0 n H - ^ N N- n 0) - - '- q 4 P 0 4- n N N N- E E S N o T (7 € r N v . - - - v, :- u, n - n iii;.: mmn N p L, T°'o - 0 0 0 O E24 lk HI Imes 2�9 g N .- .. .-0 0 . 0.-0.-010 .- .- 0 on---N ....co- rje m n n - n - ^ N ' b 0)- m N . N mN�--- � O) v- Si N N- S 0 n 0 0 X 2""20 2 0 - 09.00.0 0,<2 a.e a . >¢ r m - - - h n- n - E noi:122 0)0)00) $o b b ton c u"t o� g g g _ —Ili iii q� 20) 6 L g g -� n E 0) g g E a portio have on. 81% pro s have eneratl se, and 71% .0 . I se abm se abo, ee a5o, ee a5o, se also, ee also, le a5o, from ITE Tile Genera:10 Trip Rate/ Trip Equation Sum of Senior T. 0.49 (X).3.73 T .0.19 (X) -13.86 use variable. Internal trips on the gross trip generati rass rips ave •een pr use variable. Internal trip based on the gross trip g Sun of Libra , 010 EINEE Ln(T) . 0.80 Ln(X) . 1.55 5.88 20 s ag ' t 1 1 �1I Senior Adult Housing -Attached 1Vi . Senior Adult Houst g -Attached Shopping Cerner Shopping Center 22A N W General Office Building Government Office Building 1111111 (see above) (see above) (see above) Q g 3 p N m EEEE n n pppis 2 s- EP 3� g7 BFa.ib Lf. }j 7 D' qq0) Li - gg' 4, N NNNN a- Q Q ' g gS Q Q $$S Q$Qg 1.200 1,000 SF see belov 10.000 1,000 SF N N Q QQS Qg __ _ j��` i3 HIM (see above) (see above) (see above) (see above) BUIL Location NW Total Z W 3 N a 3 N H Z o oW U Z W N 3 N N £ o 3w pEp, w § ?i Z Z U M N iiii IIIE v v ¢ 0) b m O W W « b 6 < U U m W p 0 Z¢ 0 0 0 W gco _- .. o CI N N N--� N-- N N el b a PROPOSED LAND USE ACTIONS Total Residential (tor Internal Trip Capture) Family Apartment Units Senior Housing - Attached 1 x 4N ia x x I N¢ g F ag 1 X 11 gE N ] -13 r E r Rota0: Misc. Total O111ce (for Internal Trip Capture) Library 2 8z2 g E U p TOTAL FULL BUILD -OUT Trips by Phase Phase 1 not Including Library Phase 1 with Library Phase 2 Phase 3 TripGeneration TripGen & Volumes 2013-O5-2O.xlsx Weekday PM Peak Hour Trip Generation z E 7,6 6 8 '.2 R m v m m ::mmv'2 g 2 287:".2 428= , 2 m m ^ _ m_" 42 8' 8 v 228'87, n3m 28 a St 3 8 3 3 2 R ' m 27, Er. R " M287,§ `�1c 147 i �"a! i$ pcc3 3 E=, m 1 g� 9 id p..2.x Ea 9 U 0 0 0 0 0 0 0 000000 0 0 0 0 0 0 0 0 0 ,G 0 o 0 0 0 0 0 0 0 0 0 0 0 0 000 0 0 0 0 00 0 0 0 0 0 0 0 0 000 0 0 0 000000 0000 0 0 0 0 0 0 ;rm., 06 o 3 b m o8 07_00.-4,43 mm 5 0 0 0 0 0 0 Ci 87,'v o 0 o o 8 m' o v v v m 3 f o 0 0 0 0 0 2 N0 0 o _ 00 n 22,..,:,_ � eEm g o 3 0 2 m N m o 0 m 88" �8 8' N 22�R88 8°- s 2 = '� ' 2 NNmm'2 8 ' N 22&22`7, 277,8" 1 r 3 3 2 R _ _ 8 8'4882,7 8 N < ,732esA 2M82 S it - F tiln i-� xs. S Q 3 n m 0 - r 00.-61,40 0 0 N O m v m m 0000 � � m N - m m N- - o N N N m m �m 7,'m f R 0 _ N a 2 N m o ;.> NRm0mm RA^m Gross Tripe Variable x Gross Trip Rale 8 in & Out % ' 0 m !y 4 N 0 0 0 _ g ti0000 ' N 2F RA2r' d'aeR R d m 8 0 _ m 238022 8' N m0NNNN 2'^A g 3 _ 3 N N 8! 00R 2 N 0 P0088 N00 Netts' from ITE Trip Generation Handbook it 03 m y use variable. Internal trips have been proportioned based on the gross trip generation. 888888 8E88 g E g m g g g I Trip Generation Charecte Iran RE Trip Generation report Trip Rate/ Trip Equation O% In ut E '51 49% pa fie s have meratl Y,8 48% 17% 31% g 0 f e • o , II 11 U U yy! C 9 8 I F /1' J. a¢ I S /1 1.� 2 11 m Shopping Center Shopping Center if N i g 1 1; p_ N � O U w I g (see above) (see above) (see above) (see above) (see above) (see above) - - (see above) (see above) (sae above) FIR R N R m 8mm' E n O 1$ J 3 E j 7 O m ro a U OOUE $ 7 00008 roF. g 000000 LL LL mQ I%Qq%QN% g S g Rgi aY'' LL LL S g LL gig,- LL Em N g - Ng g a 7, g S $ $ $ 6 N 7,F m Ltr. Location Qty. Units .1 8 HIM Hy m illi 118888 8885 ___ e 2 N N 4 2_ p€ V Z 1 N 3 N : ' 1$��--�I i Z U y h 81& m b m O W W m bQ <U U m W 2 O W _ Q E 1—wow _ 1 � � ry m N N N ' b PROPOSED LAND USE ACTIONS V aV g _ _ EII g Seim Housing - Attached pp L' a Senor Housing - Attached p4 P 1-4 m Total Retail (lor Internal Trip Capture) Liven/York wits, Coffee Shop, Smal Restaurants ,1,1qs �r 3 a g a' a sN E 8 'TOTAL FULL BUILD -OUT Tripe by Building, Library Balding A Building B Balding C Balding 0 Building E Trips by Phase Phase 1 not Including Library Phase 1 with Library Phase 2 Phase 3 0 M m a TripGeneratIon TripGen & Volumes 2013-05-20.xlsx 4. i Internal Trip Calculation Worksheet Time Period: from Gross Trip OFFICE Generation RETAIL RESIDENTIAL OFFICE OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL Unconstrained OFFICE Trip OFFICE Capture RETAIL RETAIL RESIDENTIAL RESIDENTIAL OFFICE OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL Unconstrained Internal !Capture Rates 1 Weekday Daily Constrained Trip ;Capture Trip Origins to all destinations all destinations all destinations to Retail to Residential to Office to Residential to Office to Retail to Retail to Residential to Office to Residential to Office to Retail to Retail to Residential to Office to Residential to Office to Retail to 589 trips to OFFICE 1082 trips to RETAIL 8.7.1 trips to RESIDENTIAL 22% to RETAIL 2% to RESIDENTIAL 3% to OFFICE 11% to RESIDENTIAL N/A to OFFICE 38% to RETAIL 130 trips to RETAIL 12 trips to RESIDENTIAL 32 trips to OFFICE 119 trips to RESIDENTIAL 0 trips to OFFICE 3.31 trips to RETAIL 24 trips 12 trips. 32 trips 119 trips 0 trips 78 trips Gross Trips Net Internal Trip Destinations from all origins all origins all origins Office Office Retail Retail Residential Residential Office Office Retail Retail Residential Residential Daily Trips Total Site Office Retail Residential Total Site 590 trips 1082 trips 872 trips 4% 3% 15% 33% N/A, 9% 24 trips 18 trips 162 trips 357 trips 0 trips 78 trips Total In Out 5086 2544 2542 68 32 36 253 102 151 209 131 78 530 265 265 Net Internal Capture Rate = 10% Internal Trip Calculation Worksheet Time Period: Weekday AM Peak Hour of Adj. St. Traffic from Gross Trip OFFICE Generation RETAIL RESIDENTIAL Unconstrained OFFICE Internal Capture Rates Unconstrained Trip Capture Constrained Trip Capture Trip Origins to to all destinations 8 trips to OFFICE all destinations 21 trips to RETAIL all destinations 66 trips to RESIDENTIAL to Retail 20% to RETAIL OFFICE to Residential 0% to RESIDENTIAL RETAIL to Office 3% to OFFICE RETAIL to Residential 7% to RESIDENTIAL RESIDENTIAL to Office N/A to OFFICE RESIDENTIAL to Retail 34% to RETAIL OFFICE to Retail 2 trips to RETAIL OFFICE to Residential 0 trips to RESIDENTIAL RETAIL to Office 1 trips to OFFICE RETAIL to Residential 1 trips to RESIDENTIAL RESIDENTIAL to Office 0 trips to OFFICE RESIDENTIAL to Retail 2.2 trips to RETAIL OFFICE to Retail 1 trips! OFFICE to Residential 0 trips RETAIL to Office 1 trips. RETAIL to Residential 1 trips: RESIDENTIAL to Office 0 trips, RESIDENTIAL to Retail 1 tripsi Trip Destinations from all origins all origins all origins Office Office Retail Retail Residential Residential Office Office Retail Retail Residential Residential AM Peak Hour Trips Gross Trips Total Site Net Internal Office Retail Residential Total Site Net Internal Capture Rate = 4% 48 trips 34 trips 26 trips 2%1 0% 15% 31% N/A 5%, 1 trips 0 trips 5 trips 11 trips 0 trips 1 trips Total In Out 203 108 95 2 1 1 4 2 2 2 1 1 8 4 4 13 Internal Trip Calculation Worksheet Time Period: Gross Trip Generation Unconstrained Internal Capture Rates Unconstrained Trip Capture Constrained Trip Capture Weekday PM Peak Hour of Adj. St. Traffic fro m OFFICE RETAIL RESIDENTIAL OFFICE OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL OFFICE OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL OFFICE OFFICE RETAIL RETAIL RESIDENTIAL RESIDENTIAL Trip Origins to all destinations all destinations all destinations to Retail. to Residential to Office to Residential to Office to Retail to Retail to Residential to Office to Residential to Office to Retail to Retail to Residential to Office to Residential to Office to Retail to 116 trips to OFFICE 100 trips to RETAIL 46 trips to RESIDENTIAL 23% to RETAIL 2% to RESIDENTIAL 3% to OFFICE 12% to RESIDENTIAL N/A to OFFICE 53% to RETAIL 27 trips to RETAIL 2 trips to RESIDENTIAL 3 trips to OFFICE 12 trips to RESIDENTIAL 0 trips to OFFICE 24 trips to RETAIL 1 trips 1 trips 3 trips 12 trips 0 trips 7 trips Trip Destinations from all origins all origins all origins Office Office Retail Retail Residential Residential Office Office Retail Retail Residential Residential PM Peak Hour Trips Gross Trips Total Site Net Internal Office Retail Residential Total Site 52 trips 96 trips 78 trips 2% 2% 31% 31%al 0%'i 9%1 1 trips 1 trips 30 trips 30 trips 0 trips 7 trips Total In Out 488 226 262 5 3 2 23 8 15 20 13 7 48 24 24 Net Internal Capture Rate = 10% Attachment B Channelization Needs Assessment 14- Evaluation of Need for Left -Turn Lanes Volume Conditions to Evaluate: 25 -mph Posted Speed 30 -mph Operating Speed (Assumed) 65 Left Turns 345 Opposing Volume 340 Advancing Volume 19% Left Turns from AASHTO Green Book Table 9-23. Guide for Left -Turn Lanes on Two -Lane Highways U.S. Customary Opposing Volume (veh/h) Advancing Volume (veh/h) 5% Left Turns 10% Left Turns 20% Left Turns 30% Left Turns 40 -mph Operating Speed 800 330 240 180 160 600 410 305 225 200 400 510 380 275 245 200 640 470 350 305 100 720 515 390 340 50 -mph Operating Speed 800 280 210 165 135 600 350 260 195 170 400 430 320 240 210 200 550 400 300 270 100 615 445 335 295 Linear extrapolation and interpolation for 30 -mph Operating Speed U.S. Customary Opposing Volume (veh/h) Advancing Volume (veh/h) 5% Left Turns 10% Left Turns 20% Left Turns 30% Left Turns 30 -mph Operating Speed 800 380 270 195 185 600 470 350 255 230 400 590 440 310 280 200 730 540 400 340 100 825 585 445 385 Linear interpolation for Left Turn Percentage and Opposing Volume U.S. Customary Opposing Volume (veh/h) Advancing Volume (veh/h) 10% Left Turns 20% Left Turns 19% Left Turns 30 -mph Operating Speed 400 440 310 323.0 200 540 400 414.0 345 467.5 334.75 L 348.0 Is the advancing volume the highlighted volume above? No. Therefore, a left -turn lane is not recommended. Attachment C Level of Service — Existing Conditions iti Queues 4: S 144th Street & Tukwila International Blvd 10/22/2012 it 4-- 4\ t p '/ PJ ,14) }>a Lane Group Flow (vph) 74 243 107 202 151 421 67 55 721 76 u/c Ratio 0.46 0.67 0.38 0.37 0.63 0.47 0.16 0.15 0.69 0.19 Control Delay 59.3 45.4 48.8 34.4 57.5 39.7 14.5 34.9 36.4 23.2 pueue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay_ M 59.3 45.4 48.8 34.4 57.5 39.7 14.5 34.9 36.4 23.2 Queue Length 50th (ft) 47 137 60 102 95 133 5 29 220 25 Queue Length 95th (ft) 113 261 149 223 194 226 47 71 343 72 Interna! Link Dist (ft) 447 125 620 182 Tum Bay Length (ft) 150 100 100 125 50 Base Capacity(vph) 382 569 384 592 466 1865 796 510 1874 714 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.19 0.43 0.28 0.34 0.32 0.23 0.08 0.11 0.38 0.11 Weekday PM Peak Hour LOS 4:45 pm 10/22/2012 Existing 2012 Conditions %user_name% Synchro 7 - Report Page 1 HCM Signalized Intersection Capacity Analysis 4: S 144th Street & Tukwila International Blvd --► c 4-- 4s- 4\ 10/22/2012 P 4, o,- - t BL 1 . _ B n:i 'B7 1r :R B .:7T I BRcat B- Lane Configurations ) 1 I 1 1' T /1 ++ r Volume (vph) 71 130 104 103 169 25 145 404 64 53 692 73 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 `Grade (%) -3% 2% 0% 1% Total Lost time (s) 4.5 5.0 4.5 5.0 4.5 5.5 5.5 4.5 5.5 5.5 Lane UtiI. Factor 1.00 1.00 1.00 1.00 1.00 0.95 1.00 1.00 0.95 1.06, Frpb, ped/bikes 1.00 0.98 1.00 0.99 1.00 1.00 0.94 1.00 1.00 0.88 flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.93 1.00 0.98 1.00 1.00 0.85 1.00 1.00 0.85 Fit Protected 0.95 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot) 1796 1736 1752 1793 1752 3505 1472 1761 3522 1386 Flt Permitted 0.95 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (perm) 1796 1736 1752 1793 1752 3505 1472 1761 3522 1386 Peak -hour factor, PHF 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Adj. Flow (vph) 74 135 108 107 176 26 151 421 67 55 721 76 r2TOR Reduction (vph)_ 0 20 0 0 4 0 0 0 43 0 0 16 Lane Group Flow (vph) 74 223 0 107 198 0 151 421 24 55 721 60 onfl. Peds. (#/hr)_ 54 24 24 54 44 18 18 44, Heavy Vehicles (%) 2% 2% 2% 2% 2% 2% 3% 3% 3% 2% 2% 2% [rum Type Prot Prot Prot Perm Prot Perni Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases Actuated Green, G (s) 7.4 20.1 17.5 30.2 13.8 25.8 25.8 19.5 31.5 31.5 Effective Green, g (s) 7.4 20.1 17.5 30.2 13.8 25.8 25.8 19.5 31.5 31.5 Actuated g/C Ratio 0.07 0.20 0.17 0.29 0.13 0.25 0.25 0.19 0.31 0.31 Cle narace Time (s) 4.5 5.0 4.5 5.0 4.5 5.5 5.5 4.5 5.5 5.5 Vehicle Extension (s) 2.0 3.0 2.0 3.0 2.0 4.0 4.0 2.0 4.0 4.0 )ane Grp Cap (vph) 130 341 299 529 236 883 371 335 1083 426. v/s Ratio Prot 0.04 c0.13 0.06 c0.11 c0.09 0.12 0.03 c0.20 CA Ratio Perm 0.02 0.04. v/c Ratio 0.57 0.65 0.36 0.38 0.64 0.48 0.07 0.16 0.67 0.14 ;Uniform Delay, d1 46.0 37.9 37.5 28.6 41.9 32.6 29.1 34.6 30.9 25.7 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 3.4 4.5 0.3 0.4 4.1 0.6 0.1 0.1 1.7 0.2 Delay (s) 49.3 42.4 37.8 29.1 46.1 33.1 29.2 34.7 32.6 2.5.9 DCCCCC' 32.1 D C D C -] 2 6 L e1 of Service Approach Delay (s) Approach LOS D D 44.0 D C 32.1 35.8 n ersec ion Summary HCM Average Control Delay HCM Volume to Capacity ratio Actuated Cycle Length (s) Intersection Capacity Utilization natysis Period (min) c Critical Lane Group 35.0 0.58 102.4 70.3% 15 HCM Level of Service C Sum of lost time (s) 15.0 ICU Level of Service C Weekday PM Peak Hour LOS 4:45 pm 10/22/2012 Existing 2012 Conditions %user_name% Synchro 7 - Report Page 2 1V 1 HCM Unsignalized Intersection Capacity Analysis 6: S 144th Street & East Drive 10/22/2012 C &- 4\ t }dlovement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBI Lane Configurations 4 ;Volume (vehm) _ _ 6 249 Sign Control Free Grade -2% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 dourly flow rate (vph) 7 271 7 2 322 1 8 0 7 2 0 7 Pedestrians ane Width (ft) 12.0 12.0 12.0 Walking Speed (ft/s)_ 4.0 4.0 4.0 rercent Blockage 2 2 - __ ,- _ _. 4 . _ Right turn flare (veh) Median type None None Median storage veh)___ _ i rst eam signal (ft) _ 388 _ __- _ -, - pX, platoon unblocked iC, conflicting volume 371 ` 299 _ 642 _ 684320 692 687 370 vC1, stage 1 conf vol v -C2, stage 2 conf vol vCu, unblocked vol 371 299642 684 320 692 687 370 tC, single (s) 4.1 T- - 4.1 - - ---_ T - -'T 7.1 - 6.5 6.2 7.1 6.5 - 6.2 4+ 6 2 296 1 Free 1% 4+ 7 0 6 2 Stop 2% 4+ 0 Stop 0% 24 22 48 tC, 2 stage (s) _ LF1(s)__ _T - 2.2 -- - -- 2.2 p0 queue free % 99 cM capacity (veh/h)_ 1140 1239 3.5 4.0 3.3 3.5 4.0 3.3 100 98 100 99 99 100 99 pirection, Lane # EB 1 WB 1 NB 1 SB 1 357 347 _ 693 _ 317 346 648 Volume Total 284 325 14 9 Volume Left 7 2 8 2 Wine Right _ 7 ___ 1 _ _ 7 _ 7 _ cSH 1140 _1239 460 514 _ glume to Capacity 0.01 0.00 0.03 _ 0.02 Queue Length 95th (ft) 0 0 2 1 Control Delay (s) 0.2 0.1 13.1 12.1 Lane LOS A A BB Approach Delay (s) ! _ 0.2 0.1 13.1 12.1 - Approach LOS B B Intersection Summary Average Delay Intersection Capacity Utilization Analysis Period (min) 0.6 33.1% ICU Level of Service A 15 Weekday PM Peak Hour LOS 4:45 pm 10/22/2012 Existing 2012 Conditions %user name% Synchro 7 - Report Page 3 Attachment D Level of Service — Future 2015 Baseline Conditions 11 Queues 4: S 144th Street & Tukwila International Blvd 5/17/2013 -10 '- 4\ t r• ' 1 4' t Lane Group Flow (vph) !i/c Ratio Control Delay P-ueue Delay Total Delay Queue Length 50th (ft) Queue Length 95th (ft) Internal Link Dist (ft) Tum Bay Length (ft) [Base Capacity (vph) Starvation Cap Reductn_ Spillback Cap Reductn Storage Cap Reductn [Reduced v/c Ratio 76 251 0.47 0.68 61.5 46.8 0.0 0.0 61.5 46.8 49 144 119 280 447 110 208 155 433 69 0.41 0.39 0.64 0.47 0.16 50.8 35.6 59.2 40.4 12.2 0.0 0.0 0.0 '0.0 0.0 50.8 35.6 59.2 40.4 12.2 63 109 99 138 2 158 235 206 240 44_ 125 620 57 743 78 0.15 0.69 0.19 35.9 37.0 24.1 0.0 0.0 -6.6- 35.9 37.0 24.1 30 230 27 76 368 76 - -- 182 - - 150 100 100 125 50 269 625 353 706 444 2211 936 409 1748 667 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0.28 0.40 0.31 0.29 0 0 0 0.35 0.20 0.07 0 0 0 0 _0_ 0 0 0.14 0.43 0.12 ill ze3 NOW/ Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 Baseline Conditions %user_name% Synchro 7 - Report Page 1 35.9 HCM Level of Service D J 0.59 105.3 Sum of lost time (s) 15.0 71.1% ICU Level of Service Analysis Period (min) 15 J c Critical Lane Group HCM Signalized Intersection Capacity Analysis 4: S 144th Street & Tukwila International Blvd 511712013 Lane Configurations Volume (vph) Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 ;Grade (%) -3% 2% 0% 1% Total Lost time (s) 4.5 5.0 4.5 5.0 4.5 5.5 5.5 4.5 5.5 5.5 lane U61. Factor 1.00 1.00 1.00 1.00 1.00 0.95 1.00 1.00 0.95 1.00', Frpb, ped/bikes 1.00 0.98 1.00 0.99 1.00 1.00 0.94 1.00 1.00 0.88 fjpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00, Frt 1.00 0.93 1.00 0.98 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot) 1796 1737 1752 1792 1752 3505 1470 1761 3522 1381 Flt P m tted 0.95 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00, Satd. Flow (perm) 1796 1737 1752 1792 1752 3505 1470 1761 3522 1381 Peak -hour factor, PHF 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Adj. Flow (vph) 76 140 111 110 181 27 155 433 69 57 743 78 RTOR Reduction (vph) 0 21 0 0 4 0 0 0 48 0 0 15, Lane Group Flow (vph) 76 230 0 110 204 0 155 433 21 57 743 63 Confl Peds. (#/hr) 54 24 24 54 44 18 18 44 Heavy Vehicles (%) 2% 2% 2% 2% 2% 2% 3% 3% 3% 2% 2% 2% Tum Type Prot Prot Prot Perm Prot Perni Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases Ar.kMR A.P1' ++ r ft r 73 134 107 106 174 26 149 416 66 55 713 75 2 6 Actuated Green, G (s) 7.6 20.8 Effective Green, g (s) 7.6 20.8 Actuated gIC Ratio 0.07 0.20 Clearance lime (s) 4.5 5.0 Vehicle Extension (s) 2.0 3.0 )ane Grp Cap (vph) 130 343 v/s Ratio Prot 0.04 c0.13 17.5 30.7 14.3 27.2 27.2 20.3 33.2 33.2 17.5 30.7 14.3 27.2 27.2 20.3 33.2 33.2 0.17 0.29 0.14 0.26 0.26 0.19 0.32 0.32 4.5 5.0 4.5 5.5 5.5 4.5 5.5 5.5 2.0 3.0 2.0 4.0 4.0 2.0 4.0 4.0 291 522 238 905 380 339 1110 435 v/s Ratio Perm 0.06 c0.11 c0.09 0.12 0.03 c0.21 0.01 005 vlc Ratio lniform Delay, dl 0.58 0.67 47.3 39.1 0.38 0.39 0.65 0.48 0.05 0.17 0.67 0.14 39.1 29.8 43.1 33.0 29.4 35.5 31.3 25.9 Progression Factor ncremental Delay, d2 Delay (s) evel of Service Approach Delay (s) Approach LOS 1.00 1.00 4.3 5.1 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 51.6 44.2 D D 0.3 0.5 4.8 0.5 0.1 0.1 1.7 0.2 39.4 30.3 47.9 33.6 29.5 35.5 33.0 26.1 D C DCCDC C' 45.9 D 33.4 36.5 32.5 C D C 1 nterse io Summary ICM Average Control Delay HCM Volume to Capacity ratio Actuated Cycle Length (s) Intersection Capacity Utilization C Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 Baseline Conditions %user_name% Synchro 7 - Report Page 2 14 HCM Unsignalized Intersection Capacity Analysis 6: S 144th Street & East Drive 5/17/2013 Lane Configurations ` 4 Volume (veh/h) 6 257 6 2 305 1 7 0 6 2 0 6 Sign -Control Free Free Stop Stop Grade -2% 1% 2% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.9.2 Hourly flow rate (vph) 7 279 7 2 332 1 8 0 7 2 0 7 Pedestrians 24 22 48 Lane Width (ft) 12.0 12.0 12.0 Walking Speed (ft/s) 4.04.0 4.0 Fercent Blockage 2 2 4 Right turn flare (veh) ,Median type None None Median storage veh) Upstream signal (ft) 388 pX, platoon unblocked VC, conflicting volume 381 308 661 703 329 711 7.05 380 vC1, stage 1 conf vol 'C2, stage 2 conf vol_ vCu, unblocked vol 381 308 IC, single (s) 4.1 4.1 tC, 2 stage (s) tF (s) 2.2 p0 queue free % 99 cM capacity (veh/h) 1131 661 703 329 7.11 7.05 380 7.1 6.5 6.2 7.1 6.5 6.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 100 98 100 99 99 100 99 1230 347 338 686 308 337 640 pirection, Lane # EB 1 WB 1 NB 1 SB 1 Volume Total Volume Left Volume Right cSH Volume to Capacity Queue Length 95th (ft) Control Delay (s) Lane LOS Approach Delay (s) Approach LOS 292 7 7 1131 0.01 0 0.2 A 0.2 335 2 1230 0.0.0 0 0.1 A 0.1 14 9 8 2 7 7 450 505 0.03 0.02 2 1 13.3 12.3 B B 13.3 12.3 B B intersection Summary Average Delay intersection Capacity Utilization Analysis Period (min) 0.6 33.5% 15 ICU Level of Service Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 Baseline Conditions %user name% Synchro 7 - Report Page 3 Attachment E Level of Service — Future 2015 with Project Conditions !� HCM Unsignalized Intersection Capacity Analysis 2: North Drive & Tukwila International Blvd 5/17/2013 J iovenint._. ...NYB11; WBR: NB11 ..._NBR; SBL. :_,_SB Lane Configurations Volume (veh/h) Sign Control Grade Peak Hour Factor r n+ 0 10 542 10 0 867 Stop Free 0% -1% Free 4% 0.92 0.92 0.92 0.92 0.92 0.92 )icy flow rate (vph) 0 11 589 11 0 942 Pedestrians 19 Lane Width (ft) 12.0 Walking Speed (ft/s_) 4.0 _ percent Blockage �� 2 ____ Right tum_ flare (veh) _ Median type - - None Median storage veh) _ _ Upstr signal (ft) 550 pX, platoon unblocked 0.90 0.90 0.90 `vC, conflicting volume 1085 319 619 vC1, stage 1 conf vol v stage 2 conf vol- _ _ _ _�_ _ 2, vCu, unblocked vol_ 870 19 __ 352 tC, single (s) 6.8 6.9 - _ 4.1 tC, 2 stage (s) tF (s) p0 queue free % cM capacity (veh/h) 3.5 3.3 None 100 _ 99 257 934 2.2 100 1065 pirection, Lane # WB 1 NB 1 NB 2 SB 1 SB 2 Volume Total 11 393 207 471 471 Volume Left 0 0 0 0 0 Volume Right 11 0 11 0 0 cSH 934 1700 1700 1700 1700 Volume to Capacity 0.01 0.23 0.12 0.28 0.28 Queue Length 95th (ft) 1 0 0 0 O Control Delay (s) 8.9 0.0 0.0 0.0 0.0 Lane LOS A Approach Delay (s) 8.9 0.0 0.0 Approach LOS A intersection Summary Average Delay intersection Capacity Utilization Analysis Period (min) 0.1 27.3% 15 ICU Level of Service Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 with Project Full Build -Out Conditions %user name% Synchro 7 - Report Page 1 HCM Unsignalized Intersection Capacity Analysis 3: Main Drive & Tukwila International Blvd 5/17/2013 Lane Configurations Volume (veh/h) 0 Sign Control prade Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Stop Free Free 0% 0% 1% Hourly flow rate (vph) 0 26 574 67 0 942 Pedestrians 27 ane Width (ft) 12.0 Walking Speed (ft/s) 4.0 ,percent Blockage 2 Right tum flare (veh) Median type None None Median storage veh) Upstream signal (ft) 262 pX, platoon unblocked 0.89 0.89 0.89 iCC,conflicting volume 1106 348 668 vC1, stage 1 conf vol a stage 2 conf vol vCu, unblocked vol 860 4 366 IQ, single (s)_ tC, 2 stage (s) 1F (s) 3.5 33 2.2 6.8 6.9 4.1 1 p0 queue free M capacity (veh/h) 100 97 100 255 933 1029 Direction, Lane,# WB 1 NB 1 NB SB 1 SB 2 ;Volume Total Volume Left Volume Right cSH Volume to Capacity Queue Length 95th (ft) Control Delay (s) Lane LOS Approach Delay (s) Approach LOS 26 0 26 933 0.03 2 9.0 A 383 0 0 1700 0.23 0 0.0 259 0 67 1700 0.15 0 0.0 471 0 0 1700 0.28 0 0.0 471 0 0 1700 0.28 0 0.0 1 9.0 0.0 0.0 A ntersecbon Summary Average Delay intersection Capacity Utilization Analysis Period (min) 0.1 27.3% 15 ICU Level of Service Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 with Project Full Build -Out Conditions %user_name% Synchro 7 - Report Page 2 20 Queues 4: S 144th Street & Tukwila International Blvd 5/17/2013 4/ Lane Group Flow (vph) 103 261 179 288 155 460 78 117 722 78 /c Ratio 0.57 0.62 0.69 0.57 0.66 0.60 0.25 0.33 0.71 0.24 Control Delay 66.1 43.6 63.5 39.7 64.0 44.9 17.4 43.6 41.1 27.8 ;Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 66.1 43.6 63.5 39.7 64.0 44.9 17.4 43.6 41.1 27.8 Queue Length 50th (ft) 72 148 125 166 108 162 10 72 247 31 Queue Length 95th (ft) 156 306 242 326 214 262 59 150 382 84 internal Link Dist (ft) 447 125 62.0 182 Tum Bay Length (ft) 150 100 100 125 50 Base Capacity(vph) 289 559 419 698 385 1678 603 402 1549 481 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0.36 0.47 0.43 0.41 0.40 0.27 0.13 0.29 0.47 0.16 Starvation Cap Reductn Spillback Cap Reductn Storage Cap Reductn Deduced v/c Ratio Intersection Summary Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 with Project Full Build -Out Conditions %user_name% Synchro 7 - Report Page 3 HCM Signalized Intersection Capacity Analysis 4: S 144th Street & Tukwila International Blvd 5/17/2013 -► �i '` ~ *`` 41 I p \* i '1 - -enl 1 BL '•Bi .BR Lane Configurations 111% 11 I let r 1 ft, l 99 144 107 172 219 58 149 442 75 112 693 75. Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grime (%) -3% 2% 0% 1% Total Lost time (s) 4.5 5.0 4.5 5.0 4.5 5.5 5.5 4.5 5.5 5.5 Lane UUI. Factor 1.00 1.00 1.00 1.00 1.00 0.95 1.00 1.00 0.95 1.00', Frpb, ped/bikes 1.00 0.96 1.00 0.97 1.00 1.00 0.82 1.00 1.00 0.75 Jpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.94 1.00 0.97 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot) 1796 1702 1752 1741 1752 3505 1279 1761 3522 1186 Flt Permitted 0.95 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (perm) 1796 1702 1752 1741 1752 3505 1279 1761 3522 1186 Peak -hour factor, PHF 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Adj. Flow (vph) 103 150 111 179 228 60 155 460 78 117 722 78 PTOR Reduction (V -ph) 0 18 0 0 6 0 0 0 48 0 0 16 Lane Group Flow (vph) 103 243 0 179 282 0 155 460 30 117 722 62 Con Pfi eds. (#/hr) 104 74 74 104 94 68 68 94', Heavy Vehicles (%) 2% 2% 2% 2% 2% 2% 3% 3% 3% 2% 2% 2% Tum Type Prot Prot Prot Perm Prot Perm Protected Phases 7 4 3 8 5 2 1 6 nit B- '1B 1.B3 :L j3 CB Volume (vph) permitted Phases 2 6 Actuated Green, G (s) 11.1 26.5 16.2 31.6 14.7 24.0 24.0 22.3 31.6 31.6 affective Green, g (s) 11.1 26.5 16.2 31.6 14.7 24.0 24.0 22.3 31.6 31.6, Actuated g/C Ratio 0.10 0.24 0.15 0.29 0.14 0.22 0.22 0.21 0.29 0.29 Clearance Time (s) 4.5 5.0 4.5 5.0 4.5 5.5 5.5 4.5 5.5 5.5 Vehicle Extension (s) 2.0 3.0 2.0 3.0 2.0 4.0 4.0 2.0 4.0 4.0 Lane Grp Cap(vph) 184 416 262 507 237 775 283 362 1026 345 v/s Ratio Prot 0.06 c0.14 c0.10 0.16 0.09 c0.13 0.07 c0.21 v/s Ratio Perm v/c Ratio 0.56 0.58 0.68 0.56 lniform Delay, d1 46.4 36.1 43.7 32.5 44.5 37.9 33.7 36.7 34.3 28.8 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.02 0.05 0.65 0.59 0.11 0.32 0.70 0.18 Incremental Delay, d2 Delay (s) )_evel of Service 2.1 2.1 5.8 1.3 48.5 38.2 49.5 33.8 D D Approach Delay (s) 41.1 D Approach LOS 4.9 1.4 0.2 0.2 2.4 0.3 49.4 39.3 33.9 36.9 36.7 29.1 D C DDC DDC 39.8 41.0 36.0 D D D n ersec ion ummary )-ICM Average Control Delay HCM Volume to Capacity ratio Actuated Cycle Length (s) Intersection Capacity Utilization Analysis Period (min) c Critical Lane Group 38.9 HCM Level of Service D 0.67 108.5 Sum of lost time (s) 77.5% ICU Level of Service 15 20.5 D Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 with Project Full Build -Out Conditions %user_name% Synchro 7 - Report Page 4 2� HCM Unsignalized Intersection Capacity Analysis 5: S 144th Street & South Drive 5/17/2013 Lane Configurations T Volume (veh/h) 301 Sign Control Grade Free -3% p 4 f 29 11 390 71 24 Free Stop 2% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) Pedestrians 327 32 12 424 77 26 1 Lane Width (ft) Walking Speed (ft/s) Percent Blockage 4 6 Right tum flare (veh) Median type None None Median storage veh) Upstream signal (ft) 205 pX, platoon unblocked VC, conflicting volume 431 863 465 vC1, stage 1 conf vol 50 72 12.0 12.0 4.0 4.0 vC' 2 stage 2 conf vol vCu, unblocked vol 431 863 465 tC, single (e)__ 4.1 6.4 6.2 tC, 2 stage (s) tF (s) p0 queue free % cM capacity(veh/h) 2.2 99 1061 3.5 3.3 74 95 302 538 1 1 lirection, Lane,# EB 1 B 1 NB 1 Volume Total Volume Left volume Right cSH 359 436 103 0 12 77 32 0 26 1700 1061 340 Volume to Capacity 0.21 0.01 0.30 Queue Length 95th (ft) 0 1 31 Control Delay (s) 0.0 0.4 20.1 Lane LOS A C it.kpproach Delay (s) 0.0 0.4 20.1 Approach LOS C ntersection ummary Average Delay Intersection Capacity Utilization Analysis Period (min) E_ 2.5 48.1 % 15 ICU Level of Service Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 with Project Full Build -Out Conditions %user_name% Synchro 7 - Report Page 5 HCM Unsignalized Intersection Capacity Analysis 6: S 144th Street & East Drive 5/17/2013 Tove en' 1 8 .BT ; BR nBt �'��[ rfBR BL NBR B CB; Lane Configurations Volume (veh/h) Sign Control trade 4+ 65 269 Free -2% 4+ 6 2 311 Free 4+ 4 32 7 0 6 34 61 - Stop Stop Stop 2% 0% 1 Peak Hour Factor 0.92 0.92 )sourly flow rate (vph) 71 292 50 Lane Width (ft) 12.0 Pedestrians 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 7 2 338 35 8 0 7 37 0 90 74 72 98 12.0 12.0 12.0 J Walking Speed (ft/s) 4.0 percent Blockage 4 Right tum flare (veh) Median type None None Median storage veh) Upstream signal (ft) 388 pX, platoon unblocked `vC, conflicting volume 471 vC1, stage 1 conf vol w C2, stage 2 conf vol 4.0 4.0 4.0 6 6 8 vCu, unblocked vol 471 371 1009 984 442 975 970 503; 371 1009 984 442 975 970 503 single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) LFF (s) T 2.2 2.2 p0 queue free % 93 100 cM capacity (veh/h)_ 1002 1116 3.5 4.0 3.3 3.5 4.0 3.33 94 100 99 78 100 82 137 199 543 166 20305 0 irection, Lane,! EB 1 B 1 _B 1 SB 1 Volume Total 370 375 14 127 Volume Left 71 2 8 37 Volume Right 7 35 7 90 cSH 1002 1116 209 316 Volume to Capacity 0.07 0.00 0.07 0.40 Queue Length 95th (ft) 6 0 5 47 Control Delay (s) 2.3 0.1 23.5 23.9 Lane LOS A A CC Approach Delay (s) 2.3 0.1 23.5 23.9 Approach LOS C C 7 n'erse 'on imma. Average Delay ntersection Capacity Utilization 59.9% ICU Level of Service Analysis Period (min) n 4.8 15 Weekday PM Peak Hour LOS 4:45 pm 5/17/2013 Future 2015 with Project Full Build -Out Conditions %user_name% Synchro 7 - Report Page 6 TIB from S 146 ST to S 142 ST L 0 Report Period: Monday, January 01, 2007 to Wednesday, July 04, 2012 TIB at S 146 ST I-- j 0 U 0 Vehicle INehilce 2 .0 U 0 C. 0 0 0 .-7 � E F .0 Q O co 63 Ott E_ 0: U M N N N N N N N N N N N SB Left /NB Thru Approach Turn S 146 ST at TIB X X X X X X X X X X X X X XX SB Right / EB Thru 0. cn b S 146 ST at TIB 00 z Fixed Object/Parked Vehicle WB Thru / SB Thru EB Left / NB Thru WB Thru / NB Thru WB Thru / SB Thru EB Left/NB Thru WB Thru / NB Thru EB Thru /NB Thru EB Thru /NB Left 0 0 O 0 0 0 N 0'To 00 '0 0 'fl C C C 0 O. Q= 4 uj Q Q Q Q .' .0 1. L 1- .0.0.G - y NB Left / SB Thru Approach Turn SB Right / NB Thru Pedestrian/Cyclist Involved q q q O] q q g q q q q q F- E- F- E- - F- F F E- F E- E- 0 cc! A 0 O m 0 0 0 cd 0 03 F- F- F- E- F- E. F- F- F- F- F- F U) to to V) to to to to to ti to 1/40 1 1/40 1 '0 '0 V) VI N V) V) to N N N cc) Cr) to SB Thru / SB Thru 0 0 w u S 146 ST at TIB Fixed Object/Parked Vehicle S 146 ST at TIB 0_ Q < 0 0 < 0 < a o. 0_ a < < < 0. d0' O '0 v1 m ., e� M '0 M 0 '� o M O V, N O M cc) o co-" O O O d O O co C (:•4 O^ c:),•'.; — N_ N O 0 0 0 0 0 O O 0 0 0 0 0 0 0 O: 0 0 0 0 0 0 0 0 r'iQ -000c;'pi-I Nc N O 00 CO 0 CO 0' O — O — ` M — (M 00 N N N • - 0 `V et M 00 h 00 0 0 0 0 0 1— 0 0 0 0 00 a` > > 0 7 0 0 0 �. .0 r 0 0 V) VI cn E- to F. F- E- to E- 00 00 t' — 00 O` 00 0. — c0 t- N .0 v, '0 N 7 -4, 00 v1 N 7 10 N 00 M )0 O v1 O )O c0 0 -or 6- N v1 0 0' t-- t� N '0 )D vl a mr O+ oo 00 00 O O O Cr, `0' y1 en )0 vl O M M M O M en M M M M M M N M M N V1 V1 00 O\ t� 00 0 0 Cr, (NI — N 00 0) 0 N CO h N !` e{ t- v1 v1 N so H N 6-- .0. ch O M N Tr M O1 00 c0 n 'Ch N c0 er V1 1• - O 00 v1 -ch N 00 O t- '0 N N — — V'1 1 N 1 O O O O O O 0' C O. O C a 15 Crash Record System JB Technology Inc. TIB at S 146 ST (cont) Case Report Day Of Crash Number Number Week Date Crash Time Location Corridor Report City of Tukwila Tuesday, August 21, 2012 Type of Crash Direction Severity Tot Vehicle 1/Vehilce 2 Fat Inj PDO Vch 09-4413 09-4219 09-3924 09-03685 08-7044 08-6277 08-5102 07-3 884 07-3159 07-2486 07-2124 2770612 3115859 3115730 3309582 3311426 2663660 3310927 2663650 2523666 2663704 2524184 Sat 07/04/2009 Fri 06/26/2009 Fri 06/12/2009 Mon 06/01/2009 Sat Thu Sat Tue Mon Fri Sat 07:27 AM 09:02 PM 08:51 PM 05:35 PM S 146 ST at TIB S 146 ST at TIB S 146 ST at TIB S 146 ST at TIB 11/01/2008 08:10 PM S 146 ST at TIB 10/02/2008 10:35 AM S 146 ST at TIB 08/16/2008 09:54 PM S 146 ST at TIB 05/29/2007 04/30/2007 04/06/2007 03/24/2007 10:15 AM 02:41 PM 08:35 PM 02:11 AM S 146 ST at TIB S 146 ST at TIB S 146 ST at TIB S 146 ST at TIB Right Angle Right Angle Right Angle Pedestrian/Cyclist Involved Pedestrian/Cyclist Involved Right Angle Fixed Object/Parked Vehicle Approach Turn Sideswipe Fixed Object/Parked Vehicle Right Angle WB Thru / SB Thru SB Left/NB Thru EB Thru / S13 Thru EB Right / NB Thru NB Thru / EB Thru WB Thru / SB Thru SB Thru / NB Left / SB Thru EB Thru / SB Thru SB Thru / WB Thru / SB Thru X 2 2 2 X 4 I 1 1 1 X 2 X 1 X 2 X 2 X I X 2 Between S 146 ST and S 144 ST Case Report Day Of Crash Number Number Week Date Crash Time Location Type of Crash Direction Severity Tot Vehicle INehilce 2 Fat Inj PDO Veh 09-6190 2770717 Sat 09/19/2009 09:40 PM TIB, 10 ft. East ofS 146 ST 10-07359 3114967 Tue 11/02/2010 06:30 PM TIB, 30 ft. North ofS 146 ST 09-3440 3309616 Thu 05/21/2009 04:35 PM TIB. 100 ft. East ofS 146 ST 09-8594 3311565 Wed 12/30/2009 05:28 PM TIB. 200 ft. North ofS 146 ST Right Angle Pedestrian/Cyclist Involved Rear End Sideswipe WB Thru / SB Thru NB Thru / WB Thru NB Thru /NB Thru NB Thru / NB Thru 2 1 2 2 Page 2 Between S 146 ST and S 144 ST (cont) FauN N N O X >C X 00 0 Vehicle 1/Vehilce 2 EB Left /NB Thru N M N N N N N r4 N M N et 2So7 �e m 9 tmn 0 z 2 2s F 4 F E• m 00 Lo z X X X X X X X NB Thru / NB Thru NB Thru /NB Thru SB Thru / SB Thru SB Thru / SB Thru S13 Thru / SB Thru NB Thru / NB Thru SB Thru./ SB Thru NB Thru / NB Thru Bckng / SB Thru ea o > 0 .o 0 .. Y . ..0 >,. al F. (, U a n c 0 p 0 c c 0 e e ° 00 0 > '� < 3 O W 0 3 W W W W W W 3 on U y r an ei LLL`L 0 ed ad v C amed c1 nF CZ Ca.cn ii n cC t0 E U E-' TIB, 300 ft. North of S 146 ST rn cn 00 00 . er el. rn cn VI en er . el. et ,,.. 4. 4.. W u.. cr 4. 4. er O 0 0 0 O 0 0 0 0 0 _ .0 s .0 t t .0 .0 5 0 0 5; 5 5 5 5 5 cnno in en con 3 cnn cn° cn° cno colo d gd a_ a~ d 0 0 0 0 1 00 en en N NNN m co o] m o'1 m LL1 m1 0] oZ F E- F 1- F F F F E- I- 2 ao< aaa sasaaa. 0. a . < < p 0 .-. M C - Vl N N N O 7 0 0 O 40 - en O O O — .-. O 0' —. O O O O O 0 — TIB. 125 ft. South of S 144 ST TIB, 100 ft. South of S 144 ST TIB, 1001L South of S 144 ST TIB. 100 ft. South of S 144 ST TIB. 100 ft. South of S 144 ST SB Thru/ WB Thru Pedestrian/Cyclist involved TIB, 100 ft. South of S 144 ST h NN O — 0" 00 0 00 N 0 00 CO OO 00 00 r...CP- O O_OOOOO O 0 O O O O O O O s 0 N 00 1 Q es' •Q N- 0 Q N el N O N 00 •O et v1 m M N0 et et N 0 00 et U L1 0 pN O — O O O O O O O O O O 0• Q 3 F .0 E- F 0 cn en en ci [- ti rs` F F F t' L 1) E Z ,LW, ea z t� V1 01 0\ 00 V1 0 r- N V1 et et O\ M — N 1p 0' M et M 00 <-4 — -- M V1 h et M 0 et 00 00 00 0 N '0 0 0 0 0 — —N N L-- N v> N M 1(1 — M M on M et — 0 0 0 ^ in 10 et .41 10 M '.O 10 - M — \0 V1 en ' N N en — en '0 V1 N N en N N en M N M M' N N en M en N N Cr,stD 00 tN•1 N ON en N 0 tel n N et V1 VD O en M' M en VO '.O .0 0 N N — et 00 00 O t; 00 M N , M MO •-• n1 —. 1 C. O IO 1O N1 , 1OO O O 0 00 0 O• 00 00 00 00 O Vr 0 Z. m ,W N ' -CI .m4 N E o oVpo V H Between S 146 ST and S 144 ST (cont) F61 0 0 •L d 'c 00 tri CL. 0 0 •U Vehicle 1/Vehilce 2 2 U 0 O O N ) U U 0 ca d a CG ) U � z N N N N N X X XX 2 2 2 2 H H H H H z z ea z z z 2 2 2 2 t t . F 1- F F z z z z z c a c ° c w w w N N cd 7 cc V co 17 cC V) cC ' O: O O V] 7 m B, 20 ft. South of S 144 ST F F F F F a ¢ a a In 00 O �j M O ^ 0 0 O O O 00 h O O O 0 0 0 0 O c•••M 0 V1 CV 0 b NO M N AD 0 0 0 0 0 N 0)) 7 7 7 [� 0 NO 'cf. T M N N NO '0 u — en un O N N M N N N M r4 d' — kr)n kr) N CA d' m — O% m r- c• oo t� o 0 0 0 0 TIB at S 144 ST 0 U 0 0 0 A O. Vehicle 1Nehilce 2 •E_ F 3 N N N N N M N N N SB Thru / EB Thru X X X X X NB Thru / NB Left WB Thru / WB Thru SB Thru / SB Thru 111 EB Right / EB Right NB Thru /NB Thru NB Left/NB Thru O CO O. 'O S7 c, 'O 0_ c c c• 3 w w 3 w 3 L H L L N L N 00 D 0) a 9 asd cC en W cC en cG S 144 ST at TIB S I44STatT16 CD CO 02 CO CO F F F F F (3 o n o a F F F F F V) V) V) V) V) � . •c7' d' V) V) V) V) V) EB Right / WB Thru Pedestrian/Cyclist Involved S 144 ST at TIB SB Thru / SB Thru S 144 ST at TIB a a.. a a a < < < < 00 M N ON '0 O M r I- O M s: c;-; �O 7 O 000 O O O O N N O_ O_ 0 0 0 0 0 0 0 0 0 Q CV N N 4 � In NO Cr, V1 00 vO V) O \ N O OO O N O 0 — CV 0 00 s0 O 0 0 O 0 0 = L O O v) v) F 2 2 F ") M 7 V1 d' AD 0 0 M - - 0 M 00 t" 00 VO CO 0 " h 00 NO4/) O O O M V1 V1 to V1 M M M M M M M M O M men N 00 ON 00 7 ON h M 0 N N 0 V1 lV — 'O '.O v1 CI N R M N N O O Crash Record System JB Technology Inc. TIB at S 144 ST (cont) Case Report Day Of Crash Number Number Week Date Crash Time Location Corridor Report City of Tukwila Tuesday, August 21, 2012 Type of Crash Direction Severity Tot Vehicle INehilce 2 Fat Inj PDO Veh 09-7955 09-4557 09-3555 09-3332 09-3121 08-3724 08-2991 08-0297 07-8215 07-7838 07-7075 07-5380 07-4786 07-0028 3115006 3116078 2770710 3311280 3311024 2707373 2707521 2707735 2523744 2523541 2664227 2663029 2663751 2783829 Thu Sat Wed Sat Wed Fri Sat Sun Thu Mon Wed Sun Wed Tue 12/03/2009 07/11/2009 05/27/2009 05/16/2009 05/06/2009 06/13/2008 05/10/2008 01/13/2008 11/29/2007 11/12/2007 10/10/2007 07/29/2007 07/04/2007 01/02/2007 03:00 PM 10:57 AM 01:45 AM 10:24 PM 07:31 PM 07:42 PM 04:55 PM 10:25 PM 02:31 PM 02:44 PM 07:00 PM 06:15 PM 10:51 PM 04:50 AM S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144STatTIB Pedestrian/Cyclist Involved Approach Turn Right Angle Rear End Right Angle Rear End Rear End Approach Turn Sideswipe Pedestrian/Cyclist Involved Rear End Rear End Approach Turn Backing SB Thru / WB Thru WB Left / EB Thru WB Thru /NB Thru NB Thru / NB Thru NBThru/EBThru SB Thru / SB Thru NB Thru / NB Thru SB Thru / NB Left EB Thru / EB Thru SB Right / EB Thru EB Thru / EB Thru SB Thru/ SB Thru WB Left / EB Thru Bckng'./ NB Thru 2 1 X 2 X 2 2 X 2 X 3 X 2 X 2 X 2 X 2 X 3 2 X 2 X 2 Between S 144 ST and S 142 ST Case Report Day Of Crash Number Number Week Date Crash Time Location Type of Crash Direction Severity Tot Vehicle 1Nehilce 2 Fat Inj PDO Veh 09-2727 3116232 Sun 04/19/2009 12:26 PM TIB. 20 ft. North of S 144 ST Rear End 07-6420 2523764 Wcd 09/12/2007 07:45 AM TIB, 20 ft. North of S 144 ST Rear End SB Thru / SB Thru SB Thru / SB Thru X 2 X 2 Page 5 • ° CI O A x N E -H to, .°dpQ •ry °V U co Between S 144 ST and S 142 ST (cont) VI U Ly U e:. O O 0 e) E Q 3 n E_ GG Z N N N N M •• N N N N N N N N N N X x x x x x x x x x x x SB Thru / SB Thru SB Thru / SB Thru SB Thru / SB Thru NB Thru / NB Thru NB Thru / NB Thru NB Thru / NB Thru NB Thru / NB Thru SB Thru / SB Thru NB Thru / NB Thru NB Thru / NB Thru NB Thru / NB Thru NB Thru / NB Thru •0 -0 •o •o 0 0 n 0 o 0 o o c a _a C C C 0 0 0 C C C C C C 4 ' C L•] L•] !a] W Ell W G9 W W La] W L'1 fa] ed eJ (0 (0 M cLJ N LOA @ .•00 r1 W 04 cC 04 0 rL �n Fp EB Right/ SB Thru SB Right / SB Thru NB Thru / NB Thru WB Thru / SB Thru cn V) v) v) etetN N N N N N N N et Li) Ch et 41. et et et er et et et et - - CIS C/) C/) Cn C.) Cn In ti N C/i V) t/) Cn Cn Cn w a.. w w • w w w w w w w w w w a.. 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 L L t L L L L L L t t.' Y'' t O O O 0 0 O O O O O O 0 0 Z z z z z Z V)cn Cn Cn C$cn ch 0 0 0 0 0 0 0 0 0 vl vl 0 0 V'1 0 0 O 0 T 0 0 0 Yl V'1 h N n - 0 N M V'1 N N M M M ^ q C1 m C}" 0.l L1 m 0 dm CO C] m C1 m C1 F 1— E- F E— E- M F F E— E- [- F F F N N 1 I M i < -< 0 00 M 2 0 0 M 0. 2 0. 2 a a Q Q a a a a a a a ¢ a a a a O ,f3O �O 0 Vl 0 ^ h y. 0 ‘.0 - M t N M O Vl O O N N 'fl t. an N M 00 pp p N N V1 N N 0 0 0 0 O N N N Ft Nr O O 0 O 0 0 0 - 0 N t� 00 0 0' ^_ N - O O O O O O 0 O 0 0 0 O O O O 0 O n M 7 co O O Net N O ^ 0^ - N N '0 M V1 ^ Y1 M V1 O V 0 0 0 0 — 0 0 0 — 0 0 0 0 — 0 0 • .0 U. cc -e) o ti 0 ami cn s Ci F F a ") E- E— .- - 3 F 3 3 .- '0 00 o0 in0 O+ n 0 C. et - 00 in 0 00 1( N 0 Os N VO C' N Cl N h M d' ^ - - vO in 0 O N 0 - 0 M M M 0 N N ONO in sti O - h O 0N - Cr.in - - M v1 l� 0 V1 0 M M 0 M b •-• M �/1 ^ M N M N 0 M 0 M M 0 M N M M M M 00 N N N - M M N t� O. m N - N V' 00 d• 0 0 l� V. 0' [� N 0 C4 N. 0 ^ N M 7 O 'C �O vl N 0 0 et N 00 0 M �' d' 00 M r,- - M N M N 'O N N - � � :, N O O O 0 (^4 - C 00 0 0 0 - - - 00 cc 00 00 o N J J 0 W A sO 0 0 000 A. 1,4 N N L4 y W 0 LA J -.. L J0 Vi O, CO J - N J T _. c c 0 ON 0 A. -- .. N O O 0_ 0 0 00 000 0 w 00 O'V N v. 0 00 Vb to O --� 00 � -o > -0 > II[L1u.LS ZV[ S Ell re ISZVI S II II le .LS ZV I S II l.L 1u .LS ZV l S ell 1eySZVlS cYu ? F s a a O Q 00 00 02 0 5 5 C. c r roo- coc n will IIS/110'1II3 N4LES/110183 N4.LBS/101 N ru4.L II3 x x >< x N N N N 4- 0 n Z 00I!40A/I 010140A < c •- IS ZVI S In *II 0 -4 0 QA 24 N 0 O 0 00 J W VI1,3 tot J 0 A 0 LA 00+ a 00 v 0 0 _ 0 N V. 0 P3 0 0_ 0 0 0 0 J 0 J .-- N 00 ? A tin J -0 > -0 a MMX -3 -3 G7 W U -4 0 U) P P Cn Cn O O C S ? O 0 cn ti A .? Ncn c/o N --1 -3 LS ZV l s o 4inos '11001 C4 CD -pI -, -01-I n m m 0. a 0. 14$!II fl(`l / mull au mall IIS / n'4.L IIS mull IIS / ru4.L US -LS ZVl S.lo 41noS '11001 '$LL Fixed Object/Parked Vehicle SB Thru / z C 3 CO CD fD C7) pd !0 = O = 0 Z 03I!40A/l 010140A O Co 0 S - Between S 144 ST and S 142 ST (cont) C9 C) 0 a, y,1 N F, N r c) A754 N ,y. n 3 0 Z!v 0 N IS Z171. STV 1S ZpL S PUe IS 17171. S uaann)a8 1S 17171.. S w 1S 17171. S PUe 1S 9171. S uaaM199 Ncn N m G) m z 0 O 0 0 0 0 0 0 0 0 D N -4 CO cD co rn z C m co V V v D) V co U1 N W 0) N v ZS Zti S IS 9171 S uio1J HLL TOTALS At S 142 ST Between S 144 ST and S 142 ST Between S 146 ST and S 144 ST At S 144 ST AtS146ST SEGMENT 03 O G) N -► N N 0 N 78 N A U) -+ 0) 2011 .Ns —. Ir N v O) 2010 56 ..► 17 13 OTHERS N 0 A Wcri NN N W 26 N -.I TOTALS 0 1.e J Ot.G CL 0.1 CD CD 0 Pr CrtlN rier O_ o IS Z171 SOU.S9171 SuiOJHLL A A 0 c- m W 0 0 7:-) Crash Record System Corridor Report City of Tukwila Tuesday, August 21, 2012 Corridor: S 144 ST from TIB to 42 AVE S Report Period: Monday, January 01, 2007 to Wednesday, July 04, 2012 S 144 ST at TIB Case Number Report Day Of Crash Number Week Date Crash Time Location Type of Crash J8 Technology Inc. Direction Severity Tot Vehicle INehilce 2 Fat lnj PDO Veh 12-2641 3309313 Sun 04/15/2012 10:08 PM S 144 ST at TIB 12-1382 3514804 Sun 02/26/2012 06:13 PM S 144 ST at TIB 11-6728 3558035 Sun 10/09/2011 11-6119 3558084 Thu 09/15/2011 11-5208 3558076 Mon 08/08/2011 11-3674 0112680 Mon 06/06/2011 11-2209 3309060 Tue 04/05/2011 03:02 PM 06:49 PM 04:36 PM 07:50 AM 04:53 AM S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB 10-4905 3309483 Sat 07/24/2010 01:17 AM S 144 ST at TIB 10-3512 3309301 Wed 05/26/2010 09:37 AM S 144 ST at TIB 09-7955 3115006 Thu 12/03/2009 09-4557 3116078 Sat 07/11/2009 09-3555 2770710 Wed 05/27/2009 09-3332 3311280 Sat 05/16/2009 09-3121 3311024 Wed 05/06/2009 03:00 PM 10:57 AM 01:45 AM 10:24 PM 07:31 PM S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB S 144 ST at TIB 08-3724 2707373 Fri 06/13/2008 07:42 PM S 144 ST at TIB 08-2991 2707521 Sat 05/10/2008 04:55 PM S 144 ST at TIB Right Angle Sideswipe Rear End Rear End Sideswipe Rear End Sideswipe Pedestrian/Cyclist Involved Rear End Pedestrian/Cyclist Involved Approach Tum Right Angle Rear End Right Angle Rear End Rear End SB Thru / EB Thru NBThru /NB Left WB Thru / WB Thru SB Thru / SB Thru EB Right / EB Right NB Thru /NB Thru NB Left/NBThru EB Right / WB Thru SB Thru / SB Thru SB Thru / WB Thru WB Left / EB Thru WB Thru / NB Thru NB Thru / NB Thru NBThru/EBThru SB Thru / SB Thru NB Thru /NB Thru 1 1 1 2 X 2 X 2 2 2 X 3 X 2 2 X 2 1 X 2 X 2 2 X 2 X 3 X 2 Page 1 oo Crash Record System JB Technology Inc. S 144 ST at TIB (cont) Case Number Report Day Of Crash Number Week Date Crash Time Location Corridor Report City of Tukwila Tuesday, August 21, 2012 Type of Crash Direction Severity Tot Vehicle INehilce 2 Fat lnj PDO Veh 08-0297 2707735 Sun 01/13/2008 07-8215 2523744 Thu 07-7838 2523541 Mon 07-7075 2664227 Wed 07-5380 2663029 Sun 07-4786 2663751 Wed 07-0028 2783829 Tue 11/29/2007 11/12/2007 10/10/2007 07/29/2007 07/04/2007 01/02/2007 10:25 PM S 144 ST at TIB 02:31 PM 02:44 PM 07:00 PM 06:15 PM 10:51 PM 04:50 AM S 144 ST at TIB S144STatTIB S 144 ST at TIB S 144 ST at TI B S 144 STatTIB S 144 ST atT1B Approach Turn Sideswipe Pedestrian/Cyclist Involved Rear End Rear End Approach Turn Backing SB Thru / NB Left EB Thru / EB Thru S13 Right / EB Thru EB Thru / EB Thru SBThru/SBThru WB Left /EBThru Bckng / NB Thru 2 X 2 X X X X X 2 2 3 2 2 2 Between TIB and 41 AVE S Case Number Report Day Of Crash Number Week Date Crash Time Location Type of Crash Direction Severity Tot Vehicle 1Nehilce 2 Fat lnj PDO Veh 10-4672 3115459 Thu 07/15/2010 07-1432 2707754 Mon 02/26/2007 09-4396 2663671 Fri 07/03/2009 08-3197 2664137 Mon 05/19/2008 11-1104 3115610 Wed 02/16/2011 02:13 AM 03:57 PM 02:05 PM 01:38 PM S 144 ST, 10 ft. East of T1B S 144 ST, 30 ft. East of TIB S 144 ST, 50 ft. East of TIB S 144 ST, 50 ft. East of TIB 04:20 PM S 144 ST, 75 ft. East of TIB Backing Pedestrian/Cyclist Involved Rear End Rear End Rear End Bckng / WB Thru SB Left / SB Thru 1 WB Thru / WB Thru WB Thru / WB Thru WB Thru / WB Thru X 2 1 X 3 X 2 1 2 Page 2 Crash Record System JB Technology Inc. S 144 ST at 41 AVE S Case Report Day Of Crash Number Number Week Date Crash Time Location Corridor Report City of Tukwila Tuesday, August 21, 2012 Type of Crash Direction Severity Tot Vehicle 1Nehilce 2 Fat lnj PDO Veh 07-3715 2663649 Thu 05/24/2007 04:00 PM 41 AVE S at S 144 ST Rear End EB Thru / EB Thru X 2 Between 41 AVE S and 42 AVE S Case Report Day Of Crash Number Number Week Date Crash Time Location Type of Crash Direction Severity Tot Vehicle 1Nehilce 2 Fat lnj PDO Veh 11-5856 3558526 Sun 09/04/2011 09-3446 3115708 Thu 05/21/2009 10-2426 3115307 Sun 04/11/2010 08-0687 2664242 Thu 01/31/2008 07-8196 2664004 Wed 11/28/2007 10-8036 3309430 Mon 11/29/2010 08:19 PM S 144 ST, 75 ft. East of 41 AVE S 08:48 PM S 144 ST, 500 ft. West of 42 AVE S 11:20 AM S 144 ST, 200 ft. West of 42 AVE S 06:28 PM S 144 ST, 100 ft. West of 42 AVE S 05:25 PM S 144 ST, 100 ft. West of 42 AVE S 05:47 PM S 144 ST, 25 ft. West of 42 AVE S Head On WB Thru / Prk Veh Fixed Object/Parked Vehicle EB Left / Rear End Approach Turn Rear End Rear End EB Thru / EB Thru EB Left / WB Thru EB Thru / EB Thru EB Thru / EB Thru 1 2 X 1 X 2 X 2 X 2 X 2 S 144 ST at 42 AVE S Case Report Day Of Crash Number Number Week Date Crash Time Location Type of Crash Direction Severity Tot Vehicle 1Nehilce 2 Fat lnj PDO Veh 11-6810 3558284 Thu 10/13/2011 09:30 AM 42 AVE S at S 144 ST 11-4757 3310395 Thu 07/21/2011 10:43 AM 42 AVE S at S 144 ST Page 3 Right Angle Right Angle EB Thru / NB Left WB Thru / NB Thru X 2 1 2 A J sD 0 • 000 J U 0000 '0 N OJ N 00 CT, ‘10 W 00 N CO LA W y v t...1 - W 0 W N0 U U N '0 W '0 0 U W W 0 -r J 00 U N -- A U ON U W CO 00 CT -3.n f 0 e e •• C c 0. 0 �. �. = 0 N =. G. 0 0 N 0 0s 0 0 0OW ? N N_ J �O U Wo J '0• O— W O O 000 0000 O 0 0 0 0 '0 ' 0 '.0 O 0 0 0 0 O 0 0 N N 0 A 0 •IJ W N A �. W U W y 00 O O N yam' O J N W KXXX IS bVI S iB S HAV ZV IS Mil SleS3AVZV IS VVI S7eS3AVZV .LS VVI S 1B S 3AV ZV X ? a A 0- co ro S -•S a a 0 a o 00 00 a 00 nigj UN/ wall II3 wall U N. / na4.L lam nU4.LUN/wall IIIii wall ES / nall 133 .LS ill SIBS3AVZV wn j 4zeaddy 1101 IIN / ri141 IIS .LS VII SWS3AVZi? .LS VVI S aw S 3AV ZV ISId? ISNS3AVZV IS 1714SlES3AVZV IS 141S]ES3AVZ17 S ? X.M77iX 7'J. S S S a a a a a 00 o 00 00 0 Fr Fr n 5 milli IIM/1P1UN. will U11 / 14SIZI GM wall £13 /1101 ON. w14.1. III. / nJ41 HM X x x x XX x x N N N N N N N N N N z C 9 y n n v 0rj ) CD 0- r1 n co S r 0 0 0) 0 Z 23114aA/I Qi3R A w n 0 0 <<o 0 •• 0uo3) S HAV Z1' le IS P11 S TOTALS At 42 AVE S Between 41 AVE S and 42 AVE S At 41 AVE S Between TIB and 41 AVE S > SEGMENT -I co 0 0 0 0 0 0/0 FATALS — 0 0 0 0 0 Col � INJURIES A W J j O f3 co Ca s PDO A CO CT -x C) 0) V N rn " (Si W TOTALS S 3AV Zj7 oI fflJ uiog ZS t717 S ZTOZ `tz lsn2ny `kepsans 0 0 I Awa N Z,CU toi 0 Q $.4 cd i•l ..r "FA ca,) U H S 144 ST from TIB to 42 AVE S Monday, January 01, 2007 to Wednesday, July 04, 2012 3� Attachment G Traffic Volumes Peak Hour Summary All Traffic Data MN as A11010210 Mark Skaggs (206) 251-0300 Tukwila International Blvd & S 144th St S 144th St Bikes 1 4:30 PM to 5:30 PM Thursday, June 14, 2012 818 73 692 53 � y y 500 387 305 Bikes 1 71 130 104 4 a Peds 54 899 Approach PHF HV% Volume EB 0.94 1.6% 305 WB 0.91 1.7% 297 NB 0.90 2.6% 613 SB 0.92 2.1% 818 Intersection 0.96 2.1% 2,033 Count Period: 2:30 PM to 6:00 PM Peds 24 R • 71 145 404 64 613 Bikes 1 E 25 169 103 Bikes 0 297 247 S 144th St 3i Total Vehicle Summary All Traffic Data 0 0 01111010110 Ser.Yrr� Tcc Mark Skaggs (206) 251-0300 Tukwila International Blvd & S 144th St Thursday, June 14, 2012 2:30 PM to 6:00 PM 15 -Minute Interval Summary 2:30 PM to 6:00 PM Out 387 In 305 In Out 818 500 73 692 53 4 HV 1.7% PHF 0.91 71 130 -4 104 l HV 1.6% PI -IF 0.94 L 25 ♦.169 r 103 4.1 t b m 145 404 64 ei Out In 899 613 0. Peak Hour Summary 4:30 PM to 5:30 PM 297 In 247 Out Interval Start Time L Northbound Tukwila International T Blvd R HV I Bikes Southbound Tukwila International L T 1 R Blvd HV Bikes L Eastbound S T 144th St I R 1 HV Bikes L Westbound S T 144th R St HV i Bikes Interval Total Pedestrians Crosswalk North 1 South East 1 West 2:30 PM 2:45 PM 29 35 108 95 14 4 1 11 3 1 0 0 16 I 117 ' 16 9 129 I 13 7 0 5 0 10 19 20 32 15 I 3 19 1 1 0 0 12 19 14 40 32 47 i 10 1 4 5 1 0 1I 0 2 0 407 417 439 76 58 24 25 21 25 1 34 16 7 7 8 8 7 9 1 5 4 1 7 2 1 16 3:00 PM 34 80 22 5 0 12 134 11 9 0 19 26 25 1 0 _ 3:15 PM __ 3:30 PM 3:45 PM 29 30 23 67 92 72 14 16 14 5 4 ! 5 3 T 0 1 0 19 15 10 18 _ 148 126 141 148 22 i 22 18 2 _ 7 0 4 0 6 0 19 27 16 20 22 16 19 34 33 37 41 29 22 _ 2 19 5 29 12 26 1 2 30 _ __ 5 _ 26 0 0 0 0 25 20 23 49 38 30 11 8 8 3 t 2 0 1 0 444 _ 447 417 4 I B 4 4 9 1 9 7 7 11 4:00 PM 31 68 13 0 7 0 0 15 44 7 0 0 447 16 2 4:15 PM _._:3 4:30 PM 30 _..__ , 31 92 L 105 21 16 6 3 ! 0 _. 0 21 11 129 161 27 _ 20 4 5 0 0 _ 0 1 23 29 41 45 7 8 1 I 1 I 0 ._.____........_.._97__.... 0 484 497 7 18 1 12 3 i 3 7 1 3 4:45 PM 5:00 PM 33 33 96 93 14 21 i 11 8 0 14 16 173 192 1 24 15 2 4 0 0 20 17 30 35 28 1 2 29 i 2 0 0 24 27 38 47 5 7 2 ) 0 2 1 0 499 532 17 14 5+ 1 8 9 2 1 14 7 1 17 5:15 PM 48 110 13 4 1 0 12 1 166 ' 14 6 1 18 36 21 1 1 0 23 39 5 0 1 0 505 5 2 10 ,,5:30 PM 5:45PM _ 32 1 26 94 92 1 13 15 4 1 --6--I 0 0 9 14 136 ' 13 106 1 10 _ 4_1_ 0 0.- 19 --13 37 35 39 _ 2 _ - 23 ? 0 0 0 11 19 26 28 11 .4......... 2 �_ 0 0 0 440 385 6 7 5 T 2 11 2 --5 -I -8-- Total Survey 444 1,274 217 61 2 196 2,0041 247 71 1 255 444 351 28 1 284 544 100 18 1 6,360 317 � 116 76 i 117 Peak Hour Summary 4:30 PM to 5:30 PM By Approach Volume %HV PHF Northbound Tukwila International Blvd In I Out Total HV T Bikes 613 1 899 1,512 16 I 1 2.6% 0.90 Southbound Tukwila International Blvd In 1 Out TotalHV I Bikes 818. 500 1,3181 17 1 1 2.1% Eastbound S 144th St 0.92 In l Out 1 Total I HV l Bikes 305 387 692 I 5 1.6% 0.94 Westbound S144th St o T_ tOut I Total HV -Bikes 297 1247 544--_5 I 0 1.7% Total Pedestrians Crosswalk 0.91 2,033 2.1% 0.96 By Movement Northbound Tukwila International Blvd Southbound Tukwila Intemational Blvd nal Blvd Eastbound S 144th St Westbound S 144th St Westbound S 144th St Total Pedestrians Crosswalk L' T R 'Total L T R Total L T R Total 2:30 PM L. I T R Total Volume PHF 145 0.76 404 0.92 64 0.76 ' 613 t' S 53 0.83 692 0.90 73 10.76 1818 70.92 71 0.89 130 0.90 104 0.90 1305 10.94 _ 103 169_ 0.89 0.90 25 0.78 _I297 ;0.91 2,033 0.96 Rolling Hour Summary 2:30 PM to 6:00 PM North ' South I East ! West 54 I 24 18 1 44 Interval Start Time Northbound Tukwila International Blvd Southbound Tukwila Intemati nal Blvd Eastbound S 144th St Westbound S 144th St Interval Total Pedestrians Crosswalk L T 1 R HV 1 Bikes L T' R 11V 1 Bikes L T R 1 HV Bikes L T 1 R HV 1 Bikes North I South I East 1 West 2:30 PM 127 360 61 17 1 0 56 528 1 62 28 1 0 67 97 81 1 7 0 70 168 I 30 7 I 0 1,707 183 1 65 I 19 I 36 2:45 PM 128 344 63 17 1 55 537 768 25 0 84 111 85 1 9 0 78 1661_28_ 71 1,747 128 I 39 1 14 r 35 3:00 PM 116 321 66 19 1 1 56 549 L 73 26 0 81 11295 10 0 82 164 a 32 8 1 1,747 95 30 F 19 37 3:15 PM 113 299 57 -17 I 1 62 561 84 I 241 0 82 123 96� 11 0 83 161 34 _ 6 1 I 1,755 87 25 24 32 3:30 PM 114 324 64 18 1 64 542 89 21 , 0 85 145 104 1 14 0 81 153 1 30 4 I 1 1,795 69 ' 18 23 1 27 3:45 PM 115 337 64 17 0 60 577 I 87 22 1 0 74 140 111 9 1 90 160 30 4 I 0 1,845 66 12-I 26 r 26 4:00 PM 125 361 64 13 1 64 609 i 93 18 j 0 78 137 110 j 9; 1 91 168 27J4j......._0.._....__ 1,927 58 i 13 1_19 I 31 4:15 PM 127 386 72 18 1 62 655 1 86 15 I 0 75 135 113 1 9 1 103 171 27 6 0 2,012 56 ' 20 1 19 1 37 - 4.30 PM 145 404 64 16 I 1 53 69273 I 17 I 1 71 130 104 5 1 103 169 25 5 I 0 2,033 54 1 24 18 1 44 4:45 PM 146 393 61 17 1 1 51 667 66 16 I 1 74 138 117 I 7 0 85 150 I 28 6 . 0 1,976 42 ' 29 I 22 I 43 5:00 9M 139' 389 62 22 I 0 51 60-0-1- 52 15 1 1 67 143 112 i 5 0 80 140 1, 27 4 , 0 1,862 30 I 23 1 25 1 37 Peak Hour Summary All Traffic Data 1=.1111s1o.o1ro rasa In, Mark Skaggs (206) 251-0300 Tukwila International Blvd & Mid -Block Crossing 0 Bikes 0 Bikes 0 4:30 PM to 5:30 PM Thursday, June 14, 2012 806 806 491 Peds 16 Peds 0 806 Approach PHF HV% Volume EB 0.00 0.0% 0 WB 0.00 0.0% 0 NB 0.91 2.2% 491 SB 0.90 2.0% 806 Intersection 0.96 2.1% 1,297 Count Period: 2:30 PM to 6:00 PM T 491 491 0 N d a 03 To O Bikes 0 E Bikes 0 Total Vehicle Summary All Traffic Data O to 1St a■1010110 Ser -Area 11.4 Mark Skaggs (206) 251-0300 Tukwila International Blvd & Mid -Block Crossing Thursday, June 14, 2012 2:30 PM to 6:00 PM 15 -Minute Interval Summary 2:30 PM to 6:00 PM Out 0 In 0 In Out m 806 491 rti xx HV 0.0% PHF 0.00 806 4) ♦ L. HV 0.0% PHF 0.00 J t 4"11 rm 491 ,4 Out In 806 491 a Peak Hour Summary 4:30 PM to 5:30 PM 0 In 0 Out Interval Start Time Tukwila Northbound International T Blvd I4V 1 Bikes Tukwila Southbound International Blvd T HV I Bikes Total Eastbound Mid -Block Crossing I Bikes _ Volume 491 PHF ----�491 0.91 Westbound Mid -Block Crossing Bikes Interval Total Pedestrians Crosswalk North 1 So th East 1 West 2:30 PM 2:45 PM ---- --�- 0.00 116 119 4 0 6 1 0 629 I 26 1 142 6 0 147 7 0 I i 0 0 1 0 1,069 0 1 0 258 266 7 1 10 ' 0 I 0 0 I 0 3:00 PM 20 105 5 0 167 B 0 0 ' 0 1,118 1 112 1,119 9,144 1,139 1,208 1,297 1,271 1,173 0 27 0 0 24 Y 0 0 22 ' 0 0 20 1 0 0 13 i 0 1 0 _____ I 13 0 1 0 +___ _. 16 1 0 0 24 0 1 0 3:00 PM 3:15 PM 3:30 PM 435 426 452 0 27210 0 0 0 0 1 0 5—'— 3 9 24 23 0 0 01 0 0 1 0 _3:15 PM 3:30 PM 3:45 PM 0 0 0 100 136 94 -_—__--_--� - 3 6 9 0 0 0 173 171 ' 166 i 5 _ 0_ 5' 0 5 1 00 17 0 _ T ' 703 I 0 0 0 4:00 PM 4:15 PM 0 0 1 0 273 307 260 279 302 9 0 10 y`p _746 t 786 1 .4:00 PM I 96 _.__..___. _____ _ 3 r 0 806 1 765 1 684 H, 183 9 0 1 I 0 0 1 0 4:30 PM 4:45 PM 491 506 7 [ 3 1 1 29 ' 0 1 0 1 0 i 0 0 I 0 4:15 PM 4:30 PM 4:45 PM 5:00 PM 126 120 120 116 3 1 0 2_1_0 1 1 0 4 1 0 5:00 PM 172 182 489 4 J 0 3 1 0 .___ , _ __ 1 ,,. 1 .,_ 0 ,-_- 0 0 _ 0 209 223 i 3 1 0 3 1 0 i 0 0 —'7.72L f 0 i 0 329 339 2 1 7 '_ 0 1 0 0 1 0 5:15 PM 135 4 0 192 i 7 0 i 0 0 327 6 0 7 0 a______ r _____. 1 0 1 0 276 231 9 7! 0 0 a..._..___ 0 I 0 _ 530 PM _ 5:45 PM .a. 135 103 3 0 _..A 5 0 141 13 i_ 128 , 0 1 10 0 D Total Survey 1,621 58 0 2,396 1 69 0 0 0 4,017 86 0 0 I 0 Peak Hour Summary 4:30 PM to 5:30 PM By Approach Volume %HV PHF Northbound Tukwila International Blvd In ?I Out TotalHV 1 Bikes 491 I 806 1,297 I 11 I 0 2.2% Southbound Tukwila Intemalional Blvd In I OutTotal HV Bikes 806 491 11,297 16 I 0 2.0% 0.91 0.90 Eastbound Mid -Block Crossing_ IO I OOut 1 Total I I-Bikkes 0.0% Westbound Mid -Block Crossing In T 00 I Total I Bikesk 00.0% 0.00 0.00 Total 1,297 2.1% 0.96 B Northbound y Tukwila International Blvd Southbound Tukwila International Blvd Eastbound Mid -Block Crossing Total Westbound Mid -Block Crossing I 1Total Total Movement T Total T T Total _ Volume 491 PHF ----�491 0.91 40.91 806 ----� 0.90 j806 0.90 ---- 0 ----- 0 1,297 --- 0.96 ---- --�- 0.00 1- 0.00 Rolling Hour Summary 2:30 PM to 6:00 PM Pedestrians Crosswalk North South I East I West 16 ; 0 0 i 0 Interval Start Time Northbound Tukwila International Blvd Southbound Tukwila International Blvd Eastbound Mid -Block Crossing Westbound Mid -Block Crossing Interval Total Pedestrians Crosswalk North 1 South I East 1 West T HV 1 Bikes T 1 HV -1 Bi es Bikes I Bikes F 2:30 PM 440 18 1 0 629 I 26 1 I 0 1 0 1,069 32 ' 0 1 0 1 2:45 PM 460 20 0 658 1 25 1 0 ' 0 1,118 1 112 1,119 9,144 1,139 1,208 1,297 1,271 1,173 28 0 1 0 1 27 0 0 24 Y 0 0 22 ' 0 0 20 1 0 0 13 i 0 1 0 _____ I 13 0 1 0 +___ _. 16 1 0 0 24 0 1 0 3:00 PM 3:15 PM 3:30 PM 435 426 452 23 21 21 0 0 0 677_1_23 693 692 24 23 I ---�--- i 0 0 0 --- �_ -_—__--_--� - 0 0 1 0 -t 0 �.__ 0 L �....0 __...-1268 3:45 PM 436 17 0 ' 703 I 21 0 4:00 PM 4:15 PM 462 482 ___... 9 0 10 y`p _746 t 786 1 19 13 I _.__..___. _____ _ -__0 U _ 806 1 765 1 684 H, 16 1 16 1 1 I 0 0 0 ' 10 4:30 PM 4:45 PM 491 506 11 I 0 12 0 29 ' 0 1 0 1 14 I 0 �rT 9 5:00 PM 489 16 I 0 Peak Hour Summary Mark Skaggs (206) 251-0300 41st Ave S S 144th St 41st Ave S & S 144th St Bikes 0 4:15 PM to 5:15 PM Thursday, June 14, 2012 8 6 0 2 g y y 7 309 261 Bikes 0 6 249 6 4 0 N a Peds 48 Peds 22 E 1 296 2 Bikes 0 299 257 8 Approach PHF HV% Volume EB 0.86 2.3% 261 WB 0.91 2.0% 299 NB 0.54 0.0% 13 SB 0.50 0.0% 8 Intersection 0.92 2.1% 581 Count Period: 2:30 PM to 6:00 PM 7 0 6 13 Bikes 3 41st Ave S S 144th St 33 Total Vehicle Summary All Traffic Data Si o 121 a 1 0101 1 0 S-.^.1cea :r:c Mark Skaggs (206) 251-0300 41st Ave S & S 144th St Thursday, June 14, 2012 2:30 PM to 6:00 PM 15 -Minute Interval Summary 2:30 PM to 6:00 PM Out 309 In 261 In Out o m 8 7 0 0 > o. 6 0 2 =a i�♦�► 6� 249 .♦ 6"1 48 ME 22 HV 2.0% PHF 0.91 L1 4-. 296 r2 HV2.3% PHF 0.86 h t e 7 0 6 Out In = _ 8 13 0. Peak Hour Summary 4:15 PM to 5:15 PM 299 In 257 Out Interval Start Time L Northbound 41st T Ave R S HV Bikes L Southbound 41st T Ave R S HV Bikes Eastbound S L 1 T 144th St R HV Bikes L Westbound S 144th St T 1 R HV 1 Bikes Interval Total Pedestrians Crosswalk North 1 South East 1 West 2:30 PM 2:45 PM 1 1 0 0 0 0 0 0 0 I 0 #I 0 0 2 0 0 0 0 0 1 46 1 1 54 0 2 1 0 0 0 0 0 61 0 62 10 1 0 1 0 111 120 54 47 28 18 28 0 19 T O 0 -T 50 4 2 0 1 _ 1 __ 1 0 56 1 1 79 I 1 __ 64 1 56 1 0 2 1 0 1 0 1 0 1 0 118 144 136 118 23 _ 16 20 14 j 7 4 ) 11 ---8 8 5 r 0 4 1__0 __ 11 0 5 1 0 3:00 PM 4 0 0 '- 0 1 1 0 0 0 3:15 PM 3:30 PM 3:45 PM 3 2 ---� 0 1 1 1 1 1 1 1 0 0 3 2 0 0 0 0 0 --1 4 0 - 0 '- 1 1 1 0 _ 4 __1_ 51_ 2 1 61 2 1 52 1 1 3 1 1 2 0 0 0 10 1 5 _ 4 i_.,.610_,. 12 5 5 1 0 4 1 0 4:00 PM 3• 1 ..,.._ 0I 5 0 1 1 1 2 0, 0 2 0 4 2 2 0 0 0 0. 0 0 2 1 62 1 73 4 58 _ 4 2 0 0 3 0 0 0 - 0 ---0 2 0 --- 1 1 53 T- 3 7T1 0. 75__J_ 0 64 1 0 80 1 1 0 [ 1 1 al, 0 1 �0 _ [ 2 1 0 2 1 0 137 158 147 _ 4:15 PM 4:30 PM 3 1 122 154 15 ; 6 17 1 5 6 0 4: 0 4:45 PM 5:00 PM 2 1 1 0 0 0 1 0 0 0 0 0 1 1 0 0 0 0 0 I 50 1 1 68 3 1 1 2 0 0 5:75 PM 3 0 0 0 0 0 1 0 0 1 i 59 3 j 56 4 1 61 0 0 2 0 -_ 3 �.� 0 0 0� 0 .-..0 1 0 55 1 0 _0 10 47 2 0 _ 56 .......1_ _0 1 0 120 111 126 7 I 5 4' 1 5 5 ..__1.._._ 0__a_0 __ 1 0 0 _ 5:30 PM 5:45 PM .....2 0 _ 1 0 0 .�-__0_ 0 .__0 0 0. .__p__ 1 _ 0_._ D 0 0 1._ 0__ Total Survey 26 0 11 1 4 9 3 19 1 2 26 801 26 13 0 8 885 I 8 15 I 1 1,822 249 111 105 1 1 Peak Hour Summary 4:15 PM to 5:15 PM By Approach Volume %HV PHF Northbound _ 41st Ave S In T Out T Total HV Bikes 13 8 1 21 0 3 0.0% 0.54 Southbound 41st AveS In Out Total HV ' Bikes 8 17 ( 15 10 I 0 0.0% Eastbound S 144th St In 1 OutTotal HV rBikes 261 1 309 1570 I 6 0 2.3% 0.50 Westbound S 144th St In Out 1 Total HV Bikes 299 7 257 1 556 6 1 0 2.0% Total 0.86 0.91 581 2.1% 0.92 By Northbound 41st AveS Southbound 4 st AveS Eastbound S 144th St Westbound S 144th St Total Movement L T R iTotal L 1 T R 1Total L T R Total L T I R (Total v016,06 PHF 7 0 0.5810.00 6 L13 0.30 10.54 2 0 0.25 j 0.00 6 18 0.75 0.50 6 249 6 261 0.38 1 0.85 10.50 10.86 2 0.50 296 1 299 0.93 0.25 0.91 581 __ 0.92 Rolling Hour Summary 2:30 PM to 6:00 PM Pedestrians Crosswalk North i South East 1 West 48 1 22 24 1 0 Interval Start Time Northbound 41st Ave R 1 S HV Bikes Southbound 41st AveS Eastbound S144th St Westbound 5144th St IntervalCrosswalk Total Pedestrians North _ SouthT East 1 West L T L T R HV 1 Bikes L T R 1 HV Bikes L T 1 R HV Bikes 2:30 PM 9 0 1 1 1 1 4 1 2 1 0 1 1 0� 2 1 2 a 1 2 1 1 1 6 7 8 10 7 201 216 , 214 226 1248 7 1 4 1 8 1 4 ___ 9 6 9 4 10 1 6 1 0 0 0 ___ 0 0 0 0 0 2 3 3_ -____- 4 3 2 3 2 258 1 261 1 255 252 250 1 261 r 269 lj 296 2 3 3 5 4 5 5 5 0 0 0 493 518 516 _ 535 549 140 ; 57 106 1 40 __ 73 _ i__30__ 60 28 48 1 30 56 1 9 36 i 0 _22_ ;_0 22 1 0 28 1 0 2:45 PM 10 0 2 1 1 6 1 3:00 PM 3:15 PM 3:30 PM 9 8 8 0 0 0 3 4 3 7 _�--__- 1 0 1 1 1 6 6 3 1 2 2 5 1- 9 11 3 3 1 __ 1 1 3:45 PM 7 0 7 0* 7 0 6 0 2 3 i 2 12 1 0 ( 0 9 7 6 I 245 243 1249 9 9 6 5 1 4 L 6 I 3. 3_ 1 3 1 _ _4 __ 6 1 _____-_ 0 560 564 581 40 ; 24 41 -1-2 2 .__._........_ 48 1 22 24 1 0 25 1 0 24 10 18 1 1 17 i 1 11 1 1 4:00 PM 4:15 PM 9 7 0 ..__. 0 3 3 3 2 JJ,, 2 1 0 9 �. 6 4:30 PM 4:45 PM 7 6 6 0 6 0 2 0 1 0 0 0 2 1 0 2 [I 0 0 0 -0-1 0 5 4 T 3 1 0 i 0 1 6 5 1 235 I 233 4 I 3 6 3 1 0 0 3 3 274 246 1 1 2 5 6 i 0 0 543 50744 511 51 ; 21 18 34 : 13 5:00 PM 1-0-1 9 1 244 -6-1-2 0 2 238 1 2 4 1 0 RECEI\ , _,D CITY OF TUKWILA JUN 12 213 cOMMUN1 I Y Department of Community Developme vt�LoPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning(TukwilaWA.gov SPECIAL PERMISSION - DIRECTOR APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -SP Planner: File Number: Z-43 a( Application Complete Date: Project File Number: . T�J 1 2 Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Tukwila Village LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Tukwila International Boulevard & S. 144th Street LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). See attached 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: Bryan M. Park Address: 201 - 27th Avenue SE,/Building A, Suite 300 Puyallup, WA 98374 Phone: (253) 231-5001 de//4369 1ot%(b/ FAX: (253) 231-5010 E-mail: bryanp@housing4seniors.com Signature: A - � Date: 05/28/2013 gn - H:\Land Use Applications in PDPSpecial Permission Director -March 2011.doc TUKWILA VILLAGE Tax Parcel Nos: 152304-9092 155420-0010 152304-9096 155420-0015 152304-9242 155420-0020 004000-0145 155420-0025 004000-0146 155420-0030 004000-0180 155420-0033 004000-0191 155420-0034 004000-0194 155420-0035 004000-0196 155420-0036 004000-0198 155420-0037 155420-0005 15255.007 r PARKING LEGEND ® NUMBER OF STALLS IN ROW c COMPACT STALL THE SAMARA APARTMENTS PEDESTRIAN CONNECTION ROUTE, TYP. EASEMENT(( NORMANDY COURT APARTMENTS vltL ti� :» 1 .�»v u�> » •+:�vv I 10' WIDE TYPE II LANDSCAPE PERIMETER 10' W19S TYPE II•LAN(SCAPE PERIMETER (5' PLA1 TING$ 5' SIDEWALK) `I j 1 S 144th STREET LANDSCAPE PLAN •- 10 WIDE' TYPE II" - -- SEE-SHEET-P3:30— I LANDSCAPE PERIMETER PROPERTY LINE.... r I -I r tr----� UPPER BUILDING OUTLINE, TYP. — F.J rJ 1 BUILDING B r. UNITS -125 '1 GARAGE PARKING STALLS - 86 I 1 r -1 I rZ---- - I 1 — 'Mai mom mom -moo moo 41ST AVE S TO BE VACATED The Village ARTwalk The Village ARTwalk will feature numerous forms of art, sculpture and photography created by members of the local art community. These art pieces will be prominently displayed at designated locations throughout Tukwila Village. ARTwalk will present art, sculpture and photography that are unique to the various cultures represented in this community. This could include the Foster High School art program and other local or regional art programs such as King County's "4Culture" programs. ARTwalk guide brochures can be produced for each new exhibit, illustrate the locationsof the various art and sculpture work along with a description of the piece and a bio about the artist that created them. The ARTwalk work will be rotated on a schedule determined by the community management group. The work will be a combination temporary and permanent installations. RIVERTON TERRACE PEDESTRIAN CONNECTION ROUTE TYP. FIRE ACCESS LANE • PARKING EASEMENT FOR KING COUNTY HOUSING AUTHORITY o PROPERTY LINE • 1 1 1 1 1 1 c\2- LST---Z-L1-T_ `.' UPPER BUILDING OUTLINE, TYP. BUILDING A <. UNITS 84 GARAGE PARKING STALLS - 85 _r3__rZ -- - LOADING STALL / BUILDING E UNITS -124 ARAG,E PARKING STALLS - 80 10' WIDE TYPE II LANDSCAPE PERIMETER 10'-2 Le: BUILDING A SITE PLAN - SEE SHEET P2.0 'EXISTING BUILDING TO • BE REMOVED, TUKWILA VILLAGE PARKING PHASE 1 PHASE 2 PARCEL A PARKING GARAGE =85 SURFACE =93 TOTAL = 138 PARCEL C PARKING GARAGE =0 SURFACE =11 TOTAL = 11 LIBRARY - PARCEL D SHARE PARKING ON PARCELS A,B,C PHASE 1 TOTAL =149 STALLS PARCEL E PARKING t;tn.11,r.,Y BUILDING UNITS, 'r 70 GE ARKS 1G STALLS - 49 PEDESTRIAN CONNECTION ROUTE TYP. GREAT BEAR MOTOR INN GARAGE =49+80 = 129 SURFACE = 29 SURFACE (KCHA) = 18 PHASE 2 TOTAL = 176 PHASE 3 PARCEL B PARKING GARAGE = 86 SURFACE =34 PHASE 3 TOTAL = 120 S. 144TH ON STREET PARKING = 18 STALLS SITE TOTALS = 445 + 18 (KCHA) = 463 STALLS PLAZA SITE PLAN - SEE SHEET P3.0 OVERALL SITE PLAN cD 15 30 60 90 ~�v L/3 -03/ ssSN Eo°TO WASHINGTON REGIA RED LAND cR� M LVjNcRnif ASSTT eR Issue Dates Rev. Date Desc. 05/28/13 BAR SUBMITTAL W Q Q -J J H 3 0 F g od oD E2 g J s� ¢ F4 o N-' 3='o N. =5k'" a' PROJECT #: LA -1113 FILENAME: LA1113-P1.0 DRAWN BY: CP/LP/MB OVERALL SITE PLAN P1.0 BAR SUBMITTAL This record contains information which is exempt from public disclosure pursuant to the Washington State Public Records Act, Chapter 42.56 RCW as identified on the Digital Records Exemption Log shown below. L13-021 TUKWILA VILLAGE ASSOCIATES TIB AND S 144TH ST THE ABOVE MENTIONED DIGITAL RECORDS PERMIT FILE INCLUDES (DR) EXEMPTION LOG THE FOLLOWING REDACTED INFORMATION Page # Code Exemption, Brief Explanatory Description Statute/Rule DR1 Personal Information — Social Security Numbers Generally — 5 U.S.C. sec. 552(a); RCW 42.56.070(1) The Privacy Act of 1974 evinces Congress' intent that social security numbers are a private concern. As such, individuals' social security numbers are redacted to protect those individuals' privacy pursuant to 5 U.S.C. sec. 552(a), and are also exempt from disclosure under section 42.56.070(1) of the Washington State Public Records Act, which exempts under the PRA records or information exempt or prohibited from disclosure under any other statute. 5 U.S.C. sec. 552(a); RCW 42.56.070(1) DR2 Personal Information — Financial Information — RCW 42.56.230(4 5) Redactions contain Credit card numbers, debit card numbers, electronic check numbers, credit expiration dates, or bank or other financial account numbers, which are exempt from disclosure pursuant to RCW 42.56.230(5), except when disclosure is expressly required by or governed by other law. RCW 42.56.230(5) DR3 Personal Information — Driver's License. — RCW 42.56.230 (7a & c) Redactions contain information used to prove identity, age, residential address, social security number or other personal information required to apply for a driver's license or identicard. RCW 42.56.230 (7a & c) 81, 82 DR4 Attorney -Client Privilege — RCW 5.60.060(2)(a); RCW 42.56.070(1) Redacted content contains a communication between client and attorney for the purpose of obtaining or providing legal advice exempt from disclosure pursuant to RCW 5.60.060(2)(a), which protects attorney-client privileged communications, and RCW 42.56.070(1), which protects, under the PRA, information exempt or prohibited from disclosure under another statute. RCW 5.60.060(2)(a); RCW 42.56.070(1) TUKWILA VILLAGE TIB &S144T"ST PL13-023 L13-0044 DESIGN REVIEW E13-011 SEPA L13-030 DESIGN REVIEW L13-031 SEPC PERMISSION L13-021 LAND DIVISION L13-021 LAND DIVISION City of Tukwila Department of Community Development 6900 Southeanter Boulevard, Tukwila, WA 98188 Telephone (208) 4314870 FAX (206) 4314685 E.mall: plannin9A@tukwIlaWA.9ov LOT CONSOLIDATION NO. L13-021 DECLARATION KNOW ALL MEN 8Y THESE PRIMINT THAT l THE UNDERSIGNED, OWNER N FEE STAPLE OF THE LAND HEREIN DESCRIBED DO - HEREBY MME A LOT CONSOLIDATION THEREOF PUR5UWFT TO RCW 55.17.040 AND DECLARE TRIS ALRJSIMENT TO BE THE GRAPHIC REPRESENTATION OF THE SAME. AND THAT SAM ADJUSTMENT IS MODE WITH 194E FREE COMER AND N ACCAROMEE WAFT THE DESIRES OF TIE OWNER M WITNESS WHEREOF 1 HAVE SET MY HAND AND SEAL - - JIM ACK 'WLEDOMENT STATE OF WASHINGTON SS.) COUNTY OF KING 1 CERTIFY THAT i KNOW OR HAVE SATISFACTORY EVIDENCE TIM JW 11AGGFXTON 6 THE PERSON WHO APPEARED BEFORE ME. AND SAID PERSON ACKNOWLEDGED THAT HE SIGNED MIS INSTRUMENT. ON OATH STATED FE EXECUTED THE INSTRUMENT A5 MAYOR OF THE CRY DF TUKWILA, AND ACKNOWLEDGED R TO BE THE FREE AND VOLUNTARY ACT OF SUCH PART( FOR 1FE AND PURPOSES.MENTIONED IN THE INSTRUMENT DATED THIS / DAY OF �' D A / 21(1,5 NOTARY P II FOR THE STATE 0F / ON PRINTED NAME l [7 r' Sj/� RT-sa A�Q ,�/T� RESIDING AT �SPw7)7 .P (/14 MY APPOINTMENT EXPIRES "'I_/"' APPROVALS 1l0(941A SHORT SUBDIVISION COMMITTEE APPROVAL ROMPED AND APPROIED BY. • , 91BDENSON calmFLING Dc)„,„$,.1" 050 OAF 'A' . 20 \..1,__W• I. i CHARPER ii, SNORT SU :A ARSON COMMITTEE KING AA 'TY DEPARTMENT OF 5364SSMO HS EXAMINED MD APPROVED DIST OF L�N7w4 e/ . ul 1 D evcT+ KING 031.1500 AND HEREBY CER11FIFD FOR essfe- 152304-9242, 152304-9096. 152304-0092, 155420-0005, 155420-0011 155420-0015, 155420-0021 155420-0025, 155420-0030, 155420-0036, 155420-0037. 155420-0033, 155420-0035 14 155420-0034 18K ACCOUNT NUMBERS IRE 1EXISTING LEGAL ADESC IP00 - 1)467 PORTON OF LOT 9 N BLOC( 3 OF JADES CLARK'S GARDEN ADDITION TO 11E CRY OF SEATRE. AS PER PUT RECORDED IN VOLUME 13 OF RATS. PAGE 12. RECORDS OF KING COUNTY. WASHINGTON; AND OF THE SOUTHEAST 1/4 OF 111E SOUTHWEST 1/4 OF SECTION 15. TOWNSHIP 23 NORTH, RANGE 4 EAST W3L. N KINGCOUN1Y. WASHINGTON. AS P011045, BEGINNING AT NSE NORTHWEST OORNEN OF 111E SOUTH 812.6 FEET OF THE FAST 425.5 FEET OF SAO SOUTHEAST 1/4: THENCE SOUTH 01'27'31• WEST 200 FEET TO 111E TRUE POINT OF BEG111ANG OF 1145 DESCRIPTOR: THENCE SOUTHWESTERLY 10 A POINT ON THE EASTERLY UNE OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1), DISTANT SOUTHERLY 250.50 FEET (AS MEASURED A4ONG SND EASTERLY LINE) FROM 171E NTERSECTI014 OF SAID EASTERLY LITE WITH THE NORM UNE OF THE SOUTH 812.6 FEET OF SAIDSOURIFAST 1/4; THENCE SOUTHERLY ALONG SAID EASTERLY HIG1611.0 UNE TO THE SOUTH UNE OF SAD 100 THENCE EASTERLY ALONG SAID 50URf UNE TO THE SOUTHEAST CORNER THEREOF: • • THENCE SOUIHEIY TDA POINT ON THE NORTHERLY LINE OF A TRACT CONVEYED TO ZETA HUNTNGTON BY DEED RECORDED UNDER KING COUNTY RECORDING NO. 412377: • THENCE EASTERLY ALONG SOLD NORM LIRE TO A PONT WHIM BEARS SOUTH 01'2730' WEST FROM 111E TRUE POEM OF 194040E C(Ni961NG FAST TOA POINT 405.04 PEST WEST FROM 110 HIST INE OF SND SOURIEAST 1/4 OF SOUTH SOUTHWEST 1,d 4; ENCE NORM PARALLEL WITH SAID FAST LBB: 65 FEET; THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING. . TITLE PARCEL A-1: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STNP OF RAND 20 FEET N WIDTH THE SOUTHERLY UNE OF . WHICH IS DESCRIBED AS FOLLOWS BEGINNING AT A PONT ON 194E NORM LRE OF THE NORTH 398.1 FEET OF THE EAST 525.5 FEET OF THE SIXTH 812.6 FEET OF 710 SOUTHEAST 1 4 OF TIE SOUFHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORM, RANGE 4 EAST Wil, 100 FEET 000044 T EAST OF ME NORRMEST CORNIER OF SAID 5UBOh751011 MERLE SOUTH 01'27'30' WEST 200 FEET TO THE TRUE PLM OF BECOMING OF 194E SOUTHERLY 091E OF TEE EASEMENT HEREIN - TESC78BE0: - - 1110.10E FEET SCIES1ERLY TO A P0941 ON TIE N EASTERLY MARGIN OF PM:EIC FM 111E SOUTH (STATE ROM 410. 1) WHICH PLM 15 250.50 FEET SONHE4LY AS MEASURED WEST SND HIGHWAY FROM A POINT N 194E EAST 14695TH OF SNR HIGHWAY DISTANT 23,40 FEET, 90� OR LES -6, WEST OF ME WEST LIRE OF 114E 50909908 1179194 DESCRIBED AND ON 194E 6044194 LIRE THEREOF A5 THE SANE IS PRODUCED WE5IRLY. 114E PMOL THE NORTH 185B.90 FEET OF 794E SOUTH 430.9 FEET OF 146E WEST 505 FEET OF THE FIST 1.031 FELT OF 794EY, WAS0 QUARTER OF 114E SOLEMNEST QUARTTRANSHIP1FA OF SECTION 15. TRANSHIP 23 11012111„ RANGE 4 FAST, N.M.94 KING COU41R7, WASHINGTON, LYING EASTERLY OF WASHINGTON SPIE HIGHWAY NO. 1 (PACIFIC HIGHWAY SOUIN). • IMEP0 .R 6015 T THROUGH 6 TROILISM. CHERRY LANE ACCORDING TO THE PUT THEREOF RECORDED LN VOLUTE 48 OF FLATS, PAGE 21, • • N KING COUNTY, WASHINGTON.• - - - TOGETHER WITH TEM PORTON OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINAt4CE N0. 2429. RECORDED JUNE 16. 2014 AS RECORDING NO. 20140616000228. . CICEPING THEREFROM THAT PORTON DEDICATED TO THE CITY OF TUKNTIA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19. 2015 AS RECORDING N0. 2015031900143& TME PAMi1. 0: THE SOUTH 245 FEET OF ME WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUMEPST 1/4 OF THE SOUTHWEST 1/41F SECTION 15, TOWNSHIP 23 NORM, RANGE 4 FAST W.46, N KING COUNTY, WASHINGTON, LYING EASTERLY OF THE STATE HIGHWAY N0. 1. - OCCUR THE SOUTH 20 FEET THEREOF CONVEYOR TO KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECORDMG NO 1158645. AND MITT THAT PORTION OF 194E SOUTHEAST 1/4 OF 194E SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M, LYING SOUTHWESTERLY OF THE ARC OF A CIRCLE HAVING A RADIUS OF 12.5 FEET WHICH I5 TUNED' TO ME NORTH TIGHT OF WAY UNE OF 50UTI 144TH STREET AND THE EAST RIGHT OF WAY UNE OF PACIFIC HIGHWAY SOU09 110M'EYEO TO KING COUNTY BY DEED RECORDED UNDER RECORDING N0. 7409040396. . A150 EXCEPTING THEREFROM 111AT PORTON DEDICATED TO THE CITY OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED LURCH 19, 2015 A5 RECORDING N0. 20150319001438. 1111E PARCEL E LOT A OF SHORT PLAT 460. 90-9-53, RECORDED UNDER RECORDING N0. 9010240314, BFR1G A PORTION OF LOT 7, CHERRY 0140, ACCODBIG 70 THE PUT THEREOF RECORDED N VOLUTE 48 OF PUTS, PAGE 21. IN KING COUNTY, WASHINGTON. TOGETHER WITH 11MT PORTON OF 41ST AVENUE SOUTH MUCH INURED THERETO BY VACATION ORDINANCE NO. 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 2014061600022& TME PARCEL F: LOT B OF SHORT PUT ND. 90-9-55, RECORDED UNDER RECORDING N0. 9010240314. BEING A PORION OF LOT 7, CHERRY LANE, ACCORDING TO TIE PUT THEREOF RECORDED N VOLUME 48 OF PUTS, PAGE 21, IN KING COUNTY. WASHINGTON. TOGETHER WITH THAT PORTON OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDNANCE N0. 2429. RECORDED JUNE 16. 2014 AS RECORDING N0. 20140616000228. - TUE PARCEL 41 714E NORM 220 FEE OF LRT 7, CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PUTS PAGE 21, IN KING COUNTY, WASHNCT014. EXCEPT THE NORM 132 FEET THEREOF. TOGETHER WITH THAT PORTION OF 41ST AVTRUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 A5 RECORDING N0. 20140616000228.E 1111E PARCEL Et . LOT 7, CHERRY LANE, ACCORDNG TO THE PUT THEREOF RECORDED IN VOLUME 48 OF RATS, PAGE 21, M KING COUNTY. WASHINGTON. EXCEPT TIE NORTH 220 FEET THEREOF. - AND EXCEPT THE SOUTH 64 FEET THEREOF. TOGETHER NTH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 20140616000228. TRE PARCEL t 711E SOWN 84 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PIAT THEREOF RECORDED N VOLUME 48 OF PUTS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTON OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 A5 RECORDING N0. 20140616000228. EXCEPTNG THEREFROM THAT PORTON DEDICATED TO THE CM OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19, 2015 AS RECORDING N0. 20150319001438: CONFORMED COPY 20150428900001 CITY OF TUKMII 61.95 158.00 PROF -001 OF 005 04/28/2015 09:06 PAGES ULTING MANAGER . SUPT. OF RECORDS LAND SURVEYOR'S CERTIFICATE: THIS LOT CONSOLIDATOR CORRECTLY REPRESENTS A SURVEY MADE BY NE OR UNDER MY DIRECTION IN CONFORMANCE W1114 STATE AND COUNTY STATUTES 94 MAY 2013. BRIAN GLUMLY, � WASHINGTON REGISTRATION15 yids Lmo 18215 72)40 MAME SOUTH KLM, WA 98032 (425)251-8222 . (425)251-8782 FAX UAL FMIANiaa1N0, MO P.649610, VOL. 95a3 PG. I Sg SURVEYOR'S NOTES: BASIS OF BARING - NAD83/91 PER CRY OF TUKWILA THE BASIS OF BEARINGS FOR DOS SURVEY IS NPO83/91 PER CITY OF 11.90V6A CITY OF 11.110411A HORIZONTAL CONTROL POINT N0. 17 (S. 1/4 CORNER OF SEC. 15) WAS HERO FOR POSITION AND A UNE BETWEEN SALE POINT NO. 17 AND CNY OF 1IIKWTLA HORIZONTAL CONTROL POINT N0.' 1925 WAS HELD FOR ROTATION BENT NORM 87 35 22' WEST. PROCEDURE / NARRATIVE: A FIELD TRAVERSE USING A 'TRIABLE 5600' ROBOTIC TOTAL. STATION, TRIMBLE 'S8' ROBOTIC TOTAL STATION AND TOPCON NR3 GPS AWPLERB8E0 WRI HELD NOTES WAS PERFORIED, ESTABLISHING THE ANGULAR DISTANCE AND VERTICAL REUIIONSHIP5 BETWEEN THE MONUMENTS, PROPERTY LINES, AID TOPOGRAPHIC FEATURES A5 SHOWN HEREON. THE RESPIRE DATA NFEIS OR EMBEDS TIE STANDARDS FDR LAND 601690R( SURVEYS AS SET FORM N WAC 332-130-090. REFERENCE WPS: 1. RECORD -0F -SURLY RECN0.20050725900010 2. REDORD-OF-5UMEY REC,N0.20010711900012 3. RECORD -OF -SURVEY REC340.20050603905093 4. RECORD -OF -SURVEY 9EC110.20011029900014 - 5. PLAT OF JAMES CLAWS GARDEN 446169ON VOL13. PG.12 - 6. FIAT OF ABIOS 1401E TRACTS OOL10, P031. NEW LOT AREAS: PARCEL A 63,989 5O. FT: (1.47 AC.) PARCEL B: 68,178 SO. FT. (1.52 AC.) PARCEL C: 31,863 5O. FT. (0.73 AC.) PARCEL' D: 20,799 SO. FY. (0.48 AC.) 9004906409W0(09 DATE 07/18/13 SCALE N/A CHECKED BY: BOG JOB NO.: 16255 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEE 1 OF 5 s 140TH ST SITE S 1415T ST S142ND ST a o S 144TH 5T � VICINITY MAP N.T.S 5 146TH ST APPROVALS 1l0(941A SHORT SUBDIVISION COMMITTEE APPROVAL ROMPED AND APPROIED BY. • , 91BDENSON calmFLING Dc)„,„$,.1" 050 OAF 'A' . 20 \..1,__W• I. i CHARPER ii, SNORT SU :A ARSON COMMITTEE KING AA 'TY DEPARTMENT OF 5364SSMO HS EXAMINED MD APPROVED DIST OF L�N7w4 e/ . ul 1 D evcT+ KING 031.1500 AND HEREBY CER11FIFD FOR essfe- 152304-9242, 152304-9096. 152304-0092, 155420-0005, 155420-0011 155420-0015, 155420-0021 155420-0025, 155420-0030, 155420-0036, 155420-0037. 155420-0033, 155420-0035 14 155420-0034 18K ACCOUNT NUMBERS IRE 1EXISTING LEGAL ADESC IP00 - 1)467 PORTON OF LOT 9 N BLOC( 3 OF JADES CLARK'S GARDEN ADDITION TO 11E CRY OF SEATRE. AS PER PUT RECORDED IN VOLUME 13 OF RATS. PAGE 12. RECORDS OF KING COUNTY. WASHINGTON; AND OF THE SOUTHEAST 1/4 OF 111E SOUTHWEST 1/4 OF SECTION 15. TOWNSHIP 23 NORTH, RANGE 4 EAST W3L. N KINGCOUN1Y. WASHINGTON. AS P011045, BEGINNING AT NSE NORTHWEST OORNEN OF 111E SOUTH 812.6 FEET OF THE FAST 425.5 FEET OF SAO SOUTHEAST 1/4: THENCE SOUTH 01'27'31• WEST 200 FEET TO 111E TRUE POINT OF BEG111ANG OF 1145 DESCRIPTOR: THENCE SOUTHWESTERLY 10 A POINT ON THE EASTERLY UNE OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1), DISTANT SOUTHERLY 250.50 FEET (AS MEASURED A4ONG SND EASTERLY LINE) FROM 171E NTERSECTI014 OF SAID EASTERLY LITE WITH THE NORM UNE OF THE SOUTH 812.6 FEET OF SAIDSOURIFAST 1/4; THENCE SOUTHERLY ALONG SAID EASTERLY HIG1611.0 UNE TO THE SOUTH UNE OF SAD 100 THENCE EASTERLY ALONG SAID 50URf UNE TO THE SOUTHEAST CORNER THEREOF: • • THENCE SOUIHEIY TDA POINT ON THE NORTHERLY LINE OF A TRACT CONVEYED TO ZETA HUNTNGTON BY DEED RECORDED UNDER KING COUNTY RECORDING NO. 412377: • THENCE EASTERLY ALONG SOLD NORM LIRE TO A PONT WHIM BEARS SOUTH 01'2730' WEST FROM 111E TRUE POEM OF 194040E C(Ni961NG FAST TOA POINT 405.04 PEST WEST FROM 110 HIST INE OF SND SOURIEAST 1/4 OF SOUTH SOUTHWEST 1,d 4; ENCE NORM PARALLEL WITH SAID FAST LBB: 65 FEET; THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING. . TITLE PARCEL A-1: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STNP OF RAND 20 FEET N WIDTH THE SOUTHERLY UNE OF . WHICH IS DESCRIBED AS FOLLOWS BEGINNING AT A PONT ON 194E NORM LRE OF THE NORTH 398.1 FEET OF THE EAST 525.5 FEET OF THE SIXTH 812.6 FEET OF 710 SOUTHEAST 1 4 OF TIE SOUFHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORM, RANGE 4 EAST Wil, 100 FEET 000044 T EAST OF ME NORRMEST CORNIER OF SAID 5UBOh751011 MERLE SOUTH 01'27'30' WEST 200 FEET TO THE TRUE PLM OF BECOMING OF 194E SOUTHERLY 091E OF TEE EASEMENT HEREIN - TESC78BE0: - - 1110.10E FEET SCIES1ERLY TO A P0941 ON TIE N EASTERLY MARGIN OF PM:EIC FM 111E SOUTH (STATE ROM 410. 1) WHICH PLM 15 250.50 FEET SONHE4LY AS MEASURED WEST SND HIGHWAY FROM A POINT N 194E EAST 14695TH OF SNR HIGHWAY DISTANT 23,40 FEET, 90� OR LES -6, WEST OF ME WEST LIRE OF 114E 50909908 1179194 DESCRIBED AND ON 194E 6044194 LIRE THEREOF A5 THE SANE IS PRODUCED WE5IRLY. 114E PMOL THE NORTH 185B.90 FEET OF 794E SOUTH 430.9 FEET OF 146E WEST 505 FEET OF THE FIST 1.031 FELT OF 794EY, WAS0 QUARTER OF 114E SOLEMNEST QUARTTRANSHIP1FA OF SECTION 15. TRANSHIP 23 11012111„ RANGE 4 FAST, N.M.94 KING COU41R7, WASHINGTON, LYING EASTERLY OF WASHINGTON SPIE HIGHWAY NO. 1 (PACIFIC HIGHWAY SOUIN). • IMEP0 .R 6015 T THROUGH 6 TROILISM. CHERRY LANE ACCORDING TO THE PUT THEREOF RECORDED LN VOLUTE 48 OF FLATS, PAGE 21, • • N KING COUNTY, WASHINGTON.• - - - TOGETHER WITH TEM PORTON OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINAt4CE N0. 2429. RECORDED JUNE 16. 2014 AS RECORDING NO. 20140616000228. . CICEPING THEREFROM THAT PORTON DEDICATED TO THE CITY OF TUKNTIA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19. 2015 AS RECORDING N0. 2015031900143& TME PAMi1. 0: THE SOUTH 245 FEET OF ME WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUMEPST 1/4 OF THE SOUTHWEST 1/41F SECTION 15, TOWNSHIP 23 NORM, RANGE 4 FAST W.46, N KING COUNTY, WASHINGTON, LYING EASTERLY OF THE STATE HIGHWAY N0. 1. - OCCUR THE SOUTH 20 FEET THEREOF CONVEYOR TO KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECORDMG NO 1158645. AND MITT THAT PORTION OF 194E SOUTHEAST 1/4 OF 194E SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M, LYING SOUTHWESTERLY OF THE ARC OF A CIRCLE HAVING A RADIUS OF 12.5 FEET WHICH I5 TUNED' TO ME NORTH TIGHT OF WAY UNE OF 50UTI 144TH STREET AND THE EAST RIGHT OF WAY UNE OF PACIFIC HIGHWAY SOU09 110M'EYEO TO KING COUNTY BY DEED RECORDED UNDER RECORDING N0. 7409040396. . A150 EXCEPTING THEREFROM 111AT PORTON DEDICATED TO THE CITY OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED LURCH 19, 2015 A5 RECORDING N0. 20150319001438. 1111E PARCEL E LOT A OF SHORT PLAT 460. 90-9-53, RECORDED UNDER RECORDING N0. 9010240314, BFR1G A PORTION OF LOT 7, CHERRY 0140, ACCODBIG 70 THE PUT THEREOF RECORDED N VOLUTE 48 OF PUTS, PAGE 21. IN KING COUNTY, WASHINGTON. TOGETHER WITH 11MT PORTON OF 41ST AVENUE SOUTH MUCH INURED THERETO BY VACATION ORDINANCE NO. 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 2014061600022& TME PARCEL F: LOT B OF SHORT PUT ND. 90-9-55, RECORDED UNDER RECORDING N0. 9010240314. BEING A PORION OF LOT 7, CHERRY LANE, ACCORDING TO TIE PUT THEREOF RECORDED N VOLUME 48 OF PUTS, PAGE 21, IN KING COUNTY. WASHINGTON. TOGETHER WITH THAT PORTON OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDNANCE N0. 2429. RECORDED JUNE 16. 2014 AS RECORDING N0. 20140616000228. - TUE PARCEL 41 714E NORM 220 FEE OF LRT 7, CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PUTS PAGE 21, IN KING COUNTY, WASHNCT014. EXCEPT THE NORM 132 FEET THEREOF. TOGETHER WITH THAT PORTION OF 41ST AVTRUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 A5 RECORDING N0. 20140616000228.E 1111E PARCEL Et . LOT 7, CHERRY LANE, ACCORDNG TO THE PUT THEREOF RECORDED IN VOLUME 48 OF RATS, PAGE 21, M KING COUNTY. WASHINGTON. EXCEPT TIE NORTH 220 FEET THEREOF. - AND EXCEPT THE SOUTH 64 FEET THEREOF. TOGETHER NTH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 20140616000228. TRE PARCEL t 711E SOWN 84 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PIAT THEREOF RECORDED N VOLUME 48 OF PUTS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTON OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 A5 RECORDING N0. 20140616000228. EXCEPTNG THEREFROM THAT PORTON DEDICATED TO THE CM OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19, 2015 AS RECORDING N0. 20150319001438: CONFORMED COPY 20150428900001 CITY OF TUKMII 61.95 158.00 PROF -001 OF 005 04/28/2015 09:06 PAGES ULTING MANAGER . SUPT. OF RECORDS LAND SURVEYOR'S CERTIFICATE: THIS LOT CONSOLIDATOR CORRECTLY REPRESENTS A SURVEY MADE BY NE OR UNDER MY DIRECTION IN CONFORMANCE W1114 STATE AND COUNTY STATUTES 94 MAY 2013. BRIAN GLUMLY, � WASHINGTON REGISTRATION15 yids Lmo 18215 72)40 MAME SOUTH KLM, WA 98032 (425)251-8222 . (425)251-8782 FAX UAL FMIANiaa1N0, MO P.649610, VOL. 95a3 PG. I Sg SURVEYOR'S NOTES: BASIS OF BARING - NAD83/91 PER CRY OF TUKWILA THE BASIS OF BEARINGS FOR DOS SURVEY IS NPO83/91 PER CITY OF 11.90V6A CITY OF 11.110411A HORIZONTAL CONTROL POINT N0. 17 (S. 1/4 CORNER OF SEC. 15) WAS HERO FOR POSITION AND A UNE BETWEEN SALE POINT NO. 17 AND CNY OF 1IIKWTLA HORIZONTAL CONTROL POINT N0.' 1925 WAS HELD FOR ROTATION BENT NORM 87 35 22' WEST. PROCEDURE / NARRATIVE: A FIELD TRAVERSE USING A 'TRIABLE 5600' ROBOTIC TOTAL. STATION, TRIMBLE 'S8' ROBOTIC TOTAL STATION AND TOPCON NR3 GPS AWPLERB8E0 WRI HELD NOTES WAS PERFORIED, ESTABLISHING THE ANGULAR DISTANCE AND VERTICAL REUIIONSHIP5 BETWEEN THE MONUMENTS, PROPERTY LINES, AID TOPOGRAPHIC FEATURES A5 SHOWN HEREON. THE RESPIRE DATA NFEIS OR EMBEDS TIE STANDARDS FDR LAND 601690R( SURVEYS AS SET FORM N WAC 332-130-090. REFERENCE WPS: 1. RECORD -0F -SURLY RECN0.20050725900010 2. REDORD-OF-5UMEY REC,N0.20010711900012 3. RECORD -OF -SURVEY REC340.20050603905093 4. RECORD -OF -SURVEY 9EC110.20011029900014 - 5. PLAT OF JAMES CLAWS GARDEN 446169ON VOL13. PG.12 - 6. FIAT OF ABIOS 1401E TRACTS OOL10, P031. NEW LOT AREAS: PARCEL A 63,989 5O. FT: (1.47 AC.) PARCEL B: 68,178 SO. FT. (1.52 AC.) PARCEL C: 31,863 5O. FT. (0.73 AC.) PARCEL' D: 20,799 SO. FY. (0.48 AC.) 9004906409W0(09 DATE 07/18/13 SCALE N/A CHECKED BY: BOG JOB NO.: 16255 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEE 1 OF 5 City of Tukwila Department of Community Development 6300 Southeenter Boulevard, Tukwila, WA 98188 Telephone (206) 4313670 FAX (206) 431-3665 E-mail: planningttukwilaWAgov LOT CONSOLIDATION NO. L13-021 / 8A0'13.35. / R.1980AC 1.7.74' 50' �{I 51x0 1' Rat i PFS/110 UP 0.0e' x ale' E. OF COL � lcaf a 00 ar /1xr>mD56T 612526 a MSS 1A41m8 REC11020021113002063 . 13504 035 x a 0.236' 1 CFCOR. F51e 5/r RE9N/C7P 11®F R. 6QI'EOF0798 FOl0 1/2. a96/CIP 1516012 58735'31'E 19267 926515109215 II I DEBAR/OP/2' 1516122 0.14' K OF (OR OY COU.)° NCC_,,,c)14 V 9-12 21. ?CO. vo- F59a t/7 Ra P6E/110 GAP 0.27 0. OF 808. -------------- --------- 96 DEEM 6C11006161212327 58735'35T 143AS ob9 E 041.70' WM' _8. 144TH STREET EXISTING LOT CONFIGURATION & EASEMENTS 2.40' 59735311 19339'---------_- F510 OWED 3/5 DOWER NW /9 PU DI 0591 OS 147.77 1X7.35'31' 778.10' GHAV 18215 72ND AVENUE SO0R1 KENT. WA 98032 (425)251-8222 #i (425)251-8792 FAX .•• tM 0101ff1eq two t1AtR4xR. 1/2' REEFA/CW 1 DRAWN ' m M1E 05/3/13 ,._50. am5(ED 85 FOG 309 NO.: 15266 242.48' Idem 9C • 51/4 Cyt 5COW CFRAINA tx 10x1601 PORT 117 _ SECTION 15. SECTI)N 22 4,1 VOL. }1} PG. 159 N s 0 25 50 100 SCALE: 1'.60' PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY. WASHINGTON 0 SHEET 2 OF 5 L13-02/ City of Tukwila Deperhnent of Community Development 6300 Southcerner Boulevard, Tukwila, WA 98188 Telephone (206) 431-3870 FAX (206) 431.3863 E-mail: planningetlukwilaWAOov LOT CONSOLIDATION NO. L13-021 50' eD UNQ� 583 35'35 t 943.43' R __-- REO90. 20150319001438+�. _ S. 144TH STREET IN �•` 791.a2 — NEW LOT CONFIGURATION & EASEMENTS 98 09 - — - _ 588.32' ra735'3t'W naso' 09 390.38' 18215 72ND AVENUE SOUTH '. TONT. WA 98032 (425)251-6222 (425)251-8782 FAX m' GTL D1 9. LNr) ROAR , ENAIdOQp SU9084 07119019a17a4 SEW900 noUfa 140 t1poM1 - 9 12 21. ?GO - ORABTI 97 m 04TE 05/3/13 SCALE =50' 00000 8r: BOG J09 NO.: 15255 T I 99905 gam 75 COMM 9981 I VOL. 3a3 PG. 25 50 100 INIODE SCALE. 1-.60' PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 4/3 -02/ SHEET 3 OF City of Tukwila Department of Community Development 6300 8outheenter Boulevard, Tukwila, WA 98188 Telephone (208) 431-3670 FAX (208) 431-3865 E -mall: planningaukwilaWA.Oov LOT CONSOLIDATION NO. L13-021 SPECIAL E70:BRI@S (PER FRS1 AMERICAN 111E INSURANCE COMPARY ORDER N0. RC5-637798-8A1 DATED APRIL 01. 2015 AT 7:30 AN.) 1-2. NOT APPLICABLE TO BE SHOWN ON SURVEY. 3-5. INTENTIONALLY DELETED. 6. ANY AND ALL OFFERS OF DEMON, COMMONS. RES -MICRONS. EASEMENTS, FENCE UNE/BOUNDARY DISCREPANCIES, NOES AND/OR PROVISIONS SHOWN OR OISCDSE0 8Y SHORT PUT 0R PIAT MERRY UNE RECORDED N %UNE 48 OF PLATS, PARE, (9) 21. AFFECTS: PARCELS C. E. F, G, H AND I NOT 100111091) 7-9. DREIIDONALLY DELETED. .10. 020604EN1 EXECUTED BY AND HERWEEN THE PARTIES HERON WARD UPON 711E CONDITIONS 'RERUN PROVIDED. • BEIWE EIt JOHN A MAK ET UR AND I NG COIMIY ' DATUM. FEBRUARY 03, 1953 • RECORDED: FEBRUARY 11, 1953 RECORDING DFORWTNNt 4314485 PROVIDING A5 FOLLOWS: CONSENT TO 111E 0811691. FLOW OF SURFACE WATER FROM TIE PUT OF C1ERRY LVE TO BE CARRIED N 11S HAMURM CHANNEL ACROSS THE SUBJECT PROPFRFY AND TO HOLD MG C01N1Y 61MFIESS FOR ANY DAMAGE THAT RAY BE CAUSED BY SMD DRAINAGE FLOW. .. ARIUS: PARCELS E THROUGH I (APPROXIMATELY SHOWN) SEE THE LOCATION OF THE DRAINAGE CIUNRL ON 91EET 2 11. DSFYER; MIMING 104015 AND PROVSIONS CONTAINED REFER RECORDING NFOR001OR JANUARY 2. 1958 AS RECORDING N0. 4882270 N FAVOR 0F: VAL NAE SEWER DISTRICT - FOR A GRAVID' SANITARY SEWER ENE OR U4E5 - AFFECTS: PORION OF PARCEL D (PEDTEED }onto • 12. EASEMENT. INCLUDING TERMS AND PROVISIONS CONTAINED THERON: RECORDING NFORMATON: JMONO' 6. 1956 AS RECORDING NO. 4863932 N FAVOR OF: VAL VUE 504004 OMIRICT FOR: A GRAVITY SANITARY SEWER INE OR UNE5 -AFFECTS PORTON OF PARCEL A - (PLanED MECO 13. EASEMERT, INCLUDING TERMS AND PROVISIONS CONDONED 1106090 RECORDING EFORIIATNkt JANUARY 8, 1958 A5 acorn= 10. 4663933 N FAVOR OF: VAL VW SEWER DISIRELT - F0k A GRAVITY SANITARY 911.10/ UNE OR 11115 AFFECTS P080N OF PARCEL A (PLOTTED MEMO • 14-16. 114014E064111 09411119. 17. RIGHT 10 MINE NECESSARY SLOPES FOR CUTS OR FIRS UPON SAD PREMISES FOR 1091) COUNTY A5 GRM4E0 BY DEED RECORDED songs 04. 1974 UNDER REMIT/01G N0. 7409040396. Mr14115: PORTION OF PARCEL 0• (NOT POTTABIE) 9081817 N N61964• 18 1175110/1 !MIMIC TERMS MD PROVISIONS COMAOED 1FERON: RECORDING 19F0N81A11016 SEP1DIBER' 4, 1974 AS RECORDING N0. 7406040397 N FAVOR C: TONG COUNTY• FOR 9DEWMX - - Mru:15: RADON OF FARCO. 0 - (PIDmD err) 19. EA50EN1. NCLUMG 11186 MD P800400N6 CON1ADIED MOOR1 • RECOROEIO NF79YAT00 101136R 1, 1974 AS RECORDING N0: 7411010445 •- - 'NCRY • FOIL ELECTRIC TWAISMI590N AND 9S0610ION UNE FAC1t9E5 AFFECTS: P0610N OF PARCEL D (WW1 AF1EC1) DESCR111011 15 80 CA NIEID4V01r1 27-21 tatinwU11Y NLFIED. • 24. COMMONS, NOTES, FASEIEN15, PROVISIONS AND/OR 07CRORCEFNIS 00441ANED' OR DELINEATED ON RE FACE OF 111E SURVEY RECORDED UNDER 8ECOR01N0 NO. 8001239002. . PRECIS PARCELS 8 041D C - - - (EOE PDRAHQ ' M. 25. RI011 OF ENTRY AGREEMENT AHO 100 TERNS AND C010)1I6415 THEREOF: BETWEEN: TC valorem OF WASHINGTON, INC, 1140 1E0 MINT RECORDING 11110 ATION: JULY 1, 1988 AS RECORDING N0. 6807010903 oar PLENUMS) 26. AGREEMENT NM THE EMS 8940 CONDITIONS THEREOF: BETWEEN: VN. V1E SEWER 051R1T AND: 1004195 LL AND BARBARA L WHITEY RECORDING INFORMATION: SEPTEMBER 26, 1986 A5 RECORD% N0. 8809260958 AFFECTS PARCELS 0, N MD I Ncrr HDTTA9E) 27. ANY AND All. OFFERS OF DE00T06, COHOIDONS, RESTRICTIONS, EASFNE105, FENCE 6NE/BOUND011 DISCREPANCIES, NOTES MA/0R PROVISIONS 510074 OR DISCLOSED BY SHORT PUT ND. 90-9-55 RECORD UNDER RECORDING NUMBER 9010240314. AFFECTS: PARCELS E AND F 0401 RARABlp 28. 841ENT10U15 also. 29. EASEMENT. INCLUDING 1URLLS MOT PROVISIONS CO418NED THEREIN: RECORDING INFORMATION: MARCH 21. 1994 AS RECORDING N0. 9403212327 FOR GAS UNE. 9,191115: PORTION OF PARCEL I (40020D HEREON) 30-32. INIEN110NA LY DF1E1ID. 33. 1HE IF01.5 AND PROASIONS. CONTAINED N THE DOCUMENT 04111500 'MEMORANDUM OF DISPOSITION AND DEVIl0PI104T AGREIDENT. 00006 RECORDED: FEBRUARY 12, 2013 RECORDING NO.: '20130212001612 (AFFECTS AIL PARCELS) (1711 PE061A40) 34. RIE URNS AND PROVISIONS CONTAINED N 1HE DOCUMENT ENITI1E0 ' 1EEAORANDUM OF. DEVELOPMENT AGREE11 61' RECORDED: FEBRUARY 12, 2013 RECORDING 90. 20130212001613 DOCUMENT RE-RECORDED DECEMBER 30, 2013 AS RECORDING NOS 20131230000989 MID 20131230000990 OF 04719091 RECORDS (M1,1.40 ALL PARCELS) OCT PIOTQBIE) 35-38. NOT APPLICABLE TO BE SHOWN ON SURVEY. 37. 111.1FRMS MID PROVISIONS CONIANED IN TIE DOCUMENT EN1RIID VALLEY NEW SEWER DI51RICT DEVELOPER EXE1606 AGREEMENT' RECORDED OECEIMER 5, 2013 AS RECORDING N0. 20131205001010 OF 01111941 RECORDS. (NOT PORTABLE) 38. EA5ELOTT, INCLUDING MBE AND PROVS1011 ODHTMNFD 11101U01: . RECORDING INFORMATION: FEBRUARY 20, 2014 A5 RECORDING N0. 20140220000560 N FAVOR CF: NORMANDY COURT HOL0NGS. A WASHINGTON LIMITED UABWIY COMPANY FOR TEMPORARY ACCESS . 39. 19511011 ERXIICNG 1FR115 AND PROVL4095 CONTAINED 1H IREIN:.: .. RFCCRO 615 NF0RMM096 FEBRUARY 20, 2014 AS RECORDING N0. 20140220000561 N FAVOR 0F: SAMARA HONER HC, A 41804862194 OWPORAROR FOR 'TEMPORARY ACCESS . Ow= FO060 40. EASEMENT,'NCLEONG PERMS AND PI0400N5 COHIANED 11EJED0 RECORDINGNFORW11044 MAY 5, 2014 AS RECORDING N0. 20140505000803 N FAVOR OF: VALLEY VEIN RADER.06TRICT. A WA0HNO10N SPEW/PURPOSE DISTRICT (HONIED 1ERE130 41. EA5FM01S, MCLUONG WRNS AND PROVISIONS CMITN E0 1153501: 4(0695140 1644048461104 MAY 5, 2014 AS RECORDING 440. 20148505000804 N FAVOR OF: WATER °STRICT 125. A I44SI1IGTON 5PO:Pl. PURPOSE 061RICT FOR IEMPORIM ACCESS (P1O111M WWI* - 18215 72142 AVENUE 5011194 KENT, WA 08032 • . (425)251-6222 ' . (425)251-8782 FAX 15,1 DIGNIERIa, 1AID PURINA aEafl/q EIMRO ENTAL SEIMIDI5 ^�► PAWN BY DATE 05/3/13 SCARE: N/A CHECKED BY: JOB 60.1 15256 I VOL.`�j PG. R9l PTN OF THE SE1/4, OF THE SW1/4 OF SEC.' 16, TOWNSHIP 23 NORTH, RANGE 4 EAST. W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON Date/Time:4/16/2015 129 PM Scale:1" = 1' KANDERSON Xr SHEET 4 OF L.l 3 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 4314670 FAX (206) 431-3665 E-mail: planning@tukwllaWA.gov LOT CONSOLIDATION NO. L13-021 NEW LEGAL DESCRIPTIONS: PARCEL Al THAT PORTION OF S0U1HE/S1 QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15. TOWNSHIP 23 NORM, RANGE 4 EAST. WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER THENCE NORM 8735'31' WEST, 586.32 FEET ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 02'24'29' EAST, 44.25 FEET TO THE NORTH MARGIN OF SOUTH 14410 STREET AS CONVEYED TO THE CITY OF MICWITA BY KING COUNTY RECORDING N0. 20150319001438: THENCE NORM 20'06'52' EAST, 155.94 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORM 19'27'24' FAST, 33.78 FEET TO A POINT ON A NON -TANGENT CURVE, THE WORTS OF WHK7H HEARS NORM 0555'17' WEST; THENCE NORTHEASTERLY ALONG 111E ARCOF A CURVE CONCAVE TO ME NORTHWEST, HAVING A RADIUS OF 40.00 FEET, THROUGH A CENTRAL ANGLE OF 3711'17'. AND AN ARC LENGTH OF 25.96 FEET TO A PONT OF REVERSE CURVATURE;. THENCE EASTERLY ALONG 211E ARC OF A CURVE 10 THE RIGHT, HAVING A RADIUS OF 64.00 FEET, 1HROUGH A CENTRA. ANGLE OF 49'31'35', AND AN MC LENGTH OF 55.32 FEET; THENCE NORTH 08.25'00' EAST, 105.72 FEET TO A POINT OF TANGENCY; THENCE NORTHERLY ALONG THE ARC OF A CURVE TO THE LEFT. HAWING A RADIUS OF 200.00 FEET, THROUGH A CENTRAL ANGLE OF 06'5736°, AND AN ARC LENGTH OF 24.30 FEET; THENCE NORM 01'2724' EAST, 31.97 FEET TO THE NORM UNE OF 111E PLAT OF CHERRY LANE, RECORDED W VOLUME 48, AT PAGE 21; THENCE SOUTH 8735'31' FAST, 31.50 FEET ALONG SAID NORTH UNE; THENCE NORTH 01'27'24' EAST, 65.00 FEET; THENCE NORTH 0715'12' WEST. 135.11 FEET; THENCE SOUTH 7714'00' WEST, 151.66 FEET TO 111E EAST MARGIN OF TUKWILA INTERNATIONAL BOULEVARD, BEING A POINT ON A -NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 80'09'16' WEST; THENCE SOUTHERLY ALONG SAID EAST MARGIN, ALONG THE ARC OF A CURVE CONCAVE TO THE WEST, HAVNG A RADIUS OF 1,960.00 FEET, 'THROUGH A CENTRAL ANGLE OF 10'0733', AND AN ARC LENGTH OF 343.54 FEET TO A POINT WHICH BEARS NORTH 70'32'36' WEST FROM THE TRUE PONT OF BEGINNING; THENCE SOUTH 7032'36' EAST, 119.35 FEET TO THE TRUE POINT OF BEGINNING. PARCEL 8: THAT PORTION OF SOOTIEST WARIER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORM, RANGE 4 EAST, W I LAIIETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; 114ENCE NORM 8735'31' WEST, 586.32 FEET ALONG THE SOUTH UNE OF SAID SOUDIWEST QUARTER; THENCE AT RIGHT ANGLES, NORM 0724'29' FAST, 44.25 FEET TO THE NORTH MARGIN OF 5011111 144111 STREET AS CONVEYED TO THE CRY OF TUKWILA BY - KING COUNTY RECORDING N0. 20150319001438; THENCE NORM 20'08'52' FAST, 155.94; THENCE NORM 19'2724' EST, 33.78 FEET TO A POINT ON A NON -TANGENT CURVE. THE RADIUS OF WHICH BEARS NORM 0355'17' WEST; THENCE NORTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO 111E NORTHWEST, HAWING A RADIUS OF 40.00 FEET, THROUGH A CENTRAL ANGLE OF 3711'17', AND AN ARC LENGTH OF 25.96 FEET TO A POINT OF REVERSE CURVATURE: THENCE EASTERLY ALONG 111E ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 49'31'35', AND AN ARC LENGTH OF 55.32 FEET BEING TIE TRUE PONT OF BEGINNING THENCE NORTH 0825'00' FAST. 105.72 FEET TO A POINT OF TANGENCY; THENCE NORTHERLY ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 200.00 FEET, THROUGH A CENTRAL ANGLE OF 085736'. AND AN ARC LR4GH OF 24.30 FLET; THENCE NORTH 01'27'24' FAST. 31.97 FEET TO THE NORTH UNE OF THE PLAT OF CHERRY LANE, RECORDED IN VOLUME 48, AT PAGE 21; THENCE SOUTH 8735'31' EAST, 194.14 FAT ALONG SVD NORTH UNE TO 111E NORTHEAST CORNER OF SAID PLAT; THENCE SOUTH 0017'24' WEST, 379.50 FEET RANG THE EAST UNE OF 5040 PLAT 11) SAID NORTH MARGI i THENCE NORTH 8735'31' WEST, 15218 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 01'27'33' EAST, 155.52 FEET TO A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 883736' WEST; THENCE NORTHWESTERLY ALONG THE ARC OF A CURVE CONCAVE TO 111E SOUTHWEST. HAVING A RADIUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 830743', AND AN ARC LENGTH OF 92.76 FEET TO THE TRUE POINT OF BEGINNING. VOL. '3 PG. PARCEL C 144AT PORTON OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORM, RANGE 4 EAST, WILLAMETTE MFRIDWI, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAD SOUTHWEST GUARTER; THENCE NORTH 8735'31' WEST, 586.32 FEET ALONG THE SOUTH UNE OF SAID SOUTHWEST EST WWRTER THENCE AT RIGHT ANGLES, NORTH 0724'29' EAST, 4425 FEET TO THE NORTH. MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CNY OF TUKWILA BY KING COUNTY 8(0080940 N0. 20150319001438 AND THE TRUE POINT OF BEGINNING; THENCE NORM 20'08'5? EAST, 155.94 THENCE NORM 19'27'24' EAST, 33.78 FEET TO A PONT ON A NON -TANGENT CURVE. THE RADIUS OF WHICH BEARS NORTH 0555'17' WEST; THENCE NORTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE 10 THE NORTHWEST, HAVING A RADIUS OF 40.00 FEET, THROUGH A CENTRAL ANGLE OF 3711'17', AND AN ARC LENGTH OF 25.96 FEET TO A PCN1 OF REVERSE CURVATURE; THENCE SOUTHEASTERLY ALONG THE ARC OF A CURVE 70 THE RIGHT, HAVING A RADIUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 13734'18'. AID -AN MC LENGTH OF 148.08 FEET; THENCE COUNT 01'2733' WEST, 155.52 FEET TO SAID NORM HAWN: THENCE NORTH 8735'31' WEST, 31.40 FEET ALONG SAD NORTH MARGIN; THENCE NORM 072755' EAST, 240 FEET ALONG SAID NORTH MARGIN; THENCE NORM 84'49'09' WEST, 141.70 FEET ALONG 5610 NORTH MARGIN; THENCE NORTH 8735'35' WEST, 18.17 FEET TO ALONG SAID NORM MARGIN THE TRUE POINT OF BEGINNING. PARCEL D: THAT POR110N OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORM, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT 111E SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORM 8735'31' WEST, 586.32 FEET ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGIE5, NORTH 0724'29' EAST, 44.25 FEET TO THE NORM MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA BY KING RECORDING N0. 20150319001438 AND THE 116UE POINT OF BEGNNNQ 1HENCE NORM 8735'35' WEST, 12526 FEET TO THE FAST MARGIN OF TUKWILA INTERNATIONAL BOULEVARD; 11-1014CE NORTH 20'06'52' EAST, 184.93 FEET ALONG SVD EAST MARGIN TO A PONT OF TANGENCY; THENCE NORTHERLY ALONG SAID FAST MANG9L ALONG THE ARC OF A CURVE TO THE LEFT, WAVING A RADIUS OF 1,960.00 FEET, THROUGH A CENTRAL ANGLE OF 00'13'35', AND AN ARC LENGTH OF 7.74 FEET; THENCE SOUTH 70'32'36' EAST, 119.35 FEET TO A POINT WHICH BEARS NORTH 20'06'52' EAST FRON THE TRUE 10110 OF BEGINNING; THENCE 504101 20'06'52" WEST, 155.94 FEET TO THE TRUE POINT OF BEGINNING. ``k6 18215 72ND AVENUE SOUTH Z KE(425)NT, WA 98032251-6222 $ (425)251-8782 FAX ` CIVT. 04OINEER C, INe PLU MN9, 9UR2YNC. ENYRR88MAL SOMI= It II )'4'8E9IWE 6 DRAWN BY SNL DATE 05/3/13 SCBE: N/A ammo BY: BDG 4 ,KB NO.: 15265 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15. TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 5 OF I. i3 wag oal City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director MEMORANDUM To: Bob Giberson via David McPherson Interim Chief Flores via Don Tomaso Richard Takechi From: Moira Bradshaw RE: Tukwila Village Lot Consolidation r 1 ao , 2015 11/69-6 Date: , 2015 File: L13-021 The above referenced boundary line adjustment is ready for final approval. Attached are the documents for recording. Please indicate your approval by putting your initials next to your name below. If you do not approve, indicate any additional requirements below. Approved by Interim Fire Chief Flores 1\ �( fgac (initials) Approved by Public Works Director, Bob Giberson Approved by Richard Takechi (initials) (initials) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 Moira Bradshaw To: Bryan Park Subject: RE: L13-021 - Tukwila Village Lot consolidation Attachments: public storm drainage easement 030215.doc From: Bryan Park[mailto:BryanP@housing4seniors.com] Sent: Tuesday, March 10, 2015 1:15 PM To: Moira Bradshaw Cc: Derek Speck Subject: RE: L13-021 - Tukwila Village Lot consolidation Moira, After reviewing the Lot Consolidation comment letter and discussing it with our surveyors / civil engineers (Barghausen), we have a number of questions and concerns. I think more questions were raised than answered. For example, while we agree that there is no need to grant the utility easements to the Water and Sewer Districts at this time, we do not agree that there should be no such easements recorded in conjunction with the Lot Consolidation. The reason is that, because the ownership of the various new Parcels will be different (even if they are under common control), the future transferees of these new Parcels need an Easement framework to rely on that creates reciprocal rights and obligations. The Utility Districts can be dropped (and we can use their forms at the appropriate time), even NDA and KCLS can be dropped, but the future Grantees / transferees of the new Parcels cannot. This needs to be done now, not later, to provide a framework for the recording of future easements across the boundaries of multiple parcels. In addition, the argument is that its premature to establish the easement area survey maps and legal descriptions until the facilities (e.g., water lines and sewer lines) are installed. Again, to a certain degree, I disagree. We want the roadways to be the "master" easement area -- that's the pallet that we want the future Grantees / transferees to have to work with. The individual easements granted to the Water or Sewer Districts (or others, such a Seattle City Light or Puget Sound Energy) can be a subset of the "master" easement area, but they must fall within the roadways. We can't have them outside the boundaries of the roadways. The revised Access and Parking Easement has been emasculated and appears woefully inadequate. I recognize that it contemplates the recording of subsequent C, C & Rs, but what will be the subject matter of the C, C & Rs? Who will draft them? How do ensure mutual agreement? Th is a key document for TVDA and KCLS. The Public Storm Drainage Easement that was attached could not be opened -- it requires a password. We (especially me, personally) spent countless hours on this Lot Consolidation and the related Easements, only to have to wait three (3) months for a response, and this is the response? This process has been par for the course for Tukwila Village -- we spend significant time and dollars on various components (e.g., master site plan, plaza and commons design, Buildings A, D & E design review, public art process, S. 144th Street Improvements, Lot Consolidation), only to have the City (and its consultants) second guess us and require us to make changes without really improving the results. All at our expense. We get late requests such as to relocate a manhole on plans that are approved and permit ready! We are asked to modify our plans to accommodate runoff from an adjacent property that the City has subsequently acquired or intends to acquire (the Motel properties)! We are told after the fact that easements of record (the 20 -foot North easement) cannot be relied on! I could go on and on. The point is, if the City had a vision for the Lot Consolidation and the various easements, then we would appreciate it if they had shared it with us upfront rather than waited until after we had spent so much time and money on creating a comprehensive framework of easements and to negotiated them with the only other interested party -- KCLS. We spend 1 tens of thousands of dollars per rr4nth keeping architects, engineers, surveyors anu other consultants on retainer to support our efforts, only to find out hundreds of thousands and millions of dollars later that the City wants to do it differently. Wasted time, wasted money. Is there any wonder that Tukwila Village is behind schedule and over budget? And then KCLS and perhaps others blame us! This process is not working. Hurry up and wait and start over is not working. I suggest we meet quickly to try to resolve these matters concerning the Lot Consolidation and the related easements to avoid significant additional delays and costs. Bryan Park From: Moira Bradshaw [Moira.Bradshaw@TukwilaWA.gov] Sent: Monday, March 02, 2015 11:53 AM To: 'cphilippides@barghausen.com' Cc: Bryan Park Subject: L13-021 - Tukwila Village Lot consolidation Costa — attached is the comment letter on the above application as well as three attachments for easements. Please call me if you have any questions. Regards, Moira Carr Bradshaw, AICP Senior Planner Community Development Department 6300 Southcenter Boulevard Tukwila, WA 98188 The City of opportunity, the community of choice www.tukwilawa.gov (206) 431— 3651 I Monday - Wednesday 8:30 — 5:00 1Thursday 11:00-5:00 2 March 2, 2015 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Costa Philippides Barghausen Engineers 18215 72 AVE S Kent, WA Subject: Tukwila Village — Lot Consolidation — L13-021 Dear Mr. Philippides, The City and special purpose districts #125 and Valley View Sewer have reviewed the application. We relay the following information and request the following modifications: The City is proceeding with the dedication documents for S. 144th Street right-of-way. The Public Works Dept. — Dave McPherson, Development Review Engineer - will prepare the required recording documents per the area and legal descriptions within the application and that are shown for the lots adjacent to S. 144th Street. The City will be responsible for recording that dedication prior to recording this application. Below is the list of easements prepared and submitted with this Lot Consolidation and the City's request. 1 Waterline Easement (North Basin) Remove and complete prior to issuance of final approval for the installation permit 2 Sanitary Sewer Easement Remove and complete prior to issuance of final approval for the installation permit 3 Public Storm Drainage Easement Agreement Retain, revise language to indicate that it will be publically maintained 4 Access & Shared Parking Easement and Maintenance Agreement See revised Agreement 5 Utility Easement and Maintenance Agreement Remove and complete prior to issuance of final approval for the installation permit 6 Storm Drainage and Detention Easement Agreement Retain and revise map and language 7 Waterline Easement (South Basin) Remove and complete prior to issuance of final approval for the installation permit 8 Termination of Easement i These can be done separately by the City. Easements #1 and #7 The Water District requests: • that their standard easement form be used; • that there be no other entities designated as Grantees on the District's easement. It is not appropriate that TVDA be given permanent easement rights for that function. • The actual easement descriptions and exhibits look fine at this point, however, it is premature to prepare and record easements until the water lines are constructed and as -built. The final easements must be centered on the actual constructed locations of the water facilities. Therefore, they request that they be prepared after all construction is complete and the extensions are approved by the District, in order to ensure that the actual lines are centered within them. Easement #2 Valley View will work with you regarding their easements for the sanitary sewer pipes. Easement #3 Attached is the recommended easement for this public storm drainage easement. The storm drainage facility at this location on the property is public and will be publically maintained and requires no shared maintenance. The only grantee that is needed is the City of Tukwila as they will be maintaining the system. It will be recorded prior to the Consolidation on the existing lot - 152304-9242. Easement #4 Attached is the City's proposal for access and shared parking. Please modify the map and legal to include the shared driveway between Buildings D and E on Parcel E so that it is clear that the driveway provides public shared access to the shared parking within/adjacent to the buildings. In addition, we have included a blanket easement in favor of Parcels A, B, C, and D for the trash and recycling area. Easement #5 The utility easement as described is granted to Seattle City Light and Puget Sound Energy and is for Electrical power, Natural Gas and telecommunications, yet no telecommunication companies are mentioned. We recommend that this easement, like water and sanitary sewer be completed after construction to ensure that it includes all Grantees and is centered over the actual conduits. Easement #6 The area shown and described for Easement #3 - Public Storm Drainage — should be removed from the depictions and descriptions for this private storm drainage easement. Because of the relationship of the proposed private storm system to the overall site development plan, please reference that the easement is consistent with the Site Plan approved as part of the DA and DDA. Easement #8 The City will continue to work through the termination of easements and support your efforts to "clean-up" the legal property record. Sheet 1 of 7 Modify the signature block for the owner by adding Jim Haggerton, Mayor in place of "The City of Tukwila, A municipal Corporation." Please also change to a singular instead of plural in the paragraph. The vicinity map should be changed to show the subject parcels without the public street/cul-de-sac, which has been vacated. Page 2 of 23 Sheet 4 of 7 Correct the easements shown on the map to match the maps of the easement documents listed above — specifically by extending the access easement to the Normandy Court & Samara access point; eliminating the easement overlap in the upper northwest corner onto the adjacent property; using the same titles on the map as are on the easement documents; and deleting the overlapping Public Stormwater easement area from the Storm Drainage, Shared Detention and Maintenance Easement area; adding the access area within Parcel E. Sheet 7 of 7 • Modify the last paragraph of each parcel description by saying: Together with Access...and Subject to as appropriate. • Parcel E legal description needs to be corrected from Section 15 to 22. • Some of the easements are not being recorded with the Lot Consolidation so reference can be removed from each parcel's new description. General The margins on the right and bottom need to be increased by a minimum of 1/8 "in order to meet the minimum 1/2 inch margin required by the Recorders office. When the modifications are made please submit the revised plans (rolled and not folded) and easements and the City will be responsible for recording the document. Please call (206) 431 3651 or email me at moira.bradshaw@tukwilawa.gov if you need any assistance. Sincerely, Moira arr Bradshaw Senior Planner Copy: Bryan Park Attachments: Water District #125 Easement Form City of Tukwila Public Storm Drainage Easement and Utility Form Substitute Access and Shared Parking Easement Page 3 of 23 CIVIL ENGINEERING, LAND PLANNING, SURVEYING LETTER OF TRANSMITTAL TO: Moira Carr Bradshaw, Senior Planner City of Tukwila Community Development Department 6300 Southcenter Boulevard Tukwila, WA 98188 RE: Tukwila Village BLA (North portion) DATE: April 21, 2015 SENT VIA: Courier Delivery PHONE NO.: OUR JOB: 15255 Quantity Date Description 1 set Original BLA map 2 sets Copy of BLA map For final review. Thank you. G\N ck 05\ aQ%?-, c O0 ?VI% cc: Bryan Park, Pacific Northern Construction Dennis Saltys, Barghausen Consulting Engineers, Inc. Signed: Now 1,ut,1t OI1t4 Brian D. Gillooly J Project Surveyor C' 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • TUMWATER, WA • LONG BEACH, CA • WALNUT CREEK, CA • SAN DIEGO, CA www.barghausen.com 15255t.031 City of Tukwila Department of Community Development 6300 Southcanter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431.3665 E 4nail; pianning(ltukwtlaWA.gov LOT CONSOLIDATION NO. L13-021 DECLARATION KNOW ALL MEN BY THESE PRESENT THAT 1, THE UNDERSIGNED. OWNER N FEE SRAP1E OF THE LAND HEREIN DESCRIBED 00 HEREBY MINCE A LOT CONSOUDAT1ON THEREOF PURSUANT TO RCN 58.17.040 AND DECLARE THIS ADJUSTMENT TO BE THE GRAPHIC REPRESENTATION OF THE SAME, AND THAT SAID ADJUSTMENT 1S MADE WITH THE }Ku CONSENT AND IN ACCORDANCE 5.111 THE :DESIRES OF THE OWNER. 7N WITNESS WHEREOF I HAVE SET WY HAND AND SEAL BY: JW }MODE TON, MAYOR ACKNOWLEDGMENT STATE OF WASHINGTON SS. COUNTY OF KING I CERTIFY THAT 1 KNOW OR HAVE SATISFACTORY EVIDENCE THAT JIM :HA1100RTON IS THE PERSON WHO APPEARED BEFORE LAE, AND SAID PERSON ACKNOWLEDGED THAT HE SIGNED THIS INSTRUMENT, ON OATH STATED HE EXECUTED THE INSTRUMENT AS MAYOR OF THE CITY OF TUKWILA, M40 ACKNOWLEDGED IT TO BE THE FREE AND VOWNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED IN 1140 INSTRUMENT. DATED THIS DAY OF 20_. NOTARY PUBLIC IN M40 FOR THE STATE OF WASHINGTON PRINTED NAME RESIDING AT MY APPOINTMENT EXPIRES APPROVALS TUKWILA SNORT SUMMON CCN ITIEE APPROVAL READIED AND APPROVED BY 111£ SHORT SUBDRLSION CCNMTIEE AND HEREBY CERTIFIED FCR TILING INS _ DAY OF 20..... CHAIRPERSON, SHORT SU00N4BON COMMITTEE KING 000NN DEPARTMENT OF ASSESSMENTS EXAMonD AND APPROVED THIS _,_ DAY OF 20.. KING COUNTY ASSESSOR 152304-9242, 152304-9096. 152304-9092; 155420-0005, 155420-0010. 155420-0015, 155420-0020, 155420-0025, 155420-0030, 155420-0036, 155420-0037, 155420--0033, 155420-0035 & 155420-0034 TAX ACCOUNT NUMBERS RECORDER'S CERTIFICATE FILED FOR RECORD THIS DAY OF 20_ AT M N BOOK OF AT PAGES AT THE REQUEST OF BARGHAUSEN CONSULTING ENGINEERS, INC. t.MANAGER SUPT. OF RECORDS I DOSING LEGAL DESOtIPTION& TITLE PARCEL A: THAT PORTEON OF LOT 9.N BLOCK 3 OF JANES CLARK'S GARDEN ADDMON TOTHECRY OF SEATTLE, AS PER PLAT RECORDED IN VOWME 13 OF PLATS, PAGE 12. RECORDS OF KING COUN1Y, WASHINGTON; AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RAND 4 EAST WDA., IN 10140 COUNTY, WASHINGTON, DESCR AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 F1E4 Of THE EAST 425.5 FEET OF SND SOUTHEAST 1/4: THENCE SOUTH 01'27'30' WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THIS 0ESCR1PTO14: THENCE SOUTHWESTERLY TO A PONT ON THE EASTERLY UNE OF PACIFIC HIGHWAY SOUTH (STATE RDW N0. 1), DISTANT SOUTHERLY 250.50 FEET (AS MEASURED ALONG SWM EASTERLY INE) FROM THE INTERSECTION OF SND EASTERLY UNE WITH THE NORTH UNE OF THE SOUTH 812.6 FEET OF SAY) SOUTHEAST 1/4; 1HENCE -50)51 1ERLY ALONG SAID EASTERLY HIGHWAY UDE TO THE SOUTH UNE OF SAID LOT 9; RENEE EASTERLY ALONG SAID SOUTH UNE TO THE SOUTHEAST CORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY LITE OF A TRACT CONVEYED TO DIM HUNTINGTON BY DEED RECORDED UNDER ENG COUNTY RECORDING N0. 412377: THENCE EASTERLY ALONG SAD NORTH UNE TOA POINT WHICH BEARS SWM 01'2730' WEST FROM THE TRUE POINT OF BEGINNING: THENCE CONTINUING EAST TO A PUNT 405,04 FEET WEST FROM THE EAST LME OF 5411) SOUTHEAST 1/4 OF SOUTH SOUTHWEST 1 /4; THENCE NORTH PARALLEL WITH SAID EAST UNE 65 FEET; THENCE NORTHWESTERLY TO THE TRUE PONT OF BEGINNING. TITLE MAIM A-1: A NDN -EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET N WIDTH THE SOUTHERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORM UNE OF THE NORM 398.1 FEET OF THE EAST 525.5 FEET OF 111E SOUTH 812.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1./4 OF SECTION 15, TOWNSHIP 23 NORM, RANGE 4 FAST W.M., 100 FEET INSTANT EAST OF THE NORTHW T CORER OF SND SUBDMSION; THENCE SOUTH 01'27'30' WEST 200 FEET TO 111E TRUE POINT OF BEGINNING OF THE SOUTHERLY LRE OF THE EASEMENT WREN DESCRIBED; THENCE SOUTHWESTERLY 10 A PONT ON 17E EASTERLY MARGIN OF PACIFIC HIGHWAY 50.M1(STATE RDA) NO. 1) IMETI POINT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG SAID HIGHWAY FROM A POINT N THE EAST MARGI1 OF SND IMIWAY DISTANT 23.40 FEET, MORE OR LESS, WEST OF THE WEST LINE OF THE. SUBDIVISION HEREIN DESCRIBED AND ON 111E NORTH LME THEREOF AS THE SAME TS PRODUCED WESTERLY. TITLE PARCEL 0 THE NORTH 185.90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FELT OF THE EAST 1,031 FEET OF THE SOUTHEAST QUARTER OF ME SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., N KING COUNTY. WASHINGTON. LYING EASTERLY OF WASHINGTON STATE HIGHWAY MO. 1. (PACIFIC HIGHWAY SOUTH). TIRE PARCEL LOTS 1 THROUGH 6 INCLUSIVE, CHERRY LANE, ACCORDING TO THE PUT 1HERE0F RECORDED N VOLUME 48 OF PUTS, PAGE 21. N KING COUNTY, WASHINGTON. TOGETHER WT111 MAT PORTION OF 415T AVENUE 50UD1 WITCH INURED THERETO BY VACATION ORDNANCE N0. 2429, RECORDED JUNE 16, 2014 AS RECORDING NO. 20140616000228. EXCEPTING THEREFROM THAT PORTION DEDICATED TO THE CITY OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19, 2015 AS RECORONG N0. 20150319001438. TIRE PARCEL 0: THE SCUM 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE 501ITHWEST 1/4 OF SE190N 15, TOWNSHIP 23 NORTH. RANGE 4 EAST W.M., N KING COUNTY, WASHINGTON, LYING EASTERLY OF THE STATE HOHM'AY N6. 1. EXCEPT THE SOUTH 20 FEET THEREOF COMEYED TO KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECORDING N0. 1158645. AND EXCEPT THAT PORTION OF THE SOUIF4FAST 1/4 OF THE S0UTHWEST 1 4 OF SECTION 15, TOWNSHIP 23 NORTH, RANEE 4 EAST W.M., LYRE SOUTHWESTERLY OF THE ARC 0 A CIRCLE HAVING A OF 12.5 14E4 WHICH NS TANGENT TO THE NORTH RIGHT OF WAY UNE OF SOUTH 144TH 511REL7 N40 THE EAST 8GHT' OF WAY UNE OF PACIFIC HIGHWAY SCUM, CONVEYED TO KING COUNTY BY DEED RECORDED UNDER 800080940 N0. 7409040396. ALSO TYCEP1NG THEREFROM THAT PORION DEDICATED TO THE CRY OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19, 2015 AS RECORDING N0. 20150319001438. VILE PNCE. E LOT A OF SHORT PUT N0. 90 -9 -SS, RECORDED UNDER RECORDING N0. 9010240314, BEING A PORTION OF LOT 7, CHERRY 1ANE ACCORDING TO THE PUT THEREOF RECORDED RI VOLUME 48 OF PLATS, PAGE 21. IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE saint WHICH INURED THERETO Br VACAiIN ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 A5 RECORDING NO. 20140616000228. TITLE PARCEL F: LOT 8 OF SHORT PUT NO. 90 -9 -SS, RECORDED UNDER RECORDING N0. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO 11E PLAT 1HERE0F RECORDED IN VOLUME 48 OF PUTS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WDH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO 8Y VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 20140616000228. TIRE PARCEL G: THE NORM 220 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PUT THEREOF RECORDED IN VOLUME 48 OF RATS, .PAGE 21, IN KING COUNTY, WASHINGTON. EICEPT THE NORM 132 FELT THEREOF. TOGETHER WITH THAT PORTION C0 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 20140616000228. TITLE PAma. Ft LOT 7, CHERRY 1ANE ACCORDING TO THE PUT THEREOF RECORDED IN VDEME 48 OF PUTS, PAGE 21, N KING COUNTY, WASHINGTON. EXCEPT THE NORTH 220 FEET THEREOF. AND EXCEPT THE SOUTH 84 FEET THEREOF. TOGETHER WITH THAT PORTEN OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 20140616000228. /iTtE FMRGa t THE SOUTH 84 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED N VOLUME 48 OF RUTS, PAGE 21, IN KONG COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDNANCE N0, 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 20140616000228. EXCEPTING THEREFROM THAT PORTON DEDICATED TO THE CITY OF MEDIA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19, 2015 A5 RECORDING NO. 20150319001438. LAND SURVEYOR'S CERTIFICATE: 11115 LOT CONSOLIDATION CORRECTLY REPRESENTS A SURVEY MADE 'BY ME 012 UNDER MY DIRECTION IN CONFORMANCE WITH STATE AND COUNTY STATUTES 94 WAY 2013 BRIAN D. GI.LDOLY. PLS WASHINGTON REGISTRATION . 46315 DATE 18215 72140 4401441E SCRIM KENT, WA 98032 (425)251-8222 (425)251-8782 FAX Qa' 0140 DION SWIM, HMO 07416070, 600" %WEIN % 13610e104PL IOMCEs VOL PG. SURVEYOR'S NOTES; BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA THE BASS OF BEARINGS FOR THIS SURVEY IS NAD 83/91 PER CITY OF TUKWILA. CITY OF TUKWILA 940R120NTAL CONTROL POINT N0. 17 (S. 1/4 CORNER OF SEC. 15) WAS FIELD FOR POSITION AND A UNE BETWEEN SAID POINT N0. 17 AND CITY OF 1190162A HORIZONTAL CONTROL POINT N0. 1925 WAS HELD FOR ROTATION BEING NORTH 87' 38' 22' WEST. PROCEDURE / NARRATIVE: A FIE1D TRA4ASE USING A YRN8tE 5600` R080T.0 TOTAL STATION, mai `56' ROBOTIC TOTAL STATION AND TOPCAN 1873 GPS S.PREENLED W1114 FEED NOTES WAS MEOWED, ESTABLISHING THE 84551 AR, DISTANCE AND WROCAL REIATION9'IPS BETWEEN TW MONUMENTS, PROPERTY LNES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESU LNG DATA MELTS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY 5904EY5 AS SET FORTH N WAC 332-130-090. REFERENCE YAPS: 1, RECORD-0E-SUFNEY REC./40.20050725900010 2 RECORD-OF-SURJE5 REC5O200107119100)2 3. RECORD-0E-54NET IEC.040.20050603900013 4. RECORD -OF -SURVEY REG/10.20011029900014 5. PLAT IX" JAMES CLARKS GARDEN ADORN VOL 13, PG.12 6. PLAT OF ADAMS NOTE TRACTS VOL10, 50.31 NEW 1.0T AREAS: PARCEL A: 63.989 50. FT. (1.47 AC.) PARCEL 8: 66.178 S0. FT. (1.52 AC.) PARCEL C 31.863 S0. FT. (0.73 AC.) PARCEL 0: 20,799 50. FT. (0.48 AG) DRAWN BY 5194 DATE 07/16/13 SCALE: N/A C1ECKED BY: BOG JOB 9O.: 16266 APR) 261 LIVkLOF'N)N F PTN OF THE SE1/4, OF THE SW1/4 OF BEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 0 41, w II N 0 coE 0 04 z 2 /e+ o', h ci SHEET 1 OF S 140TH 01 ST SITE S 141ST ST S 142ND 5T 42ND AVE S 5 144TH ST f VICINITY MAP N.T.$ S 146TH ST APPROVALS TUKWILA SNORT SUMMON CCN ITIEE APPROVAL READIED AND APPROVED BY 111£ SHORT SUBDRLSION CCNMTIEE AND HEREBY CERTIFIED FCR TILING INS _ DAY OF 20..... CHAIRPERSON, SHORT SU00N4BON COMMITTEE KING 000NN DEPARTMENT OF ASSESSMENTS EXAMonD AND APPROVED THIS _,_ DAY OF 20.. KING COUNTY ASSESSOR 152304-9242, 152304-9096. 152304-9092; 155420-0005, 155420-0010. 155420-0015, 155420-0020, 155420-0025, 155420-0030, 155420-0036, 155420-0037, 155420--0033, 155420-0035 & 155420-0034 TAX ACCOUNT NUMBERS RECORDER'S CERTIFICATE FILED FOR RECORD THIS DAY OF 20_ AT M N BOOK OF AT PAGES AT THE REQUEST OF BARGHAUSEN CONSULTING ENGINEERS, INC. t.MANAGER SUPT. OF RECORDS I DOSING LEGAL DESOtIPTION& TITLE PARCEL A: THAT PORTEON OF LOT 9.N BLOCK 3 OF JANES CLARK'S GARDEN ADDMON TOTHECRY OF SEATTLE, AS PER PLAT RECORDED IN VOWME 13 OF PLATS, PAGE 12. RECORDS OF KING COUN1Y, WASHINGTON; AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RAND 4 EAST WDA., IN 10140 COUNTY, WASHINGTON, DESCR AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 F1E4 Of THE EAST 425.5 FEET OF SND SOUTHEAST 1/4: THENCE SOUTH 01'27'30' WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THIS 0ESCR1PTO14: THENCE SOUTHWESTERLY TO A PONT ON THE EASTERLY UNE OF PACIFIC HIGHWAY SOUTH (STATE RDW N0. 1), DISTANT SOUTHERLY 250.50 FEET (AS MEASURED ALONG SWM EASTERLY INE) FROM THE INTERSECTION OF SND EASTERLY UNE WITH THE NORTH UNE OF THE SOUTH 812.6 FEET OF SAY) SOUTHEAST 1/4; 1HENCE -50)51 1ERLY ALONG SAID EASTERLY HIGHWAY UDE TO THE SOUTH UNE OF SAID LOT 9; RENEE EASTERLY ALONG SAID SOUTH UNE TO THE SOUTHEAST CORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY LITE OF A TRACT CONVEYED TO DIM HUNTINGTON BY DEED RECORDED UNDER ENG COUNTY RECORDING N0. 412377: THENCE EASTERLY ALONG SAD NORTH UNE TOA POINT WHICH BEARS SWM 01'2730' WEST FROM THE TRUE POINT OF BEGINNING: THENCE CONTINUING EAST TO A PUNT 405,04 FEET WEST FROM THE EAST LME OF 5411) SOUTHEAST 1/4 OF SOUTH SOUTHWEST 1 /4; THENCE NORTH PARALLEL WITH SAID EAST UNE 65 FEET; THENCE NORTHWESTERLY TO THE TRUE PONT OF BEGINNING. TITLE MAIM A-1: A NDN -EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET N WIDTH THE SOUTHERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORM UNE OF THE NORM 398.1 FEET OF THE EAST 525.5 FEET OF 111E SOUTH 812.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1./4 OF SECTION 15, TOWNSHIP 23 NORM, RANGE 4 FAST W.M., 100 FEET INSTANT EAST OF THE NORTHW T CORER OF SND SUBDMSION; THENCE SOUTH 01'27'30' WEST 200 FEET TO 111E TRUE POINT OF BEGINNING OF THE SOUTHERLY LRE OF THE EASEMENT WREN DESCRIBED; THENCE SOUTHWESTERLY 10 A PONT ON 17E EASTERLY MARGIN OF PACIFIC HIGHWAY 50.M1(STATE RDA) NO. 1) IMETI POINT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG SAID HIGHWAY FROM A POINT N THE EAST MARGI1 OF SND IMIWAY DISTANT 23.40 FEET, MORE OR LESS, WEST OF THE WEST LINE OF THE. SUBDIVISION HEREIN DESCRIBED AND ON 111E NORTH LME THEREOF AS THE SAME TS PRODUCED WESTERLY. TITLE PARCEL 0 THE NORTH 185.90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FELT OF THE EAST 1,031 FEET OF THE SOUTHEAST QUARTER OF ME SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., N KING COUNTY. WASHINGTON. LYING EASTERLY OF WASHINGTON STATE HIGHWAY MO. 1. (PACIFIC HIGHWAY SOUTH). TIRE PARCEL LOTS 1 THROUGH 6 INCLUSIVE, CHERRY LANE, ACCORDING TO THE PUT 1HERE0F RECORDED N VOLUME 48 OF PUTS, PAGE 21. N KING COUNTY, WASHINGTON. TOGETHER WT111 MAT PORTION OF 415T AVENUE 50UD1 WITCH INURED THERETO BY VACATION ORDNANCE N0. 2429, RECORDED JUNE 16, 2014 AS RECORDING NO. 20140616000228. EXCEPTING THEREFROM THAT PORTION DEDICATED TO THE CITY OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19, 2015 AS RECORONG N0. 20150319001438. TIRE PARCEL 0: THE SCUM 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE 501ITHWEST 1/4 OF SE190N 15, TOWNSHIP 23 NORTH. RANGE 4 EAST W.M., N KING COUNTY, WASHINGTON, LYING EASTERLY OF THE STATE HOHM'AY N6. 1. EXCEPT THE SOUTH 20 FEET THEREOF COMEYED TO KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECORDING N0. 1158645. AND EXCEPT THAT PORTION OF THE SOUIF4FAST 1/4 OF THE S0UTHWEST 1 4 OF SECTION 15, TOWNSHIP 23 NORTH, RANEE 4 EAST W.M., LYRE SOUTHWESTERLY OF THE ARC 0 A CIRCLE HAVING A OF 12.5 14E4 WHICH NS TANGENT TO THE NORTH RIGHT OF WAY UNE OF SOUTH 144TH 511REL7 N40 THE EAST 8GHT' OF WAY UNE OF PACIFIC HIGHWAY SCUM, CONVEYED TO KING COUNTY BY DEED RECORDED UNDER 800080940 N0. 7409040396. ALSO TYCEP1NG THEREFROM THAT PORION DEDICATED TO THE CRY OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19, 2015 AS RECORDING N0. 20150319001438. VILE PNCE. E LOT A OF SHORT PUT N0. 90 -9 -SS, RECORDED UNDER RECORDING N0. 9010240314, BEING A PORTION OF LOT 7, CHERRY 1ANE ACCORDING TO THE PUT THEREOF RECORDED RI VOLUME 48 OF PLATS, PAGE 21. IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE saint WHICH INURED THERETO Br VACAiIN ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 A5 RECORDING NO. 20140616000228. TITLE PARCEL F: LOT 8 OF SHORT PUT NO. 90 -9 -SS, RECORDED UNDER RECORDING N0. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO 11E PLAT 1HERE0F RECORDED IN VOLUME 48 OF PUTS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WDH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO 8Y VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 20140616000228. TIRE PARCEL G: THE NORM 220 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PUT THEREOF RECORDED IN VOLUME 48 OF RATS, .PAGE 21, IN KING COUNTY, WASHINGTON. EICEPT THE NORM 132 FELT THEREOF. TOGETHER WITH THAT PORTION C0 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 20140616000228. TITLE PAma. Ft LOT 7, CHERRY 1ANE ACCORDING TO THE PUT THEREOF RECORDED IN VDEME 48 OF PUTS, PAGE 21, N KING COUNTY, WASHINGTON. EXCEPT THE NORTH 220 FEET THEREOF. AND EXCEPT THE SOUTH 84 FEET THEREOF. TOGETHER WITH THAT PORTEN OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 20140616000228. /iTtE FMRGa t THE SOUTH 84 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED N VOLUME 48 OF RUTS, PAGE 21, IN KONG COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDNANCE N0, 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 20140616000228. EXCEPTING THEREFROM THAT PORTON DEDICATED TO THE CITY OF MEDIA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19, 2015 A5 RECORDING NO. 20150319001438. LAND SURVEYOR'S CERTIFICATE: 11115 LOT CONSOLIDATION CORRECTLY REPRESENTS A SURVEY MADE 'BY ME 012 UNDER MY DIRECTION IN CONFORMANCE WITH STATE AND COUNTY STATUTES 94 WAY 2013 BRIAN D. GI.LDOLY. PLS WASHINGTON REGISTRATION . 46315 DATE 18215 72140 4401441E SCRIM KENT, WA 98032 (425)251-8222 (425)251-8782 FAX Qa' 0140 DION SWIM, HMO 07416070, 600" %WEIN % 13610e104PL IOMCEs VOL PG. SURVEYOR'S NOTES; BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA THE BASS OF BEARINGS FOR THIS SURVEY IS NAD 83/91 PER CITY OF TUKWILA. CITY OF TUKWILA 940R120NTAL CONTROL POINT N0. 17 (S. 1/4 CORNER OF SEC. 15) WAS FIELD FOR POSITION AND A UNE BETWEEN SAID POINT N0. 17 AND CITY OF 1190162A HORIZONTAL CONTROL POINT N0. 1925 WAS HELD FOR ROTATION BEING NORTH 87' 38' 22' WEST. PROCEDURE / NARRATIVE: A FIE1D TRA4ASE USING A YRN8tE 5600` R080T.0 TOTAL STATION, mai `56' ROBOTIC TOTAL STATION AND TOPCAN 1873 GPS S.PREENLED W1114 FEED NOTES WAS MEOWED, ESTABLISHING THE 84551 AR, DISTANCE AND WROCAL REIATION9'IPS BETWEEN TW MONUMENTS, PROPERTY LNES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESU LNG DATA MELTS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY 5904EY5 AS SET FORTH N WAC 332-130-090. REFERENCE YAPS: 1, RECORD-0E-SUFNEY REC./40.20050725900010 2 RECORD-OF-SURJE5 REC5O200107119100)2 3. RECORD-0E-54NET IEC.040.20050603900013 4. RECORD -OF -SURVEY REG/10.20011029900014 5. PLAT IX" JAMES CLARKS GARDEN ADORN VOL 13, PG.12 6. PLAT OF ADAMS NOTE TRACTS VOL10, 50.31 NEW 1.0T AREAS: PARCEL A: 63.989 50. FT. (1.47 AC.) PARCEL 8: 66.178 S0. FT. (1.52 AC.) PARCEL C 31.863 S0. FT. (0.73 AC.) PARCEL 0: 20,799 50. FT. (0.48 AG) DRAWN BY 5194 DATE 07/16/13 SCALE: N/A C1ECKED BY: BOG JOB 9O.: 16266 APR) 261 LIVkLOF'N)N F PTN OF THE SE1/4, OF THE SW1/4 OF BEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 0 41, w II N 0 coE 0 04 z 2 /e+ o', h ci SHEET 1 OF City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 4313810 FAX (208) 431-3665 Email: plannIngitukwllaWA.gov LOT CONSOLIDATION NO. L13-021 / SO' 50' ( 1' FON FfrflO c' 0.05 5. 10.18' EOF DDA. UP1p�'�Efl FOOD 5/8' am/GP -- _ _ — — — _ L1i23504 035' N. t 035' E OF COR FOUR 3)6 NEBB8/CAP IIM AE 0.1N *sr E OF COR FODU 1/2' AEBN/dP LW6012 58725'31E /8163' { 6.01535' / 6.1960.0/ L=7.74' a 1/2' REBIR/OP 1516472 0.14' IL OF 009 FOOD 1/2' RON PFE/NO CWP 027' E. CICO. 5 OAS EAST3B0 RECJ10910.3211327 E 143,43' _ $. 144TH STREET EXISTING LOT CONFIGURATION & EASEMENTS 49‘79E' 141.70' 502'27'55vy 1.40' 987'35'31'E 103,58'_ _--_ ------- FORD CASED 3/6' COPPER /EPAOCOM 0.6 147.82' tal7151r9 77620' ------ - FOOO 1/2' 99941/ 41 80 ,HAV vr 18215 72ND AVENUE SOUTH 11. KENT. WA 98032 (425)251-6222 v (425)251-8782 FAX aa. Flamm, 1M0 RAMC. SLRMEYr1C, DMONIENTA. SEA= 0 sP. T,NQ ENGIN 140904PM0°4 12 C014 GS 9� y0ti 21, DRAWN Br 504 DQE 05/3/13 SALE 1'=50' CHECKED BY: ECM 308 N0: 16255 COOS SFC10u 15- C9CUAkD MON FOLIO 1E 51/4 CXrt. SEC 15. 01Y OF lUONA tuna. PONT 117 24426' _^ SELTPON 15_ SECTION 22 0 VOL. PG. 25 S 50 100 SCALE: 1'.50' PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON L /,j -O 2/ KANDERSON Xte N d O E ti 0 * 3 0 0 0 5. a. "4 kel o. 4, a El SHEET 2 OF City of Tukwila Department 0 Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (208) 431.3670 FAX (206) 431-3885 E-mail: planningatukwilaWA.gov LOT CONSOLIDATION NO. L13-021 50' e5\ r - I / &0131e 8-196030' L-.7.74' I y a PARCEL Afg S1 " ,x}135 wersor 4,„„„ T 58/3535i 143A3' 0-04 SDI n( FE. 1O. 76150319091438 PARCEL C swoon 141.70' 584'49'07'E 141.78' J � _ _ 8. 144TH STREET _ 147.92' 1513531'&1 71a2T1 31.40' iv CENTER =TM 15- CAtCUATED P09110N U15pLA'YI�D 511735.311 162.63' 194.14' PARCEL B 152.18' 90721'5519 _ �-- + -t _'98730873511T 19316'. 2.Cf :cr14:F4(1104012 NEW LOT CONFIGURATION & EASEMENTS 1/ _ 2 GM 0, 18215 72ND AVENUE SOUTH • 1 KENT, WA 98032 (425)251-6222 si (425)251-8782 FAX m' aw l40. 1ae0 lidtfalC„ J�4•G ENGM0."4' SOME K BOAKON MN. saw= OWN 8Y SiM DATE 05/3/13 SUE 1._50' 8r BOG Xe NO.: 16255 T L VOL. PG. 25 50 100 SCALE; 1'•50' GELVED APR(?,; 2015 (;()MWil1Ni 1 t i)EVE.LOI'MI 1dT 6 0 0 0 -77 0 In 0 i a a 1i PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 3 OF Z.-/ 3 -o2i City of Tukwila Department. of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (208) 431-3670 FAX (206) 431-3865 �§6�I E -ming: planninggltukwilaWA.gov LOT CONSOLIDATION NO. L13-021 SFEILIAL )ET CEEKTO @ (PER FIRST AMERICAN TELE INSURANCE COMPANY ORDER N0. RCS -637798-861 DATED APDL 01, 2015 AT 7:30 A4.) 1-2. NOT APPUCABEE TO BE. SHOWN ON SURVEY. 3-5. INTENTIONALLY DELOED. 6. ANY AFD ALL. OFFERS OF DEDICATION, CONDITIONS, RESTRICTIONS, EASEMENTS, FENCE LINE/BOUNDARY D6 REPANCIES. NOTES AND/0N PROVISIONS 510441 OR DISCLOSED E1 SNORT PUT OR PLAT CEERRY WE RECORDED IN VOLUME 48 OF PUTS, PA0E(5) 21. AFFECTS: PARCELS C, E, 6, G, N AND I (NOR PLOTA&1) 7-9. NTEN)pNALY 00.ETED. 10. AGREEMENT E NCUTED BY AND BETWEEN THE PARTIES HEREIN AWED UPON THE CO/401110NS THEREIN PROVIDED. BETWEEN JOHN A DEAN, ET UK NO LONG COUNTY DATED: FEBRUARY 03, 1953 RECORDED: FEBRUARY 11, 1953 RECORDING INFORMATION 4314485 PROVIDING AS FOLLOWS: CONSENT TO THE NATURAL FLOW OF SI! 266 WATER FRO* THE PLAT OF CHERRY UNE TO 8E COED IN ITS NATURAL CHANNEL ACROSS THE SUBJECT PROPERTYANDT0. tHOLD, TONG COUNTY BLAMELESS FOR ANY DAMAGE 1144T MAY BE CAUSED BY SAID DRAINAGE FLOW. AFFECTS: PARCELS E 11It0U(R1 I (APPROXILMELY SHOUT) SEE TEE LOCATION OF 1FE MINCE MOO. ON SHEET 2 11. EASEMENT, INCLUDING TERMS AND PROVISIONS CONG8ED THEREIN:. RECORDING EFORMATION:.INVIR6 2. 1958 AS REPKNNG ND. 4882270 IN FAVOR OF: VN. VUE SEWER DISTRICT FOR: A GRAVE WEARY SEWER UNE OR LINES AFFECTS: PORIYN OF PARCEL 0 (PUT= 12. EASEMENT, INCLUDING DEW MD PROVISIONS COMPOTES THEREIN: RECORDING INFORMATION: JANUARY 8, 1958 AS RECORDING N0. 4863932 IN FAVOR OF: VAL WE SEWER 509666 FOR: A GRAVITY SANITARY SEWER UNE OR UNES AFFECTS: P'OR1101 OF PARCEL A (PUNTED HE-.) 13. FA56)4EN1, INCLUDING TEI445 AND PROVISIONS CONTAINED THEREIN:. REC0R01f46 RFORIIATION JANUARY 8. 1958 AS RECORDING NO. 4863933 IN FAVOR 0F: 014. WE. SEWER DISTRICT FOR: A GRAVEN WEARY SEWER LINE OR ONES AFFECTS: PORTION GF PARCEL A {rump HEE04) 14-16. IEE I68ALLY DELETED. 17. RIGHT TO WAKE NECESSARY SLOPES FOR. CUTS OR FILLS UPON WO RE4SES FOR KING COUNTY AS GRANTED BY DEED RECORDED SEPTEMBER 04, 1974 UNDER RECORDING N0. 7409040396. M4tL15: PORTION OF PARCEL D (NOT PKWTTABLE) BLANKET N NATURE 18, EASEMENT. INCLUDING TERMS AtO PR01S1NS CONTAINED THEREIN RECORDING 8404UEA1169 SEPTEMBER 4, 1974 AS WARM N0. 7409040397 N FAVOR OF: KING CONEY FOR SIDEWALK AFFECTS PORTION OF PARCEL. 0 (PLATTED HEREON) 19. EASEMENT, INCWINNG TERNS AND PNOVISIQ4S CONTAMED THEREIN:. RE( 0016 INFORMATION: 4404OlEER 1, 1974 AS -RECORDING N0. 7411010445 IN FAVOR OF: ME CITY OF SEATTLE FOR ELECTRIC TRANSMISSION AID DISTRIBUTION UNE FACILITIES AFFECTS PORTION OF PARCEL 0 (DOESN'T kw) cesommen 6 41ST OF 84)0 63 0100. ELVO. 20-23. INTENTIONALLY DELETED. 24. CONDITIONS, NOTES, (93003415, PROM:901E AND/0R ENCROACHMENTS CONTAIN]) OR OELNEATED KN 1HE FAS OF THE SURVEY RECORDED MEI SCORING WI 8001239002. AFFECTS PARCELS 8 AND C NOT PLOT A&E 41, 25. RIGHT OF ENTRY M,REE16NT AND THE TERMS AND COTE/MONS THEREOF 8E104W4: TCI CA8LEVISION OF WAS84NG10N, INC., AND LEO 14915A10 RECORDING INFORMATION: JULY 1, 1988 AS RECORDING NO. 8807010903 ) 26. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: VOL 14)6 SEWER DISTRICT AND THOWI, M. AND BARBARA 1 WHITLEY RECORD: NO IIFORNATI N: SEPTEMBER 26, 1988 AS RECORDING N0. 8809280958 MttU5. PARCELS 0, H NO I (NOT PUNEWLE) 27. ANY AND ALL OFFERS OF DEDICATION, COt8T10t4S, RESERVERS, EASEMENTS, FENCE UNE/BOUNDARY OISCREPAN(3ES, NOTES AND/OR 68014SIONS SHOWN OR IMPOSED BY SNORT PUT N0. 90 -9 -SS RECORDED UNDER RECORDING NUMBER 9010240314. AFFECTS: PARCELS E AND F (NSA MEANIE) 26. N1E14TIONAIY DELETED. 29. EASEMENT, WIXOM TERMS ARU PROMS 016 =TAPED RERUN RECORDING 8FORMATON: MARCH 21. 1994 AS RECORDING N0. 9403212327 FOR GAS LINE AFFt1,15: PORTION OF PARCEL I (ROTTED 30-32. INTENTIONALLY DELETED. 33. THE TERMS MD PROVISIONS CONTAINED IN THE DPMI NI' ENTITLED 14£110RA 11014 1F DISPOSITION AND DEVELOPMENT Ammer RECORDED: FEBRUARY 12, 2013 RECORDING NO.: 20130212001612 (M4t1.'ALL MPS) (NOT PUNTABE ) 34. NE 1E1.4 AND PROWSONS 606660ED I4 DE DOCUMENT ENTERS "MEMORANDUM OF DEVELOPMENT AGREEMENT' RECORDED: FEBRUARY 12. 2013 RECORDING NO.: 20130212001613 000U4EN1 RE-RECORDED DECEMBER 30, 2013 AS RECORDING NOS. 20131230000989 AND 20131230000990 OF OFFICIAL RECORDS. (AFFECTS ALL PARCELS) (NOT RDTTA&E) 35-36. NOT APRIGaE TO BE SHOWN ON RdNEY. 37..11E TERMS MIO PROVISIONS CONTAINED IN THE =WENT ENTERS 'VALLEY MEW SEWER DISTRICT DEVELOPER SISSONN AGREEMENT' RECORDED OECENDER 5, 2013 AS RECORINNO NO. 20131265001010 OF Ofi1041 RECORDS. (NOT 38. EASOEI4T, NCLIIDING TERA6 AND PROMPTS CONTAINED THERM RECORDING RUINATION: FEBRUARY 20. 2014.AS RECORONG 110. 20140220000.460 N FAVOR 06: NORWW0Y COURT HOLDINGS, A WASHINGTON 1881ED UABUIV CONPN4Y FCR: TEMPORARY MX:FS5 (RIMED HEREON) 39. EASEMENT, I4PUO64G TERMS AND PROVISIONS COHERED THERM RECORDING 1NFOR ADOH: FEBRUARY20. 2014 A8 RECORDING N0. 20140220000561 IN FAVOR OF: SAMARA RUMEN INC, A WASHINGTON CORPORATION FOR T244608 Rt ACCESS (PLATTE ) 40. EASEMENT, Wallow TERMS AND PR04mOE6 CONTANEB THEREIN: RECORDING INFURIATION: 1440 5, 2014 AS RECORDING 140. 20140505000803 N FAVOR OF: VALLEY VIEW SEWER DISTRICT, A WASHINGTON SPECAL PURPOSE DISTINCT FDR: TEMPORARY ACCESS (PLOTTED Heim) 41. EASEMENT, INCLUDING TERMS ANO PREMS1016 CONG4ED HEREIN: RECORDING INFORMATION: 4A1 5, 2014 AS REDOPIDING N0. 20140605000804 N FAVOR OF: WATER 65)1415 125, A W/914G10N SPECIAL PURPOSE 06T82T FOR: TEMPORARY ACCESS (awn los* 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8762 FAX 9.4. CM. EINGNEEMIG, LOC MAMA '.0#0 EMGni# 91URYt114C, 0Mm 4144416 MIMES TNUNN BY SF4 081E 05/3/13 N/A CHECKS BY: BDG J06 NO.: 15255 VOL. PG. 'FGEIVED b)5 CUMMUt.l i t UEVELOI-MGNT PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15. TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON ERSON Xref: e:4/16/201.5 1:29 Fite:P:\ 15000s\15255\survey\plots\15255BLA02--North.dwy SHEET 4 OF 5 .40 City of Tukwlk Department of Community Development 8300 Southcenter Boulevard, Tukwila, WA 98188' Telephone (208) 431-3870 FAX (208) 431-3665 E-mail: planningetukwilaWA,gov LOT CONSOLIDATION NO. L13-021 NEW LEGAL DESCRIPTIONS: PARCEL k THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSS146' 23 NORM, RANGE 4 EAST, WILLAMEIII MERIDIAN. MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING. AT THE SOUTHEAST CORNER OF SA10 SOUTHWEST QUARTER; THENCE NORM 8735'31' WEST, 586;32 tttl ALONG 1110 SOUTH UNE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 02'24'29' EAST, 44.25 Ftti TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA 8Y KING COUNTY RECORDING N0. 20150319001438; THENCE NORTH 20'06'52' EAST, 155.94 FEET TO THE TRUE PONT OF BEGINNING; THENCE NORTH 19'27'24' EASE, 33.78 FEET TO A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 0355'17- WEST; THENCE NORTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 40.00 FEET. THROUGH A CENTRAL ANGLE OF 3711'17', 410 AN ARC LENGTH OF 25.96 FEET TO A PONT OF REVERSE CURVATURE THENCE EASTERLY ALONG THE ARC OF A CURVE 70 THE RIGHT, H' 1NG A MONS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 4931'35', AND AN ARC LENGTH OF 55.32 FEET; THENCE NORTH 08'25'00' EAST, 105.72 /LET TO A POINT OF TANGENCY; THENCE NORTHERLY ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 200.00 FEET, THROUGH A CENTRAL ANGLE OF 06'5736', AN0 AN ARC LENGTH OF 24.30 FEET; THENCE NORTH 01'27'24' EAST, 31.97 FEET TO THE NORTH UNE OF THE PLAT OF CHERRY LANE. RECORDED IN VOLUME 48, AT PAGE 21; THENCE SOUTH 8735'31' EAST; 31.50 Ittl ALONG 540 NORTH LAKE; THENCE NORTH 01'27'24' EAST, 65.00 NEE); THENCE NORTH 0715'12' WEST, 135.11 ttt); THENCE SOUTH 73'14'00" WEST, 151.66 FEET TO THE EAST MARGIN OF TUKWILA INTERNATIONAL BOULEVARD, BEING A PONE ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 80'09'16' WEST; THENCE SOUTHERLY ALONG SAID FAST MARGIN, ALONG THE ARC OF A CURVE CONCAVE 10 111E WEST, HAVING A RADIUS OF 1,960.00 FEET, THROUGH A CENTRAL ANGLE OF 10'02'33'. AND AN ARC LENGTH OF 343.54 FEET TO A. POINT WHICH BEARS NORTH 7012'36' WEST FROM THE TRUE PONT OF BEGINNING; THENCE SOUTH 70'32'36' EAST, 119.35 FEET TO THE TRUE POINT OF BEGINNING. PARCEL 8 THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WIAMNETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENC94G AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORM 8735'31" WEST, 586.32 FEET ALONG THE SOUTH UNE OF SAID SOUTHWEST QUARTER; THENCE A7 R)GFiT ANGLES, NORTH 0724'29' EAST. 44.25 rt8) TO THE NORTH MARGIN OF SOUTH 144111 STREET AS CONVEYED TO THE CRY OF TUKWILA BY KMO C011NIY RECORDING N0. 20150319601438; THENCE NORTH 2006'52" EAST, 155.94; THENCE NORM 1727'24" EAST. 33.78 titi TO A POINT 0/4 A NDN -TANGENT CURVE. THE RADIUS OF WHICH BEARS NORM 0155'17" WEST; 111ENCE NORTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 40.00 FEET, THROUGH A CENTRAL ANGLE OF 3711'17`, AND AN ARC LENGTH OF 25.96 1LE4 TO A POINT OF REVERSE CURVATURE; THENCE EASTERLY ALONG THE ARC OF A CURVE TO THE RIGHT. HAVING A RADIUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 49'31'35'. AND AN ARC LENGTH OF 55.32 FEET BEING THE TRUE PONE OF 8EG94NNG; THENCE NORTH 08'25'00' EAST. 105.72 FEET TO A PONT OF TANGENCY: THENCE NORTHERLY ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 200.00 FEET, THROUGH A CENTRAL ANGLE OF 06'57'36', AND AN ARG LENGTH OF 24.30 FEET; THENCE NORTH 01'27'24' EAST, 31.97 FEET TO THE NORTH UNE OF THE PLAT OF CHERRY LANE, RECORDED IN VOLUME 48, AT PAGE 21; THENCE SOUTH 8735'31' EAST, 194.14 FEET ALONG SAID NORTH UNE TO THE NORTHEAST CORNER :OF 591)) PLAT; THENCE SOUTH 01'27'24' WEST. 379.50 FEET ALONG THE EAST LINE OF 5A1) PLAT TO SAID NORTH !AARON; THENCE NORTH 873531' WEST. 152.18 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 01'2733' EAST, 155.53 TLE) TO A POINT ON A NON -TANGENT .CURVE, THE RADIALS OF WHICH BEARS NORTH 8812'36' WEST; THENCE NORTHWESTERLY ALONG THE An OF A CURVE CONCAVE TO THE SOUTHWEST, HAVING A RADIUS OF 64.00 0101, THROUGH A CENTRAL ANGLE OF 830724', AND AN ARC LENGTH OF 9276 htt! TO THE TRUE POINT OF BEGINNING, VOL, PG. PARCEL C: THAT PORTION OF SOUTHEAST QUARTER OF 111E SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORM, RANGE 4 EAST, WIU,AMETIE MERIDIAN, MORE PARTICULARLY DESCRIBED A5 FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAC SOUTHWEST QUARTER; THENCE NORM 8735'31' WEST. 586.32 FEET ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER: THENCE AT RIGHT ANGLES. NORTH 0724'29' EAST, 44.25 FEET TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CI,Y OF TUKWILA 54' KING COUNTY RECORDING N0. 20150319001438 AND THE TRUE POINT OF BEGINNING; THENCE NORTH 20'06'52' FAST, 155.94 THENCE NORTH 19'27'24' EAST, 33.78 FEET TO A PONT ON A MN -TANGENT CURVE. THE RADIUS OF WHICH BEARS NORTH 03'55'17 WEST; THRICE NORTHEASTERLY ALONG THE ARC OFA CURVE CONCAVE TO THE NORTHWEST. HAVING A RADIUS OF 40.00 FEET. THROUGH A CENTRAL ANG.E. OF 3711'17', AND AN ARC LENGTH OF 25.96 FEET TO A POINT OF REVERSE CURVATURE; THENCE SOUTHEASTERLY ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 13733'59", AND AN ARC LENGTH OF 148.08 FEET; THRICE SOUTH 01'27'33' WEST. 155.53 FEET TO SAC NORTH MARGIN; THENCE NORTH 8735'31' WEST. 31.40 FEET ALONG SAID NORTH MARGIN; THENCE NORM 02`2755' FAST, 240 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 84'49'09' WEST, 141.70 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 8735'35" WEST, 18.17 FEET TO ALONG S40 NORTH MARGIN THE TRUE PONT OF BEGINNING. PARCEL D; THAT PORTION OF SOUTHEAST QUARTER OF THE SOURNIEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDWL MORE PARTICULARLY OESCRI8E0 AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 873531' WEST, 586.32 FEET ALONG THE BOTH UNE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES.NORTH 0224'29" FAST. 44.25. FEET TO THE NORTH MARGIN OF SOUTH 144M STREET AS CONVEYED TO THE CITY OF TUXWBA BY KING RECORDING N0. 20150319001438 AND THE TRUE PONT OF BEGINNING; THENCE NORTH 8735'35' WEST, 12526 FEET TO THE RISE MARGIN OF TUKWILA INTERNATIONAL BOULEVARD: THENCE NORTH 20'06'52' WAST, 184.93 FEET ALONG 540 EAST MARGIN TO A POINT OF TANGENCY; THENCE NORTHERLY ALONG SAID EAST MARGIN, ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RAMS OF 1,960.00 FEET, THROUGH A CENTRAL ANGLE OF 071335', AND AN ARC LENGTH OF 7.74 FEET; THENCE SOUTH 70'32'36' EAST, 119.35 FEET TO A POINT WHICH BEARS NORTH 20'06'52" EAST FROM THE TRINE PONT OF BEGINNING; THENCE SOUTH 2008'52' WEST, 155.94 FEET TO THE TRUE PONT OF BEGINNING. 18215 72ND AVENUE SOUTH , KENT. WA 98032 (425)251-6222 i (425)251-8702 FAX ' cat. ENGOIEERak, LAND pumoc. 4,0*.4 SUFNEY'M Mili55airGG S48Cf3 1RAwI4 8r STM DATE 05/3/13 SCALE; N/A L}ECLOD 8Y: 806 JOB NO.: 16255 RECEIVED ,Jib V L:VE:LUI'MENT PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 1 • 4 3 0_ a 0 0 N 44 E 0 rn a 0 0 z CO CO N tZn N 8 0 d ii Npp.stoo1 SHEEP 5 OF Moira Bradshaw From: Moira Bradshaw Sent: Thursday, April 16, 2015 11:18 AM To: 'Brian Gillooly' Cc: David McPherson; Derek Speck Subject: L13-021 Lot Consolidation Tukwila Village Hi Brian, Thank you for the sheets for the revised lot application. We have just two comments: It's not clear why Easements, 38, 39, 40 and 41 are not plotted on Sheet 2 with all the other existing easements. If it is an oversight, please correct Sheet 2 to show Easements 38-41, which are described as "platted heron." If there is some other reason for not showing them, please let us know. You can also take off the vacated right of way on Sheet 3 as its use is inconsistent and duplicates what is shown on Sheet 2; it's not clear why that is being shown on the future map. Thank you again, Moira Carr Bradshaw, AICP Senior Planner Community Development Department 6300 Southcenter Boulevard Tukwila, WA 98188 The City of opportunity, the community of choice www.tukwilawa.gov (206) 431— 3651 I Monday — Friday 8:30 — 5:00 1 CIVIL ENGINEERING, LAND PLANNING, SURVEYING LETTER OF TRANSMITTAL TO: Moira Carr Bradshaw, Senior Planner City of Tukwila Community Development Department 6300 Southcenter Boulevard Tukwila, WA 98188 RE: Tukwila Village BLA (North portion) DATE: SENT VIA: PHONE NO. OUR JOB: � L (V ft 'APR .. 5 2015 April 15, 2015 Courier Delivery 15255 Quantity Date Description 1 set Original BLA map 2 sets Copy of BLA map 1 copy 4/1/2015 Title Report For final review. Thank you. cc: Bryan Park, Pacific Northern Construction Dennis Saltys, Barghausen Consulting Engineers, Inc. Signed: `J. ll00 Brian D. Gillooly Project Surveyor 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • TUMWATER, WA • LONG BEACH, CA • WALNUT CREEK, CA • SAN DIEGO, CA www.barghausen.com 15255t.030 Forgo WA -5 (6/76) File No.: ENCS-637798-wA1 Commitment Face Page 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." First American Title Insurance Company By: Attest: By: /27,44.4 r First American Title Insurance Company President Secretary -- Countersigned Form WA -5 (6/76) Commitment Hist American Title Insurance Company National Commercial Services 818 Stewart Street, Suite 800, Seattle, WA 98101 (206)728-0400 - (800)526-7544 FAX (206)448-6348 Lavonne Bowman (206)615-3269 lavbowman@firstam.com To: City of Tukwila 6200 Southcenter Boulevard Tukwila , WA 98188 Attn: Derek Speck Seventh Report SCHEDULE A 1. Commitment Date: April 01, 2015 at 7:30 A.M. 2. Policy or Policies to be issued: ALTA Standard Owner Policy - 2006 Proposed Insured: TBD ALTA Extended Loan Policy - 2006 Proposed Insured: TBD File No.: NCS-637798-WA1 Page No. 1 File No.: NCS-637798-WA1 Your Ref No.: Tukwila Village AMOUNT PREMIUM TAX $ TBD $ TBD $ TBD $ TBD $ TBD $ TBD 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: The City of Tukwila, a municipal 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. First American Title Insurance Company Form WA -5 (6/76) Commitment EXHIBIT 'A' LEGAL DESCRIPTION: PARCEL A: File No.: NCS-637798-WA1 Page No. 2 THAT PORTION OF LOT 9 IN BLOCK 3 OF JAMES CLARK'S GARDEN ADDITION TO THE CITY OF SEATTLE, AS PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 12, RECORDS OF KING COUNTY, WASHINGTON; AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 FEET OF THE EAST 425.5 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTH 01°27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY LINE OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1), DISTANT SOUTHERLY 250.50 FEET (AS MEASURED ALONG SAID EASTERLY LINE) FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE NORTH LINE OF THE SOUTH 812.6 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTHERLY ALONG SAID EASTERLY HIGHWAY LINE TO THE SOUTH LINE OF SAID LOT 9; THENCE EASTERLY ALONG SAID SOUTH UNE TO THE SOUTHEAST CORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY LINE OF A TRACT CONVEYED TO ZIBA HUNTINGTON BY DEED RECORDED UNDER KING COUNTY RECORDING NO. 412377; THENCE EASTERLY ALONG SAID NORTH LINE TO A POINT WHICH BEARS SOUTH 01027'30" WEST FROM THE TRUE POINT OF BEGINNING; THENCE CONTINUING EAST TO A POINT 405.04 FEET WEST FROM THE EAST LINE OF SAID SOUTHEAST 1/4 OF SOUTH SOUTHWEST 1/4; THENCE NORTH PARALLEL WITH SAID EAST LINE 65 FEET; THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING. PARCEL A-1: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET IN WIDTH THE SOUTHERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF THE NORTH 398.1 FEET OF THE EAST 525.5 FEET OF THE SOUTH 812.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE SOUTH 01°27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THE SOUTHERLY LINE OF THE EASEMENT HEREIN DESCRIBED; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1) WHICH POINT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG SAID HIGHWAY FROM A POINT IN THE EAST MARGIN OF SAID HIGHWAY DISTANT 23.40 FEET, MORE OR LESS, WEST OF THE WEST LINE OF THE SUBDIVISION HEREIN DESCRIBED AND ON THE NORTH LINE THEREOF AS THE SAME IS PRODUCED WESTERLY. PARCEL B: THE NORTH 185.90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FEET OF THE EAST 1,031 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING EASTERLY OF WASHINGTON STATE HIGHWAY NO. 1 (PACIFIC First American Title Insurance Company Form WA -5 (6/76) Commitment File No.: NCS-637798-WA1 Page No. 3 HIGHWAY SOUTH). PARCEL C: LOTS 1 THROUGH 6 INCLUSIVE, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE NO. 2429, RECORDED JUNE 16, 2014 AS RECORDING NO. 20140616000228. EXCEPTING THEREFROM THAT PORTION DEDICATED TO THE CITY OF TUKWILA BY DEDICATION OF RIGHT- OF-WAY RECORDED MARCH 19, 2015 AS RECORDING NO. 20150319001438. PARCEL D: THE SOUTH 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., IN KING COUNTY, WASHINGTON, LYING EASTERLY OF THE STATE HIGHWAY NO. 1. EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECORDING NO. 1158645. AND EXCEPT THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING SOUTHWESTERLY OF THE ARC OF A CIRCLE HAVING A RADIUS OF 12.5 FEET WHICH IS TANGENT TO THE NORTH RIGHT OF WAY LINE OF SOUTH 144TH STREET AND THE EAST RIGHT OF WAY UNE OF PACIFIC HIGHWAY SOUTH, CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NO. 7409040396. ALSO EXCEPTING THEREFROM THAT PORTION DEDICATED TO THE CITY OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19, 2015 AS RECORDING NO. 20150319001438. PARCEL E: LOT A OF SHORT PLAT NO. 90 -9 -SS, RECORDED UNDER RECORDING NO. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE NO. 2429, RECORDED JUNE 16, 2014 AS RECORDING NO. 20140616000228. PARCEL F: LOT B OF SHORT PLAT NO. 90 -9 -SS, RECORDED UNDER RECORDING NO. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE NO. 2429, RECORDED JUNE 16, 2014 AS RECORDING NO. 20140616000228. PARCEL G: THE NORTH 220 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. First American Title Insurance Company Form WA -5 (6/76) Commitment EXCEPT THE NORTH 132 FEET THEREOF. File No.: NCS-637798-WA1 Page No. 4 TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE NO. 2429, RECORDED JUNE 16, 2014 AS RECORDING NO. 20140616000228. PARCEL H: LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. EXCEPT THE NORTH 220 FEET THEREOF. AND EXCEPT THE SOUTH 84 FEET THEREOF. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE NO. 2429, RECORDED JUNE 16, 2014 AS RECORDING NO. 20140616000228. PARCEL I: THE SOUTH 84 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE NO. 2429, RECORDED JUNE 16, 2014 AS RECORDING NO. 20140616000228. EXCEPTING THEREFROM THAT PORTION DEDICATED TO THE CITY OF TUKWILA BY DEDICATION OF RIGHT- OF-WAY RECORDED MARCH 19, 2015 AS RECORDING NO. 20150319001438. First American Title Insurance Company Form WA -5 (6/76) Commitment File No.: NCS-637798-WA1 Page No. 5 SCHEDULE B - SECTION 1 REQUIREM ENTS The following are the Requirements to be complied with: Item (A) Payment to or for the account of the Grantors or Mortgagors of the full consideration for the estate or interest to be insured. Item (B) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. Item (C) Pay us the premiums, fees and charges for the policy. Item (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get' an interest in the land or who will make a ban on the land. We may then make additional requirements or exceptions SCHEDULE B - SECTION 2 GENERAL EXCEPTIONS The Policy or Policies to be issued will contain Exceptions to the following unless the same are disposed of to the satisfaction of the Company. A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interest, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of person in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. E. (1) Unpatented mining claims; (2) reservations or exceptions in patents or in acts authorizing the issuance thereof; (3) Water rights, daims or title to water; whether or not the matters excepted under (1), (2) or (3) are shown by the public records; (4) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor, materials or medical assistance theretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgages thereon covered by this Commitment. FirstAmerican Title Insurance Company Form WA -5 (6/76) File No.: NCS-637798-WA1 Commitment Page No. 6 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: 2413 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. Liability, if any, for pro -rata portion of Real Property taxes which are carried on the King County Tax Rolls, are exempt. We note Special Charges for the year 2015 in the following amounts: APN: Amount Billed: 152304-9242-01 152304-9096-08 155420-0005-09 155420-0010-02 155420-0015-07 155420-0020-00 155420-0025-05 155420-0030-08 152304-9092-02 155420-0036-02 155420-0037-01 155420-0033-05 155420-0035-03 155420-0034-04 $11.00 $11.00 $11.00 $11.00 $11.00 $11.00 $11.00 $11.00 $11.05 $11.00 $11.00 $11.00 $11.00 $11.00 Amount Paid: Amount Owing: -0- $11.00 -0- $11.00 -0- $11.00 -0- $11.00 -0- $11.00 -0- $11.00 -0- $11.00 -0- $11.00 -0- $11.05 -0- $11.00 -0- $11.00 -0- $11.00 -0- $11.00 -0- $11.00 3. This item has been intentionally deleted. 4. This item has been intentionally deleted. 5. This item has been intentionally deleted. Parcel Affected: A B C-1 C-1 C-2 C-4 C-5 C-6 D E F G H I 6. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by Short Plat or Plat Cherry Lane recorded in Volume 48 of Plats, Page(s) 21. Affects: Parcels C, E, F, G, H and I 7. This item has been intentionally deleted. First American Title Insurance Company Form WA -5 (6/76) Commitment 8. This item has been intentionally deleted. 9. This item has been intentionally deleted. 10. Agreement executed by and between the parties herein named upon provided. Between: Dated: Recorded: Recording Information: Providing as Follows: Consent to the natural flow of surface water from the plat of Cherry Lane to be carried in its natural channel across the subject property and to hold King County blameless for any damage that may be caused by said drainage flow. Affects: Parcels E through I John A. Dean, et ux, and King County February 03, 1953 February 11, 1953 4314485 File No.: NCS-637798-WA1 Page No. 7 the conditions therein 11. Easement, including terms and provisions contained therein: Recording Information: January 2, 1958 as Recording No. 4862270 In Favor of: Val Vue Sewer District For: A gravity sanitary sewer line or lines Affects: Portion of Parcel D 12. Easement, including terms and provisions contained therein: Recording Information: January 8, 1958 as Recording No. 4863932 In Favor of: Val Vue Sewer District For: A gravity sanitary sewer line or lines Affects: Portion of Parcel A 13. Easement, including terms and provisions contained therein: Recording Information: January 8, 1958 as Recording No. 4863933 In Favor of: For: Affects: Val Vue Sewer District A gravity sanitary sewer line or lines Portion of Parcel A 14. This item has been intentionally deleted. 15. This item has been intentionally deleted. 16. This item has been intentionally deleted. 17. Right to make necessary slopes for cuts or fills upon said premises for King County as granted by deed recorded September 04, 1974 under recording no. 7409040396. Affects: Portion of Parcel D First American Title Insurance Company Form WA -5 (6176) Commitment 18. Easement, including terms and Recording Information: In Favor of: For: Affects: File No.: NCS-637798-WAI Page No. 8 provisions contained therein: September 4, 1974 as Recording No. 7409040397 King County Sidewalk Portion of Parcel D 19. Easement, including terms and provisions contained therein: Recording Information: November 1, 1974 as Recording No. 7411010445 In Favor of: The City of Seattle For: Electric transmission and distribution line facilities Affects: Portion of Parcel D 20. This item has been intentionally deleted. 21. This item has been intentionally deleted. 22. This item has been intentionally deleted. 23. This item has been intentionally deleted. 24. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the face of the Survey recorded under Recording No. 8001239002. Affects: Parcels B and C 25. Right of Entry Agreement and the terms and conditions thereof: Between: TCI Cablevision of Washington, Inc., And: Recording Information: Affects: Leo Malfait July 1, 1988 as Recording No. 8807010903 Parcel D 26. Agreement and the terms and conditions thereof: Between: And: Recording Information: Affects: Val Vue Sewer District Thomas M. and Barbara L. Whitley September 26, 1988 as Recording No. 8809260958 Parcels G, H and I 27. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by Short Plat No. 90 -9 -SS recorded under recording number 9010240314. Affects: Parcels E and F 28. This item has been intentionally deleted. 29. Easement, including terms and provisions contained therein: Recording Information: March 21, 1994 as Recording No. 9403212327 For: Gas line First American Title Insurance Company Form WA -5 (6/76) Commitment Affects: Portion of Parcel I 30. This item has been intentionally deleted. 31. This item has been intentionally deleted. 32. This item has been intentionally deleted. File No.: NCS-637798-WA1 Page No. 9 33. The terms and provisions contained in the document entitled "Memorandum of Disposition and Development Agreement" Recorded: February 12, 2013 Recording No.: 20130212001612 (Affects all parcels) 34. The terms and provisions contained in the document entitled "Memorandum of Development Agreement" Recorded: February 12, 2013 Recording No.: 20130212001613 Document re-recorded December 30, 2013 as Recording Nos. 20131230000989 and 20131230000990 of Official Records. (Affects all parcels) 35. Title to vest in an incoming owner whose name is not disclosed. Such name must be furnished to us so that a name search may be made. 36. 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. 37. The terms and provisions contained in the document entitled "Valley View Sewer District Developer Extension Agreement" recorded December 5, 2013 as Recording No. 20131205001010 of Official Records. 38. Easement, including terms and provisions contained therein: Recording Information: February 20, 2014 as Recording No. 20140220000560 In Favor of: Normandy Court Holdings, a Washington limited liability company For: Temporary access Affects: Parcels A through D 39. Easement, including terms and provisions contained therein: Recording Information: February 20, 2014 as Recording No. 20140220000561 In Favor of: Samara Hubner Inc., a Washington corporation For: Temporary access Affects: Parcels A through D First American Title Insurance Company Form WA -5 (6/76) Commitment File No.: NCS-637790-WA1 Page No. 10 40. Easement, including terms and provisions contained therein: Recording Information: May 5, 2014 as Recording No. 20140505000803 In Favor of: Valley View Sewer District, a Washington special purpose district For: Temporary access Affects: Parcels C and E through I 41. Easement, including terms and provisions contained therein: Recording Information: May 5, 2014 as Recording No. 20140505000804 In Favor of: Water District 125, a Washington special purpose district For: Temporary access Affects: Parcels C and E through I First American Title Insurance Company Form WA -5 (6/76) Commitment File No.: NCS-637798-WA1 Page No. 11 INFORMATIONAL NOTES 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 title 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 SESSWIA Sec 15, T23N, R4E; Lots 1-7, Cherry Lane (48/21); Parcels A -B, SP 90 -9 -SS, rec. 9010240314; APN: 152304-9242-01, 152304-9096-08, 155420-0005-09, 155420-0010-02, 155420-0015-07, 155420-0020-00, 155420-0025-05, 155420-0030-08, 152304-9092-02, 155420-0036-02, 155420- 0037-01, 155420-0033-05, 155420-0035-03, 155420-0034-04 D. 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 First American Title Insurance Company Form WA -5 (6/76) Commitment First American Title Insurance Company National Commercial Services COMMITMENT Conditions and Stipulations File No.: VACS-637798-WA1 Page No. 12 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 loss 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 induded under the definition of Insured in the form of Policy or Policies committed for, and only for actual Toss 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 Form WA -5 (6/76) Commitment The First American Corporation First American Title Insurance Company National Commercial Services PRIVACY POLICY We Are Committed to Safeguarding Customer Information File No.: NCS-637798-WA1 Page No. 13 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 govem 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 include: 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, including 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 finandal 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 Title Insurance Company City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planningOtukwilaWA.gov LOT CONSOLIDATION NO. L13-021 DECLARATION KNOW ALL MEN BY THESE PRESENT THAT I, THE UNDERSIGNED, OWNER IN FEE SIMPLE OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A LOT CONSOLIDATION THEREOF PURSUANT TO RCW 58.17.040 AND DECLARE THIS ADJUSTMENT TO BE THE GRAPHIC REPRESENTATION OF THE SAME, AND THAT SAID ADJUSTMENT IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE OWNER. IN WITNESS WHEREOF I HAVE SET MY HAND AND SEAL. BY: JIM HAGGERTON, MAYOR ACKNOWLEDGMENT STATE OF WASHINGTON COUNTY OF KING SS. I I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT JIM HAGGERTON IS THE PERSON WHO APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT HE SIGNED THIS INSTRUMENT, ON OATH STATED HE EXECUTED THE INSTRUMENT AS MAYOR OF THE CIN OF TUKWILA, AND ACKNOWLEDGED IT TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. DATED THIS DAY OF NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON PRINTED NAME RESIDING AT MY APPOINTMENT EXPIRES APPROVALS TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILING THIS DAY OF 20 CHAIRPERSON, SHORT SUBDIVISION COMMITTEE KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED AND APPROVED THIS DAY OF 20 KING COUNTY ASSESSOR 152304-9242, 152304-9096, 152304-9092, 155420-0005, 155420-0010, 155420-0015, 155420-0020, 155420-0025, 155420-0030, 155420-0036, 155420-0037, 155420-0033, 155420-0035 & 155420-0034 TAX ACCOUNT NUMBERS EXISTING LEGAL DESCRIPTIONS: TITLE PARCEL k THAT PORTION OF LOT 9 IN BLOCK 3 OF JAMES CLARK'S GARDEN ADDITION TO THE CITY OF SEATTLE, A5 PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 12, RECORDS OF KING COUNTY, WASHINGTON; AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 FEET OF THE EAST 425.5 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTH 01'27'30- WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY LINE OF PACIFIC HIGHWAY SOUTH (STATE ROAD N0. 1), DISTANT SOUTHERLY 250.50 FEET (AS MEASURED ALONG SAID EASTERLY LINE) FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE NORTH LINE OF THE SOUTH 812.6 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTHERLY ALONG SAID EASTERLY HIGHWAY LINE TO THE SOUTH LINE OF SAID LOT 9; THENCE EASTERLY ALONG SAID SOUTH UNE TO THE SOUTHEAST CORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY LINE OF A TRACT CONVEYED TO ZIBA HUNTINGTON BY DEED RECORDED UNDER KING COUNTY RECORDING N0. 412377; THENCE EASTERLY ALONG SAID NORTH LINE TO A POINT WHICH BEARS SOUTH 01'27'30" WEST FROM THE TRUE POINT OF BEGINNING; THENCE CONTINUING EAST TO A POINT 405.04 FEET WEST FROM THE EAST LINE OF SAID SOUTHEAST 1/4 OF SOUTH SOUTHWEST 1/4; THENCE NORTH PARALLEL WITH SAID EAST LINE 65 FEET; THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING. 1I7LE PARCEL A-1: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET IN WIDTH THE SOUTHERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF THE NORTH 398.1 FEET OF THE EAST 525.5 FEET OF THE SOUTH 812.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE SOUTH 01'2730" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THE SOUTHERLY LINE OF THE EASEMENT HEREIN DESCRIBED; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1) WHICH POINT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG 5A10 HIGHWAY FROM A POINT IN THE EAST MARGIN OF SAID HIGHWAY DISTANT 23.40 FEET, MORE OR LESS, WEST OF THE WEST LINE OF THE SUBDIVISION HEREIN DESCRIBED AND ON THE NORTH LINE THEREOF AS THE SAME IS PRODUCED WESTERLY. TITLE PARCEL B: THE NORTH 185.90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FEET OF THE EAST 1,031 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING EASTERLY OF WASHINGTON STATE HIGHWAY N0. 1 (PACIFIC HIGHWAY SOUTH). TITLE PARCEL C: LOTS 1 THROUGH 6 INCLUSIVE, CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE NO. 2429, RECORDED JUNE 16, 2014 AS RECORDING NO. 20140616000228. EXCEPTING THEREFROM THAT PORTION DEDICATED TO THE CITY OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19, 2015 A5 RECORDING N0. 20150319001438. TITLE PARCEL D: THE SOUTH 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., IN KING COUNTY, WASHINGTON, LYING EASTERLY OF THE STATE HIGHWAY NO. 1. EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD 8Y INSTRUMENT RECORDED UNDER RECORDING N0. 1158645. AND EXCEPT THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING SOUTHWESTERLY OF THE ARC OF A CIRCLE HAVING A RADIUS OF 12.5 FEET WHICH IS TANGENT TO THE NORTH RIGHT OF WAY LINE OF SOUTH 144TH STREET AND THE EAST RIGHT OF WAY LINE OF PACIFIC HIGHWAY SOUTH, CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NO. 7409040396. ALSO EXCEPTING THEREFROM THAT PORTION DEDICATED TO THE CITY OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19, 2015 AS RECORDING NO. 20150319001438, TITLE PARCEL E: LOT A OF SHORT PLAT NO. 90-9-55, RECORDED UNDER RECORDING N0. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 AS RECORDING NO. 20140616000228. TITLE PARCEL F: LOT B OF SHORT PLAT NO. 90 -9 -SS, RECORDED UNDER RECORDING NO. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE NO. 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 20140616000228. TITLE PARCEL G: THE NORTH 220 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. EXCEPT THE NORTH 132 FEET THEREOF. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 A5 RECORDING N0. 20140616000228. TITLE PARCEL H: LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. EXCEPT THE NORTH 220 FEET THEREOF. AND EXCEPT THE SOUTH 84 FEET THEREOF. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH JUNE 16, 2014 AS RECORDING NO. 20140616000228. TITLE PARCEL I: THE SOUTH 84 FEET OF LOT 7, CHERRY LANE, ACCORDING TO IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH JUNE 16, 2014 AS RECORDING NO. 20140616000228. EXCEPTING THEREFROM THAT PORTION DEDICATED TO THE CITY MARCH 19, 2015 AS RECORDING N0. 20150319001438. INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, INURED THERETO BY VACATION ORDINANCE N0, 2429, RECORDED OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED VOL. PG. SURVEYOR'S NOTES: BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA THE BASIS OF BEARINGS FOR THIS SURVEY IS NAD 83/91 PER CITY OF TUKWILA. CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 17 (5. 1/4 CORNER OF SEC. 15) WAS HELD FOR POSITION AND A LINE BETWEEN SAID POINT N0. 17 AND CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 1925 WAS HELD FOR ROTATION BEING NORTH 8T 35' 22' WEST. PROCEDURE / NARRATIVE: A FIELD TRAVERSE USING A 'TRIMBLE 5600- ROBOTIC TOTAL STATION, TRIMBLE -56' ROBOTIC TOTAL STATION AND TOPCON GR3 GPS SUPPLEMENTED WITH FIELD NOTES WAS PERFORMED, ESTABUSHING THE ANGULAR, DISTANCE, AND VERTICAL RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY LINES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY SURVEYS A5 SET FORTH IN WAC 332-130-090. REFERENCE MAPS: 1. RECORD -OF -SURVEY REC.N0.20050725900010 2. RECORD -OF -SURVEY REC.N0.20010711900012 3. RECORD -OF -SURVEY REC.N0.20050603900013 4. RECORD -OF -SURVEY REC.N0.20011029900014 5. PLAT OF JAMES CLARKS GARDEN ADDITION VOL.13, PG.12 6. PLAT OF ADAMS HOME TRACTS VOL.10, PG.31 NEW LOT AREAS: PARCEL A: 63,989 SO. FT PARCEL B: 66,178 SO. FT PARCEL C: 31,863 SO. FT PARCEL 0: 20,799 SQ. FT (1.47 AC.) (1.52 AC.) (0.73 AC.) (0.48 AC.) '1 RECORDER'S CERTIFICATE FILED FOR RECORD THIS ____ DAY OF 20__ AT _ MIN BOOK OF AT PAGES _ AT THE. REQUEST OF BARGHAUSEN CONSULTING ENGINEERS, INC. a LAND SURVEYOR'S CERTIFICATE:k. THIS LOT CONSOLIDATION CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH STATE AND COUNTY STATUTES IN MAY 2013.�� 4/10/15 35TH AVE S f 1 ,HAV /pS� 18215 72ND AVENUE SOUTH Z KENT, WA 98032 (425)251-6222 (425)251-8782 FAX % —k e y'G � 9� CML ENGINEERING, LPND PUMININO, (NG EN G\NF'�p SURVEYINC, ENMRONMENTAL SWAGES _ S 140TH ST f '. PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 6 1 SHEET 1 OF 5� �P�° WAS6'4°0( \ / ` m ... c�'C k i.m - •/, • 1 f IA f 9f46315�0 `f' A'I $TER S /�, S 141ST ST _ CHECKED 8Y: BOG S 142ND 5T 42ND AVE S BRIAN D. N NEON, P '1 DATE WASHINGTON REGIS] ON N0. 46315 m SITE S 144TH ST 2 ti 2 VICINITY MAP 3 N.T.8 S 146TH ST APPROVALS TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILING THIS DAY OF 20 CHAIRPERSON, SHORT SUBDIVISION COMMITTEE KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED AND APPROVED THIS DAY OF 20 KING COUNTY ASSESSOR 152304-9242, 152304-9096, 152304-9092, 155420-0005, 155420-0010, 155420-0015, 155420-0020, 155420-0025, 155420-0030, 155420-0036, 155420-0037, 155420-0033, 155420-0035 & 155420-0034 TAX ACCOUNT NUMBERS EXISTING LEGAL DESCRIPTIONS: TITLE PARCEL k THAT PORTION OF LOT 9 IN BLOCK 3 OF JAMES CLARK'S GARDEN ADDITION TO THE CITY OF SEATTLE, A5 PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 12, RECORDS OF KING COUNTY, WASHINGTON; AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 FEET OF THE EAST 425.5 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTH 01'27'30- WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY LINE OF PACIFIC HIGHWAY SOUTH (STATE ROAD N0. 1), DISTANT SOUTHERLY 250.50 FEET (AS MEASURED ALONG SAID EASTERLY LINE) FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE NORTH LINE OF THE SOUTH 812.6 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTHERLY ALONG SAID EASTERLY HIGHWAY LINE TO THE SOUTH LINE OF SAID LOT 9; THENCE EASTERLY ALONG SAID SOUTH UNE TO THE SOUTHEAST CORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY LINE OF A TRACT CONVEYED TO ZIBA HUNTINGTON BY DEED RECORDED UNDER KING COUNTY RECORDING N0. 412377; THENCE EASTERLY ALONG SAID NORTH LINE TO A POINT WHICH BEARS SOUTH 01'27'30" WEST FROM THE TRUE POINT OF BEGINNING; THENCE CONTINUING EAST TO A POINT 405.04 FEET WEST FROM THE EAST LINE OF SAID SOUTHEAST 1/4 OF SOUTH SOUTHWEST 1/4; THENCE NORTH PARALLEL WITH SAID EAST LINE 65 FEET; THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING. 1I7LE PARCEL A-1: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET IN WIDTH THE SOUTHERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF THE NORTH 398.1 FEET OF THE EAST 525.5 FEET OF THE SOUTH 812.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE SOUTH 01'2730" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THE SOUTHERLY LINE OF THE EASEMENT HEREIN DESCRIBED; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1) WHICH POINT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG 5A10 HIGHWAY FROM A POINT IN THE EAST MARGIN OF SAID HIGHWAY DISTANT 23.40 FEET, MORE OR LESS, WEST OF THE WEST LINE OF THE SUBDIVISION HEREIN DESCRIBED AND ON THE NORTH LINE THEREOF AS THE SAME IS PRODUCED WESTERLY. TITLE PARCEL B: THE NORTH 185.90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FEET OF THE EAST 1,031 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING EASTERLY OF WASHINGTON STATE HIGHWAY N0. 1 (PACIFIC HIGHWAY SOUTH). TITLE PARCEL C: LOTS 1 THROUGH 6 INCLUSIVE, CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE NO. 2429, RECORDED JUNE 16, 2014 AS RECORDING NO. 20140616000228. EXCEPTING THEREFROM THAT PORTION DEDICATED TO THE CITY OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19, 2015 A5 RECORDING N0. 20150319001438. TITLE PARCEL D: THE SOUTH 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., IN KING COUNTY, WASHINGTON, LYING EASTERLY OF THE STATE HIGHWAY NO. 1. EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD 8Y INSTRUMENT RECORDED UNDER RECORDING N0. 1158645. AND EXCEPT THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING SOUTHWESTERLY OF THE ARC OF A CIRCLE HAVING A RADIUS OF 12.5 FEET WHICH IS TANGENT TO THE NORTH RIGHT OF WAY LINE OF SOUTH 144TH STREET AND THE EAST RIGHT OF WAY LINE OF PACIFIC HIGHWAY SOUTH, CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NO. 7409040396. ALSO EXCEPTING THEREFROM THAT PORTION DEDICATED TO THE CITY OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED MARCH 19, 2015 AS RECORDING NO. 20150319001438, TITLE PARCEL E: LOT A OF SHORT PLAT NO. 90-9-55, RECORDED UNDER RECORDING N0. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 AS RECORDING NO. 20140616000228. TITLE PARCEL F: LOT B OF SHORT PLAT NO. 90 -9 -SS, RECORDED UNDER RECORDING NO. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE NO. 2429, RECORDED JUNE 16, 2014 AS RECORDING N0. 20140616000228. TITLE PARCEL G: THE NORTH 220 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. EXCEPT THE NORTH 132 FEET THEREOF. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED JUNE 16, 2014 A5 RECORDING N0. 20140616000228. TITLE PARCEL H: LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON. EXCEPT THE NORTH 220 FEET THEREOF. AND EXCEPT THE SOUTH 84 FEET THEREOF. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH JUNE 16, 2014 AS RECORDING NO. 20140616000228. TITLE PARCEL I: THE SOUTH 84 FEET OF LOT 7, CHERRY LANE, ACCORDING TO IN KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF 41ST AVENUE SOUTH WHICH JUNE 16, 2014 AS RECORDING NO. 20140616000228. EXCEPTING THEREFROM THAT PORTION DEDICATED TO THE CITY MARCH 19, 2015 AS RECORDING N0. 20150319001438. INURED THERETO BY VACATION ORDINANCE N0. 2429, RECORDED THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, INURED THERETO BY VACATION ORDINANCE N0, 2429, RECORDED OF TUKWILA BY DEDICATION OF RIGHT-OF-WAY RECORDED VOL. PG. SURVEYOR'S NOTES: BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA THE BASIS OF BEARINGS FOR THIS SURVEY IS NAD 83/91 PER CITY OF TUKWILA. CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 17 (5. 1/4 CORNER OF SEC. 15) WAS HELD FOR POSITION AND A LINE BETWEEN SAID POINT N0. 17 AND CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 1925 WAS HELD FOR ROTATION BEING NORTH 8T 35' 22' WEST. PROCEDURE / NARRATIVE: A FIELD TRAVERSE USING A 'TRIMBLE 5600- ROBOTIC TOTAL STATION, TRIMBLE -56' ROBOTIC TOTAL STATION AND TOPCON GR3 GPS SUPPLEMENTED WITH FIELD NOTES WAS PERFORMED, ESTABUSHING THE ANGULAR, DISTANCE, AND VERTICAL RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY LINES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY SURVEYS A5 SET FORTH IN WAC 332-130-090. REFERENCE MAPS: 1. RECORD -OF -SURVEY REC.N0.20050725900010 2. RECORD -OF -SURVEY REC.N0.20010711900012 3. RECORD -OF -SURVEY REC.N0.20050603900013 4. RECORD -OF -SURVEY REC.N0.20011029900014 5. PLAT OF JAMES CLARKS GARDEN ADDITION VOL.13, PG.12 6. PLAT OF ADAMS HOME TRACTS VOL.10, PG.31 NEW LOT AREAS: PARCEL A: 63,989 SO. FT PARCEL B: 66,178 SO. FT PARCEL C: 31,863 SO. FT PARCEL 0: 20,799 SQ. FT (1.47 AC.) (1.52 AC.) (0.73 AC.) (0.48 AC.) '1 RECORDER'S CERTIFICATE FILED FOR RECORD THIS ____ DAY OF 20__ AT _ MIN BOOK OF AT PAGES _ AT THE. REQUEST OF BARGHAUSEN CONSULTING ENGINEERS, INC. a LAND SURVEYOR'S CERTIFICATE:k. THIS LOT CONSOLIDATION CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH STATE AND COUNTY STATUTES IN MAY 2013.�� 4/10/15 i I ////.4�/ ,amu �uii/ii ,. ���a�.���.�,ry� 0• G/ • f 1 ,HAV /pS� 18215 72ND AVENUE SOUTH Z KENT, WA 98032 (425)251-6222 (425)251-8782 FAX % —k e y'G � 9� CML ENGINEERING, LPND PUMININO, (NG EN G\NF'�p SURVEYINC, ENMRONMENTAL SWAGES _ f 1 DRAWN BY STM f '. PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 6 1 SHEET 1 OF 5� �P�° WAS6'4°0( \ / ` m ... c�'C k i.m - •/, • 1 f IA f 9f46315�0 `f' A'I $TER S /�, DATE 07/16/13 SCALE: N/A CHECKED 8Y: BOG LANa , 4/10/15 'Il,\\\`\""`\`\\"`.,,.,//////0//nip MANAGER SUPT. OF RECORDS ` BRIAN D. N NEON, P '1 DATE WASHINGTON REGIS] ON N0. 46315 JOB 15255 '• ♦i"4,4 02/ City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planningctukwilaWA.gov LOT CONSOLIDATION NO. L13-021 / so. A 6=0'13'35' / R=1960.00' 1=7.74' s 50' ) 00 Ow`PjSED 1 20' APPURTENANT INGRESS & EGRESS EASEMENT 9E1.60.20021113002063 B`OGK 3 EN POD\T\ON GPRO JP�ES C \10\_.13, PG.12 • A 5 SEWER EASEMENT REC.N0.4863932 118724'40.1t8.18`7. 500'29'2 L,6 � 11.45' N8735'31'W 9.96' co B LOT LINE TO BE REMOVED(TYP) N8735'31'W 117.53' A==0'31'36' 1=18.01' 3' SIDEWALK EASEMENT REC.N0.7409040397 58735'35E 143.43' 5' SEWER EASEMENT REC.N04862270 Lizg I5 SEWER EASEMENT FOUND 1/2' REC.N0.4863933 REBAR/NO CAP 0.27' N. OF COR. N8735'31'9 120.40' 135.12' 6 S8735'47'E 135.12' j- LOT LINE TO BE REMOVED(TYP) 5 F_ S8735'491 135.12' g C• NER4a 'G 21 C sj0\- 4 1it D et S8735'54'E 135.12' % LOT LINE TO BE REMOVED(TYP) 0.57' GAP `I 1 1 RIGHT-OF-WAY DEDICATION 1 N ili REC. 60. 2015031 90 01 438 - FOUND I' RON PIPE/NO CAP 0.08' 5. & 0.16' E. OF COR. g -% FOUND 5/8' REBAR/CAP L5123564 0.35' N. & 0.35 E OF COR. FOUND 5/8' REBAR/CAP ILLEGIBLE 0.3' N. & 0.1' EOF COR I $Ia $Ir • -�A 1 1 8� $I S8735'501 135.12' 4 IV, FOUND 1 3/4' IRON PIPE/---''�( 3 C 58735'52'E 135.12_ 2 _ 387.82' _ S. 144TH STREET EXISTING LOT CONFIGURATION & EASEMENTS Ir 584'49'091 141.70 50727'55V 240' 18 CENTER SECTION 15 CALCULATED POSmoN FOUND 1/2' REBAR/CAP LS/6012 S8735'31'E 162.63' 147.92' E PARCEL A N8735'31V 147.92' 0 g0,g4p3A4 s g0102 REG' N PARCEL B F _ LOT UNE TO BE REMOVED N8735'3111 147.92' 41ST AVENUE SOUTH -R-O-W VACATION REC. 60. 20140616000228 G gl. $ -- N8735'31 V 147.927- - 8 H I I, gIE ' n r 18 7 __1021..L310 TO 8E REMOVEDttP N8735'31'W 147.92' RIGHT-OF-WAY DEDICATION REC. 220. 20150319001438 - - - - - - S8735'311 183.58' - FOUND CASED 3/8' COPPER NAIL /W PUNCH DOWN 0.8' 147.92' N- 8735'31111 778.20' A Tr. T s. 18 1011140 1/2' REBAR/CAP 15((6422 0.14' N. OF COR. FOUND I/2' 19014 PIPE/NO CAP 0.27' E OF COR. NO C�,0 \ SUM j12 \10-' 21 P 5' GAS EASEMENT REC.N0.9403212327 FOUND I/2' REBAR/CAP 0122341 R'3 T I L UNP`PSZEO _ 242.46' FOUND MIC 51/4 COR. SEC 15. CITY OF 1UKWIU CONTROL POINT %17 SECTION 15 SECTION 22 t 0 VOL. PG. 25 50 100 SCALE: 1".50' BGILLOOLY Xref: File:P:\15000s\15255\ survey \ plats \15255BLA02—North.dwg Date/Time:4/10/2015 11:45 AM Scale:1" _ v 18215 72ND AVENUE SOUTH L • A Z KENT, WA 98032 (425)251-6222 i (425)251-8782 FAX pb' NG ENG\NES CML ENGINEERING. LAND PLANNING, SURVEYING. ENVIRONMENTAL SERVICES (DRAWN BY STM DATE 05/3/13 SCALE CHECKED BY: 801 JOB NO.: 15255 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 2 OF L/3- 02/ City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planninggtukwilaWA.gov LOT CONSOLIDATION NO. L13-021 50• ) FUTURE ACCESS . PoIN! / 50' 15 PARCEL A 00 A9'5155' 1 b ` 55.32' p.132'34'ir / 84'13'35' / R=1960.00' 1=7.74' FUTURE ACCESS POINT 8 a J✓ S8735'311 z 8 8 S7 S8735'35E 14,.43' R -O -W DEDICATION REC. N0. 20150319001438 PARCEL C S84'49'091 141.70' 0419'091 141.70 502'27'5569 2.40'L40' — _ 387.82' _ S. 144TH STREET 3 _ NEW LOT CONFIGURATION & EASEMENTS 31.40' FUTURE ACCESS POINT CENTER SEC➢0N 15 CALCULATED POSIDON f S8735'311 162.63' 194.14' E J8 PARCEL B 152.18' --- -S87 35S8T35'311 18158'- 147.92' N8T35'31V 778.20' ''n��................;,,,,,,,,,,,,,.,,nil 8 8 _-s NORM 0)0 g-`12 V00O21 PGS. SO1'27101 2652.56' 04,0,11E0 242.46' 0 VOL. PG. 25 50 100 SCALE: 1'•50' )- 0 0 0 m -II E z a m 0 0 �G,HAV� 18215 72ND AVENUE SOUTH Z KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING. LAND PUNNING. (r44,0 ENG�N SURVEYING, ENVIRONMENTAL SERVICES DRAWN BY STM DATE 05/3/13 SCALE: 1- = 50 CHECKED BY BDG JOB NO.: 15255 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 3 OF City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning_@tukwilaWA.gov LOT CONSOLIDATION NO. L13-021 SPECIAL EXCEPTIONS: (PER FIRST AMERICAN TITLE INSURANCE COMPANY ORDER N0. NCS-637798-WA1 DATED APRIL 01, 2015 AT 7:30 A.M.) 1-2. NOT APPLICABLE TO BE SHOWN ON SURVEY. 3-5. INTENTIONALLY DELETED. 6. ANY AND ALL OFFERS OF DEDICATION, CONDITIONS, RESTRICTIONS, EASEMENTS, FENCE LINE/BOUNDARY DISCREPANCIES, NOTES AND/OR PROVISIONS SHOWN OR DISCLOSED BY SHORT PLAT OR PLAT CHERRY LANE RECORDED IN VOLUME 48 OF PLATS, PAGE(S) 21. AFFECTS: PARCELS C, E, F, G, H AND I (NOT PLOTTABLE) 7-9. INTENTIONALLY DELETED. 10. AGREEMENT EXECUTED BY AND BETWEEN THE PARTIES HEREIN NAMED UPON THE CONDITIONS THEREIN PROVIDED. BETWEEN: JOHN A. DEAN, ET UX, AND KING COUNTY DATED: FEBRUARY 03, 1953 RECORDED: FEBRUARY 11, 1953 RECORDING INFORMATION: 4314485 PROVIDING AS FOLLOWS: CONSENT TO THE NATURAL FLOW OF SURFACE WATER FROM THE PLAT OF CHERRY LANE TO 8E CARRIED IN ITS NATURAL CHANNEL ACROSS THE SUBJECT PROPERTY AND TO HOLD KING COUNTY BLAMELESS FOR ANY DAMAGE THAT MAY 8E CAUSED BY SAID DRAINAGE FLOW. AFFECTS: PARCELS E THROUGH I (APPROXIMATELY SHOWN) SEE THE LOCATION OF THE DRAINAGE CHANNEL ON SHEET 2 11. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDING INFORMATION: JANUARY 2, 1958 AS RECORDING N0. 4862270 IN FAVOR OF: VAL VUE SEWER DISTRICT FOR: A GRAVITY SANITARY SEWER UNE OR LINES AFFECTS: PORTION OF PARCEL D (PLOTTED HEREON) 12. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDING INFORMATION: JANUARY 8, 1958 AS RECORDING N0. 4863932 IN FAVOR OF: VAL VUE SEWER DISTRICT FOR: A GRAVITY SANITARY SEWER LINE OR UNES AFFECTS: PORTION OF PARCEL A (PLOTTED HEREON) 13. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDING INFORMATION: JANUARY 8, 1958 AS RECORDING N0. 4863933 IN FAVOR OF: VAL VUE SEWER DISTRICT FOR: A GRAVITY SANITARY SEWER LINE OR UNES AFFECTS: PORTION OF PARCEL A (PLOTTED HEREON) 14-16. INTENTIONALLY DELETED. 17. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR KING COUNTY AS GRANTED BY DEED RECORDED SEPTEMBER 04, 1974 UNDER RECORDING N0. 7409040396. AFFECTS: PORTION OF PARCEL D (NOT PLOTTABLE) BLANKET IN NATURE 18. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDING INFORMATION: SEPTEMBER 4, 1974 AS RECORDING N0. 7409040397 IN FAVOR OF: KING COUNTY FOR: SIDEWALK AFFECTS: PORTION OF PARCEL D (PLOTTED HEREON) 19. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDING INFORMATION: NOVEMBER 1, 1974 AS RECORDING N0. 7411010445 IN FAVOR OF: THE CITY OF SEATTLE FOR: ELECTRIC TRANSMISSION AND DISTRIBUTION UNE FACIUTIES AFFECTS: PORTION OF PARCEL 0 (DOESN'T AFFECT) DESCRIPTION IS WEST OF INTERNATIONAL BLVD, 20-23. INTENTIONALLY DELETED. 24. CONDITIONS, NOTES, EASEMENTS, PR00510NS AND/OR ENCROACHMENTS CONTAINED OR DEUNEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING N0. 8001239002. AFFECTS: PARCELS B AND C (NOT PLOTTABLE) IIT'" "'" coq 25. RIGHT OF ENTRY AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: TCI CABLEVISION OF WASHINGTON, INC., AND: LEO MALFAIT RECORDING INFORMATION: JULY 1, 1988 AS RECORDING N0. 8807010903 (NOT PLOTTABLE) 26. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: VAL VUE SEWER DISTRICT AND: THOMAS M. AND BARBARA L. WHITLEY RECORDING INFORMATION: SEPTEMBER 26, 1988 AS RECORDING NO. 8809260958 AFFECTS: PARCELS G, H AND I (NOT PLOTTABLE) 27. ANY AND ALL OFFERS OF DEDICATION, CONDITIONS, RESTRICTIONS, EASEMENTS, FENCE LINE/BOUNDARY DISCREPANCIES, NOTES AND/OR PROVISIONS SHOWN OR DISCLOSED BY SHORT PLAT N0. 90 -9 -SS RECORDED UNDER RECORDING NUMBER 9010240314. AFFECTS: PARCELS E AND F (NOT PLOTTABLE) 28. INTENTIONALLY DELETED. 29. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDING INFORMATION: MARCH 21, 1994 AS RECORDING N0. 9403212327 FOR: GAS LINE AFFECTS: PORTION OF PARCEL I (PLOTTED HEREON) 30-32. INTENTIONALLY DELETED. 33. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "MEMORANDUM OF DISPOSITION AND DEVELOPMENT AGREEMENT" RECORDED: FEBRUARY 12, 2013 RECORDING NO.: 20130212001612 (AFFECTS ALL PARCELS) (NOT PLOTTABLE) 34. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "MEMORANDUM OF DEVELOPMENT AGREEMENT" RECORDED: FEBRUARY 12, 2013 RECORDING NO.: 20130212001613 DOCUMENT RE-RECORDED DECEMBER 30, 2013 AS RECORDING NOS. 20131230000989 AND 20131230000990 OF OFFICIAL RECORDS. (AFFECTS ALL PARCELS) (NOT PLOTTABLE) 35-36. NOT APPLICABLE TO BE SHOWN ON SURVEY. 37. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED 'VALLEY VIEW SEWER DISTRICT DEVELOPER EXTENSION AGREEMENT" RECORDED DECEMBER 5, 2013 AS RECORDING N0. 20131205001010 OF OFFICIAL RECORDS. (NOT PLOTTABLE) 38. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDING INFORMATION: FEBRUARY 20, 2014 AS RECORDING N0. 20140220000560 IN FAVOR OF: NORMANDY COURT HOLDINGS, A WASHINGTON LIMITED LIABILITY COMPANY FOR: TEMPORARY ACCESS (PLOTTED HEREON) 39. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDING INFORMATION: FEBRUARY 20, 2014 AS RECORDING N0. 20140220000561 IN FAVOR OF: SAMARA HUBNER INC., A WASHINGTON CORPORATION FOR: TEMPORARY ACCESS (PLOTTED HEREON) 40. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDING INFORMATION: MAY 5, 2014 AS RECORDING N0. 20140505000803 IN FAVOR OF: VALLEY VIEW SEWER DISTRICT, A WASHINGTON SPECIAL PURPOSE DISTRICT FOR: TEMPORARY ACCESS (PLOTTED HEREON) 41. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDING INFORMATION: MAY 5, 2014 A5 RECORDING NO. 20140505000804 IN FAVOR OF: WATER DISTRICT 125, A WASHINGTON SPECIAL PURPOSE DISTRICT FOR: TEMPORARY ACCESS (PLOTTED HEREON) VOL. PG. File:P:\15000s\15255\ survey \plats \15255BtA02—North.dwg Date/Tim 42-GHAu 'c!i ,P`� CML ENGINEERING. LAND PLANNING. (NG ENG�N�� SURVEYING. ENVIRONMENTAL SERMCES 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX DRAWN BY STM DATE 05/3/13 SCALE: N/A CHECKED BY: 8DG JOB NO.: 15255 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 4 OF 413 Gi2./ City of Tukwila " Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431.3670 FAX (206) 431-3665 E-mail: planning@tukwilaWA.gov LOT CONSOLIDATION NO. L13-021 NEW LEGAL DESCRIPTIONS: PARCEL A THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAIO SOUTHWEST QUARTER; THENCE NORTH 8735'31" WEST. 586.32 FEET ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 02'24'29" EAST, 44.25 FEET TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA 8Y KING COUNTY RECORDING NO. 20150319001438; THENCE NORTH 20'06'52" EAST, 155.94 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 19'27'24" EAST. 33.78 FEET TO A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 03'55'17" WEST; THENCE NORTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 40.00 FEET, THROUGH A CENTRAL ANGLE OF 37'11'17", AND AN ARC LENGTH OF 25.96 FEET TO A POINT OF REVERSE CURVATURE; THENCE EASTERLY ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 49'31'35", AND AN ARC LENGTH OF 55.32 FEET; THENCE NORTH 08'25'00" EAST, 105.72 FEET TO A POINT OF TANGENCY; THENCE NORTHERLY ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 200.00 FEET, THROUGH A CENTRAL ANGLE OF 06'57'36", AND AN ARC LENGTH OF 24.30 FEET; THENCE NORTH 01'27'24" EAST, 31.97 FEET TO THE NORTH LINE OF THE PLAT OF CHERRY LANE, RECORDED IN VOLUME 48, AT PAGE 21; THENCE SOUTH 87'35'31" EAST, 31.50 FEET ALONG SAID NORTH LINE; THENCE NORTH 01'27'24" EAST, 65.00 FEET; THENCE NORTH 0715'12" WEST, 135.11 FEET; THENCE SOUTH 73'14'00" WEST, 151.66 FEET TO THE EAST MARGIN OF TUKWILA INTERNATIONAL BOULEVARD, BEING A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 80'09'16" WEST; THENCE SOUTHERLY ALONG SAID EAST MARGIN, ALONG THE ARC OF A CURVE CONCAVE TO THE WEST, HAVING A RADIUS OF 1,960.00 FEET, THROUGH A CENTRAL ANGLE OF 10'02'33", AND AN ARC LENGTH OF 343.54 FEET TO A POINT WHICH BEARS NORTH 70'32'36" WEST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 70'32'36" EAST, 119.35 FEET TO THE TRUE POINT OF BEGINNING. PARCEL 8: THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 8735'31" WEST, 586.32 FEET ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 02'24'29" EAST, 44.25 FEET TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA BY KING COUNTY RECORDING NO. 20150319001438; THENCE NORTH 20'06'52" EAST, 155.94; THENCE NORTH 19'27'24" EAST, 33.78 FEET TO A POINT ON A NON -TANGENT CURVE. THE RADIUS OF WHICH BEARS NORTH 03'55'17" WEST; THENCE NORTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 40.00 FEET, THROUGH A CENTRAL ANGLE OF 3711'17", AND AN ARC LENGTH OF 25.96 FEET TO A POINT OF REVERSE CURVATURE; THENCE EASTERLY ALONG THE ARC OF A CURVE TO THE RIGHT. HAVING A RADIUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 49'31'35", AND AN ARC LENGTH OF 55.32 FEET BEING THE TRUE POINT OF BEGINNING; THENCE NORTH 08'25'00" EAST. 105.72 FEET TO A POINT OF TANGENCY; THENCE NORTHERLY ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS. OF 200.00 FEET, THROUGH A CENTRAL ANGLE OF 06'57'36", AND AN ARC LENGTH OF 24.30 FEET; THENCE NORTH 01'27'24" EAST, 31.97 FEET TO THE NORTH LINE OF THE PLAT OF CHERRY LANE, RECORDED IN VOLUME 48, AT PAGE 21; THENCE SOUTH 87'35'31" EAST, 194.14 FEET ALONG SAID NORTH LINE TO THE NORTHEAST CORNER OF SAIO PLAT; THENCE SOUTH 01'27'24" WEST, 379.50 FEET ALONG THE EAST LINE OF SAID PLAT TO SAID NORTH MARGIN; THENCE NORTH 87'35'31" WEST, 152.18 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 01'27'33" EAST, 155.53 FEET TO A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 88'32'36" WEST; THENCE NORTHWESTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE SOUTHWEST, HAVING A RADIUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 83'02'24", AND AN ARC LENGTH OF 92.76 FEET TO THE TRUE POINT OF BEGINNING. VOL. PG. PARCEL C: THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 87'35'31" WEST, 586.32 FEET ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 0724'29" EAST, 44.25 FEET TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA BY KING COUNTY RECORDING N0. 20150319001438 AND THE TRUE POINT OF BEGINNING; THENCE NORTH 20'06'52" EAST, 155.94 THENCE NORTH 19'27'24" EAST, 33.78 FEET TO A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 03'55'17" WEST; THENCE NORTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 40.00 FEET, THROUGH A CENTRAL ANGLE OF 3711'17", AND AN ARC LENGTH OF 25.96 FEET TO A POINT OF REVERSE CURVATURE; THENCE SOUTHEASTERLY ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 64.00 FEET. THROUGH A CENTRAL ANGLE OF 13733'59", AND AN ARC LENGTH OF 148.08 FEET; THENCE SOUTH 01'27'33" WEST. 155.53 FEET TO SAID NORTH MARGIN; THENCE NORTH 8735'31" WEST, 31.40 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 0727'55" EAST, 2.40 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 84'49'09" WEST, 141.70 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 87'35'35" WEST, 18.17 FEET TO ALONG SAID NORTH MARGIN THE TRUE POINT OF BEGINNING. PARCEL 0: THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 8735'31" WEST, 586.32 FEET ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 02'24'29" EAST. 44.25 FEET TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA BY KING RECORDING NO. 20150319001438 AND THE TRUE POINT OF BEGINNING; THENCE NORTH 87'35'35" WEST, 125.26 FEET TO THE EAST MARGIN OF TUKWILA INTERNATIONAL BOULEVARD; THENCE NORTH 20'06'52" EAST. 184.93 FEET ALONG SAID EAST MARGIN TO A POINT OF TANGENCY; THENCE NORTHERLY ALONG SAID EAST MARGIN, ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 1,960.00 FEET, THROUGH A CENTRAL ANGLE OF 00'13'35", AND AN ARC LENGTH OF 7.74 FEET; THENCE SOUTH 70'32'36" EAST, 119.35 FEET TO A POINT WHICH BEARS NORTH 20'06'52" EAST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 20'06'52" WEST, 155.94 FEET TO THE TRUE POINT OF BEGINNING. BCILLOOLY Xr :P:\15000s\15255\survey \ plats \15255BLA02—North.dwg Date/Time:4/10/2015 11:47 AM Scale:1" _ ,GHAv„ irs,18215 72ND AVENUE SOUTH Z KENT, WA 98032 (425)251-6222 (425)251-8782 FAX y' CML ENGINEERING, LAND PUNNING, T4N0 ENGxME'' SURVEYING, ENVIRONMENTAL SERVICES DRAWN B STM DATE 05/3/13 SCALE: N/A CHECKED 8Y: BDG JOB NO.: 15255 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 5 OF Moira Bradshaw From: Brian Gillooly <bgillooly@barghausen.com> Sent: Friday, April 10, 2015 11:55 AM To: Moira Bradshaw Cc: David McPherson; Derek Speck; Dennis Saltys Subject: RE: BCE #15255 Tukwila Village Lot Consolidation Attachments: 15255-BLA-2015-04-10.pdf Moira, Attached is a PDF of the BLA/Consolidation revised to exclude anything South of the road. I have sent a copy of this to the assessor for their precursory review before Derek takes in final signed version for recording. Once I get the "OK" from the assessor I'll do a final original signed (by me) submittal to you for city signatures. Please let me know if this will work Brian D. Gillooly, P.L.S. Project Surveyor Barghausen Consulting Engineers, Inc. 18215 72nd Ave. S. Kent, WA 98032 Ph: 206.510.5578 www.barghausen.com From: Brian Gillooly Sent: Thursday, March 19, 2015 4:04 PM To: 'Moira Bradshaw' Cc: David McPherson Subject: RE: BCE #15255 Tukwila Village Lot Consolidation Thanks Moira Brian D. Gillooly, P.L.S. Project Surveyor Barghausen Consulting Engineers, Inc. 18215 72nd Ave. S. Kent, WA 98032 Ph: 206.510.5578 www.barghausen.com From: Moira Bradshaw[mailto:Moira.Bradshaw(aTukwilaWA.gov] Sent: Thursday, March 19, 2015 4:00 PM To: Brian Gillooly Cc: David McPherson Subject: RE: BCE #15255 Tukwila Village Lot Consolidation 1 Brian — that's fine with me. I've copied Dave McPherson so he can weigh in! Moira Carr Bradshaw, AICP Senior Planner Community Development Department 6300 Southcenter Boulevard Tukwila, WA 98188 The City of opportunity, the community of choice www.tukwilawa.gov (206) 431— 3651 I Monday — Friday 8:30 — 5:00 From: Brian Gillooly [mailto:bgillooly@barghausen.com] Sent: Thursday, March 19, 2015 3:56 PM To: Moira Bradshaw Subject: RE: BCE #15255 Tukwila Village Lot Consolidation No problem at all. I believe the consensus was that we don't need to show the shared access easement on the Lot consolidation. Just need to get that recorded. We did agree that we do need to revise the legal/depiction of the shared access easement to show the portion over Parcel E. Even though there isn't really a "drive isle", we will define that area that isn't parking. I agree with you about the existing parking easement on sheet 3. All of those existing easements on sheet 2 & 3 will still be need to shown even on the recorded version of the lot consolidation. Derek stated that Tukwila will continue to work on relinquishing those after the Lot Consolidation records. They do need to be relinquished before any buildings are built that would impact them, and I'd also recommend they be relinquished before the lots are sold. (I know Bryan wouldn't buy a lot that was burdened by an easement that would impact his proposed development) My main concern is I want to remove all of the existing utilities we have shown on sheet 2 & 3. It really muddies up the drawing. I can see showing them for preliminary approval, but now that we are at final, I think they should go. My survey technician had put them on, because she thought they were a Tukwila requirement to show on the initial submittal, but I want to make sure you were okay with me removing them. Brian D. Gillooly, P.L.S. Project Surveyor Barghausen Consulting Engineers, Inc. 18215 72nd Ave. S. Kent, WA 98032 Ph: 206.510.5578 www.barghausen.com From: Moira Bradshaw [mailto: Moira.Bradshaw@TukwilaWA.gov] Sent: Thursday, March 19, 2015 3:28 PM To: Brian Gillooly Subject: RE: BCE #15255 Tukwila Village Lot Consolidation 2 Brian - sorry I wasn't able to stay for the rest of the meeting. we agreed to the removal of the waterline easement currently shown on sheet 5. Did you agree to show the shared access easement on Parcel E? Also I like having the existing Parking easement shown on sheet 3 because it is something that doesn't typically show up on a building permit submittal and will impact the development of that lot until it's removed. Do you know about that? Thanks Moira Carr Bradshaw, AICP Senior Planner Community Development Department 6300 Southcenter Boulevard Tukwila, WA 98188 The City of opportunity, the community of choice www.tukwilawa.gov (206) 431— 3651 1 Monday — Friday 8:30 — 5:00 From: Brian Gillooly[mailto:bgillooly@barghausen.com] Sent: Thursday, March 19, 2015 1:17 PM To: Moira Bradshaw Cc: Derek Speck; 'BryanP@housing4seniors.com'; Dennis Saltys; Costa Philippides; Kim Anderson Subject: BCE #15255 Tukwila Village Lot Consolidation Moira, I feel the Lot Consolidation is just about ready for final signatures once we get the recording number of the right-of-way dedication. At this point we typically would go through and remove the majority of the existing utility information from sheets 2 & 3 because most of that info won't meet recording requirements and go through the rest of the drawing to make sure there isn't anything on there that will cause any hang ups with the recorder. Do you agree? We got a lot accomplished yesterday at the meeting. Once we get the dedication recorded and this lot consolidation recorded, that will be a big step forward. Thanks, Brian D. Gillooly, P.L.S. Project Surveyor Barghausen Consulting Engineers, Inc. 18215 72nd Ave. S. Kent, WA 98032 Ph: 206.510.5578 www.barghausen.com 3 City of Tukwila Lot Consolidation Next Steps Updated: 3/20/15 1. Right of way dedication along 144th* • Done. Recorded on 3/19/15. Jim Haggerton, Mayor 2. Lot consolidation application and maps* • Derek to provide updated title report to Brian G. • Brian G to revise maps ❖ Remove some existing utility info (pending Moira response) ❖ Remove references to easements that will be recorded after the consolidation is recorded. • Brian G to resubmit to Moira. • Derek to facilitate routing for signatures and take for recording. 3. Access and shared parking easement* 600(zp/ti c.)/ Must be recorded as soon as possible after lot conso idati n is recorded and prior to sale of property to KCLS or TVDA. • Barghausen to finalize Exhibits A, B and C (pending lot consolidation recording # and to add shared driveway between buildings D and E) • City to attach Exhibits D and E and clean up Exhibit F (remove underlines) • Bryan P to confirm accuracy of Exhibit F • City to record 4. CC&Rs for parking and access ?b Jr- • Bob Noe to draft based on Bryan's original easements • Derek to talk with KCLS about whether this is necessary to close escrow* 5. Public storm drainage easement Pb/W- W. To be recorded as soon as possible after lot consolidation is recorded and prior to sale of Parcel A to TVDA and prior to issuance of building permit. The current version was circulated with Moira's letter of 3/2/15. • Barghausen to provide Exhibits B and C. : (2l • City to record 80fr fig P✓Lf14lary A1..G , 6. Private storm drainage & detention easement agreement po/ 2)F To be recorded as soon as possible after lot consolidation is recorded and prior to issuance of building permit for building A. • Derek to circulate current version • Bryan to review current version • Barghausen to provide exhibits A, B and C • City to record INFORMATIONAL MEMC Page 2 7. General utility easement on proposed parcels A, B and CIfir This is a general easement for all utilities to use area under road on north parcels. It is not necessary to record for land sale or building permit issuance but needs to be done according to Bryan's timing. • Bob Noe to create draft based on Bryan's earlier version and circulate for review • Barghausen to provide attachments (legal descriptions and map) • City to record 8. Termination of easements Does the existing parking easement on proposed parcel E benefitting KCHA need to be revised prior to issuance of a building permit? • City to coordinate the process as soon as time permits 9. TVDA temporary use agreement* This needs to be revised to exclude the library's parcel • Derek to edit and coordinate with Bryan 10. Development, Shared Infrastructure and Maintenance Agreement b/t KCLS & TVDA • City to provide suggestions to TVDA and KCLS 11. Great Bear storm water run-off agreement • Derek to draft and coordinate with Bryan *Asterisked items are those that may affect the timing of close of escrow for the library parcel and are top priority. C:\Users\Moira\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\N1TNZ5QUlot Consolidation Next Steps 3-20-15 (3).doc City of Pukwila MEETING AGENDA Outstanding Lot Consolidation Issues 3/18/15 Jim Haggerton, Mayor 1. Right of way dedication along 144th a) Cover sheet "dedication of right of way" – Dave M to do b) Exhibit A – What is this? c) Exhibit B – Legal description of dedication area – Done d) Exhibit C – Dedication exhibit – Done [note: shows future parcels but recorded prior] 2. Moi Letter 0 Gil f r Ub/ V %/% � ke�d�1r_ 1) Waterline easement (north basin 2) Sanitary sewer easement - 3) Public Storm Drainage easement • Recorded before or after lot consolidation? • APN and legal need to match. Which one? • Exhibit B – Who is doing? • Exhibit C – Who is doing? 4) Access & Shared Parking Easement and Maintenance Agreement • Exhibit B – Barghausen to revise • Exhibit C – Barghausen to revise • Exhibit D – City to attach • Exhibit E – City to attach • Exhibit F – Underlines to be removed 5) Utility Easement and Maintenance Agreement • Bob Noe to revise? 6) Storm Drainage & Detention easement • City to provide draft revision? • Exhibit A – Grantor's property – done • Exhibit B – Legal description for easement area – Done • Exhibit C – Survey Map for easement area - Done 7) Wat th-basin4—(, cif 2,T- 8) Termination of easements • Timing and process 3. Other issues for lot consolidation and creating library parcel? 4. Development, Shared Infrastructure and Maintenance Agreement KCLS-TVDA 5. CC&RS – timing and process 6. Great Bear stormwater run off Derek Speck From: Moira Bradshaw Sent: Tuesday, March 10, 2015 1:43 PM To: 'Bob Noe' Cc: Derek Speck; David McPherson Subject: FW: L13-021 - Tukwila Village Lot consolidation Bob - for your information. A couple of thoughts 1. Regarding the idea of a common easement under the driveway — I think that would be fine with me. 2. However, should/can the public storm system (small area in northeast part of driveway) overlap the shared private utility system? 3. We could meet with Bryan to discuss his issues with the new Access easement. I think the City's works better but we could find out what concerns he has. 4. Derek we'll need your input into the CC&Rs question. I will resend to him the public storm easement. Moira From: Bryan Park[mailto:BryanP@housing4seniors.com] Sent: Tuesday, March 10, 2015 1:15 PM To: Moira Bradshaw Cc: Derek Speck Subject: RE: L13-021 - Tukwila Village Lot consolidation Moira, After reviewing the Lot Consolidation comment letter and discussing it with our surveyors / civil engineers (Barghausen), we have a number of questions and concerns. I think more questions were raised than answered. For example, while we agree that there is no need to grant the utility easements to the Water and Sewer Districts at this time, we do not agree that there should be no such easements recorded in conjunction with the Lot Consolidation. The reason is that, because the ownership of the various new Parcels will be different (even if they are under common control), the future transferees of these new Parcels need an Easement framework to rely on that creates reciprocal rights and obligations. The Utility Districts can be dropped (and we can use their forms at the appropriate time), even TVDA and KCLS can be dropped, but the future Grantees / transferees of the new Parcels cannot. This needs to be done now, not later, to provide a framework for the recording of future easements across the boundaries of multiple parcels. In addition, the argument is that its premature to establish the easement area survey maps and legal descriptions until the facilities (e.g., water lines and sewer lines) are installed. Again, to a certain degree, I disagree. We want the roadways to be the "master" easement area -- that's the pallet that we want the future Grantees / transferees to have to work with. The individual easements granted to the Water or Sewer Districts (or others, such a Seattle City Light or Puget Sound Energy) can be a subset of the "master" easement area, but they must fall within the roadways. We can't have them outside the boundaries of the roadways. The revised Access and Parking Easement has been emasculated and appears woefully inadequate. I recognize that it contemplates the recording of subsequent C, C & Rs, but what will be the subject matter of the C, C & Rs? Who will draft them? How do ensure mutual agreement? Th is a key document for TVDA and KCLS. The Public Storm Drainage Easement that was attached could not be opened -- it requires a password. Derek Speck From: Bryan Park <BryanP@housing4seniors.com> Sent: Tuesday, March 10, 2015 1:15 PM To: Moira Bradshaw Cc: Derek Speck Subject: RE: L13-021 - Tukwila Village Lot consolidation Moira, After reviewing the Lot Consolidation comment letter and discussing it with our surveyors / civil engineers (Barghausen), we have a number of questions and concerns. I think more questions were raised than answered. For example, while we agree that there is no need to grant the utility easements to the Water and Sewer Districts at this time, we do not agree that there should be no such easements recorded in conjunction with the Lot Consolidation. The reason is that, because the ownership of the various new Parcels will be differentjeven if they are under common control), the future transferees of these new Parcels need an Easement framework to rely on that creates reciprocal rights and obligationssThe Utility Districts can be dropped (and we can use their forms at the appropriate time), even TVDA and KCLS can be dropped, but the future Grantees / transferees of the new Parcels cannot. This needs to be done now, not later, to provide a framework for the recording of future easements across the boundaries of multiple parcels. In addition, the argument is that its premature to establish the easement area survey maps and legal descriptions until the facilities (e.g., water lines and sewer lines) are installed. Again, to a certain degree, I disagree. We want the roadways to be the "master" easement area -- that's the pallet that we want the future Grantees / transferees to have to work with. The individual easements granted to the Water_or Sewer Districts (or others, such a Seattle City Light or Puget Sound Energy) can be a subset of the "_ aster'_' easement area, ut they must fall within the roadways. We can't have them outside the boundaries of the roadways. The revised Access and Parking Easement has been emasculated and appears woefully inadequate. I recognize that it contemplates the recording of subsequent C, C & Rs, but what will be the subject matter of the C, C & Rs? Who will draft them? How do ensure mutual agreement? Th is a key document for TVDA and KCLS. The Public Storm Drainage Easement that was attached could not be opened -- it requires a password. We (especially me, personally) spent countless hours on this Lot Consolidation and the related Easements, only to have to wait three (3) months for a response, and this is the response? This process has been par for the course for Tukwila Village -- we spend significant time and dollars on various components (e.g., master site plan, plaza and commons design, Buildings A, D & E design review, public art process, S. 144th Street Improvements, Lot Consolidation), only to have the City (and its consultants) second guess us and require us to make changes without really improving the results. All at our expense. We get late requests such as to relocate a manhole on plans that are approved and permit ready! We are asked to modify our plans to accommodate runoff from an adjacent property that the City has subsequently acquired or intends to acquire (the Motel properties)! We are told after the fact that easements of record (the 20 -foot North easement) cannot be relied on! I could go on and on. The point is, if the City had a vision for the Lot Consolidation and the various easements, then we would appreciate it if they had shared it with us upfront rather than waited until after we had spent so much time and money on creating a comprehensive framework of easements and to negotiated them with the only other interested party -- KCLS. We spend tens of thousands of dollars per month keeping architects, engineers, surveyors and other consultants on retainer to support our efforts, only to find out hundreds of thousands and millions of dollars later that the City wants to do it differently. Wasted time, wasted money. Is there any wonder that Tukwila Village is behind schedule and over budget? And then KCLS and perhaps others blame us! This process is not working. Hurry up and wait and start over is not working. 1 I suggest we meet quickly to try to resolve these matters concerning the Lot Consolidation and the related easements to avoid significant additional delays and costs. Bryan Park From: Moira Bradshaw [Moira.Bradshaw@TukwilaWA.gov] Sent: Monday, March 02, 2015 11:53 AM To: 'cphilippides@barghausen.com' Cc: Bryan Park Subject: L13-021 - Tukwila Village Lot consolidation Costa — attached is the comment letter on the above application as well as three attachments for easements. Please call me if you have any questions. Regards, Moira Carr Bradshaw, AICP Senior Planner Community Development Department 6300 Southcenter Boulevard Tukwila, WA 98188 The City of opportunity, the community of choice www.tukwilawa.gov (206) 431— 3651 I Monday - Wednesday 8:30 — 5:00 I Thursday 11:00-5:00 2 ( Pc/ (.+Ry p L-4) tar -w.-) `311115 EXHIBIT C CURVE TABLE CURVE# LENGTH RADIUS DELTA C1 23.50 12.50 107'42'25" GRAPHIC SCALE 0 50 100 1" = 50 FEET 200 PARCEL LINE TABLE LINE# LENGTH DIRECTION L1 283.61 N87'35'31"W L2 10.00 S1'27'24"W L3 175.81 N8735'31"W L4 8.34 N20'06'52"E L5 143.43 S87'35'35"E L6 141.70 584'49'09"E L7 2.40 SZ27'55"W L8 183.58 S87'35'31 "E L9 5.00 51'27'24"W L10 20.46 S1'06'33"W L11 164.98 N88'52'2611/ L12 8.39 N2'24'25"E L13 161.55 N87'35'35"W L14 15.05 N69'55'50"E L15 57.93 S87'35'31 "E L16 10.00 N1'07'07"E L17 254.42 S87'35'31"E TOTAL DEDICATION AREA = 1,831± S.F. >- 0 0 0 SCALE: HORIZONTAL 1"= 100' VERTICAL N/A DESIGNED XXX 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES DRAWN For: TUKWILA VILLAGE JOB NUMBER 15255 15255L.032.DOC Title: DEDICATION EXHIBIT SHEET STM !CHECKED BDG (APPROVED BDG I DATE 3-2-15 l EXHIBIT B LEGAL DESCRIPTION RIGHT-OF-WAY DEDICATION That portion of Lots 1 and 7 Plat of CHERRY LANE, recorded in Volume 48, Page 21, Vacated 41st Avenue, recorded under Recording No. 20140616000228, Records of King County, Washington, and that portion of the Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: BEGINNING at the Southeast corner of said Lot 7 of Cherry Lane; THENCE North 87°35'31" West, 283.61 feet along the North margin of South 144th Street; THENCE South 01°27'24" West, 10.00 feet along said North margin; THENCE North 87°35'31" West, 175.81 feet along said North margin to a point of tangency; THENCE Northwesterly along said North Margin along the arc of a curve to the right, having a radius of 12.50 feet, through a central angle of 107°42'25", and an arc length of 23.50 feet along said North margin to the East margin of Tukwila International Boulevard; THENCE North 20°06'52" East, 8.34 feet along the East margin of Tukwila International Blvd ; THENCE South 87°35'35" East, 143.43 feet; THENCE South 84°49'09" East, 141.70 feet; THENCE South 02°27'55" West, 2.40 feet to a point on a line parallel with and 35.00 feet North of the South line of said Southwest quarter; THENCE South 87°35'31" East, 183.58 feet along said parallel line to the East line of said Lot 7; THENCE South 01°27'24" West, 5.00 feet along said East line of said Lot 7 to the Southeast corner of said Lot 7 and the POINT OF BEGINNING. (Containing 6,371 square feet, more or less.) AND That portion of Lots 13, 14, and 15 of ADAMS HOME TRACTS, recorded in Volume 11 of Plats, Page 31, records of King County, Washington, more particularly describe as follows: BEGINNING at the intersection of the South margin of South 144th Street and a line parallel with and 3.00 feet West of the East Line of said Lot 15; THENCE South 01°06'33" West, 20.46 feet along said parallel line; THENCE North 88°52'26" West, 164.98 feet; THENCE North 02°24'25" East, 8.39 feet; THENCE North 87°35'35" West, 161.55 feet to the south margin of South 144th Street per deed recorded under Recording No. 960320430, records of King County Washington; THENCE North 69°55'50" East, 15.05 feet along said South margin; THENCE South 87°35'31" East, 57.93 feet along said South margin; THENCE North 01°07'07" East, 10.00 feet along said South margin; THENCE South 87°35'31" East, 254.42 feet along said South margin to the POINT OF BEGINNING. (Containing 5,460 square feet, more or less.) Project Name: Tukwila Village March 9, 2015 Page 1 of 1 BDG/stm 15255L.032.doc Exhibit: 15255EXH32-D ED.dwg i Derek Speck From: Moira Bradshaw Sent: Thursday, March 05, 2015 3:45 PM To: 'Bob Noe'; Derek Speck; David McPherson Subject: RE: Tukwila Village - Public Storm Easement, Dedication of ROW, Tax Affidavit - Lot Consolidation no. L13-021 Thanks for making it simpler and easy to read. My questions: 1. Why is this an Easement A+nt versus just an easement? Can it be just an easement? 2. Dave can you give an estimated range of how much and what kind of maintenance the storm water facilities will need? What about repair? 3. I'm a little concerned about the lack of safeguards for the future property owner and users of B who will have a storm line in the middle of their parking garage. Should there be some language for safeguarding the use of the parking garage, allow temporary disruptions and stipulate a recourse for apartment dwellers/property owner should their parking be unusable? 4. If it comes later, what instrument (An Agreement?) will provide the terms for repair and maintenance? This is an unusual situation. This is a fairly significant encumbrance on future Lot B that is being created. I think what ever is created needs to be part of Building A's permit because Bldg. A's lot owner is relying on the use of Parcel B. Thanks Moira From: Bob Noe [mailto:Bob@kenyondisend.com] Sent: Wednesday, March 04, 2015 9:25 AM To: Derek Speck; David McPherson; Moira Bradshaw Subject: RE: Tukwila Village - Public Storm Easement, Dedication of ROW, Tax Affidavit - Lot Consolidation no. L13-021 Derek — I modified the easement agreement. The details of how it is built and who is responsible for maintaining it, etc. have been removed. That can be address at the time of construction permitting and through the CCRs. Bob Robert F. Noe Kenyon Disend, PLLC 11 Front Street South Issaquah, WA 98027-3820 Tel: (425) 392-7090 Fax: (425)392-7071 1 After recording return to: CITY OF TUKWILA Public Works Department 6200 Southcenter Boulevard Tukwila, Washington 98188 STORM DRAINAGE & DETENTION EASEMENT- Grantor(s): - - 1. City of Tukwila Grantee(s): 1. City of Tukwila Legal Description (Abbreviated): Portion of Parcels A, B, and C, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. Complete Legal Description is set forth on Exhibit B attached hereto. Assessor's Property Tax Parcel / Acct. No(s).: [ ] Assessor's Property Tax # not yet assigned. Title(s) and Reference No(s). of Related Documents: City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. 1 STORM DRAINAGE & DETENTION EASEMENT AXgfliiEN-T The undersigned, the CITY OF TUKWILA, a Washington non -charter optional municipal code city (the "City" or the "Grantor"), hereby retains for the benefit of the City, in its capacity as the legal and beneficial owner of certain parcels of real property legally described on Exhibit A attached hereto (collectively, the "Grantor's Property"), and for its successors and assigns, and hereby grants, conveys and warrants to the City,"Grantee", a permanent easement for, among other things, the construction, installation, operation and maintenance of a storm drainage and detention system with necessary appurtenances thereto (the "Easement") as more particularly described as follows: 1. Nature and Location of Easement. The Easement retained or granted by Grantor shall be a perpetual easement, for the individual benefit of Grantee and the collective benefit of all Parcels, upon, over, under, across and through a portion of the Grantor's Property, as legally described on the Legal Description attached hereto as Exhibit B and as illustrated and depicted on the Survey Map attached hereto as Exhibit C and incorporated herein by this reference (the "Easement Area"), for purposes of constructing, laying, installing, maintaining, inspecting, repairing, removing, replacing, renewing, using and operating catch basins, storm water lines, and a storm water detention vault, together with all related facilities, connections and appurtenances (collectively, the "Storm Drainage & Detention System"), and facilitating the collection, conveyance and detention of storm water on the Grantor's Property, to facilitate the acquisition and development of the Grantor's Property consistent with and pursuant to the terms and conditions of that certain Disposition and Development Agreement dated as of October 30, 2012 (the "DDA") recorded under Assessor's Number 2. Right of Entry. Each Grantee shall have the right, without prior notice and without prior institution of any suit or proceeding at law or equity, at any and all times as may be reasonably necessary, to enter upon the Easement Area of the Grantor's Property in connection with the constructing, laying, installing, maintaining, inspecting, repairing, removing, replacing, renewing, using and operating of the Storm Drainage & Detention System. In addition to the foregoing rights granted to the Grantees, the Grantees and their authorized contractors, engineers, surveyors, consultants, employees, and agents hereunder shall have the right to enter and use the Easement Area for necessary surveys, potholing, staking, construction and construction staging related to the construction and installation of the Storm Drainage & Detention System. Each Grantee agrees to restore the Easement Area and any improvements thereon as nearly as possible to its condition prior to any disturbance to the Easement Area or any improvements thereon resulting from such Grantee's activities including (but not limited to) construction, installation, operation, maintenance, repair or replacement of Storm Drainage & Detention System. 3. Running With the Land. The Easement granted hereunder and the rights and obligations of the Grantor and Grantees hereunder shall run with the land, are appurtenant to and concern 2 Parcels A, B and C of the Recorded Lot Consolidation, and shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns. 6. Indemnification. Each Grantee shall protect, indemnify, defend and hold harmless the Grantor and the other Grantees from any and all claims, demands, losses, damages, expenses (including reasonable attorneys' fees and costs), liens, charges, judgments, proceedings, causes of action and liability of every kind and description, including personal injury or death and for any damage to or loss or destruction of property whatsoever suffered by the Grantor or such other Grantees resulting from the negligent or willful act or omission of the indemnifying Grantee or arising from the exercise or performance or non-performance of any of the rights or obligations of such indemnifying Grantee as set forth in this Storm Drainage & Detention Easement Agreement; provided, however, that, the indemnifying Grantee shall not be obligated to indemnify Grantor and the other Grantees for any such claim or liability to the extent (if any) caused by the negligence or concurrent negligence or willful act or omission of the Grantor, any other Grantees or their respective employees or agents to the maximum extent permitted by law including the provisions of RCW 4.24.115, as now or hereafter amended. 7. Modifications. This Storm Drainage & Detention Easement Agipeologet may be modified only by a written instrument executed by the Grantees who comprise the then existing Owners of Parcels A, B and C of the Recorded Lot Consolidation. 12. Governing Law. This Storm Drainage & Detention Easementikompat shall be governed by and construed and enforced in accordance with the laws of the State of Washington and venue of any proceeding or other legal action brought to enforce or interpret or otherwise arising out of this Storm Drainage & Detention Easement Agreement shall lie exclusively in King County Superior Court. 14. Recording. Upon its execution, this Storm Drainage & Detention Easement Agreement shall be recorded in the real property records of King County, Washington. DATED this day of , 20_. [The remainder of this page is intentionally left blank. The executing signature of the Grantor is on the following Signature Page.] 3 P Signature Page IN WITNESS WHEREOF, the undersigned Grantor has executed this Easement effective as of the day and year first above written. Grantor: CITY OF TUKWILA, Washington non -charter optional municipal code city By: Name: Title: 4 ACKNOWLEDGMENT STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I HEREBY CERTIFY that on this day of , 20_, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared , to me known to be the of the of the CITY OF TUKWILA, a Washington non -charter optional municipal code city, the municipal code city that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said municipal code city for the uses and purposes therein mentioned, and on oath stated that he or she was authorized to execute said instrument on behalf of said municipal code city. WITNESS my hand and official seal the day and year certificate first above written. (Print Name) Residing at My appointment expires 5 March 2, 2015 City of Tukwila Jim Haggerton, Mayor - Department of Community Development Jack Pace, Director Costa Philippides Barghausen Engineers 18215 72 AVE S Kent, WA Subject: Tukwila Village — Lot Consolidation — L13-021 Dear Mr. Philippides, The City and special purpose districts #125 and Valley View Sewer have reviewed the application. We relay the following information and request the following modifications: The City is proceeding with the dedication documents for S. 144th Street right-of-way. The Public Works Dept. — Dave McPherson, Development Review Engineer - will prepare the required recording documents per the area and legal descriptions within the application and that are shown for the lots adjacent to S. 144th Street. The City will be responsible for recording that dedication prior to recording this application. Below is the list of easements prepared and submitted with this Lot Consolidation and the City' s request. 1 Waterline Easement (North Basin) Remove and complete prior to issuance of final approval for the installation permit. 2 Sanitary Sewer Easement Remove and complete prior to issuance of final approval for the installation permit 3 Public Storm Drainage Easement Agreement Retain, revise language to indicate that it will be publically maintained and include on relevant sheets of Lot Consolidation 4 Access & Shared Parking Easement and Maintenance Agreement See revised Agreement 5 Utility Easement and Maintenance Agreement Remove and complete prior to issuance of final approval for the installation permit " 6 Storm Drainage and Detention Easement Agreement Retain and revise map and language 7 Waterline Easement (South Basin) Remove and complete prior to issuance of final approval for the installation permit 8 Termination of Easement These can be done separately by the City. Easements #1 and #7 The Water District requests: • that their standard easement form be used; • that there be no other entities designated as Grantees on the District's easement. It is not appropriate that TVDA be given permanent easement rights for that function. • The actual easement descriptions and exhibits look fine at this point, however, it is premature to prepare and record easements until the water lines are constructed and as -built. The final easements must be centered on the actual constructed locations of the water facilities. Therefore, they request that they be prepared after all construction is complete and the extensions are approved by the District, in order to ensure that the actual lines are centered within them. Easement #2 Valley View will work with you regarding their easements for the sanitary sewer pipes. Easement #3 Attached is the recommended easement for this public storm drainage easement. The storm drainage facilities are public and will be publically maintained and requires no shared maintenance. The only grantee that is needed is the City of Tukwila so that they may maintain the system. It will be recorded prior to the Consolidation on the existing lot - 152304-9242. Easement #4 Attached is the City's proposal for access and shared parking. Please modify the map and legal to include the shared driveway between Buildings D and E on Parcel E so that it is clear that the driveway provides public shared access to the shared parking within/adjacent to the buildings. In addition, we have included a blanket easement in favor of Parcels A, B, C, and D for the trash and recycling area. Easement #5 The utility easement as described is granted to Seattle City Light and Puget Sound Energy and is for Electrical power, Natural Gas and telecommunications, yet no telecommunication companies are mentioned. We recommend that this easement, like water and sanitary sewer be completed after construction to ensure that it includes all Grantees and is centered over the actual conduits. Easement #6 The area shown and described for Easement #3 - Public Storm Drainage — should be removed from the depictions and descriptions for this easement. . Easement #8 The City will continue to work through the termination of easements and support your efforts to "clean-up" the legal property record. Sheet 1 of 7 Modify the signature block for the owner by adding Jim Haggerton, Mayor in place of "The City of Tukwila, A municipal Corporation." Please also change to a singular instead of plural in the paragraph. The vicinity map should be changed to show the subject parcels without the public street/cul-de-sac, which has been vacated. Page 2 of 23 Sheet4of7 Correct the easements shown on the map to match the maps of the easement documents listed above — specifically by extending the access easement to the Normandy Court & Samara access point; eliminating the easement overlap in the upper northwest corner onto the adjacent property; using the same titles on the map as are on the easement documents; and deleting the overlapping Public Stormwater easement area from the Storm Drainage, Shared Detention and Maintenance Easement area; adding the access area within Parcel E. Sheet 7 of 7 • Modify the last paragraph of each parcel description by saying: Together with Access...and Subject to as appropriate. • Parcel E needs to be corrected from Section 15 to 22. • Some of the easements are not being recorded with the Lot Consolidation so reference can be removed from each parcel's new description. General The margins on the right and bottom need to be increased by a minimum of 1/8 "in order to meet the minimum 1 inch margin required by the Recorders office. When the modifications are made please submit the revised plans (rolled and not folded) and easements and the City will be responsible for recording the document. Please call (206) 431 3651 or email me at moira.bradshaw@tukwilawa.gov if you need any assistance. Sincerely, Moira Carr Bradshaw Senior Planner Copy: Bryan Park Attachments: Water District #125 Easement Form City of Tukwila Public Storm Drainage Easement and Utility Form Substitute Access and Shared Parking Easement Page 3 of 23 When Recorded Return To: King County Water District No. 125 3460 S 148th St, Suite 110 Tukwila, WA 98168 Document Title(s) (or transactions contained therein): ❑ Easement ❑ Bill of Sale ❑ Other Reference Number(s) of Documents assigned or released: Q Additional reference #'s on page of document Grantor(s) (Last name first, then first name and initials) 1. 2. 3. 4. ❑ Additional names on page of document. Grantee(s) (Last name first, then first name and initials) 1. King County Water District No. 125 2. ❑ Additional names on page of document. Legal description (abbreviated: i.e. lot, block, plat or section, township, range ❑ Additional legal is on page of document. Assessor's Property Tax Parcel/Account Number ❑ Assessor Tax # not yet assigned. The Auditor/Recorder will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. Page 4 of 23 Project Name: EASEMENT FOR WATER MAINS Recording Requested By And When Recorded Mail To: King County Water District No. 125 3460 S 148th St, Suite 110 Tukwila, WA 98168 DOCUMENT TITLE: EASEMENT FOR WATER LINES REFERENCE NUMBER OF RELATED DOCUMENT: Not Applicable GRANTOR(S): ADDITIONAL GRANTORS ON PAGE OF DOCUMENT GRANTEE(S): King County Water District No. 125 DISTRICT ADDITIONAL GRANTEES ON PAGE OF DOCUMENT ABBREVIATED LEGAL DESCRIPTION: ASSESSOR'S TAX / PARCEL NUMBER(S): EASEMENT FOR WATER LINES The undersigned, ("Grantor"), for and in consideration of good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, hereby grants, conveys and warrants to King County Water District No. 125, a municipal corporation in King County, Washington ("Grantee"), and its successors and assigns, a permanent easement for water lines including water lines and appurtenances thereto ("Easement") as follows: 1. Nature and Location of Easement. Grantor owns that certain real property legally described in Exhibit "A", attached hereto and incorporated herein by this reference (the "Real Property"). The Easement granted by Grantor herein shall be a permanent easement for the benefit of Grantee over, upon, across, through and under a portion of the Real Property, such Easement as legally described on Exhibit "B" and as described and depicted on Exhibit "C" attached hereto and incorporated herein by this reference, for the purposes of installing, laying, constructing, installing, maintaining, inspecting, repairing, removing, replacing, renewing, using and operating water lines, together with all facilities, connectors and appurtenances ("Water Lines"), including the right of ingress and egress thereto for said purposes. 2. Right of Entry. Grantee shall have the right, without notice and without prior institution of any suit or proceeding at law or equity, at all times as may be necessary to enter upon the Real Property to install, lay, construct, maintain, inspect, repair, remove, replace, renew, use and operate the Water Lines for the purposes of serving the Real Property and other properties with utility service. Grantee agrees to restore the Easement as nearly as reasonably possible to its condition prior to any material disturbance from construction, operation, maintenance, repair, or replacement of the Water Lines. 3. Encroachment/Construction Activity. Grantor shall not undertake, authorize, permit or consent to any construction or excavation including, without limitation, digging, tunneling, or other forms of construction activity on or near the Easement which might in any fashion unearth, undermine, or damage the Water Lines or endanger the lateral or other support of the Water Lines without Grantee's prior written approval. Grantor further agrees that no structure or obstruction including, without limitation, fences, retaining walls and rockeries shall be erected over, upon or within the Easement, and no trees, bushes or other shrubbery shall be planted or maintained within the Easement, Page5of23 provided Grantor may use the surface of the Real Property within the Easement so long as such use does not interfere with the Easement or the Water Lines. 4. Binding Effect/Warranty of Title. The Easement and the covenants, terms and conditions contained herein are intended to and shall run with the Real Property and shall be binding upon Grantee and Grantor and their respective successors, heirs and assigns. Grantor warrants that Grantor has fee title to the Real Property and warrants the Grantee title to and quiet enjoyment of the Easement. 5. Recording. Upon its execution, the Easement shall be recorded with the Department of Records and Elections, King County, Washington. DATED this day of GRANTOR(S) By By (Print or type name(s)) Its (Print or type position held) Page 6 of 23 STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that is the person who appeared before me, and said person acknowledged that he/she signed this instrument and acknowledged it to be his/her free and voluntary act, for the uses and purposes mentioned in the instrument. SUBSCRIBED AND SWORN to before me this day of STATE OF WASHINGTON ) ss. COUNTY OF KING (Printed Name) NOTARY PUBLIC in and for the State of Washington. My Commission Expires I certify that I know or have satisfactory evidence that is the person who appeared before me, and said person acknowledged that he/she signed this instrument and acknowledged it to be his/her free and voluntary act, for the uses and purposes mentioned in the instrument. SUBSCRIBED AND SWORN to before me this day of (Printed Name) NOTARY PUBLIC in and for the State of Washington. My Commission Expires Pane 7 of 23 Return to: City Clerk City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 `DRAFT' Above this line reserved for Recorder's use PUBLIC STORM DRAINAGE EASEMENT Grantor: CITY OF TUKWILA, a municipal corporation of King County, Washington. Grantee: CITY OF TUKWILA, a municipal corporation of King County, Washington. Document Reference Number(s): Section/Township/Range: SE1/4 of the SW1/4, Sec. 15, T.23N., R.4E., WM Assessor's Tax Parcel Number(s): 152304-9242 Abbreviated Legal Description: N/A 1. Recitals. A. The Grantor is the owner of that certain real property legally described on Exhibit 'A' attached hereto and incorporated herein by this reference. B. This instrument sets forth the terms and conditions under which the Grantor will grant the Grantee an easement. 2. Grant of Easement. A. For and in consideration of TEN DOLLARS ($10.00) and other valuable consideration, the receipt of which is hereby acknowledged, CITY OF TUKWILA, a municipal corporation of King County, Washington (Grantor") grants, conveys, and warrants to the CITY OF TUKWILA, a municipal corporation of King County, Washington, ("Grantee") for the purposes hereinafter set forth, a perpetual easement under, across, and over a portion of the Parcel described on Exhibit 'A', a depiction of said easement being attached hereto as Exhibit 'C', and a legal description of said easement being attached hereto as Exhibit V, each incorporated herein by this reference. 3. Purpose of Easement. Page 8 of 23 The Grantee shall be entitled to use the easement under, across, and over a portion of the Parcel described on Exhibit "B", a depiction of said easement being attached hereto as Exhibit 'C', and incorporated herein by this reference, in perpetuity for the purpose or purposes of: To operate, maintain, repair, replace, improve, remove, and use the easement for storm drainage. 4. General Provisions. A. Access. Grantee shall have the right of access to the easement under, across, and over the Property to enable Grantee to exercise its rights hereunder. B. Indemnification. Grantee shall hold the Grantor harmless from all costs, claims, or liabilities of any nature, including attorneys' fees, costs, and expenses for or on account of injuries or damages sustained by any persons or property resulting from the negligent activities or omissions of the Grantee resulting from this easement. Grantor shall hold the Grantee and its officers, agents and employees harmless from all costs, claims or liabilities of any nature including attorneys' fees, costs and expenses for or on account of injuries or damages sustained by any persons or property resulting from the negligent activities or omissions of the Grantor, or Grantor's agents or employees resulting from this easement. C. Attorneys' Fees. In the event that any suit or other proceeding is instituted by either party to this instrument arising out of or pertaining to this instrument or the relationship of the parties, including but not limited to the filing of a lawsuit, a request for an arbitration, mediation, or other alternative dispute resolution process (collectively, "Proceeding"), and any appeals and collateral actions relative to such a Proceeding, the substantially prevailing party as determined by the court or as determined in the Proceeding shall be entitled to recover its reasonable attorneys' fees and all costs and expenses incurred relative to such Proceeding from the non -prevailing party, in addition to such other relief as may be awarded. D. Binding Effect. This instrument shall be binding upon and inure to the benefit of the parties and their successors, heirs, assigns, and personal representatives and all persons claiming by, through or under the parties hereto. The easement created by this instrument shall be appurtenant, shall touch and concern the real property identified above, and shall run with the land. E. Applicable Law. This instrument shall be governed by and construed in accordance with the laws of the State of Washington. Jurisdiction over and venue of any suit arising out of or related to this instrument shall be exclusively within the state or federal courts of King County, Washington. F. Entire Agreement. This instrument contains the entire agreement between the parties with respect to this matter. It may not be modified except in a writing signed by both parties. Page9of23 G. Waiver. Any waiver by a party of a breach of any provision of the agreement contained within this instrument by the other party shall not operate or be construed as a waiver of any subsequent breach by that party. No waiver shall be valid unless in writing and signed by the party against whom enforcement of the waiver is sought. H. Severability. If for any reason any portion of this instrument or any agreement contained herein shall be held to be invalid or unenforceable, the holding of invalidity or unenforceability of that portion shall not affect any other portion of this instrument or agreement and the remaining portions of the instrument shall remain in full force and effect. Notices. Any notice required or desired to be given under this instrument shall be deemed given if it is in writing and actually delivered to the party, or sent by certified mail to the address listed below for that party: City Clerk City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 DATED this day of , 2015. GRANTEE: CITY OF TUKWILA GRANTOR: CITY OF TUKWILA Mayor Attest/Authenticated: City Clerk Approved As To Form by City Attorney STATE OF WASHINGTON ) ss. County of King On this day of , 2015, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Jim Haggerton, known to me to be the Mayor of CITY OF TUKWILA, the municipal corporation that executed the foregoing instrument, and acknowledged it to be the free and Page "f 0 of 23 voluntary act of said municipal corporation, for the uses and purposes mentioned in this instrument, and on oath stated that he was authorized to execute said instrument. WITNESS my hand and official seal hereto affixed the day and year above written. expires print name Notary Public in and for the State of Washington, residing at 1.1. of 23 My appointment °EXHIBIT 'A' LEGAL DESCRIPTION OF OWNER'S / GRANTOR'S PROPERTY That portion of the Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, in King County, Washington, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; Thence North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; Thence at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County recording no. ; Thence North 20°06'52" East, 155.94 feet to the True Point of Beginning; Thence North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; Thence Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; Thence Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet; Thence North 08°25'00" East, 105.72 feet to a point of tangency; Thence Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; Thence North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in volume 48, at page 21; Thence South 87°35'31" East, 31.50 feet along said North line; Thence North 01°27'24" East, 65.00 feet; Thence North 07°15'12" West, 135.11 feet; Thence South 73°14'00" West, 151.66 feet to the East margin of Tukwila International Boulevard, being a point on a non -tangent curve, the radius of which bears North 80°09'16" West; Thence Southerly along said East margin, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 10°02'33", and an arc length of 343.54 feet to a point which bears North 70°32'36" West from the True Point of Beginning; Thence South 70°32'36" East, 119.35 feet to the True Point of Beginning; Page 12 of 23 EXHIBIT `B' LEGAL DESCRIPTION OF PUBLIC STORM DRAINAGE EASEMENT Page 13 of 23 EXHIBIT 'C' DEPICTION OF PUBLIC STORM DRAINAGE EASEMENT After recording return to: CITY OF TUKWILA Office of the City Clerk 6200 Southcenter Boulevard Tukwila, Washington 98188 ACCESS AND SHARED PARKING EASEMENT Grantor(s): 1. City of Tukwila Grantee(s): 1. City of Tukwila; 2. Legal Description (Abbreviated): Portion of Parcels A, B, C, D and E, City of Tukwila Lot Consolidation No. L13- 021, recorded under King County Recording No. . Complete Legal Descriptions are set forth on Exhibit A attached hereto. Assessor's Property Tax Parcel / Acct. No(s).: [ X 1 Assessor's Property Tax # not yet assigned. Title(s) and Reference No(s). of Related Documents: City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. Page 1.5 of 23 ACCESS AND SHARED PARKING EASEMENT 1. Access and Shared Parking Easement. The undersigned, the CITY OF TUKWILA, a Washington non -charter optional municipal code city (the "City" or the "Grantor"), hereby retains for the benefit of the City, in its capacity as the legal and beneficial owner of certain parcels of real property to be known as Parcels A, B, C, D and E of City of Tukwila Lot Consolidation No. L13-021 legally described on Exhibit A attached hereto, and for its successors and assigns, and hereby grants, conveys and warrants to itself, and any subsequent owner of any of the aforementioned parcels, as "Grantees" the following: (i) a permanent non-exclusive access easement in favor of each Grantee and appurtenant to each Parcel for vehicular access to and from Parcels A, B, C, D, and E and Tukwila International Boulevard and S. 144th Street, and for vehicular circulation within Parcels A, B, C, D and E, including the right to use all new access roads to be constructed on Parcels A, B, C, D, and E consistent with a Development Agreement (DA) affecting the Parcels and a Disposition Development Agreement (DDA) also affecting the Parcels dated December 21, 2012 and October 30, 2012 respectively, with Memoranda regarding the same recorded under Assessor's Numbers 20131230000990 and 20131230000989 respectively, and the approved Site Plan therein. The easement area is legally described on Exhibit B attached hereto and is depicted in the map Exhibit C attached hereto; (ii) a permanent non-exclusive parking easement in favor of Parcels A, B, C, D and E, again to be constructed consistent with the aforementioned DA and DDA (parking will be constructed consistent with the DA and DDA, the approved Site Plan therein, and consistent with two Notices of Decision relating to parking issued with respect to the affected Parcels attached hereto as Exhibit D and Exhibit E). (iii) a permanent non-exclusive pedestrian and sidewalk area easement in favor of Parcels A, B, C, D and E, again to be constructed consistent with the DA and the approved Site Plan found within the DDA. (iv) a permanent non-exclusive easement for areas designated for the deposit of and for the placement of receptacles for garbage, refuse, and recycling materials benefiting Parcels A, B, C and D consistent with the DA and the approved Site Plan found within the DDA. 2. Maintenance and management obligations and responsibilities. Maintenance and parking management obligations and responsibilities for the Access and Shared Parking Easement areas once constructed and the terms of the usage of the areas shall be governed by Covenants, Conditions and Restrictions to be recorded against the subject Parcels consistent with the DA and DDA. Parking within the Parcels shall be shared in accordance with and consistent with the Notices of Decision relating to parking, Exhibits D and E. Page 1.6 of 23 3. Easement to Include Parking, Pedestrian and Sidewalk Areas, and Garbage/Trash Deposit and Collection Areas. It is intended that the easements established herein will allow for the parking, pedestrian or sidewalk areas, and garbage/trash deposit and collection areas as contemplated in the DA and the approved Site Plan contained in the DDA. Further, the easement for parking shall be such that the minimum number of shared non-residential parking spaces is consistent with Exhibit F. 4. Running With the Land. The Easements granted hereunder and the rights and obligations of the Grantor and Grantees hereunder shall run with the land, are appurtenant to and concern Parcels A, B, C, D and E of the Recorded Lot Consolidation, and shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns. IN WITNESS WHEREOF, the undersigned Grantor has executed this Access and Shared Parking Easement Agreement effective as of this day of , 2015. Grantor: CITY OF TUKWILA, Washington non -charter optional municipal code city Approved as to form: City Attorney By: Name:Jim Haggerton Title:Mayor page 17 of 23 ACKNOWLEDGMENT STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I HEREBY CERTIFY that on this day of , 20_, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared Jim Haggerton, to me known to be the Mayor of the CITY OF TUKWILA, a Washington non -charter optional municipal code city, the municipal code city that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said municipal code city for the uses and purposes therein mentioned, and on oath stated that he or she was authorized to execute said instrument on behalf of said municipal code city. WITNESS my hand and official seal the day and year certificate first above written. (Print Name) Residing at My appointment expires 8 of 23 EXHIBIT A LEGAL DESCRIPTION FOR GRANTOR'S PROPERTY PARCEL A That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94 feet to the TRUE POINT OF BEGINNING; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 31.50 feet along said North line; THENCE North 01°27'24" East, 65.00 feet; THENCE North 07°15'12" West, 135.11 feet; THENCE South 73°14'00" West, 151.66 feet to the East margin of Tukwila International Boulevard, being a point on a non -tangent curve, the radius of which bears North 80°09'16" West; THENCE Southerly along said East margin, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 10°02'33", and an arc length of 343.54 feet to a point which bears North 70°32'36" West from the TRUE POINT OF BEGINNING; THENCE South 70°32'36" East, 119.35 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel A, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL B a 9 of 23 That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet being the TRUE POINT OF BEGINNING; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 194.14 feet along said North line to the Northeast corner of said Plat; THENCE South 01°27'24" West, 379.50 feet along the East line of said Plat to said North margin; THENCE North 87°35'31" West, 152.18 feet along said North margin; THENCE North 01 °27'33" East, 155.53 feet to a point on a non -tangent curve, the radius of which bears North 88°32'36" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 64.00 feet, through a central angle of 83°02'24", and an arc length of 92.76 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel B, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL C That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. TRUE POINT OF BEGINNING; Page 20 of 23 THENCE North 20°06'52" East, 155.94 THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE northeasterly along the arc of a curve concave to the northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE southeasterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 132°33'59", and an arc length of 148.08 feet; THENCE South 01°27'33" West, 155.53 feet to said North margin; THENCE North 87°35'31" West, 31.40 feet along said North margin; THENCE North 02°2T55" East, 2.40 feet along said North margin; THENCE North 84°49'09" West, 141.70 feet along said North margin; THENCE North 87°35'35" West, 16.29 feet to along said North margin the TRUE POINT OF BEGINNING. (Also known as Parcel C, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL D That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. TRUE POINT OF BEGINNING; THENCE North 87°35'35" West, 125.26 feet to the East margin of Tukwila International Boulevard; THENCE North 20°06'52" East, 184.93 feet along said East margin to a point of tangency; THENCE Northerly along said East margin, along the arc of a curve to the left, having a radius of 1,960.00 feet, through a central angle of 00°13'35", and an arc length of 7.74 feet; THENCE South 70°32'36" East, 119.35 feet to a point which bears North 20°06'52" East from the TRUE POINT OF BEGINNING; THENCE South 20°06'52" West, 155.94 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel D, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL E That portion of Lots 12 through 15, inclusive, Block 2, Plat of Adams Home Tracts recorded in Volume 11, and page 31, records of King County, Washington, being in the Northeast quarter of Page 21 of 23 the Northwest quarter. of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: BEGINNING at the intersection of the South margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. and the East line of said Lot 15; THENCE South 01°06'33" West, 280.19 feet along said East line to a point on a line parallel with and 11.50 feet North of the South line of said Lot 15; THENCE North 87°39'54" West, 97.12 feet; THENCE South 01°06'50" West, 11.50 feet to the South line of said Lot 15; THENCE North 87°39'54" West, 97.33 feet along said South line and the South line of said Lot 14 to a point on a line parallel with and 60.00 feet East of the West line of said Lot 14; THENCE North 01°07'07" East, 125.03 feet along said parallel line to a point on a line parallel with and 125.00 feet North of the South line of said Lot 14; THENCE North 87°39'54" West, 198.12 feet along said parallel line to the East margin of Tukwila International Boulevard; THENCE North 20°06'52" East, 160.87 feet to that portion conveyed to the State of Washington by deed recorded under King County Recording No. 9603260430; THENCE South 69°53'08" East, 5.00 feet along said East margin; THENCE North 20°06'52" East, 20.00 feet along said East margin; THENCE North 69°55'50" East, 2.71 feet along said East margin to said South margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. THENCE South 87°35'35" East, 161.55 feet along said South margin; THENCE South 02°24'25" West, 8.39 feet along said South margin; THENCE South 88°52'26" East, 164.98 feet to the TRUE POINT OF BEGINNING. EXHIBIT B [Barghausen to add the revised legal description of the easement area here] EXHIBIT C [Barghausen to add the revised map of the easement area here] EXHIBIT D [The Notice of Decision L13-020 Library Parcel to be attached here] EXHIBIT E [The Notice of Decision L13-031 Tukwila Village to be attached herel Page 22 of 23 EXHIBIT F SHARED PARKING COUNTS Parcel # of Shared Parking Spaces A 38 B 50 C 11 D (LIBRARY) 0 E 69 Total 168 This table indicates the minimum number of parking spaces that each Parcel shall provide for shared use by the other Parcels for non-residential purposes. Page 23 of 23 Moira Bradshaw From: Bob Noe <Bob@kenyondisend.com> Sent: Monday, February 09, 2015 4:36 PM To: Derek Speck Cc: Moira Bradshaw; David McPherson; Rachel Turpin Subject: RE: North 20' Access Easement Documents CONFIDENTIAL — Attorney/Client Privileged Communication Thanks. Bob Robert F. Noe Kenyon Disend, PLLC 11 Front Street South Issaquah, WA 98027-3820 Tel: (425) 392-7090 Fax: (425)392-707] Bob@KenyonDisend.com vvvvw/.keOY0odiseDd.00zn From: Derek Speck [mailto:Derek.Speck@Tukwil Sent: Sunday, February 08 2015 3:05 PM To: Bob Noe Cc: Moira Bradshaw; David McPherson Subject: North 20' Access Easement Documents Dereh Speck? 2 City of Tukwila ''Y' Acti,...dt MEETING AGENDA Outstanding Lot Consolidation Issues 2/5/15 ArT Jim Haggerton, Mayor 1. Use of easement on adjacent north lot (APN 1523049123) Is statutory warranty deed on our parcel (20021113002063) sufficient? Does the statutory warranty deed on adjacent north parcel (APN 1523049123) with its easement recording number 5262422 provide sufficient proof? ' / 2. Lot boundaries along 144th Resolved by adding easement text to KCLS purchase and sale agreement and will add similar language to TVDA P&S if needed. 3. Approval of Easements iuta� ,.La. Utility easements ) b. Waterline Easement (south basin)' X11 teriir asern tin ft4 asira). d Public Storm Drainage easest 6401 do4' Storm_Drainage & Detention easement re a`G are& Sanitary Sewer Easement Access & Shared Parking Easement and Maintenance Agreement Development of Shared Infrastructure and Maintenance Agreement / 4. Grantees of Easements 5. Library Parcel (Parcel D) requested termination of easements a. special exception No. 11 - sewer line easement - terminate b. special exception No. 17 - slope easement - terminate c. special exception No. 18 - utilities, sidewalks and slope easement - terminate d. special exception No. 19 - electrical easement - delete from title report. Does not affect City property e. special exception No. 25 - right of entry - delete from title report. Does not affect City property special exceptions 33 and 34 - Memorandum of DDA and Development Agreement - amend to exclude Parcel D therefrom (Library Parcel) Do these need to be terminated prior to closing escrow? toll (Vire, ��J%. 6. TVDA Termination of Easements Requester Process lot consolidation now and work on terminations as time permits? km'"` dtdirahoi *rye,/ 58116Livre, 4t) 7vo roce.e4 o6k) clActiozy/lm J 111... 51.(e-e*- 6wreya cert4,nrtkpr, 7-4(4 ' -rte Gr,r/. • ..„. • . . . ,: • . , . . • • . . . . :.Thp City of Tukwila E1921506 Address 1111111111111 20021113002063 MANSNATION TI UD 21 00 PAGE 001 OF 003 11/13/2002 15:17 KING COUNTY, WA 6200&Tihcenter Blvd Tukwila WA 98188 City.. Staie, np; :5716.14k.a :: :: :7 6" ' O-/ (361 -6-Xj: „ sta/a , . Legal„PeScriptOn(abb) ph7iSE 1/4 SW 1/4 15-23-04E and ptn Lot 9 Block 3 d.ame6"Clark's:fGardenAdd . . . .'., ,, ,Addit legal(s) on pg 2 Assessor'sHqaxyarcel IO# AOt # f5,23649242 .'. STATUTORY WARRANTY DEED . . . -- ;:,.._ THE GRANTOR Robert'Temple-Yand'GiiinyTemOie 'HusbanWand Wife, for and in consideration of TEN'AND::NO/I00:UOL,LARS AND OTHER VALUABLE CONSIDERATION, in hand paid, conveys and warratts::tO The City ofulimila, a Municipal corporation, the following AesCribed::real.'estate„„pitUated in the County of Ring, State of Washington See Legal Description attached hereto and maried. Exhibit "A". 11/13/2002 15 08 KING COUNTY, UA TAX $8,010.00 SALE $450,000.00 IIu PAGE 001 OF 002 • SUBJECOQSee Attached Exhibit "BJ: Dated/ NO:rembr 4, 2002 / 1 STATE OF WASHINGTON 86. .., .,. COUNTY OF King , . . f, • • ) ... ,-. . - On this day personaliy,ap' ared before pe Robert Temple and Ginny Temple to me known t0::.be theAn ivdual(s)::dedcribed in and who executed the within and foregoing instrument, and ackho4edged that they signed the same as their free anaeVolUnt4ry act.and deeci;'..for the uses and purposes therein mentioned : GIVEN under my hand and official sea thisladay oINA,ARAtIRe 20c141, 4,nand:for:::the'State:of Washington, vNOWM141 residing a 111/4.1.c..\\ s. VANFPC01A1My appointment eXpires = A* 4'4, • awr.,-;,1ciA1,,,,.,\ .iik\Nr... .;,:' :/ • • • • : ie • As ,. . • . • :,. , 1 OxA# Is ' , ... . • . g fr. .. . t .t' - 7P1Selegi • , ., , i fa*Um p I a. 5 1qWAS / CIF la i W- -I= 1-111‘m\‘‘".% Transnation A LANDAIIERICJI COMPANY Form 7176-3 (Rev 12-96) TransnationTitleInsuranceCompany a OVA. I Exhibit "A" THAT PORTION OF LOT'9 IN BL.O.CK 3 OF JAMES CLARKS GARDEN ADDITION TO THE CITY OF SEATTLE, AS PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 12, ' RECORDS OF KING COUNTY AUDITOR; AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15,. TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., DESCRIBED AS FOLLOWS: . . . • • . BEGINNING AT.TI-11S1ORTHWESTCORNER,•OF THE SOUTH 812.6 FEET OF THE EAST 425.5 FEET OF SAID SOUTF.IEAST 1/4•;••••• • .2 THENCE SOUTH 01°27'30"..WEST 200 FEET Tb THE TRUE POINT OF BEGINNING OF THIS DESCRIPTION; . • • . •• ,. .: • ,.. . • THENCE SOUTHWESTERLY TOA POINT ON'THE EASTERLY LINE OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1),'DISTANT SOUTHERLY.250.50'FEET (AS MEASURED ALONG SAID EASTERLY LINE) FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE NORTH LINE OF THE SOUTH 812.6 FEET or SAID SOUTHEAST 1/4 ';•. -, • THENCE SOUTHERLY ALONG SAID EASTERLY HIGHWAY LIRE TO THE SOUTH LINE OF SAID LOT 9, .... THENCE EASTERLY ALONG SAID SOUTH LINE.TO.THESOUTHEASTCORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY LINE .OF A TRACT CONVEYED TO ZIBA HUNTINGTON BY DEED RECORDED UNDER KING COUNT' RECORDING No. rm. 412377; :: .• ' . ...ot • • . . 11=1 THENCE EASTERLY ALONG SAID NORTH LINE TO A POINT mug-I.:BEARS:SOUTH c.s. 01627'30" WEST FROM THE TRUE POINT OF BEGINNING; . • ea THENCE CONTINUING EAST TO A POINT 405.04 FEET WEST FROM THE EAST LINE OF = eel SAID SOUTHEAST 1/4 QF SOUTH SOUTHWEST 1/4, • :. ••.: .--• THENCE NORTH PARALLEL WITH SAID EAST LINE 65 FEET; .-- THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING; v.— CNI . TOGETHER WITH A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A I 4.= STRIP OF LAND 20 FEET IN WIDTH THE SOUTHERLY LINE OF WHICH IS DESCRIBED AS ,•is= • C..11. FOLLOWS: • ••• • BEGINNING AT A POINT ON THE NORTH LINE OF THE NORTH 398.1 FEET OF THE EAST 525.5 FEET OF THE SOUTH 812.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP23 NORTH, RANGE 4 EAST W.M., 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SAILYSUBDIVISION; THENCE SOUTH 01°27'30" WEST 200 FEET,TO THE TRUE POINT OF BEGINNING OF THE SOUTHERLY LINE OF THE EASEMENT HEREIN DESCRIBED, THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY MARGIN Of PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1) WHICH POINT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG SAID HIGHWAY FROM A POINT IN THE EAST MARGIN pf SAID HIGHWAY DISTANT 23.40 FEET, MORE OR LESS, WEST OF THE WEST UNE OF THE . SUBDIVISION HEREIN DESCRIBED AND ON THE TH UNE THEREOF AS THE SAME:IS .. PRODUCED WESTERLY; SITUATE IN THE CITY OF TUKWILA COUNTY OF KING, STATE OF WASHINGTOrii. • • CV • - . „ EASEMENT AND THE TERMS ANP CONDITIONS THEREOF: Exhibit "B" .• GRANTEE:* PURPOSE ..... AREA AFFECTED: RECORDED RECORDING NO.: VAL VUE SEWER DISTRICT OF KING COUNTY, WASHINGTON A GRAVITY SANITARY SEWER LINE OR LINES AND APPURTENANCES THERETO SOUTHERLY 5 FEET OF LOT 9 JANUARY 8, 1958 486,593.2 • • EASEMENT AND THE TERMS'AND'co.NortigN s THEREOF: GRANTEE: VAL VUE SEWER DISTRICT OF KING .COUNTY. WASHINGTON PURPOSE: . GRAVITY SANITARY SEWER LINE OR • . LINES. AND APPURTENANCESTHERETO . SOUTHERLY 15 BEET OF THE WESTERLY 150 FEET OF THE WEST 3 ACRES OF NORTH 398.1 FEET OF SOUTH 8116, ' FEET OF EAST 525.5 FEET.OF SOUTHEAST 1/4 OF SOUTHWEST 1/4 LYING WESTERLY OF ALINE 250 FEET EASTERLY MEASURED '• PERPENDICULARLY FROM THE CENTER LINE OF STATE ROAD NO. 1 " .. JANUARY 8, 1958 4863933 . . AREA AFFECTED:: RECORDED: RECORDING I :- .• ... AGREEMENT TERMS THEREOF: RECORDED: •• SEPTEMBER 5, 2000 RECORDING NO.• :.: 20000905000639. REGARDING: ' -;,,, .VOLUNTARY SIGN REDUCTION AGREEMENT :• ' .. •.. LEASE AND THE TERMS AND CONDITIONS THEREOF;::" '' ' . ••••. . . . ,. LESSOR: WASHINGTON NATURAL GAS COMPANY :' ..:' .' ROBERT TEMPLE .• .' : ,:. . •.. 12 MONTHS AND THEREAPTER UNTIL TERMINATED BYEIT.PIER.:PARTY.,, SEPTEMBER 8, 1992.... :.: :•:: :1 ' '', •'... OCTOBER 14, 1992 ''' ':-.•':. 9210140906 . -,,,.• •.' LESSEE: FOR A TERM OF: DATED: RECORDED: RECORDING NO.: City of tkwila MEETING AGENDA Lot Consolidation 1/9/15 Jim Haggerton, Mayor 1. Use of easement on adjacent north lot (APN 1523049123) 1 Is Statutory Warranty Deed (20021113002063) sufficient? Who decides? 2. Lot boundaries along 144th �w a. Do we need to have Barghausen provide sheet showing area that is City land to be dedicated to City right of way? b. Does proposed boundary of Parcels D, C, B, E match city's design for 144th? c. Should we have the Purchase and Sale agreements (KCLS and TVDA) include \ language about np charge to city if additional easement is necessary? (a utID)D(AVQ Vii,c. 3. Who deci approvals of: 1 a. Utility easements Z b. Waterline Easement (south basin) 3 c. Waterline Easement (north basin) 4 d. Public Storm Drainage easement 5 e. Strom Drainage & Detention easement 4. f. Sanitary Sewer Easement — 1--g. Access and shared parking easements „es Ica i o3ik\I v i 61,E 0� t � i 4-VP- IMieRisi 4. Other questions ,.._...M '_�^_� _• • �.v_ • �• __. ` a. Grantees of easements — Derek to schedule meeting with Rachel T and who? 5. Library Parcel (Parcel D) termination of easements a. special exception No. 11 - sewer line easement - terminate b. special exception No. 17 - slope easement - terminate c. special exception No. 18 - utilities, sidewalks and slope easement - terminate d. special exception No. 19 - electrical easement - delete from title report. Does not affect City property e. special exception No. 25 - right of entry - delete from title report. Does not affect City property f. special exceptions 33 and 34 - Memorandum of DDA and Development Agreement - amend to exclude Parcel D therefrom (Library Parcel) 6. TVDA Termination of Easements Request — Process lot consolidation now and work on terminations as time permits? 6TA r r 0400 TO: J City of Tukwila DEC 08 2014 Department of Community Development TUKWILA PUBLIC WORKS File Number L13-021 Lot Consolidation LAND USE PERMIT ROUTING FORM Building Planning Public Works Fire Dept. Police Dept. I01 Parks/Rec Project: Tukwila Village Address: TIB and S 144 Street Date transmitted: Monday December 8, 2014 Response requested by: Monday December 29 Staff coordinator: Moira Date response received: a 7 REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Sit Act! Pmt, c-- tv. t& S Atvtfw 40)Noigars) 01011 221 is" Plan check date: Comments ' Update date: prepared by: MEMORANDUM www.tukwila@tukwilawa.gov Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Moira Bradshaw, Senior Planner 40i017/01 FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: February 27, 2015 SUBJECT: Tukwila Village — Lot Consolidation S. 144th Street / Tukwila International Blvd. Lot Consolidation and Miscellaneous Review Comments L13-021 Public Works has the following Lot Consolidation review comments. Lot Consolidation Survey Map SHT. 1 of 7 — No Comment. SHT. 2 of 7 — No Comment. SHT. 3 of 7 — No Comment. SHT. 4 of 7 — Easements depicted on this sheet shall match depictions provided as part of easement documents. SHT. 5 of 7 — (1) May be a new storm drainage pipe running parallel with the existing sanitary sewer line within the 10' Sewer Easement — K.C. rec. no. 7611029008. This will temporarily serve property to the South of the new Parcel 'E'. (2) Should remove the dashed easement lines shown on the Southeast corner of new parcel 'E'. This proposed easement is not part of Parcel 'E'. SHT. 6 of 7 — No Comment. SHT. 7 of 7 — (1) Revise portions of New Legal Descriptions (Subject To, Together With, Subject To and Together With). Some of these easements may not part of this Lot Consolidation. (2) Parcel 'E' is in Section 22 not Section 15. Miscellaneous Review Comments 1. `Draft' — Public Storm Easement / `Draft' — Dedication of Right of Way / `Draft' — Real Estate Excise Tax Affidavit are being sent to City Attorney's Office for review. Land Surveyor is providing Legal Description(s) and Depiction(s) for the Dedication of Right of Way. 0400 TO: City of Tukwila Department of Community Development File Number L13-021 Lot Consolidation LAND USE PERMIT ROUTING FORM Building Planning ublic Works Fire Dept. ❑I Police Dept. 10 Parks/Re Project: Tukwila Village Address: TIB and S 144 Street Date transmitted: Monday December 8, 2014 Response requested by: Monday December 29 Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Plan check date: Comments Update date: prepared by: December 10, 2014 Costa Philippides Barghausen Engineers 18215 72 AVE S Kent, WA City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Notice of Complete Application Subject: Tukwila Village — Lot Consolidation — L13-021 Dear Mr. Philippides, Your application for the above project is considered complete on December 10, 2013 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. Please call (206) 431 3651 or email me moira.bradshaw@tukwilawa.gov if you need any assistance. Sincerely, _My1/ Moira Carr Bradshaw Senior Planner Copy: Bryan Park file:///W:\Long%20Range%2OProjects\Tukwila%20 V illage\PL13-023\Lot%2OConsolidation\notice%20of%20completeness.doc c W r -I N e-1 M M d' Cr v e•-1 - e- I e-1 0 0 0 ei ei LA 0 0 0 0 0 e` -I. c i e -I e-1 v I a al N c. > yn v O GJ +, -0. {J c O C a) • co i c L C. c VI E - >- = ini GO 'a a ' cow' n +� c L LO c X o a 3 E.. O. < a v O N .� fl -co -a aJ c co a1 a, ++ • .0 0 a) 0 o c E N > ao0 E O o a VI 0 • MI N O_ L .H • Qal a m E. + ._ as 0 vs U J +�+ Vf 0 • CO .• Q 0 -0• a • a) > Ot.,▪ - `^w ▪ CIO > co n v> a vi a in H J\ d O >- O e• O Ota O. O. cif d f0 0 = L cu CO H > - Z PW and DCD review, approve DCD records BLA c v rov t • Q 3 as•L N LL > O 4-, a-, U i CI) a) .c > c t -a 3 0 • VI C v a, Q- c v o � Y aJ W 4J t ▪ > 3 a, pp c C O X • E N !..7. O a) 4 t Vn 4-' ▪ Q) C L w co o. • L1 ro ro O. Ill -p -p c a) co CI) v O '> Cr v v O t " - Y CU a! E a, > co +, CU • CU ei E Q aJ H �,a Printed: 09/17/2014 1:40 PM N N 'Q tAl :y-vc In 01 0 LA 131.54 N N 1 • Oicic 0 15 9 L/3 -ov 20 0 20 VAC .5-11-55 500 L2000-023 20010• V N 0 0) 0 N LO n r N 1.3 2 m up N 0 N 30 75 62 NIn 0 10 (-4 H' o • 4,7 o N N 62 0 ,41ST AV S .LS H18tiI O -`n w -. 'O. - 03 ._D O O 03 6 Ir En •go-0 Ca 80.58 ht�)'n, O O .5' m• 311.98 IC1 (0�J71" 01 IP CD N 384 56 (P 03 m E.).) ••v �v N .4 m 95. 75 m N 70.01 0) N v Ca 155.75 � 3 -0 s In 2cn 1P 0 ID N U 65 20 N .45 1327.45 42ND AV S 42ND AV S 80 20 0 184.5* _4_2N W Z4 21 First American Title Form WA -5 t6/70 , t t 4 X Commitment i� .t__ SCHEDULE B - SECTION 2 (continued) SPECIAL EXCEPTIONS g 2.2 -)„0/(-/ File No.: NCS-637798-WA1 Page No. 7 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: 2413, as to Parcels A -K and Parcels M and N and 2401 as to Parcels L, 0, P and Q 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. Liability, if any, for pro -rata portion of Real Property taxes which are carried on the King County Tax Rolls, are exempt. We note Special Charges for the year 2014 in the following amounts: APN: Amount Billed: Amount Paid: Amount Owing: Parcel Affected: 152304-9242-01 $6.97 $6.97 -0- A 152304-9096-08 $6.82 $6.82 -0- B 155420-0005-09 $6.82 $6.82 -0- C-1 155420-0010-02 $6.82 $6.82 -0- C-1 155420-0015-07 $6.82 $6.82 -0- C-2 155420-0020-00 $6.82 $6.82 -0- C-4 155420-0025-05 $6.82 $6.82 -0- C-5 155420-0030-08 $6.82 $6.82 -0- C-6 152304-9092-02 $6.97 $6.97 -0- D 155420-0036-02 $6.82 $6.82 -0- E 155420-0037-01 $6.82 $6.82 -0- F 155420-0033-05 $6.82 $6.82 -0- G 155420-0035-03 $6.82 $6.82 -0- M 155420-0034-04 $6.82 $6:82 -0- I 004000-0180-04 $7.16 $7.16 -0- K 004000-0194-08 $7.16 $7.16 -0- L 004000-0146-07 $6.82 $6.82 -0- M 004000-0145-08 $6.82 $6.82 -0- N 004000-0191-01 $7.16 $7.16 -0- 0 004000-0196-06 $7.16 $7.16 -0- P 004000-0198-04 $6.97 $6.97 -0- Q 3. Easement, including terms and provisions contained therein: Recording Information: March 8, 1930 as Recording No. 2591475 In Favor of: The State of Washington For: To extend slopes, grades or embankments Affects: Portion of Parcel N First American Title Insurance Company First American Title First American Title Form WA -5 (6/76) Commttment 4. Easement, Including terms and provisions contained therein: Recording Information: July 3, 1947 as Recording No. 3702188 For: Drainage pipes Affects: Portion of Parcel M File No.: NCS-637798-WA1 Page No. 8 5. Easement, including terms and provisions contained therein: Recording Information: November 18, 1947 as Recording No. 3745751 In Favor of: King County Water District #38 For: Sewers Affects: Portion of Parcel P 6. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by Short Plat or Plat Cherry Lane recorded in Volume 48 of Plats, Page(s) 21. Affects: Parcels C, E, F, G, Hand I 7. Easement, including terms and provisions contained therein: Recording Information: March 25, 1948 as Recording No. 3785994 For: Driveway Affects: West 10 feet of Parcel 0 8. Agreement executed by and between the parties herein named upon the conditions therein provided. Between: F. M. Long, et ux, and King County Water District #38 Dated: January 31, 1948 Recorded: October 10, 1952 Recording Information: 4280075 Providing as Follows: Connection to drainage line Affects: Parcel P 9. Agreement executed by and between the parties herein named upon the conditions therein provided. Between: William Manning, et al, and King County Water District #38 Dated: May 28, 1949 Recorded: October 10, 1952 Recording Information: 4280076 Providing as Follows: Sewer line maintenance Affects: Parcel P 10. Agreement executed by and between the parties herein named upon the conditions therein provided. Between: John A. Dean, et ux, and King County Dated: February 03, 1953 Recorded: February 11, 1953 FirstAmer/can Tide Insurance Company First American Title First American Title Form WA -5 (6/76) Commitment File No.: NCS-637798-WA1 Page No. 9 Recording Information: 4314485 Providing as Follows: Consent to the natural flow of surface water from the plat of Cherry Lane to be carried in its natural channel across the subject property and to hold King County blameless for any damage that may be caused by said drainage flow. Affects: Parcels E through I 11. Easement, induding terms and provisions contained therein: Recording Information: January 2, 1958 as Recording No. 4862270 In Favor of: Val Vue Sewer District For: A gravity sanitary sewer line or lines Affects: Portion of Parcel D 12. Easement, induding terms and provisions contained therein: Recording Information: January 8, 1958 as Recording No. 4863932 In Favor of: Val Vue Sewer District For: A gravity sanitary sewer line or lines Affects: Portion of Parcel A 13. Easement, including terms and provisions contained therein: Recording Information: January 8, 1958 as Recording No. 4863933 In Favor of: Val Vue Sewer District For: A gravity sanitary sewer line or lines Affects: Portion of Parcel A 14. This item has been intentionally deleted. 15. Easement, induding terms and provisions contained therein: Recording Information: June 19, 1974 as Recording No. 7406190219 In Favor of: King County For: Slopes Affects: Portion of Parcel 0 16. Easement, including terms and provisions contained therein: Recording Information: June 19, 1974 as Recording No. 7406190221 In Favor of: King County For: Slopes Affects: Portion of Parcel Q 17. Right to make necessary slopes for cuts or fills upon said premises for King County as granted by deed recorded September 04, 1974 under recording no. 7409040396. Affects: Portion of Parcel D Fist American 77t/e Insurance Company First American Title First American Title Form WA -5 (6/76) Commitment File No.: NCS-637798-WA1 Page No. 10 18. Easement, induding terms and provisions contained therein: Recording Information: September 4, 1974 as Recording No. 7409040397 In Favor of: King County For: Sidewalk Affects: Portion of Parcel D 19. Easement, induding terms and provisions contained therein: Recording Information: November 1, 1974 as Recording No. 7411010445 In Favor of: The City of Seattle For: Electric transmission and distribution line fadiities Affects: Portion of Parcel D 20. Easement, induding terms and provisions contained therein: Recording Information: November 12, 1974 as Recording No. 7411120163 In Favor of: King County For: Slopes Affects: Portion of Parcel L 21. Easement, including terms and provisions contained therein: Recording Information: November 13, 1974 as Recording No. 7411130393 In Favor of: King County For: Slopes Affects: Portion of Parcel K 22. Right to make necessary slopes for cuts or fills upon said premises for King County as granted by deed recorded January 15, 1975 under recording no. 7501150141. Affects: Portion of Parcel K 23. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the face of the Survey recorded under Recording No. 7611029008. Affects: Parcels 0 and P 24. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the face of the Survey recorded under Recording No. 8001239002. Affects: Parcels B and C 25. Right of Entry Agreement and the terms and conditions thereof: Between: TCI Cablevision of Washington, Inc., And: Leo Maifait Recording Information: July 1, 1988 as Recording No. 8807010903 Affects: Parcel D 26. Agreement and the terms and conditions thereof: Between: Val Vue Sewer District And: Thomas M. and Barbara L. Whitley Recording Information: September 26, 1988 as Recording No. 8809260958 Fust American Tide Insurance Company First American Title First American Title Form WA -5 (6/76) File No.: NCS-637798-WA1 Commitment Page No. 11 Affects: Parcels G, H and I 27. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by Short Plat No. 90 -9 -SS recorded under recording number 9010240314. Affects: Parcels E and F 28. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the face of the Survey recorded under Recording No. 9210079005. Affects: Parcel 3 29. Easement, including terms and provisions contained therein: Recording Information: March 21, 1994 as Recording No. 9403212327 For: Gas line Affects: Portion of Parcel I 30. Lease and the terms and Lessor: Lessee: Dated: Recorded: Recording Information: Affects: conditions thereof as disclosed by Memorandum of Lease. Fredrick W. McConkey dba McConkey Enterprises Brian Singh Hare and Jaswinder Pable dba International Indian Cuisine August 13, 1999 August 16, 1999 19990816000531 Parcels K and L 31. This Item has been intentionally deleted. 32. Easement, including terms and provisions contained therein: Recording Information: In Favor of: For: Affects: June 14, 2002 as Recording No. 20020614001446 The Housing Authority of the County of King Parking Portion of Parcel Q Said Easement is further clarified by Instrument recorded March 30, 2007 as Recording No. 20070330001697 33. The terms and provisions contained in the document entitled "Memorandum of Disposition and Development Agreement" Recorded: Recording No.: (Affects all parcels) February 12, 2013 20130212001612 First Amerlcan Tide Insurance Company First American Title First American Title Form WA -5 (6/76) Commitment File No.: NCS-637798-WA1 Page No. 12 34. The terms and provisions contained in the document entitled "Memorandum of Development Agreement" Recorded: February 12, 2013 Recording No.: 20130212001613 Document re-recorded December 30, 2013 as Recording Nos. 20131230000989 and 20131230000990 of Official Records. (Affects all parcels) 35. Title to vest in an incoming owner whose name is not disclosed. Such name must be furnished to us so that a name search may be made. 36. 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. 37. The terms and provisions contained in the document entitled "Valley View Sewer District Developer Extension Agreement" recorded December 5, 2013 as Recording No. 20131205001010 of Official Records. 38. Easement, including terms and provisions contained therein: Recording Information: February 20, 2014 as Recording No. 20140220000560 In Favor of: Normandy Court Holdings, a Washington limited liability company For: Temporary access 39. Easement, including terms and provisions contained therein: Recording Information: February 20, 2014 as Recording No. 20140220000561 In Favor of: Samara Hubner Inc., a Washington corporation For: Temporary access 40. Easement, induding terms and provisions contained therein: Recording Information: May 5, 2014 as Recording No. 20140505000803 In Favor of: Valley View Sewer District, a Washington special purpose district For: Temporary access 41. Easement, including terms and provisions contained therein: Recording Information: May 5, 2014 as Recording No. 20140505000804 In Favor of: Water District 125, a Washington spedal purpose district For: Temporary access firstAmerican Tide Inswance Company First American Title Tukwila Village Lot Consolidation 113-021 - Proposed Easemen 1 Language as shown on Plan Sheets 4 and 5 of 7 Waterline Easement Language in Attachment Titles. Waterline Easement (North Basin 2 15' Sewer Easement Sanitary Sewer Easement 3 Public Storm Drainage Easement Public Storm Drainage Easement Agreement 4 Private Ingress Egress Easement and Maintenance Agreement; Access & Shared Parking Easement and Maintenance Agreement 5 Utilities Easement and Maintenance Agreement Utility Easement and Maintenance Agreement 6 Storm Drainage, Shared Detention & Maintenance Easement; Storm Drainage and Detention Easement Agreement Waterline Easement Waterline Easement (South Basin) fiftlifilaLSO7'") p ft f o3&f j� i '(w lJAS( /SY thluks) VI 5Lw c.17`� (p1ttMuust2 s1AlL 0n— ca%,sty) jW�%t)SL� rls I L Q (_'VCtO Ay 77c (Ayik Updated Title Report No. 5 dated as of August 28, 2014 [First American Title Insurance Company] Schedule B -Section 2 Special Exceptions: Include on _ # Description Date Recording No. -Stated Beneficiary Affects Existing Parcel(s) Affects New Parcel(s) Comments Lot Consolidation? Suggested Disposition 1 Real Estate Excise Tax Lien Notice N/A N/A N/A All Parcels (A - I, K - Q) All Parcels (A - E) N/A No. Not plottable. None. 2 Prorated Real Property Taxes N/A N/A N/A All Parcels (A - I, K - Q) All Parcels (A - E) N/A No. None. Not plottable. WO 3 Slope Cut Easement March 8, 1930 2591475 State of Washington 'Portion of Parcel N Portion of Parcel E Presumed to be in favor of City of Tukwila, as successor Yes. Recommend Relinquishment by City of Tukwila; to State of Washington. If needed, re-record against New Parcel E post -recording. gap 4 Drainage Easement July 3, 1947 3702188 Unknown Portion of Parcel M Portion of Parcel E Should be in favor of City of Tukwila. Yes. Recommend Relinquishment by City of Tukwila; Blanket in Nature Not plottable. If needed, re-record against New Parcel E post -recording. OM 5 Sewer Easement November 18, 1947 3745751 King County Water Portion of Parcel P Portion of Parcel E Presumed to be in favor of Valley View Sewer District, Yes. Recommend Relinquishment by Valley View Sewer Districts 'District #38 Blanket in Nature as successor to King County Water District #38. Not plottable. If needed, re-record against New Parcel E post -recording. __ `_^6 Short Plat or Plat Cherry Lane Undated Vol. 48 of Plats, Unknown ,Parcels C, E, F, G, H and I Portion of Parcels B and C i N/A Yes. N/A _ Page 21. 'Not plottable. 144 7 Driveway Easement March 25, 1948 3785994 Unknown Portion of Parcel 0 Portion of Parcel E Presumed to be in favor of City of Tukwila, as successor Yes. May need to be widened / re -located and re-recorded __ West 10 feet. to King County (extends from S. 144th Street ROW) _ against New Parcel E post -recording. nor 8 ''Drainage Easement January 31, 1948 4280075 King County Water Portion of Parcel P Portion of Parcel E Presumed to be in favor of Valley View Sewer District, Yes. 'Recommend Relinquishment by Valley View Sewer District; Recorded 10/10/1952 District #38 as successor to King County Water District #38. _ Not plottable. ,If needed, re-record against New Parcel E post -recording. Mr 9 ',Sewer Line Maintenance May 28, 1949 4280076 King County Water Portion of Parcel P Portion of Parcel E Presumed to be in favor of Valley View Sewer District, Yes. ;Recommend Relinquishment by Valley View Sewer District; ;Recorded 10/10/1952 District #38 Blanket in Nature__ as successor to King County Water District #38. Not plottable. ! If needed, re-record against New Parcel E post -recording. 10 ''Hold Harmless for Natural Drainage February 3, 1953 Recorded 2/11/1953to 4314485 King County Parcels E through I Portion of Parcel B Presumed to be in favor of City of Tukwila, as successor King County and the fee owners of such Parcels. Yes. i Recommend Relinquishment by City of Tukwila; If needed, re-record against New Parcel B post -recording. 11 Sewer Line Construction and Operation January 2, 1958 4862270 `Valley View Sewer Portion of Parcel D Portion of Parcel D Serves Library Parcel (New Parcel D), but may need to be .Yes. Recommend Relinquishment by Valley View Sewer District; District relocated so as not to affect Library. 'If needed, re-record against New Parcel D post -recording. 1111111. 12 Sewer Line Construction and Operation January 8, 1958 4863932 Valley View Sewer Portion of Parcel A Portion of Parcel A Will no longer be required due to new Sanitary Sewer Yes. Recommend Relinquishment by Valley View Sewer District. District Easement recorded in connection with Lot Consolidation. MOP 13 Sewer Line Construction and Operation January 8, 1958 4863933 Valley View Sewer Portion of Parcel A Portion of Parcel A Will no longer be required due to new Sanitary Sewer Yes. Recommend Relinquishment by Valley View Sewer District. District Easement recorded in connection with Lot Consolidation. 14 Intentionally Deleted N/A N/A N/A N/A N/A N/A N/A N/A Ir 15 Slope Cut Easement June 19, 1974 7406190219 King County Portion of Parcel 0 Portion of Parcel E Presumed to be in favor of City of Tukwila, as successor Yes. Recommend Relinquishment by City of Tukwila; to King County. If needed, re-record against New Parcel E post -recording. iall 16 Slope Cut Easement June 19, 1974 7406190221 King County Portion of Parcel Q Portion of Parcel E Presumed to be in favor of City of Tukwila, as successor Yes. Recommend Relinquishment by City of Tukwila; to King County. If needed, re-record against New Parcel E post -recording. teal 17 Slope Cut Easement September 4, 1974 7409040396 King County Portion of Parcel D Portion of Parcel D Presumed to be in favor of City of Tukwila, as successor Yes. Recommend Relinquishment by City of Tukwila; to King County. Not plottable. If needed, re-record against New Parcel D post -recording. 18 Utilities, Sidewalks & Slope Cut Easement September4, 1974 7409040397 King County Portion of Parcel D Portion of Parcel D Presumed to be in favor of City of Tukwila, as successor Yes. Recommend Relinquishment by City of Tukwila; to King County. If needed, re-record against New Parcel D post -recording. imp 19 Electrical Power Easement November 1, 1974 7411010445 City of Seattle Portion of Parcel D Portion of Parcel D Does not affect Parcel D. Legal Description is West of No. Recommend deletion from Lot Consolidation. TIB. No 20 Slope Cut Easement November 12, 197477411120163 King County Portion of Parcel L Portion of Parcel E Presumed to be in favor of City of Tukwila, as successor Yes. Recommend Relinquishment by City of Tukwila; to King County. If needed, re-record against New Parcel E post -recording. p ft f o3&f j� i '(w lJAS( /SY thluks) VI 5Lw c.17`� (p1ttMuust2 s1AlL 0n— ca%,sty) jW�%t)SL� rls I L Q (_'VCtO Ay 77c (Ayik 1111 21 Slope Cut Easement November 13, 1974 7411130393 King County Portion of Parcel K Portion of Parcel E Does not affect Parcel E. Legal Description is in the Public No.Recommend deletion from Lot Consolidation. ROW. iiM 22 Slope Cut Easement January 15, 1975 7501150141 King County Portion of Parcel K Portion of Parcel E Presumed to be in favor of City of Tukwila, as successor Yes. .Recommend Relinquishment by City of Tukwila; Blanket in Nature to King County. Not plottable. If needed, re-record against New Parcel E post -recording. 23 Sanitary Sewer Easement Delineated on November 2, 1976 7611029008 Unknown Portion of Parcel 0 Portion of. Parcel E Presumed to be in favor of Valley View Sewer District, Yes. May need to be re -located and re-recorded against Survey West 10 feet. as successor to King County Water District #38. New Parcel E post -recording. OM24 :Conditions, Notes, Easements, Etc. January 23, 1980 8001239002 Unknown Portion of Parcels B and C Portion of Parcel A Presumed to be in favor of Valley View Sewer District, Yes. Recommend deletion from tot Consolidation. Delineated on Survey as successor to King County Water District#38, due to Not plottable. proximity to Sewer Easements in Exceptions #12 and #13. 1.1 25 Right of Entry June 2, 1988 8807010903 TCI Cablevision of Portion of Parcel D Portion of Parcel D Right of Entry terminated by operation of Paragraph 7 No. Recommend deletion from Lot Consolidation. Recorded 7/1/1988 Washington, Inc. on June 2, 1998 orJune 2, 2008. Not plottable. Mg 26 Sewer Line Construction and Operation September 6, 1988 8809260958 Valley View Sewer Portion of Parcel G, H and I Portion of Parcel B Will no longer be required due to new Sanitary Sewer Yes. Recommend Relinquishment by Valley View Sewer District. Recorded 9/26/1988 District Easement recorded in connection with Lot Consolidation. Not plottable. 27 Conditions, Notes, Easements, Etc. October 23, 1990 9010240314 Unknown Portion of Parcels E and F Portion of Parcel B Created Parcels E and F (formerly Parcels A and b) No. Recommend deletion from Lot Consolidation by reason Delineated on Short Plat Recorded 10/24/1990 Not plottable. of merger immediately following Lot Consolidation. iill 28 Conditions, Notes, Easements, Etc. Unknown 9210079005 Unknown Portion of Parcel J N/A Recommend deletion from Lot Consolidation. No. Recommend deletion from Lot Consolidation. Delineated on Survey Not plottable. OM29 Private Gas Line Easement March 16, 1994 9403212327 Thomas M. Whitely & Portion of Parcels H and 1 Portion of Parcel B Benefitted Parcel H and Burdened Parcel 1 and both Yes. Recommend deletion from Lot Consolidation by reason Recorded 3/21/1994 Barbara L. Whitely owned by the City of Tukwila, as successors to Whitley of merger immediately following Lot Consolidation. and Craft. 30: Lease and Memorandum of Lease August 13, 1999 19990816000531 Brian Singh Hare and Portion of Parcels K and L Portion of Parcel E Lease of Former Indian Restaurant. Lease is no longer No. Recommend deletion from Lot Consolidation. Recorded 8/16/1999 Jaswinder Pable in force, as the restaurant has been demolished. Not plottable. 31 Intentionally Deleted N/A N/A N/A N/A N/A N/A N/A N/A 32! Reservation of Parking Easement in ,May 7, 2001 20020614001446 King County Housing Portion of Parcel Q Portion of Parcel E Reservation of a Parking Easement in favor of King County Yes. Recommend leaving intact on Lot Consolidation. The Parking Stautory Warranty Deed Recorded 6/14/2002 Authority Housing Authority upon transfer of Parcel Q to the City Easement is expected to be modified and relocated by mutual of Tukwila with King County Housing Authority. Relocation Parking Easement in March 30, 2007 -20070330001697 ,' King County Housing Portion of Parcel Q Portion of Parcel E Modification of Prior Parking Easement in favor of King Yes. Authority County Housing Authority to clarify physical location. 33 Memorandum of Disposition and December 21, 2012 , 20130212001612 City of Tukwila All Parcels (A - I, K - Q) All Parcels (A - E) Memorandum of Governing Agreement. Yes. Recommend leaving intact on Lot Consolidation. Development Agreement Recorded 2/13/2013 Not plottable. 34 Memorandum of Development December 21, 2012 ' 20130212001613 City of Tukwila All Parcels (A - 1, K - Q) All Parcels (A - E) Memorandum of Governing Agreement. Yes. Recommend leaving intact on Lot Consolidation. Agreement Recorded 2/13/2013 Not plottable. 35 Not Applicable to be Shown on Lot N/A N/A N/A N/A N/A N/A N/A N/A Consolidation - 36 Not Applicable to be Shown on Lot N/A N/A N/A N/A N/A N/A N/A N/A Consolidation 11111 37 Developer Extension Agreement December 5, 2013 20131205001010 • Valley View Sewer Portion of Parcel C - 1 Portion of Parcel B and C Will no longer be required due to new Sanitary Sewer Yes. Recommend Relinquishment by Valley View Sewer District. District Easement recorded in connection with Lot Consolidation. Not plottable. 38' Temporary Access Easement February 20, 2014 20140220000560 Normandy Court Portion of Parcel C - 1 Portion of Parcel B and C Will be superseded by the new Access and Shared Parking Yes. Recommend leaving intact on Lot Consolidation. Will be Holdings, LLC (Vacated Street Portion) (Vacated Street Portion) Easement & Maintenance Agreement to be recorded in Not plottable. superseded by new Easement following Lot Consolidation. _ in connection with Lot Consolidation. 39 Temporary Access Easement February 20, 2014 - 20140220000561 Samara Hubner, Inc. Portion of Parcel C - 1 Portion of Parcel B and C Will be superseded by the new Access and Shared Parking Yes. Recommend leaving intact on Lot Consolidation. Will be (Vacated Street Portion) (Vacated Street Portion) Easement & Maintenance Agreement to be recorded in Not plottable. superseded by new Easement following Lot Consolidation. in connection with Lot Consolidation. 40 Temporary Access Easement May 5, 2014 20140505000803 Valley View Sewer Portion of Parcel C - I Portion of Parcel B and C Will be superseded by the new Sanitary Sewer Easement Yes. Recommend leaving intact on Lot Consolidation. Will be District (Vacated Street Portion) (Vacated Street Portion) to be recorded in connection with Lot Consolidation. Not plottable. superseded by new Easement following Lot Consolidation. 41 Temporary Access Easement May 5, 2014 20140505000804 King County Water Portion of Parcel C - 1 Portion of Parcel B and C Will be superseded by the new Waterline Easement Yes. Recommend leaving intact on Lot Consolidation. Will be District No. 125 (Vacated Street Portion) (Vacated Street Portion) to be recorded in connection with Lot Consolidation. Not plottable. superseded by new Easement following Lot Consolidation. ab / After recording return to: CITY OF TUKWILA Public Works Department 6200 Southcenter Boulevard Tukwila, Washington 98188 WATERLINE EASEMENT (NORTH BASIN) Grantor(s): 1. City of Tukwila Grantee(s): 1. City of Tukwila; 2. Tukwila Village Development Associates, LLC; and 3. King County Water District No. 125 Legal Description (Abbreviated): Portion of Parcels A, B, and C, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. Complete Legal Description is set forth on Exhibit B attached hereto. Assessor's Property Tax Parcel / Acct. No(s).: [ ] Assessor's Property Tax # not yet assigned. i / Title(s) and Reference No(s). of Related Documents: r City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. / 1 WATERLINE EASEMENT (NORTH BASIN) The undersigned, the CITY OF TUKWILA, a Washington non -charter optional municipal code city (the "City" or the "Grantor"), hereby retains for the benefit of the City, in its capacity as the legal and beneficial owner of certain parcels of real property legally described on Exhibit A attached hereto (collectively, the "Grantor's Property"), and for its successors and assigns, and hereby grants, conveys and warrants to TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC, a Washington limited liability company ("TVDA"), and its successors and assigns, and KING COUNTY WATER DISTRICT NO. 125, a municipal corporation in King County, Washington ("KCWD #125"), and its successors and assigns (hereinafter, the City, TVDA and KCWD #125, each, a "Grantee" and, collectively, the "Grantees"), a permanent easement for, among other things, the construction, installation, operation and maintenance of waterlines and appurtenances thereto (the "Easement") as more particularly described as follows: 1. Nature and Location of Easement. The Easement retained or granted by Grantor shall be a perpetual easement, for the individual benefit of each Grantee and the collective benefit of all Grantees, upon, over, under, across and through a portion of the Grantor's Property, as legally described on the Legal Description attached hereto as Exhibit B and as illustrated and depicted on the Survey Map attached hereto as Exhibit C and incorporated herein by this reference (the "Easement Area"), for purposes of constructing, laying, installing, maintaining, inspecting, repairing, removing, replacing, renewing, using and operating waterlines, together with all related facilities, connections and appurtenances (collectively, the "Waterlines"), and facilitating the conveyance and supply of water in connection with the provision of water utility service to the Grantor's Property, to facilitate the acquisition and development of the Grantor' s Property by TVDA, an affiliate thereof or their successors and assigns, pursuant to the terms and conditions of that certain Disposition and Development Agreement dated as of October 30, 2013 (the "DDA") entered into by and between the Grantor and TVDA which gives TVDA the exclusive right to acquire and develop the Grantor's Property, including the right of ingress and egress thereto for such purposes (collectively, the "Intended Purposes"). 2. Right of Entry. Each Grantee shall have the right, without prior notice and without prior institution of any suit or proceeding at law or equity, at any and all times as may be reasonably necessary, to enter upon the Easement Area of the Grantor's Property for any of the Intended Purposes in connection with the Waterlines. In addition to the foregoing rights granted to the Grantees, the Grantees and their authorized contractors, engineers, surveyors, consultants, employees, and agents hereunder shall have the right to enter and use the Easement Area for necessary surveys, potholing, staking, construction and construction staging related to the construction and installation of the Waterlines. Each Grantee agrees to restore the Easement Area and any improvements thereon as nearly as possible to its condition prior to any disturbance to the Easement Area or any improvements thereon resulting from such Grantee's 2 activities including (but not limited to) construction, installation, operation, maintenance, repair or replacement of Waterlines. 3. Lot Consolidation; Phased Development. Pursuant to the DDA, TVDA is the contract purchaser of certain real property (collectively, the "Tukwila Village Property") including the Grantor's Property more particularly described on Exhibit A attached hereto. As contemplated in the DDA, TVDA has submitted a Phased Development Plan to the City with respect to the proposed development of the Tukwila Village Property in three (3) phases (the "Phased Development Plan") collectively referred to as the "Tukwila Village Development." In addition, as contemplated in the DDA, TVDA has submitted a lot consolidation application designated as Lot Consolidation No. L13-021 (the "Lot Consolidation") to the City for the purposes of consolidating the existing parcels of real property owned by the City which includes the Tukwila Village Property and creating several new parcels in a configuration that will facilitate (i) the acquisition of the Tukwila Village Property by TVDA in four (4) separate and distinct development parcels (each, a "Development Parcel" and collectively, the "Development Parcels") and the development of such Development Parcels in three (3) separate and distinct development phases consistent with the Phased Development Plan, and (ii) the acquisition of a separate and distinct parcel by the King County Library System ("KCLS") for purposes of the development, construction and operation of a new library branch (the "Library Parcel"). This Easement is being recorded in conjunction with the Lot Consolidation, as approved and recorded by the City (the "Recorded Lot Consolidation"). The Development Parcels consist of Parcels A, B, C and E of the Recorded Lot Consolidation. The Library Parcel consists of Parcel D of the Recorded Lot Consolidation. Phase 1 of the Tukwila Village Development is intended be located on Development Parcel A, together with the development of a Community Building, an Outdoor Plaza and related improvements on Development Parcel C. Phase 2 of the Tukwila Village Development is intended be located on Development Parcel E. Phase 3 of the Tukwila Village Development is intended be located on Development Parcel B. The Grantor's Property legally described on Exhibit A attached hereto consists of Development Parcels A, B and C, which are intended to be developed as Phase 1 and Phase 3 of the Tukwila Village Development. 4. Construction and Maintenance of Waterlines. The "Waterlines" referenced in Paragraph 1 of this Easement and elsewhere in this Easement are the Waterlines serving Phase 1 and Phase 3 of the Tukwila Village Development. TVDA shall be responsible for the design, engineering, development, construction, installation, maintenance and repair of the Waterlines serving Phase 1 and Phase 3 of the Tukwila Village Development. Notwithstanding anything in this Easement to the contrary, the Waterlines serving Phase 1 and Phase 3 of the Tukwila Village Development shall be constructed and installed entirely in connection with the development and construction of Phase 1 of the Tukwila Village Development. The civil engineering plans and architectural plans, to the extent they reflect the design of the Waterlines, shall be subject to the approval of both KCWD #125 and the City. The construction and installation of the Waterlines shall be pursuant to the applicable civil engineering permits, site development permits and building permits from the City with respect to Phase 1 of the Tukwila Village Development and shall be consistent with the applicable requirements set forth in KCWD #125's Contract Documents for Developer Constructed Water Extensions. TVDA shall be initially responsible for the costs 3 attributable to the design and engineering of the Waterlines (the "Soft Costs") and the costs attributable to the construction and installation of the Waterlines (the "Hard Costs"), although such Hard Costs and Soft Costs (collectively, the "Shared Hard & Soft Costs") shall be allocable to and reimbursable by the owners of the Development Parcels A, B and C who acquire such Development Parcels from the City pursuant to the DDA and become the successors or assignees of the City or TVDA as Grantees hereunder (each, a "Development Parcel Owner" and collectively, the "Development Parcel Owners"). Unless otherwise agreed to by the affected parties, the Shared Hard & Soft Costs shall be allocated among the Development Parcel Owners and reimbursed to TVDA by them in accordance with their "Proportionate Share" which shall mean the following percentages with respect to the Development Parcel Owner of each of the following Development Parcels: Development Parcel A 39.492% Development Parcel B 40.843% Development Parcel C 19.665% Total 100.000% TVDA and the Development Parcel Owners shall cause their contractors who perform the construction and installation of the Waterlines to use their best efforts to coordinate their respective construction activities and the activities of their respective subcontractors to avoid any unnecessary delays or conflicts with the Grantor, other Grantees or KCLS. The Easement Area shall be kept free from unnecessary obstructions, both during and after completion of the construction and installation of the Waterlines. Each Development Parcel Owner who becomes a successor or assignee of the City or TVDA as a Grantee hereunder shall, at its sole cost and expense, maintain or cause to be maintained in good order, condition and repair, the Easement Area and any improvements located thereon with respect to any Development Parcel owned by it. The Development Parcel Owners who become successors or assignees of the City or TVDA as Grantees hereunder shall be jointly responsible for the ongoing costs of maintenance, repair and replacement of the Waterlines (the "Shared Maintenance and Repair Obligation"). Unless otherwise agreed to by the affected parties, the Shared Maintenance and Repair Obligation shall be allocated among the Development Parcel Owners and either paid by them or reimbursed to TVDA by them in accordance with their "Proportionate Share" as defined herein. 5. Running With the Land. The rights and obligations of the Grantor and Grantees shall run with the land and shall inure to the benefit of and be binding upon their respective successors and assigns. 6. Indemnification. Each Grantee shall protect, indemnify, defend, and hold harmless the Grantor and the other Grantees from any and all claims, demands, loss, damage, expense (including reasonable attorneys' fees and costs), liens, charges, judgments, proceedings, causes of action and liability of every kind and description, including personal injury or death and for any damage to or loss or destruction of property whatsoever suffered by the Grantor or such other Grantees resulting from the negligent or willful act or omission of the indemnifying 4 Grantee or arising from the exercise or performance or non-performance of any of the rights or obligations of such indemnifying Grantee as set forth in this Easement; provided that, the indemnifying Grantee shall not be obligated to indemnify Grantor and the other Grantees for the portion of any such claim or liability (if any) caused by the sole or contributory negligence or willful act or omission of the Grantor, any other Grantees or their agents. 7. Compliance With Laws. TVDA shall construct and install the Waterlines in a workmanlike manner and in compliance with the applicable statutes, ordinances, rules and regulations of all governing public authorities as those statures, ordinances, rules and regulations are amended from time to time. 8. Conditions Precedent. The rights and obligations of the Grantees hereunder shall be contingent on the conveyance by the City of Development Parcels A and C to TVDA or an affiliate or assignee thereof pursuant to the DDA. 9. Attorneys' Fees. In the event of litigation or other legal action, including alternative dispute resolution, with respect to the enforcement or interpretation of this Easement, including appeals, the prevailing party in such litigation or other legal action shall be entitled to recover, from the non -prevailing party, the prevailing party's reasonable attorneys' fees, costs and disbursements. 10. Modifications. This Easement may be modified only by a written instrument executed by the Grantor and the then existing Grantees. 11. Recording. Upon its execution, this Easement shall be recorded in the real property records of King County, Washington in conjunction with the recording of the Recorded Lot Consolidation. DATED this day of , 20_. [The remainder of this page is intentionally left blank. The executing signature of the Grantor is on the following Signature Page.] 5 Signature Page IN WITNESS WHEREOF, the undersigned Grantor has executed this Easement effective as of the day and year first above written. Grantor: CITY OF TUKWILA, Washington non -charter optional municipal code city By: Name: Title: 6 ACKNOWLEDGMENT STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I HEREBY CERTIFY that on this day of , 20_, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared , to me known to be the of the of the CITY OF TUKWILA, a Washington non -charter optional municipal code city, the municipal code city that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said municipal code city for the uses and purposes therein mentioned, and on oath stated that he or she was authorized to execute said instrument on behalf of said municipal code city. WITNESS my hand and official seal the day and year certificate first above written. (Print Name) Residing at My appointment expires 7 EXHIBIT A LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY [See the attached Legal Description for the Grantor's Property] LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY PARCEL A That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94 feet to the TRUE POINT OF BEGINNING; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 31.50 feet along said North line; THENCE North 01°27'24" East, 65.00 feet; THENCE North 07°15'12" West, 135.11 feet; THENCE South 73°14'00" West, 151.66 feet to the East margin of Tukwila International Boulevard, being a point on a non -tangent curve, the radius of which bears North 80°09'16" West; THENCE Southerly along said East margin, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 10°02'33", and an arc length of 343.54 feet to a point which bears North 70°32'36" West from the TRUE POINT OF BEGINNING; THENCE South 70°32'36" East, 119.35 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel A, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL B That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; 1 of 2 THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet being the TRUE POINT OF BEGINNING; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 194.14 feet along said North line to the Northeast corner of said Plat; THENCE South 01 °27'24" West, 379.50 feet along the East line of said Plat to said North margin; THENCE North 87°35'31" West, 152.18 feet along said North margin; THENCE North 01°27'33" East, 155.53 feet to a point on a non -tangent curve, the radius of which bears North 88°32'36" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 64.00 feet, through a central angle of 83°02'24", and an arc length of 92.76 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel B, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL C That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. TRUE POINT OF BEGINNING; THENCE North 20°06'52" East, 155.94 THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE northeasterly along the arc of a curve concave to the northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE southeasterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 132°33'59", and an arc length of 148.08 feet; THENCE South 01 °27'33" West, 155.53 feet to said North margin; THENCE North 87°35'31" West, 31.40 feet along said North margin; THENCE North 02°27'55" East, 2.40 feet along said North margin; THENCE North 84°49'09" West, 141.70 feet along said North margin; THENCE North 87°35'35" West, 16.29 feet to along said North margin the TRUE POINT OF BEGINNING. (Also known as Parcel C, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) 2 of 2 EXHIBIT B LEGAL DESCRIPTION FOR THE EASEMENT AREA [See the attached Legal Description for the Waterline Easement] LEGAL DESCRIPTION WATERLINE EASEMENT That portion of Parcels A, B and C of City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. more particularly described as follows: COMMENCING at the southeast corner of said Parcel C; THENCE North 87°35'31" West, 4.81 feet along the South line of said Parcel C to the TRUE POINT OF BEGINNING; THENCE CONTINUING North 87°35'31" West, 15.00 feet along said South line; THENCE North 01°27'24" East, 67.62 feet; THENCE North 88°32'36" West, 20.00 feet; THENCE North 01°27'24" East, 15.00 feet; THENCE South 88°32'36" East, 20.00 feet; THENCE North 01°27'24" East, 26.79 feet; THENCE North 88°32'36" West, 10.25 feet; THENCE North 01°27'24" East, 15.00 feet; THENCE South 88°32'36" East, 10.25 feet; THENCE North 01°27'24" East, 20.51 feet; THENCE North 43°20'04" West, 21.23 feet; THENCE North 46°17'29" East, 13.78 feet; THENCE South 88°05'31" East, 5.24 feet; THENCE North 01 °27'24" East, 27.26 feet; THENCE North 43°32'36" West, 49.67 feet; THENCE North 07°13'27" East, 99.27 feet; THENCE North 01°27'24" East, 177.22 feet; THENCE North 43°32'36" West, 18.79 feet; THENCE North 88°32'36" West, 62.28 feet to a point of tangency; THENCE westerly along the arc of a curve to the right, having a radius of 157.50 feet, through a central angle of 07°48'44", and an arc length of 21.47 feet; THENCE South 09°33'52" West, 28.24 feet; THENCE North 88°32'37" West, 22.90 feet; THENCE North 09°33'52" East, 31.47 feet; THENCE North 80°26'08" West, 11.14 feet to the West line of said Parcel A, being a point on a non -tangent curve, the radius of which bears North 80°04'13" West; THENCE Northerly along said West line, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 00°05'03", and an arc length of 2.88 feet to the Northwest corner of said Parcel A; THENCE North 73°14'00" East, 27.32 feet along the North line of said Parcel A; THENCE South 80°26'08" East, 8.49 feet to a point of tangency; THENCE easterly along the arc of a curve to the left, having a radius of 142.50 feet, through a central angle of 08°06'28", and an arc length of 20.16 feet; THENCE South 88°32'36" East, 68.50 feet; THENCE South 43°32'36" East, 31.21 feet; THENCE South 01°27'24" West, 143.80 feet; Project Name: Tukwila Village October 29, 2014 Page 1 of 2 BDG 15255L.005.doc Exhibit: 15255EXH05-WAT.dwg THENCE South 88°32'36" East, 20.05 feet; THENCE South 01°2T24" West, 28.51 feet; THENCE North 88°32'36" West, 20.05 feet; THENCE South 01°2T24" West, 11.89 feet; THENCE South 07°13'27" West, 92.91 feet; THENCE South 43°32'36" East, 48.77 feet; THENCE South 01°27'24" West, 203.45 feet to the TRUE POINT OF BEGINNING. ALSO That portion of Parcels A of City of Tukwila Lot Consolidation No. L13-021 recorded under King County Recording No. , more particularly described as follows: COMMENCING at the Southwest corner of said Parcel A, being on the arc of a curve, the radius of which bears North 70°06'43" West; THENCE Northerly along the West line of said Parcel A, along the arc of curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 00°07'38", and an arc length of 4.35 feet to the TRUE POINT OF BEGINNING; THENCE CONTINUING Northerly along said West line, along said curve to the left, having a radius of 1,960.00 feet, through a central angle of 00°26'19", and an arc length of 15.00 feet; THENCE South 70°32'36" East, 11.79 feet; THENCE South 19°27'24" West, 15.00 feet; THENCE North 70°32'36" West, 11.81 feet to the TRUE POINT OF BEGINNING. Project Name: Tukwila Village October 29, 2014 Page 2 of 2 BDG 15255L.005.doc Exhibit: 15255 EX H 0 5-WAT. dwg EXHIBIT C SURVEY MAP FOR THE EASEMENT AREA [See the attached Waterline Easement Exhibit] 4 GRAPHIC SCALE / , 8. 144TH ST. m 1- 0 U SCALE: HORIZONTAL 1"= 150' VERTICAL N/A ii- GHA m ,4'Q ENG 1 05'5 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 Z (425)251-8782 FAX CIVIL ENGINEERING, LAND • PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: TUKWILA VILLAGE Title: WATERLINE EASEMENT EXHIBIT DESIGNED XXX 'DRAWN BDG/STM (CHECKED BDG 'APPROVED BDG IDATE JOB NUMBER 15255 15255L.005.DOC SHEET 1„f1 I After recording return to: CITY OF TUKWILA Public Works Department 6200 Southcenter Boulevard Tukwila, Washington 98188 SANITARY SEWER EASEMENT Grantor(s): 1. ,City of Tukwila Grantee(s): 1. City of Tukwila; - _ _ 2. Tukwila Village Development Associates, LLC; and -- _1 1 3. Valley View Sewer District Legal Description (Abbreviated): Portion of Parcels A, B, and C, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. Complete Legal Description is set forth on Exhibit B attached hereto. Assessor's Property Tax Parcel / Acct. No(s).: [ ] Assessor's Property Tax # not yet assigned. Title(s) and Reference No(s). of Related Documents: City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. 1 SANITARY SEWER EASEMENT The undersigned, the CITY OF TUKWILA, a Washington non -charter optional municipal code city (the "City" or the "Grantor"), hereby retains for the benefit of the City, in its capacity as the legal and beneficial owner of certain parcels of real property legally described on Exhibit A attached hereto (collectively, the "Grantor's Property"), and for its successors and assigns, and hereby grants, conveys and warrants to TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC, a Washington limited liability company ("TVDA"), and its successors and assigns, and VALLEY VIEW SEWER DISTRICT, a municipal corporation in King County, Washington ("VVSD"), and its successors and assigns (hereinafter, the City, TVDA and VVSD, each, a "Grantee" and, collectively, the "Grantees"), a permanent easement for, among other things, the construction, installation, operation and maintenance of a sanitary sewer system with necessary appurtenances thereto (the "Easement") as more particularly described as follows: 1. Nature and Location of Easement. The Easement retained or granted by Grantor shall be a perpetual easement, for the individual benefit of each Grantee and the collective benefit of all Grantees, upon, over, under, across and through a portion of the Grantor's Property, as legally described on the Legal Description attached hereto as Exhibit B and as illustrated and depicted on the Survey Map attached hereto as Exhibit C and incorporated herein by this reference (the "Easement Area"), for purposes of constructing, laying, installing, maintaining, inspecting, repairing, removing, replacing, renewing, using and operating sanitary sewer lines, together with all related facilities, connections and appurtenances (collectively, the "Sanitary Sewer System"), and facilitating the conveyance of sewerage and providing a connection with VVSD's sewerage system to the Grantor's Property, to facilitate the acquisition and development of the Grantor's Property by TVDA, an affiliate thereof or their successors and assigns, pursuant to the terms and conditions of that certain Disposition and Development Agreement dated as of October 30, 2013 (the "DDA") entered into by and between the Grantor and TVDA which gives TVDA the exclusive right to acquire and develop the Grantor's Property, including the right of ingress and egress thereto for such purposes (collectively, the "Intended Purposes"). 2. Right of Entry. Each Grantee shall have the right, without prior notice and without prior institution of any suit or proceeding at law or equity, at any and all times as may be reasonably necessary, to enter upon the Easement Area of the Grantor's Property for any of the Intended Purposes in connection with the Sanitary Sewer System. In addition to the foregoing rights granted to the Grantees, the Grantees and their authorized contractors, engineers, surveyors, consultants, employees, and agents hereunder shall have the right to enter and use the Easement Area for necessary surveys, potholing, staking, construction and construction staging related to the construction and installation of the Sanitary Sewer System. Each Grantee agrees to restore the Easement Area and any improvements thereon as nearly as possible to its condition prior to any disturbance to the Easement Area or any improvements thereon resulting from such 2 Grantee's activities including (but not limited to) construction, installation, operation, maintenance, repair or replacement of Sanitary Sewer System. 3. Lot Consolidation; Phased Development. Pursuant to the DDA, TVDA is the contract purchaser of certain real property (collectively, the "Tukwila Village Property") including the Grantor's Property more particularly described on Exhibit A attached hereto. As contemplated in the DDA, TVDA has submitted a Phased Development Plan to the City with respect to the proposed development of the Tukwila Village Property in three (3) phases (the "Phased Development Plan") collectively referred to as the "Tukwila Village Development." In addition, as contemplated in the DDA, TVDA has submitted a lot consolidation application designated as Lot Consolidation No. L13-021 (the "Lot Consolidation") to the City for the purposes of consolidating the existing parcels of real property owned by the City which includes the Tukwila Village Property and creating several new parcels in a configuration that will facilitate (i) the acquisition of the Tukwila Village Property by TVDA in four (4) separate and distinct development parcels (each, a "Development Parcel" and collectively, the "Development Parcels") and the development of such Development Parcels in three (3) separate and distinct development phases consistent with the Phased Development Plan, and (ii) the acquisition of a separate and distinct parcel by the King County Library System ("KCLS") for purposes of the development, construction and operation of a new library branch (the "Library Parcel"). This Easement is being recorded in conjunction with the Lot Consolidation, as approved and recorded by the City (the "Recorded Lot Consolidation"). The Development Parcels consist of Parcels A, B, C and E of the Recorded Lot Consolidation. The Library Parcel consists of Parcel D of the Recorded Lot Consolidation. Phase 1 of the Tukwila Village Development is intended be located on Development Parcel A, together with the development of a Community Building, an Outdoor Plaza and related improvements on Development Parcel C. Phase 2 of the Tukwila Village Development is intended be located on Development Parcel E. Phase 3 of the Tukwila Village Development is intended be located on Development Parcel B. The Grantor's Property legally described on Exhibit A attached hereto consists of Development Parcels A, B and C, which are intended to be developed as Phase 1 and Phase 3 of the Tukwila Village Development. 4. Construction and Maintenance of Sanitary Sewer System. The "Sanitary Sewer System" referenced in Paragraph 1 of this Easement and elsewhere in this Easement are the Sanitary Sewer System serving Phase 1 and Phase 3 of the Tukwila Village Development. TVDA shall be responsible for the design, engineering, development, construction, installation, maintenance and repair of the Sanitary Sewer System serving Phase 1 and Phase 3 of the Tukwila Village Development. Notwithstanding anything in this Easement to the contrary, the Sanitary Sewer System serving Phase 1 and Phase 3 of the Tukwila Village Development shall be constructed and installed entirely in connection with the development and construction of Phase 1 of the Tukwila Village Development. The civil engineering plans and architectural plans, to the extent they reflect the design of the Sanitary Sewer System, shall be subject to the approval of both VVSD and the City. The construction and installation of the Sanitary Sewer System shall be pursuant to the applicable civil engineering permits, site development permits and building permits from the City with respect to Phase 1 of the Tukwila Village Development and shall be consistent with the applicable requirements set forth in VVSD's Developer Extension Manual 3 and the Developer Extension Agreement entered into by and between TVDA and VVSD. TVDA shall be initially responsible for the costs attributable to the design and engineering of the Sanitary Sewer System (the "Soft Costs") and the costs attributable to the construction and installation of the Sanitary Sewer System (the "Hard Costs"), although such Hard Costs and Soft Costs (collectively, the "Shared Hard & Soft Costs") shall be allocable to and reimbursable by the owners of the Development Parcels A, B and C who acquire such Development Parcels from the City pursuant to the DDA and become the successors or assignees of the City or TVDA as Grantees hereunder (each, a "Development Parcel Owner" and collectively, the "Development Parcel Owners"). Unless otherwise agreed to by the affected parties, the Shared Hard & Soft Costs shall be allocated among the Development Parcel Owners and reimbursed to TVDA by them in accordance with their "Proportionate Share" which shall mean the following percentages with respect to the Development Parcel Owner of each of the following Development Parcels: Development Parcel A 39.492% Development Parcel B 40.843% Development Parcel C 19.665% Total 100.000% TVDA and the Development Parcel Owners shall cause their contractors who perform the construction and installation of the Sanitary Sewer System to use their best efforts to coordinate their respective construction activities and the activities of their respective subcontractors to avoid any unnecessary delays or conflicts with the Grantor, other Grantees or KCLS. The Easement Area shall be kept free from unnecessary obstructions, both during and after completion of the construction and installation of the Sanitary Sewer System. Each Development Parcel Owner who becomes a successor or assignee of the City or TVDA as a Grantee hereunder shall, at its sole cost and expense, maintain or cause to be maintained in good order, condition and repair, the Easement Area and any improvements located thereon with respect to any Development Parcel owned by it. The Development Parcel Owners who become successors or assignees of the City or TVDA as Grantees hereunder shall be jointly responsible for the ongoing costs of maintenance, repair and replacement of the Sanitary Sewer System (the "Shared Maintenance and Repair Obligation"). Unless otherwise agreed to by the affected parties, the Shared Maintenance and Repair Obligation shall be allocated among the Development Parcel Owners and either paid by them or reimbursed to TVDA by them in accordance with their "Proportionate Share" as defined herein. 5. Running With the Land. The rights and obligations of the Grantor and Grantees shall run with the land and shall inure to the benefit of and be binding upon their respective successors and assigns. 6. Indemnification. Each Grantee shall protect, indemnify, defend, and hold harmless the Grantor and the other Grantees from any and all claims, demands, loss, damage, expense (including reasonable attorneys' fees and costs), liens, charges, judgments, proceedings, causes of action and liability of every kind and description, including personal injury or death and for 4 any damage to or loss or destruction of property whatsoever suffered by the Grantor or such other Grantees resulting from the negligent or willful act or omission of the indemnifying Grantee or arising from the exercise or performance or non-performance of any of the rights or obligations of such indemnifying Grantee as set forth in this Easement; provided that, the indemnifying Grantee shall not be obligated to indemnify Grantor and the other Grantees for the portion of any such claim or liability (if any) caused by the sole or contributory negligence or willful act or omission of the Grantor, any other Grantees or their agents. 7. Compliance With Laws. TVDA shall construct and install the Sanitary Sewer System in a workmanlike manner and in compliance with the applicable statutes, ordinances, rules and regulations of all governing public authorities as those statures, ordinances, rules and regulations are amended from time to time. 8. Conditions Precedent. The rights and obligations of the Grantees hereunder shall be contingent on the conveyance by the City of Development Parcels A and C to TVDA or an affiliate or assignee thereof pursuant to the DDA. 9. Attorneys' Fees. In the event of litigation or other legal action, including alternative dispute resolution, with respect to the enforcement or interpretation of this Easement, including appeals, the prevailing party in such litigation or other legal action shall be entitled to recover, from the non -prevailing party, the prevailing party's reasonable attorneys' fees, costs and disbursements. 10. Modifications. This Easement may be modified only by a written instrument executed by the Grantor and the then existing Grantees. 11. Recording. Upon its execution, this Easement shall be recorded in the real property records of King County, Washington in conjunction with the recording of the Recorded Lot Consolidation. DATED this day of , 20_. [The remainder of this page is intentionally left blank. The executing signature of the Grantor is on the following Signature Page.] 5 Signature Page IN WITNESS WHEREOF, the undersigned Grantor has executed this Easement effective as of the day and year first above written. Grantor: CITY OF TUKWILA, Washington non -charter optional municipal code city By: Name: Title: 6 ACKNOWLEDGMENT STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I HEREBY CERTIFY that on this day of , 20, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared , to me known to be the of the of the CITY OF TUKWILA, a Washington non -charter optional municipal code city, the municipal code city that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said municipal code city for the uses and purposes therein mentioned, and on oath stated that he or she was authorized to execute said instrument on behalf of said municipal code city. WITNESS my hand and official seal the day and year certificate first above written. (Print Name) Residing at My appointment expires 7 EXHIBIT A LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY [See the attached Legal Description for the Grantor's Property] LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY PARCEL A That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94 feet to the TRUE POINT OF BEGINNING; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01 °27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 31.50 feet along said North line; THENCE North 01°27'24" East, 65.00 feet; THENCE North 07°15'12" West, 135.11 feet; THENCE South 73°14'00" West, 151.66 feet to the East margin of Tukwila International Boulevard, being a point on a non -tangent curve, the radius of which bears North 80°09'16" West; THENCE Southerly along said East margin, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 10°02'33", and an arc length of 343.54 feet to a point which bears North 70°32'36" West from the TRUE POINT OF BEGINNING; THENCE South 70°32'36" East, 119.35 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel A, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL B That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; 1 of 2 THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet being the TRUE POINT OF BEGINNING; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 194.14 feet along said North line to the Northeast corner of said Plat; THENCE South 01°27'24" West, 379.50 feet along the East line of said Plat to said North margin; THENCE North 87°35'31" West, 152.18 feet along said North margin; THENCE North 01°27'33" East, 155.53 feet to a point on a non -tangent curve, the radius of which bears North 88°32'36" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 64.00 feet, through a central angle of 83°02'24", and an arc length of 92.76 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel B, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL C That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. TRUE POINT OF BEGINNING; THENCE North 20°06'52" East, 155.94 THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE northeasterly along the arc of a curve concave to the northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE southeasterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 132°33'59", and an arc length of 148.08 feet; THENCE South 01°27'33" West, 155.53 feet to said North margin; THENCE North 87°35'31" West, 31.40 feet along said North margin; THENCE North 02°27'55" East, 2.40 feet along said North margin; THENCE North 84°49'09" West, 141.70 feet along said North margin; THENCE North 87°35'35" West, 16.29 feet to along said North margin the TRUE POINT OF BEGINNING. (Also known as Parcel C, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) 2 of 2 EXHIBIT B LEGAL DESCRIPTION FOR THE EASEMENT AREA [See the attached Legal Description for the Sanitary Sewer Easement] LEGAL DESCRIPTION SANITARY SEWER EASEMENT That portion of Parcels A, B and C of City of Tukwila Lot Consolidation No. L13-021 recorded under King County Recording No. more particularly described as follows: COMMENCING at the Southeast corner of said Parcel B; THENCE North 87°35'31" West, 144.75 feet to the TRUE POINT OF BEGINNING; THENCE North 02°00'40" East, 154.28 feet; THENCE North 02°45'07" West, 57.48 feet; THENCE North 83°27'58" West, 59.48 feet; THENCE North 06°33'48" East, 107.74 feet; THENCE North 01°27'24" East, 192.33 feet; THENCE North 85°54'27" West, 72.09 feet; THENCE North 81°14'01" West, 59.01 feet to the West line of said Parcel B, being a point on a non -tangent curve, the radius of which bears North 80°02'53" West; THENCE Southerly along the West line of said Parcel A, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 00°26'19", and an arc length of 15.00 feet; THENCE South 81°14'01" East, 59.99 feet; THENCE South 85°54'27" East, 58.38 feet; THENCE South 01°27'24" West, 177.34 feet; THENCE South 06°33'48" West, 122.08 feet; THENCE South 83°27'58" East, 61.74 feet; THENCE South 02°45'07" East, 44.11 feet; THENCE South 02°00'40" West, 153.55 feet to the South line of said Parcel C; THENCE South 87°35'31" East, 15.00 feet along the South lines of said Parcels C and B to the TRUE POINT OF BEGINNING. Project Name: Tukwila Village October 29, 2013 Page 1 of 1 BDG 15255L.009.doc Exhibit: 15255EXH09-SWR.dwg EXHIBIT C SURVEY MAP FOR THE EASEMENT AREA [See the attached Sanitary Sewer Easement Exhibit] 1 GRAPHIC SCALE 0 75 150 1" = 150 FEET 300 I ›- 0 0 0 (11 SCALE: HORIZONTAL 1"= 150' VERTICAL N/A G HA (j 18215 72ND AVENUE SOUTH 4% KENT, WA 98032 m` . (425)251-6222 (425)251-8782 FAX $s ? CIVIL ENGINEERING, LAND 9,- PLANNING, SURVEYING, "G ENGI° ENVIRONMENTAL SERVICES For: TUKWILA VILLAGE JOB NUMBER 15255 15255L.009.DOC Title: SANITARY SEWER EASEMENT EXHIBIT SHEET 1 of 1 k DESIGNED XXX 'DRAWN BDG/STM 'CHECKED BDG 'APPROVED BDG I DATE f 0-29-14 �3 After recording return to: CITY OF TUKWILA Public Works Department 6200 Southcenter Boulevard Tukwila, Washington 98188 PUBLIC STORM DRAINAt E EASEMENT AGREEMENT Grantor(s): 1. City of Tukwila 1 --) / Grantee(s): 1. City of Tukwil • and 2. " . - R , - - _ Legal Des ; iption (Abbreviated): Portio of Parcel A, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Reco s ing No. Co ' lete Legal Description is set forth on Exhibit B attached hereto. Assessor's Property Tax Parcel / Acct. No(s).: [ ] Assessor's Property Tax # not yet assigned. Title(s) and Reference No(s). of Related Documents: City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. 1 PUBLIC STORM DRAINAGE EASEMENT AGREEMENT The undersigned, the CITY OF TUKWILA, a Washington non -charter optional municipal code city (the "City" or the "Grantor"), hereby retains for the benefit of the City, in its capacity as the legal and beneficial owner of a certain parcel of real property legally described on Exhibit A attached hereto (the "Grantor's Property"), and for its successors and assigns, and hereby grants, conveys and warrants to TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC, a Washington limited liability company ("TVDA"), and its successors and assigns (hereinafter, the City, and TVDA, each, a "Grantee" and, collectively, the "Grantees"), an easement for, among other things, the construction, installation, operation and maintenance of a public storm drainage system with necessary appurtenances thereto (the "Easement") as more particularly described as follows: 1. Nature and Location of Easement. The Easement retained by Grantor shall be a perpetual easement, for the public benefit of the City as Grantee, upon, over, under, across and through a portion of the Grantor's Property, as legally described on the Legal Description attached hereto as Exhibit B and as illustrated and depicted on the Survey Map attached hereto as Exhibit C and incorporated herein by this reference (the "Easement Area"), for purposes of maintaining, inspecting, repairing, removing, replacing, renewing, using and operating a public storm water conveyance and discharge system, together with all related facilities, connections and appurtenances (collectively, the "Public Storm Drainage System"), and facilitating the collection, conveyance and discharge of storm water from the Grantor's Property to the Public Storm Drainage System, to facilitate the acquisition and development of the Grantor's Property by TVDA, an affiliate thereof or their successors and assigns, pursuant to the terms and conditions of that certain Disposition and Development Agreement dated as of October 30, 2013 (the "DDA") entered into by and between the Grantor and TVDA which gives TVDA the exclusive right to acquire and develop the Grantor's Property, including the right of ingress and egress thereto for such purposes (collectively, the "Intended Purposes"). The Easement granted by Grantor to TVDA shall be a temporary easement, for the individual benefit of TVDA and the collective benefit of all Grantees, upon, over, under, across and through the Easement Area, for purposes of constructing, laying, and installing catch basins and storm water lines, together with all related facilities, connections and appurtenances to the Public Storm Drainage System, and facilitating the collection, conveyance and discharge of storm water from the Grantor's Property to the Public Storm Drainage System, to facilitate the acquisition and development of the Grantor's Property by TVDA, an affiliate thereof or their successors and assigns, pursuant to the terms and conditions of the DDA (collectively, the "Temporary Intended Purposes"). 2. Right of Entry. The City, as Grantee, shall have the right, without prior notice and without prior institution of any suit or proceeding at law or equity, at any and all times as may be reasonably necessary, to enter upon the Easement Area of the Grantor's Property for any of the Intended Purposes in connection with the Public Storm Drainage System. TVDA, as 2 Grantee, shall have the right, without prior notice and without prior institution of any suit or proceeding at law or equity, at any and all times as may be reasonably necessary, to enter upon the Easement Area of the Grantor's Property for any of the Temporary Intended Purposes to connect the private storm drainage and detention system with the Public Storm Drainage System. In addition to the foregoing rights granted to the Grantees, the Grantees and their authorized contractors, engineers, surveyors, consultants, employees, and agents hereunder shall have the right to enter and use the Easement Area for necessary surveys, potholing, staking, construction and construction staging related to the construction, installation or connection to the Public Storm Drainage System. Each Grantee agrees to restore the Easement Area and any improvements thereon as nearly as possible to its condition prior to any disturbance to the Easement Area or any improvements thereon resulting from such Grantee's activities including (but not limited to) construction, installation, operation, maintenance, repair or replacement of the Public Storm Drainage System. 3. Lot Consolidation; Phased Development. Pursuant to the DDA, TVDA is the contract purchaser of certain real property (collectively, the "Tukwila Village Property") including the Grantor's Property more particularly described on Exhibit A attached hereto. As contemplated in the DDA, TVDA has submitted a Phased Development Plan to the City with respect to the proposed development of the Tukwila Village Property in three (3) phases (the "Phased Development Plan") collectively referred to as the "Tukwila Village Development." In addition, as contemplated in the DDA, TVDA has submitted a lot consolidation application designated as Lot Consolidation No. L13-021 (the "Lot Consolidation") to the City for the purposes of consolidating the existing parcels of real property owned by the City which includes the Tukwila Village Property and creating several new parcels in a configuration that will facilitate (i) the acquisition of the Tukwila Village Property by TVDA in four (4) separate and distinct development parcels (each, a "Development Parcel" and collectively, the "Development Parcels") and the development of such Development Parcels in three (3) separate and distinct development phases consistent with the Phased Development Plan, and (ii) the acquisition of a separate and distinct parcel by the King County Library System ("KCLS") for purposes of the development, construction and operation of a new library branch (the "Library Parcel"). This Easement is being recorded in conjunction with the Lot Consolidation, as approved and recorded by the City (the "Recorded Lot Consolidation"). The Development Parcels consist of Parcels A, B, C and E of the Recorded Lot Consolidation. The Library Parcel consists of Parcel D of the Recorded Lot Consolidation. Phase 1 of the Tukwila Village Development is intended be located on Development Parcel A, together with the development of a Community Building, an Outdoor Plaza and related improvements on Development Parcel C. Phase 2 of the Tukwila Village Development is intended be located on Development Parcel E. Phase 3 of the Tukwila Village Development is intended be located on Development Parcel B. The Grantor's Property legally described on Exhibit A attached hereto consists of Development Parcel A, which is intended to be developed as Phase 1 of the Tukwila Village Development. 4. Construction and Maintenance of Public Storm Drainage System. The "Public Storm Drainage System" referenced in Paragraph 1 of this Easement and elsewhere in this Easement is the point of connection to and discharge of storm water from the Grantor's Property to the 3 Public Storm Drainage System serving Phase 1 of the Tukwila Village Development. TVDA shall be responsible for the design, engineering, development, construction and installation of the connection to the Public Storm Drainage System serving Phase 1 of the Tukwila Village Development. Notwithstanding anything in this Easement to the contrary, the Public Storm Drainage System serving Phase 1 of the Tukwila Village Development shall be constructed and installed entirely in connection with the development and construction of Phase 1 of the Tukwila Village Development. The civil engineering plans and architectural plans, to the extent they reflect the design of the connection to the Public Storm Drainage System, shall be subject to the approval of the City. The construction and installation of the connection to the Public Storm Drainage System shall be pursuant to the applicable civil engineering permits, site development permits and building permits from the City with respect to Phase 1 of the Tukwila Village Development. TVDA shall be initially responsible for the costs attributable to the design and engineering of the connection to the Public Storm Drainage System (the "Soft Costs") and the costs attributable to the construction and installation of the connection to the Public Storm Drainage System (the "Hard Costs"), although such Hard Costs and Soft Costs (collectively, the "Shared Hard & Soft Costs") shall be allocable to and reimbursable by the owners of the Development Parcels A, B and C who acquire such Development Parcels from the City pursuant to the DDA and become the successors or assignees of the City or TVDA as Grantees hereunder (each, a "Development Parcel Owner" and collectively, the "Development Parcel Owners"). Unless otherwise agreed to by the affected parties, the Shared Hard & Soft Costs shall be allocated among the Development Parcel Owners and reimbursed to TVDA by them in accordance with their "Proportionate Share" which shall mean the following percentages with respect to the Development Parcel Owner of each of the following Development Parcels: Development Parcel A 39.492% Development Parcel B 40.843% Development Parcel C 19.665% Total 100.000% TVDA or the Development Parcel Owner who acquires Development Parcel A shall cause their contractor who performs the construction and installation of the of the connection to the Public Storm Drainage System to use their best efforts to coordinate their respective construction activities and the activities of their respective subcontractors to avoid any unnecessary delays or conflicts with the Grantor, other Grantees or KCLS. The Easement Area shall be kept free from unnecessary obstructions, both during and after completion of the construction and installation of the connection to the Public Storm Drainage System. The Development Parcel Owner who acquires Development Parcel A and becomes a successor or assignee of the City or TVDA as a Grantee hereunder shall, at its sole cost and expense, maintain or cause to be maintained in good order, condition and repair, the Easement Area and any improvements located thereon with respect to Development Parcel A. The City shall be solely responsible for the ongoing costs of maintenance, repair and replacement of the Public Storm Drainage System. 4 5. Running With the Land. The rights and obligations of the Grantor and Grantees shall run with the land and shall inure to the benefit of and be binding upon their respective successors and assigns. 6. Indemnification. The Grantor shall protect, indemnify, defend, and hold harmless the other Grantees from any and all claims, demands, loss, damage, expense (including reasonable attorneys' fees and costs), liens, charges, judgments, proceedings, causes of action and liability of every kind and description, including personal injury or death and for any damage to or loss or destruction of property whatsoever suffered by the other Grantees resulting from the negligent or willful act or omission of the Grantor or arising from the exercise or performance or non-performance of any of the rights or obligations of such Grantor as set forth in this Easement; provided that, the Grantor shall not be obligated to indemnify the other Grantees for the portion of any such claim or liability (if any) caused by the sole or contributory negligence or willful act or omission of the other Grantees or their agents. 7. Compliance With Laws. TVDA shall construct and install the connection to the Public Storm Drainage System in a workmanlike manner and in compliance with the applicable statutes, ordinances, rules and regulations of all governing public authorities as those statures, ordinances, rules and regulations are amended from time to time. 8. Conditions Precedent. The rights and obligations of the Grantees hereunder shall be contingent on the conveyance by the City of Development Parcels A to TVDA or an affiliate or assignee thereof pursuant to the DDA. 9. Attorneys' Fees. In the event of litigation or other legal action, including alternative dispute resolution, with respect to the enforcement or interpretation of this Easement, including appeals, the prevailing party in such litigation or other legal action shall be entitled to recover, from the non -prevailing party, the prevailing party's reasonable attorneys' fees, costs and disbursements. 10. Modifications. This Easement may be modified only by a written instrument executed by the Grantor and the then existing Grantees. 11. Recording. Upon its execution, this Easement shall be recorded in the real property records of King County, Washington in conjunction with the recording of the Recorded Lot Consolidation. DATED this day of , 20_. [The remainder of this page is intentionally left blank. The executing signature of the Grantor is on the following Signature Page.] 5 Signature Page IN WITNESS WHEREOF, the undersigned Grantor has executed this Easement effective as of the day and year first above written. Grantor: CITY OF TUKWILA, Washington non -charter optional municipal code city By: Name: Title: 6 ACKNOWLEDGMENT STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I HEREBY CERTIFY that on this day of , 20_, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared , to me known to be the of the of the CITY OF TUKWILA, a Washington non -charter optional municipal code city, the municipal code city that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said municipal code city for the uses and purposes therein mentioned, and on oath stated that he or she was authorized to execute said instrument on behalf of said municipal code city. WITNESS my hand and official seal the day and year certificate first above written. (Print Name) Residing at My appointment expires 7 EXHIBIT A LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY [See the attached Legal Description for the Grantor's Property] LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY PARCEL A That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94 feet to the TRUE POINT OF BEGINNING; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01 °27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 31.50 feet along said North line; THENCE North 01°27'24" East, 65.00 feet; THENCE North 07°15'12" West, 135.11 feet; THENCE South 73°14'00" West, 151.66 feet to the East margin of Tukwila International Boulevard, being a point on a non -tangent curve, the radius of which bears North 80°09'16" West; THENCE Southerly along said East margin, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 10°02'33", and an arc length of 343.54 feet to a point which bears North 70°32'36" West from the TRUE POINT OF BEGINNING; THENCE South 70°32'36" East, 119.35 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel A, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) 1 of 1 EXHIBIT B LEGAL DESCRIPTION FOR THE EASEMENT AREA [See the attached Legal Description for the Public Storm Drainage Easement] LEGAL DESCRIPTION PUBLIC STORM DRAINAGE EASEMENT That portion of Parcel A of City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. , more particularly described as follows: BEGINNING at the Northwest corner of said Parcel A, being on the arc of a curve, the radius of which bears North 80°09'16" West; THENCE Southerly along the West line of said Parcel A, along the arc of curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 02°09'29", and an arc length of 73.83 feet; THENCE South 77°00'59" East, 11.22 feet; THENCE North 12°59'01" East, 66.34 feet; THENCE South 81°02'30" East, 46.34 feet; THENCE North 08°57'30" East, 10.00 feet; THENCE North 81°02'30" West, 56.31 feet to the North line of said Parcel A; THENCE South 73°14'00" West, 3.71 feet along said North line to the POINT OF BEGINNING. Project Name: Tukwila Village October 29, 2013 Page 1 of 1 BDG 15255L.008.doc Exhibit: 15255 EX H 08 -STM . d wg EXHIBIT C SURVEY MAP FOR THE EASEMENT AREA [See the attached Public Storm Drainage Easement Exhibit] GRAPHIC SCALE SCALE: HORIZONTAL 1"=150' VERTICAL N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 , (425)251-6222 (425)251-8782 FAX ?" CIVIL ENGINEERING, LAND • PLANNING, SURVEYING, ENVIRONMENTAL SERVICES DESIGNED For: TUKWILA VILLAGE Q m 1- 0 U m 0 0) JOB NUMBER 15255 15255L.008.DOC Title: PUBLIC STORM DRAINAGE EASEMENT EXHIBIT SHEET 1of1 XXX 'DRAWN BDG/STM 'CHECKED BDG 'APPROVED BDG IDATE {0-29-14 0 After recording return to: CITY OF TUKWILA Public Works Department 6200 Southcenter Boulevard Tukwila, Washington 98188 ACCESS & SHARED PARKING EASEMENT AND MAINTENANCE AGREEMENT Grantor(s): 1. City of Tukwila Grantee(s): 1. City of Tukwila; 2. Tukwila Village Development Associates, LLC; 3. King County Rural Library System, d/b/a King County Library System; 4. Normandy Court Holdings; and 5. Samara -Hubner, Inc. Legal Description (Abbreviated): Portion of Parcels A, B, C and D, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. Complete Legal Descriptions are set forth on Exhibit A and Exhibit B attached hereto. Assessor's Property Tax Parcel / Acct. No(s).: 1 ] Assessor's Property Tax # not yet assigned. Title(s) and Reference No(s). of Related Documents: City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. 1 After recording return to: CITY OF TUKWILA Public Works Department 6200 Southcenter Boulevard Tukwila, Washington 98188 ACCESS & SHARED PARKING EASEMENT AND MAINTENANCE AGREEMENT Grantor(s): 1. City of Tukwila Grantee(s): 1. City of Tukwila; 2. Tukwila Villagg Development Associates, LLC; and 3. King County Rural Library System, d/b/a King County Library System. Legal Description (Abbreviated): Portion of Parcels A, B, C, D and E, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. Complete Legal Descriptions are set forth on Exhibit A and Exhibit B attached hereto. Assessor's Property Tax Parcel / Acct. No(s).: 1 1 Assessor's Property Tax # not yet assigned. Title(s) and Reference No(s). of Related Documents: City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. 1 • ACCESS & SHARED PARKING EASEMENT AND MAINTENANCE AGREEMENT The undersigned, the CITY OF TUKWILA, a Washington non -charter optional municipal code city (the "City" or the "Grantor"), hereby retains for the benefit of the City, in its capacity as the legal and beneficial owner of certain parcels of real property to be known as Parcels A, B, C, D and E of City of Tukwila Lot Consolidation No. L13-021 (the "Lot Consolidation") and legally described on Exhibit A a • -d hereto (collectively, the "Grantor's Property"), and for its successors and assign and' eb rantcon�ey�s and! UKWILA VILLAGE DEVELOPMENT ASS S IATES, LLC, a Washington limited liability company, and its successors and assigns ("TVDA"), in its capacity as the contract purchaser of Lot Consolidation Parcels A, B, C and E, KING COUNTY RURAL LIBRARY DISTRICT, d/b/a KING COUNTY LIBRARY SYSTEM, a municipal corporation located in King County, Washington and its successors and assigns ("KCLS"), in its capacity as the contract purchaser of Lot Consolidation Parcel D (also sometimes referred to hereinafter as the "Library Parcel") (the City, TVDA, and KCLS are also sometimes referred to hereinafter, each, as a "Grantee" and, collectively,,as the "Grantees"),�i+ a permanenMion- ekclusiveIacceeachasementtintfa_v_or�ofieachiGranteeaandlappurtenant toetheir erespective Parcels 7 in common with all Grantees, together with their respective shareholders, partners, members, managers, directors, officers, employees, agents, contractors, vendors, suppliers, customers, patrons, visitors, invitees, tenants, subtenants, licensees and concessionaires (each, a r-- "Permittee" and collectively, the "Permittees"), for vehicular and pedestrian acce Lto and from Lot Consolidation Parcels A, B, C and D (the "North Parcels of Grantor's Property"), and Tukwila International Boulevard and S. 144th Street, and for vehicular and pedestrian circulation within the North Parcels of Grantor's Property, includin right to use all new access roads. (each, a "Roadway" and collectively, the "Roadways") and alT new as jaceni sidewalks (each, a "Sidewalk" and collectively, the "Sidewalks") to be constructed on Lot Consolidation Parcels A, B and C of the Gr. , • is Property by TVDA as more particularly described below (the "Access Easement"); () a permanent exclusive parking easement appurtenant to the Library Parcel in favor of KC S :in its capacity as the contract purchaser of the Library Parcel, and its Permittees, to use twelve (12) designated surface parking stalls (the "Dedicated Library Parking Stalls") to be constructed by TVDA as more particularly described below on a portion of Lot Consolidation Parcel A of the Grantor's Property (the "Dedicated Library Parking Area") for vehicular parking and ading or unloading of library books and materials (the "Exclusive Parking Easement"); ii' a permanent non-exclusive parking easement in favor of each Grantee and appurtenant to their respective Lot Consolidation Parcels,, in common with all Grantees, in their capacity as contract purchasers, current owners or future owners of Lot Consolidati T arcels A, B, C and D of the Grantor's Property, together with their respective Permittees, to park on a first come/first serve, unreserved basis, at no charge on the remaining approximately sixty-seven (67) surface parking stalls to be constructed by TVDA as more particularly described below on portions of Lot Consolidation Parcels A, B and C of the Grantor's Property (other than the'1Dedicated Library'/Parking Stalls and certain other dedicated surfaceparkin stalls located on Lot Consolidation Parcels A, B ande Grantor's ro • e for vehicular parking (collectively, the "North Shared Parking Easement"); $ a permanent non-exclusive parking easement in favor of each Grantee and appurtenar tot eir respective Lot Consolidation Parcels, in common with all Grantees, in their capacity as contract purchasers, current owners or &tore owners of Lot Consolidation Parcels 2 toal 0.e());16t05NI A, B, C, D and E of the Grantor's Property, together with their respective Permittees, to park on a first come/first serve, unreserved basis, at no charge on ten (10) garage parking stalls (the "Unrestricted South Shared Garage Parking Stalls") and ten (10) surface parking stalls (the "Unrestricted South Shared Surface Parking Stalls") to be constructed by TVDA as more particularly described below on portions of Lot Consolidation Parcel E of the Grantor's Property for vehicular parking (collectively, the " restricted South Shared Parking Easement") as more particularly described herein; a permanent non-exclusive parking easement in favor of each Grantee and appurtenant to their respective Lot Consolidation Parcels, in common with all Grantees, in their capacity as contract purchasers, current owners or future owners of Lot Consolidation Parcels A, B, C, D and E of the Grantor's Property, together with their respective Permittees, to park on a first come/first serve, unreserved basis, at no charge, after 6:00 p.m. in the evenings and on weekends only, on fifteen (15) garage parking stalls (the "Restricted South Shared Garage Parking Stalls") and nineteen (19) surface parking stalls (the "Restricted South Shared Surface Parking, Stalls"), to be constructed by TVDA as more particularly described below on portions of Lot Consolidation Parcel E of the Grantor's Property for vehicular parking (collectively, the "Restricted South Shared Parking Easement" and, collectively, together with the Access Easement, the Exclusive Parking Easement, the North Shared Parking Easement, the Unrestricted South Shared Parking Easement, and the Restricted South Shared Parking Easement, the "Easements") as more particularly described herein. 1. Lot Consolidation; Phased Development. Pursuant to that certain Disposition and Development Agreement dated as of October 30, 2012 (the "DDA") entered into by and between the Grantor and TVDA, TVDA is the contract purchaser of Lot Consolidation Parcels A, B, C and E of the Grantor's Property (collectively, the "Tukwila Village Property"). As contemplated in the DDA, TVDA has submitted a Phased Development Plan to the City with respect to the proposed development of the Tukwila Village Property in three (3) phases (the "Phased Development Plan") collectively referred to as the "Tukwila Village Development." In addition, as contemplated in the DDA, TVDA submitted the Lot Consolidation application to the City for thepnrposes of consolidatin certain existing parcels of real property owned by the City 'ncludin the Grantor's Property d creating five (5) new parcels consisting of Lot Consoli ation Parcels A, B, C, D and E in a configuration that will facilitate the acquisition of the Tukwila Village Property (Lot Consolidation Parcels A, B, C and E of the Grantor's Property) by TVDA as four (4) separate and distinct development parcels (each, a "Development Parcel" and collectively, the "Development Parcels") and the development of such Development Parcels in three (3) separate and distinct development phases consistent with the Phased Development Plan in accordance with the DDA, and ii) the acquisition of the Library Parcel (Lot Consolidation Parcel D of the Grantor's Property), by KCLS pursuant to the terms and conditions of a separate purchase and sale agreement entered into by the City and KCLS for purposes of the development, construction and operation of a new library branch thereon (the "KCLS Purchase Contract"). This Access & Shared Parking Easement and Maintenance Agreement is being recorded in conjunction with the recording of the Lot Consolidation (as approved and recorded by the City, the "Recorded Lot Consolidation"). The Development Parcels shall consist of Parcels A, B, C and E of the Recorded Lot Consolidation. The Library Parcel, where the new library branch is intended be located, shall consist of Parcel D of the Recorded Lot Consolidation. Phase 1 of the Tukwila 3 Village Development is intended be located on Development Parcel A of the Recorded Lot Consolidation, together with the development of a Community Building, an Outdoor Plaza and related improvements on Development Parcel C of the Recorded Lot Consolidation. Phase 2 of the Tukwila Village Development is intended be located on Development Parcel E of the Recorded Lot Consolidation. Phase 3 of the Tukwila Village Development is intended be located on Development Parcel B of the Recorded Lot Consolidation. The Grantor's roperty, which is the subject of this Access & Shared Parking Easement and Maintenance Agreement, consists of Development Parcels A, B, C and E and the Library Parcel (Parcels A, B, C, D and E of the Recorded Lot Consolidation). 0 Ad Y1404--- 2. Nature and Location of Easements. The Ease ents retained or granted by Grantor shall be ipetuaLeasements, forihe individual benefit o each designated Grantee and, except for thelExclusive Parkin Ease of KCLS, a collective benefi of all Grantees and their Permittees.The ccess Easement retained or granted by Grantor is a perpetual, non- exclusive access ease n , in commo with all Grantees, for the indivi ual benefit of each Grantee and appurtenant to the respective Parcel or Parcels of the Recorded Lot Consolidation owned or acquired by such Grantee and for the collective benefit of all Grantees and their respective Permittees, to use the new Roadways and the new adjacent Sidewalks to be constructed by TVDA -on Development Parcels A, B and C of the Grantor's Property, respectively, for vehicular and pedestrian access to and from the North Parcels of the Grantor's Property or portions thereof and the adjoining public streets, Tukwila International Boulevard and S. 144th Street, and vehicular and pedestrian circulation within the North Parcels of the Grantor's Property, upon, over and across the North Parcels of the Grantor's Property, as legally described on the Legal Description attached hereto as Exhibit B and as illustrated and depicted LT on the Survey Map attached hereto as Exhibit C and i , , . ted herein by this reference (the J' "Access Easement Area")Theinclusive Parking Easemen is a perpetual, exclusive parking ON easement, for the exclusive an collective benefit of KCLS and its Permittees, to use the Dedicated Library Parking Stalls, consisting of twelve (12) surface parking stalls (including one which shall be an ADA accessible parking stall and one special Library vehicle loading area stall reserved for use by Library vehicles for pick up or delivery of library books and materials) \kap to be constructed by TVDA on that portion of Development Parcel A dentified as the `��` edicated Library Parking Area" as illustrated and depicted on the ace Parking Exhibit y attached hereto as Exhibit D and incorp rated herein by this reference, for vehicular parking. The�North Shared Parking Easement Vs a perpetual, non-exclusive parking easement appurtenant to Development Parcels A, B and C and the Library Parcel,(in common with all Grantees, together with their respective Permittees, to use approximately sixty (67) surface parking stalls (the "North Shared Parking Stalls") fo be constructed by TVDA on that portion of Development Parcels A, B and C of the Grantor's Property identified as the "Shared Parking Area" as illustrated and depicted on the Surface Parking Exhibit attached hereto as Exhibit D and incorporated herein by this reference, for vehicular parking, on a first come/first serve, unreserved basis, at no charge. Notwithstanding anything in this Access & Shared Parking Easement and Maintenance Agreement to the contrary, the twelve (12) surface parking stalls to be constructed by TVDA on a portion of Development Parcel A of the Grantor's Property identified as the "Dedicated Developer Parking Area 1" as illustrated and depicted on the Surface Parking Exhibit attached hereto as Exhibit D and incorporated herein by this reference, and the seven (7) surface parking stalls to be constructed by TVDA on a portion of 4 Development Parcel A of the Grantor's Property identified as the "Dedicated Developer Parking Area 2" as illustrated and depicted on the Surface Parking Exhibit attached hereto as Exhibit D and incorporated herein by this reference, shall be reserved for the exclusive and collective benefit of TVDA (or such other Grantee who acquires Development Parcel A from the City pursuant to the DDA) and their Permittees for vehicular parking (the "Dedicated Developer Parking Areas"). The Unrestricted South Shared Parking Easement is a perpetual, non-exclusive parking easement appurtenant to Development Parcels A, B and C and the Library Parcel, in common with all Grantees, together with their respective Permittees, to use the Unrestricted South Shared Garage Parking Stalls to be constructed by TVDA in a portion of the Building E structured parking garage located on Development Parcel E of the Grantor's Property (the "Building E Garage") identified as the "Unrestricted Shared Garage Parking Stalls" as illustrated and depicted on the Phase 2 Shared Parking Exhibit attached hereto as Exhibit E and incorporated herein by this reference and the Unrestricted South Shared Surface Parking Stalls to be constructed by TVDA on that portion of Development Parcel E of the Grantor's Property identified as the "Unrestricted Shared Surface Parking Stalls" as illustrated and depicted on the Phase 2 Shared Parking Exhibit attached hereto as Exhibit E and incorporated herein by this reference, for vehicular parking, on a first come/first serve, unreserved basis, at no charge. The Restricted South Shared Parking Easement is a perpetual, non-exclusive parking easement appurtenant to Development Parcels A, B and C and the Library Parcel, in common with all Grantees, together with their respective Permittees, to use the Restricted South Shared Garage Parking Stalls to be constructed by TVDA in a portion of the Building E Garage located on Development Parcel E of the Grantor's Property identified as the "Restricted Shared Garage Parking Stalls" as illustrated and depicted on the Phase 2 Shared Parking Exhibit attached hereto as Exhibit E and incorporated herein by this reference and the Restricted South Shared Surface Parking Stalls to be constructed by TVDA on that portion of Development Parcel E of the Grantor's Property identified as the "Restricted Shared Surface Parking Stalls" as illustrated and depicted on the Phase 2 Shared Parking Exhibit attached hereto as Exhibit E and incorporated herein by this reference, for vehicular parking, on a first come/first serve, unreserved basis, at no charge, after 6:00 p.m. in the evenings and on weekends only. The Grantees, together with their respective Permittees, other than the Owner of Development Parcel E of the Grantor's Property and its respective Permittees, shall be prohibited from using the Restricted South Shared Garage Parking Stalls and the Restricted South Shared Surface Parking Stalls between the hours of 6:00 a.m. and 6:00 p.m. on weekdays. Notwithstanding anything in this Paragraph 2 to the contrary, (i) the garage parking stalls located in the Building E Garage on Development Parcel E of the Grantor's Property identified as the "Dedicated Garage Parking Stalls" as illustrated and depicted on the Phase 2 Shared Parking Exhibit attached hereto as Exhibit E and incorporated herein by this reference shall be available only for parking by the tenants of the commercial / retail space in Building E located on Development Parcel E of the Grantor's Property or their Permittees, and (ii) the garage or surface parking stalls located in the Building E Garage or otherwise located on Development Parcel E of the Grantor's Property identified as the "Dedicated Police Parking Stalls" as illustrated and depicted on the Phase 2 Shared Parking Exhibit attached hereto as Exhibit E and incorporated herein by this reference shall be available only for parking by the City of Tukwila Police Department or their Permittees, as long as the City of Tukwila maintains a lease agreement with TVDA or the Owner of Development Parcel E of the Grantor's Property 5 for occupancy of the Police Resource Center in Building E located on Development Parcel E of the Grantor's Property 3. Right of Entry. The Grantees, together with their successors, assigns and respective Permittees, shall each have the right, without prior notice or demand, and without prior institution of any suit or proceeding at law or equity, at any and all times, to enter upon (i) the Access Easement Area located on Development Parcels A, B and C of the Grantor's Property for purposes of vehicular or pedestrian access or circulation and parking in the Shared Parking Stalls located in the Shared Parking Area, and (ii) the access drive and adjacent sidewalks located between Building D and Building E on Development Parcel E of the Grantor's Property (the "South Access Drive and Sidewalks") for purposes of vehicular or pedestrian access or circulation and parking in the Restricted South Shared Garage Parking Stalls, the Restricted South Shared Surface Parking Stalls, the Unrestricted South Shared Garage Parking Stalls and the Unrestricted South Shared Surface Parking Stalls. KCLS and its Permittees shall have the right to enter upon the Dedicated Library Parking Area for parking purposes and the Owner of Development Parcel A of the Grantor's Property and its Permittees shall have the right to enter upon the Dedicated Developer Parking Areas for parking purposes. Notwithstanding the foregoing, (i) the Grantees shall be allowed to jointly regulate, by unanimous consent evidenced by a written instrument executed and delivered by each Grantee, the hours, duration or other limitations of use with respect to the Shared Parking Stalls located in the Shared Parking Area on Development Parcels A, B and C of the Grantor's Property and the Unrestricted South Shared Garage Parking Stalls and the Unrestricted South Shared Surface Parking Stalls located on Development Parcel E of the Grantor's Property; (ii) KCLS shall be allowed to unilaterally regulate the hours, duration or other limitations of use with respect to the Dedicated Library Parking Stalls located in the Dedicated Library Parking Area; and (iii) TVDA (or such other Grantee who acquires Development Parcel A from the City pursuant to the DDA) shall be allowed to unilaterally regulate the hours, duration or other limitations of use with respect to the surface parking stalls located in the Dedicated Developer Parking Areas at all times (the "Dedicated Developer Parking Stalls") and with respect to the Restricted South Shared Garage Parking Stalls and the Restricted South Shared Surface Parking Stalls between the hours of 6:00 a.m. and 6:00 p.m. on weekdays. 4. Construction of Roadways and Parking Area Improvements. The Grantor's Property, including the Access Easement Area, the Roadways, the adjacent Sidewalks, the Dedicated Library Parking Area, the Shared Parking Area and the Dedicated Developer Parking Areas, are currently unimproved. TVDA agrees to construct and install the following shared infrastructure improvements in accordance with the specifications set forth in the civil engineering plans approved by the City in connection with Phase 1 of the Tukwila Village Development: (i) the new access Roadways and adjacent Sidewalks, including paving and installation of curbs, gutters, storm water drainage, street lighting, directional signage, driveways, curb cuts and landscaping, located in the Access Easement Area on Development Parcels A and C, (ii) the new surface parking stalls, including grading, paving, installation of curbs, gutters, striping, lighting and landscaping, located in the Dedicated Library Parking Area, the Shared Parking Area and the Dedicated Developer Parking Areas on Development Parcels A and C, (iii) temporary access Roadways and pedestrian pathways (in lieu of new access Roadways and adjacent Sidewalks) located in the Access Easement Area on Development 6 Parcel B, and (iv) temporary surface parking areas (in lieu of new surface parking stalls) located in the Shared Parking Area on Development Parcel B (collectively, the "Phase 1 Shared Infrastructure Improvements"). TVDA agrees to construct and install the following shared infrastructure improvements in accordance with the specifications set forth in the civil engineering plans approved by the City in connection with Phase 3 of the Tukwila Village Development: (i) the new access Roadways and adjacent Sidewalks, including paving and installation of curbs, gutters, storm water drainage, street lighting, directional signage, driveways, curb cuts and landscaping, located in the Access Easement Area on Development Parcel B, and (ii) the new surface parking stalls, including grading, paving, installation of curbs, gutters, striping, lighting and landscaping, located in the Shared Parking Area on Development Parcel B (collectively, the "Phase 3 Shared Infrastructure Improvements"). KCLS, in its capacity as the Owner of the Library Parcel, and the Owners of Development Parcels A, B and C shall reimburse TVDA for their proportionate share of the allocable hard and soft costs attributable to the Phase 1 Shared Infrastructure Improvements and the Phase 3 Shared Infrastructure Improvements in accordance with the terms and conditions of that certain Development, Shared Infrastructure and Maintenance Agreement entered into by and between TVDA and KCLS (the "Development, Infrastructure and Maintenance Agreement"). "Owner" shall mean the holder of record of fee simple title to a Development Parcel or the Library Parcel, or its successors or assigns, and "Owners" shall mean each and every such Owner. KCLS, in its capacity as the Owner of the Library Parcel, and the Owners of Development Parcels A, B and C, respectively, shall have the right to install signage in the Dedicated Library Parking Area or Dedicated Developer Parking Areas, at their own expense, indicating that such parking areas and parking stalls are reserved for the exclusive use of the respective Owner and their Permittees as well as indicating any limitations on the hours, duration or other use of such parking areas and parking stalls which have been established by such Grantees in accordance with Section 3 above. TVDA agrees to construct and install the following infrastructure improvements in accordance with the specifications set forth in the civil engineering plans and building permit plans approved by the City in connection with Phase 2 of the Tukwila Village Development: (i) the new South Access Drive and Sidewalks, including paving and installation of curbs, gutters, storm water drainage, street lighting, directional signage, driveways, curb cuts and landscaping, located between Building D and Building E on Development Parcel E, (ii) the Building E Garage on Development Parcel E, including striping and lighting for the Restricted South Shared Garage Parking Stalls and the Unrestricted South Shared Garage Parking Stalls, and (iii) the new Restricted South Shared Surface Parking Stalls and Unrestricted South Shared Surface Parking Stalls, including grading, paving, installation of curbs, gutters, striping, lighting and landscaping, located on Development Parcel E (collectively, the "Phase 3 Infrastructure Improvements"). TVDA and the Owner of Development Parcel E shall be solely responsible for the hard and soft costs attributable to the Phase 2 Infrastructure Improvements. KCLS, in its capacity as the Owner of the Library Parcel, and the Owners of Development Parcels A, B and C, respectively, shall have no obligation to reimburse TVDA or the Owner of Development Parcel E for any portion of the hard and soft costs attributable to the Phase 2 Infrastructure Improvements. 5. Maintenance Obligation. From and after the date upon which the Phase 1 and Phase 3 Shared Infrastructure Improvements (collectively, the "Shared Infrastructure Improvements") are substantially completed, TVDA shall maintain the Shared Infrastructure 7 Improvements in good order, condition and repair in compliance with all applicable laws and in a manner comparable to other similar mixed-use developments of comparable size in Tukwila, Washington (the "Shared Maintenance Obligation"). The Shared Maintenance Obligation shall include (a) maintenance, cleaning and repairing of all paved surfaces in the Access Easement Area, the Dedicated Library Parking Area, the Shared Parking Area and the Dedicated Developer Parking Areas, including Roadways, adjacent Sidewalks, curbs, gutters, and surface parking stalls in a smooth and evenly covered condition, including sweeping, power washing, restriping, resealing and resurfacing, (b) periodic removal of litter, filth, ice and snow to the extent necessary to keep the Access Easement Area, the Dedicated Library Parking Area, the Shared Parking Area and the Dedicated Developer Parking Areas in a safe, clean and orderly condition, (c) maintenance and cleaning of directional signage and street lighting including replacement of bum out light bulbs, and (d) maintenance of landscaping and maintenance and repair of related irrigation systems located within the Roadways, adjacent Sidewalks or parking areas of the Access Easement Area, the Dedicated Library Parking Area, the Shared Parking Area and the Dedicated Developer Parking Areas. KCLS, in its capacity as the Owner of the Library Parcel, and the Owners of Development Parcels A, B and C shall reimburse TVDA for their proportionate share of the allocable ongoing costs attributable to the Shared Maintenance Obligation in accordance with the terms and conditions of the Development, Infrastructure and Maintenance Agreement and such other agreements as may be subsequently entered into by the Grantees. From and after the date upon which the Phase 2 Infrastructure Improvements are substantially completed, TVDA and the Owner of Development Parcel E shall maintain the Phase 2 Infrastructure Improvements in good order, condition and repair in compliance with all applicable laws and in a manner comparable to other similar mixed-use developments of comparable size in Tukwila, Washington. KCLS, in its capacity as the Owner of the Library Parcel, and the Owners of Development Parcels A, B and C, respectively, shall have no obligation to reimburse TVDA or the Owner of Development Parcel E for any portion of the ongoing costs attributable to the maintenance, cleaning, repair or lighting of the Phase 2 Infrastructure Improvements. 6. Running With the Land. The Easements granted hereunder and the rights and obligations of the Grantor and Grantees hereunder shall run with the land, are appurtenant to and concern Parcels A, B, C, D and E of the Recorded Lot Consolidation, and shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns. 7. Indemnification. Each Grantee shall protect, indemnify, defend and hold harmless the Grantor and the other Grantees from any and all claims, demands, losses, damages, expenses (including reasonable attorneys' fees and costs), liens, charges, judgments, proceedings, causes of action and liability of every kind and description, including personal injury or death and for any damage to or loss or destruction of property whatsoever suffered by the Grantor or such other Grantees resulting from the negligent or willful act or omission of the indemnifying Grantee or arising from the exercise or performance or non-performance of any of the rights or obligations of such indemnifying Grantee as set forth in this Access & Shared Parking Easement and Maintenance Agreement; provided, however, that, the indemnifying Grantee shall not be obligated to indemnify Grantor and the other Grantees for any such claim or liability to the extent (if any) caused by the negligence or concurrent negligence or willful act or omission of 8 the Grantor, any other Grantees or their respective employees or agents to the maximum extent permitted by law including the provisions of RCW 4.24.115, as now or hereafter amended. 8. Compliance With Laws. TVDA shall construct and install the Shared Infrastructure Improvements in a good and workmanlike manner and in compliance with all applicable statutes, ordinances, rules and regulations of all governing public authorities as those statutes, ordinances, rules and regulations are amended from time to time, free of liens, free of defects in work and materials, and with all costs timely paid for, in substantial compliance with the Approved Construction Drawings as defined in the Development, Infrastructure and Maintenance Agreement. 9. Conditions Precedent. The rights and obligations of the Grantees hereunder shall be contingent on the recording of the Recorded Lot Consolidation, and (i) the rights and obligations of TVDA and its successors or assigns hereunder shall be contingent upon the conveyance by the City of Development Parcels A, B, C and E to TVDA or an affiliate or assignee thereof pursuant to the DDA, and (ii) the rights and obligations of KCLS and its successors or assigns hereunder shall be contingent upon the conveyance by the City of the Library Parcel to KCLS or an affiliate or assignee thereof pursuant to the KCLS Purchase Contract. 10. Default; Injunctive Relief. In the event of a breach of any of the covenants or agreements set forth in this Access & Shared Parking Easement and Maintenance Agreement, the parties shall be entitled to any and all remedies available at law or equity, including, but not limited to the equitable remedies of specific enforcement or mandatory or prohibitory injunction issued by a court of competent jurisdiction. Notwithstanding the foregoing or any rights at law or in equity, in no event shall any default or breach of this Access & Shared Parking Easement and Maintenance Agreement terminate or entitle Grantor or any Grantee or any of their successors or assigns to terminate this Access & Shared Parking Easement and Maintenance Agreement or the access and parking easements granted hereunder. 11. Attorneys' Fees. In the event of any litigation, mediation, arbitration or other proceeding brought to enforce or interpret or otherwise arising out of this Access & Shared Parking Easement and Maintenance Agreement, including any appeals, the prevailing party in such proceeding or other legal action shall be entitled to recover, from the non -prevailing party, the prevailing party's reasonable attorneys' fees, costs and disbursements. 12. Modifications. This Access & Shared Parking Easement and Maintenance Agreement may be modified only by a written instrument executed by the Grantees who comprise the then existing Owners of Parcels A, B, C, D and E of the Recorded Lot Consolidation. 13. No Public Dedication; Restrictions on Grant of Future Access and Parking Easements. Nothing contained herein shall be deemed to be a dedication of any portion of the Grantor's Property or any Parcel or portion thereof to the general public. Neither Grantor nor any Grantee shall grant any third party (other than its respective Permittees) any easement, license or other rights to use the Access Easement Area for vehicular or pedestrian access or to park in any parking areas then located on the Grantor's Property, including, but not limited to, the Shared 9 Parking Area, the Dedicated Library Parking Area, the Dedicated Developer Parking Areas, the Building E Garage, or the Restricted South Shared Surface Parking Stalls and Unrestricted South Shared Surface Parking Stalls located on Development Parcel E. Notwithstanding anything in this Access & Shared Parking Easement and Maintenance Agreement to the contrary, the Grantor or TVDA shall be allowed to (i) grant a permanent, non-exclusive easement for vehicular and pedestrian access over the Roadways situated in the Access Easement Area and the adjacent Sidewalks (the "Additional Access Easement No. 1") to and from the Normandy Court Apartments located at 14225 — 42nd Avenue South, Tukwila, WA, King County Assessor Parcel No. 611110-0000 (the "Additionally Benefited Property No. 1") and Tukwila International Boulevard and S. 144th Street, for the benefit of Normandy Court Holdings, a Washington limited liability company ("Normandy Court Holdings"), the owner of the Additionally Benefited Property No. 1, and their Permittees (collectively, the "Normandy Court Parties"), and (ii) grant a permanent, non-exclusive easement for vehicular access over the Roadways situated in the Access Easement Area (the "Additional Access Easement No. 2") solely for emergency vehicle access to and from the Samara Apartments located at 14201 — 42nd Avenue South, Tukwila, WA, King County Assessor Parcel Nos. 152304-9279 and 152304-9191 (the "Additionally Benefited Property No. 2") and Tukwila International Boulevard and S. 144th Street, for the benefit of Samara Hubner, Inc., a Washington corporation ("Samara Hubner, Inc."), the owner of the Additionally Benefited Property No. 2, and their emergency vehicle Permittees (collectively, the "Samara Parties"). The Additional Access Easement No. 1 shall be substantially in accordance with the form of Access Easement attached as Attachment C3 to the Temporary Access Easement dated as of February 10, 2014, which Temporary Access Easement was recorded February 20, 2014 in the official records of King County, Washington under King County Recording No. 20140220000560 the form of which was attached as Exhibit C to City of Tukwila Ordinance No. 2429 concerning the vacation of 41st Avenue South. The Additional Access Easement No. 2 shall be substantially in accordance with the form of Access Easement attached as Attachment D3 to the Temporary Access Easement dated as of February 10, 2014, which Temporary Access Easement was recorded February 20, 2014 in the official records of King County, Washington under King County Recording No. 20140220000561, the form of which was attached as Exhibit D to City of Tukwila Ordinance No. 2429 concerning the vacation of 41' Avenue South. The Normandy Court Parties and the Samara Parties shall be specifically prohibited from using any of the Shared Parking Stalls, the Dedicated Library Parking Stalls, the Dedicated Developer Parking Stalls, the Restricted South Shared Garage Parking Stalls, the Unrestricted South Shared Garage Parking Stalls, the Restricted South Shared Surface Parking Stalls, and the Unrestricted South Shared Surface Parking Stalls, located on the Grantor's Property. 14. Governing Law. This Access & Shared Parking Easement and Maintenance Agreement shall be governed by and construed and enforced in accordance with the laws of the State of Washington and venue of any proceeding or other legal action brought to enforce or interpret or otherwise arising out of this Access & Shared Parking Easement and Maintenance Agreement shall lie exclusively in King County Superior Court. 15. Recording. Upon its execution, this Access & Shared Parking Easement and Maintenance Agreement shall be recorded in the real property records of King County, Washington in conjunction with the recording of the Recorded Lot Consolidation. 10 Signature Page IN WITNESS WHEREOF, the undersigned Grantor has executed this Access & Shared Parking Easement and Maintenance Agreement effective as of the day and year first above written. Grantor: CITY OF TUKWILA, Washington non -charter optional municipal code city By: Name: Title: 11 ACKNOWLEDGMENT STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I HEREBY CERTIFY that on this day of , 20_, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared , to me known to be the of the of the CITY OF TUKWILA, a Washington non -charter optional municipal code city, the municipal code city that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said municipal code city for the uses and purposes therein mentioned, and on oath stated that he or she was authorized to execute said instrument on behalf of said municipal code city. WITNESS my hand and official seal the day and year certificate first above written. (Print Name) Residing at My appointment expires 12 EXHIBIT A LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY [See the attached Legal Description for the Grantor's Property] LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY PARCEL A That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94 feet to the TRUE POINT OF BEGINNING; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°5517" West; THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 31.50 feet along said North line; THENCE North 01°27'24" East, 65.00 feet; THENCE North 07°15'12" West, 135.11 feet; THENCE South 73°14'00" West, 151.66 feet to the East margin of Tukwila International Boulevard, being a point on a non -tangent curve, the radius of which bears North 80°0916" West; THENCE Southerly along said East margin, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 10°02'33", and an arc length of 343.54 feet to a point which bears North 70°32'36" West from the TRUE POINT OF BEGINNING; THENCE South 70°32'36" East, 119.35 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel A, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL B That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter, THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; 1 of 3 THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet being the TRUE POINT OF BEGINNING; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 194.14 feet along said North line to the Northeast corner of said Plat; THENCE South 01°2724" West, 379.50 feet along the East line of said Plat to said North margin; THENCE North 87°35'31" West, 152.18 feet along said North margin; THENCE North 01°27'33" East, 155.53 feet to a point on a non -tangent curve, the radius of which bears North 88°32'36" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 64.00 feet, through a central angle of 83°02'24", and an arc length of 92.76 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel B, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL C That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. TRUE POINT OF BEGINNING; THENCE North 20°06'52" East, 155.94 THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE northeasterly along the arc of a curve concave to the northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE southeasterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 132°33'59", and an arc length of 148.08 feet; THENCE South 01°27'33" West, 155.53 feet to said North margin; THENCE North 87°35'31" West, 31.40 feet along said North margin; THENCE North 02°27'55" East, 2.40 feet along said North margin; THENCE North 84°49'09" West, 141.70 feet along said North margin; THENCE North 87°35'35" West, 16.29 feet to along said North margin the TRUE POINT OF BEGINNING. (Also known as Parcel C, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL D That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: 2 of 3 COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. TRUE POINT OF BEGINNING; THENCE North 87°35'35" West, 125.26 feet to the East margin of Tukwila International Boulevard; THENCE North 20°06'52" East, 184.93 feet along said East margin to a point of tangency; THENCE Northerly along said East margin, along the arc of a curve to the left, having a radius of 1,960.00 feet, through a central angle of 00°13'35", and an arc length of 7.74 feet; THENCE South 70°32'36" East, 119.35 feet to a point which bears North 20°06'52" East from the TRUE POINT OF BEGINNING; THENCE South 20°06'52" West, 155.94 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel D, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL E That portion of Lots 12 through 15, inclusive, Block 2, Plat of Adams Home Tracts recorded in Volume 11, and page 31, records of King County, Washington, being in the Northeast quarter of the Northwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: BEGINNING at the intersection of the South margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. and the East line of said Lot 15; THENCE South 01°06'33" West, 280.19 feet along said East line to a point on a line parallel with and 11.50 feet North of the South line of said Lot 15; THENCE North 87°39'54" West, 97.12 feet; THENCE South 01°06'50" West, 11.50 feet to the South line of said Lot 15; THENCE North 87°39'54" West, 97.33 feet along said South line and the South line of said Lot 14 to a point on a line parallel with and 60.00 feet East of the West line of said Lot 14; THENCE North 01°07'07" East, 125.03 feet along said parallel line to a point on a line parallel with and 125.00 feet North of the South line of said Lot 14; THENCE North 87°39'54" West, 198.12 feet along said parallel line to the East margin of Tukwila International Boulevard; THENCE North 20°06'52" East, 160.87 feet to that portion conveyed to the State of Washington by deed recorded under King County Recording No. 9603260430; THENCE South 69°53'08" East, 5.00 feet along said East margin; THENCE North 20°06'52" East, 20.00 feet along said East margin; THENCE North 69°55'50" East, 2.71 feet along said East margin to said South margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. THENCE South 87°35'35" East, 161.55 feet along said South margin; THENCE South 02°24'25" West, 8.39 feet along said South margin; THENCE South 88°52'26" East, 164.98 feet to the TRUE POINT OF BEGINNING. 3 of 3 EXHIBIT B LEGAL DESCRIPTION FOR THE ACCESS EASEMENT AREA [See the attached Legal Description for the Access Easement] LEGAL DESCRIPTION ACCESS EASEMENT That portion of Parcels A, B and C of City of Tukwila Lot Consolidation No.L13-021, recorded under King County Recording No. , more particularly described as follows: COMMENCING at the Southeast corner of said Parcel B; THENCE North 87°35'31" West, 139.18 feet along the South line of said Parcel C to the TRUE POINT OF BEGINNING; THENCE North 01°27'33" East, 155.74 feet to a point on a non -tangent curve, the radius of which bears North 88°32'36" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 77.00 feet, through a central angle of 59°20'42", and an arc length of 79.75 feet to a point of reverse curvature; THENCE Northwesterly along the arc of a curve to the right, having a radius of 30.00 feet, through a central angle of 66°18'18", and an arc length of 34.72 feet; THENCE North 08°25'00" East, 71.74 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 213.00 feet, through a central angle of 06°57'36", and an arc length of 25.87 feet; THENCE North 01°27'24" East, 108.76 feet to a point on a non -tangent curve, the radius of which bears South 68°07'36" East; THENCE Northeasterly along the arc of a curve concave to the Southeast, having a radius of 2.00 feet, through a central angle of 18°19'51", and an arc length of 0.64 feet to a point of compound curvature; THENCE Northeasterly along the arc of a curve to the right, having a radius of 9.98 feet, through a central angle of 50°49'27", and an arc length of 8.85 feet; THENCE South 88°58'18" East, 7.92 feet to the East line of said Parcel A; THENCE North 07°15'12" West, 28.29 feet along said East line; THENCE North 88°32'36" West, 3.73 feet to a point on a non -tangent curve, the radius of which bears North 06°07'01" East; THENCE Northwesterly along the arc of a curve concave to the Northeast, having a radius 0110.08 feet, through a central angle of 72°43'12", and an arc length of 12.79 feet to a point on a non - tangent curve, the radius of which bears South 78°59'31" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 46.00 feet, through a central angle of 77°32'07", and an arc length of 62.25 feet; THENCE North 88°32'36" West, 42.62 feet to a point of tangency; THENCE Westerly along the arc of a curve to the right, having a radius of 100.73 feet, through a central angle of 11°01'16", and an arc length of 19.38 feet; THENCE North 80°15'52" West, 17.62 feet to the North line of said Parcel A; THENCE South 73°14'00" West, 21.80 feet along said North line to the Northwest comer of said Parcel A, being to a point on a non -tangent curve, the radius of which bears North 80°09'16" West; THENCE Southerly along the West line of said Parcel A, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 00°28'32", and an arc length of 16.27 feet; Project Name: Tukwila Village November 6, 2014 Revised December 2, 2014 BDG 15255L.026.doc Exhibit 15255EXH26-ACC.dwg Page 1 of 2 THENCE South 80°15'52" East, 36.64 feet to a point on a non -tangent curve, the radius of which bears North 12°10'48" East; THENCE Easterly along the arc of a curve concave to the North, having a radius of 126.73 feet, through a central angle of 10°43'25", and an arc length of 23.72 feet; THENCE South 88°32'36" East, 42.62 feet to a point of tangency; THENCE Southeasterly along the arc of a curve to the right, having a radius of 20.00 feet, through a central angle of 90°00'00", and an arc length of 31.42 feet; THENCE South 01°27'24" West, 138.99 feet to a point of tangency; THENCE Southerly along the arc of a curve to the right, having a radius of 187.00 feet, through a central angle of 06°57'36", and an arc length of 22.72 feet; THENCE South 08°25'00" West, 71.74 feet to a point of tangency; THENCE Southwesterly along the arc of a curve to the right, having a radius of 30.00 feet, through a central angle of 66°18'18", and an arc length of 34.72 feet to a point of reverse curvature; THENCE Southwesterly along the arc of a curve to the left, having a radius of 77.00 feet, through a central angle of 24°5319", and an arc length of 33.45 feet to a point of reverse curvature; THENCE Westerly along the arc of a curve to the right, having a radius of 30.00 feet, through a central angle of 42°57'03", and an arc length of 22.49 feet; THENCE North 71°14'17" West, 104.01 feet; THENCE North 70°32'36" West, 6.50 feet to the West line of said Parcel A, being to a point on a non -tangent curve, the radius of which bears North 71°23'01" West; THENCE Southerly along said West line, along the arc of a curve concave to the West, having a radius of 1,980.00 feet, through a central angle of 00°45'36", and an arc length of 26.00 feet; THENCE South 70°32'36" East, 6.30 feet; THENCE South 71°33'50" East, 111.52 feet to a point on a non -tangent curve, the radius of which bears North 03°43'25" East; THENCE Easterly along the arc of a curve concave to the North, having a radius of 53.00 feet, through a central angle of 44°50'01", and an arc length of 41.47 feet to a point of reverse curvature; THENCE Southeasterly along the arc of a curve to the right, having a radius of 51.00 feet, through a central angle of 132°34'01", and an arc length of 118.00 feet; THENCE South 01°27'24" West, 155.31 feet to the South line of said Parcel C; THENCE South 87°35'31" East, 26.00 feet along the South lines of said Parcels C and B to the TRUE POINT OF BEGINNING. Project Name: Tukwila Village November 6, 2014 Revised December 2, 2014 BDG 15255L.026.doc Exhibit: 15255EXH26-ACC.dwg Page 2 of 2 GRAPHIC SCALE 75 150 = 150 FEET 300 ACCESS EASEMENT 8. 144TH Date/Time:12/3/2014 8:12 AM KIM ANDERSON Fite:P:\ 15000s\ 15255\survey\15255tEXH26—ACC.dwg SCALE: HORIZONTAL 1 "=150' VERTICAL N/A G HA v 18215 72ND AVENUE SOUTH 4' KENT. WA 98032 (425)251-6222 (425)251-8782 FAX } CML ENGINEERING, LAND (,i '~ �� PLANNING. SURVEYING, arxiot ENVIRONMENTAL SERVICES For: TUKWILA VILLAGE JOB NUMBER 15255 15255L.026.DOC Title: ACCESS EASEMENT SHEET DESIGNED XXX 'DRAWN BDG CHECKED BDG IAPPROVED BDG I DATE 10-29-14 EXHIBIT D ILLUSTRATION OF THE DEDICATED LIBRARY PARKING AREA, THE SHARED PARKING AREA AND THE DEDICATED DEVELOPER PARKING AREAS [See the attached Surface Parking Exhibit] 0 z w w J z cc w w cc o z QI ¢ ccW W a 0- 0 0 J J 0 6 0 til ▪ z 1- z�[ w< wQ 0 CL 0 C 1 - 1 SHARED PARKfNG AREA to November 10, 2014 g PHASE 2: SHARED PARKING LEGEND COLOR STALLS DESCRIPTION UNRESTRICTED SHARED GARAGE PARKING STALLS KCESTRICTEDHRED GARAGE PARKING STALLS �. [EVENINGS$ KENDS ONLY ,. UNRESTRICTED SHARED SURFACE PARKING STALLS ES ICTE!SHARED SURFACE PARKING STALLS &WEEKENDS ONLY IlitafteaND GARAGE PARKING STALLS DEDICATED POLICE PARKING STALLS / TOTAL PARKING STALLS '(1)ON-STREET PARALLEL STALL .... _ . Y:uIL 5 �S. After recording return to: CITY OF TUKWILA Public Works Department 6200 Southcenter Boulevard Tukwila, Washington 98188 UTILITY EASEMENT AND MAINTENANCE AGREEMENT Grantor(s): 1. City of Tukwila Grantee(s): 1. City of Tukwila; 2. Tukwila Village Development Associates, LLC; 3. Seattle City Light; and , 4. Puget Sound Energy - — Legal Description (Abbreviated): Portion of Parcels A, B, and C, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. Complete Legal Description is set forth on Exhibit B attached hereto. Assessor's Property Tax Parcel / Acct. No(s).: [ 1 Assessor's Property Tax # not yet assigned. Title(s) and Reference No(s). of Related Documents: City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. 1 UTILITY EASEMENT AND MAINTENANCE AGREEMENT The undersigned, the CITY OF TUKWILA, a Washington non -charter optional municipal code city (the "City" or the "Grantor"), hereby retains for the benefit of the City, in its capacity as the legal and beneficial owner of certain parcels of real property legally described on Exhibit A attached hereto (collectively, the "Grantor's Property"), and for its successors and assigns, and hereby grants, conveys and warrants to TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC, a Washington limited liability company ("TVDA"), and its successors and assigns, SEATTLE CITY LIGHT, a division of the City of Seattle, a Washington municipal corporation ("SCL"), and its successors and assigns, and PUGET SOUND ENERGY, a Washington corporation ("PSE"), and its successors and assigns (hereinafter, the City, TVDA, SCL and PSE, each, a "Grantee" and, collectively, the "Grantees"), a permanent easement for, among other things, the construction, installation, operation and maintenance of (i) underground electrical power lines, cables, conduit, junction boxes, vaults, meters and appurtenances thereto (the "Electrical Power Easement"); (ii) underground natural gas lines, meters and appurtenances thereto (the "Natural Gas Easement"); and (iii) underground telecommunications lines and cables, including telephone lines, coaxial cables for broadband cable TV and internet, fiber optic cables, and related conduit, vaults and appurtenances thereto (the "Telecommunications Easement" and, collectively, together with the Electrical Power Easement and the Natural Gas Easement, the "Easement") as more particularly described as follows: 1. Nature and Location of Easement. The Easement retained or granted by Grantor shall be a perpetual easement, for the individual benefit of each designated Grantee and the collective benefit of all Grantees, upon, over, under, across and through a portion of the Grantor's Property, as legally described on the Legal Description attached hereto as Exhibit B and as illustrated and depicted on the Survey Map attached hereto as Exhibit C and incorporated herein by this reference (the "Easement Area"), for purposes of (i) constructing, laying, installing, maintaining, inspecting, repairing, removing, replacing, renewing, using and operating underground electrical power lines, together with all related cables, conduit, junction boxes, vaults, meters, facilities, connections and appurtenances (collectively, the "Electrical Power Facilities"), and facilitating the conveyance and supply of electrical power in connection with the provision of electrical utility service by SCL to the Grantor's Property, (ii) constructing, laying, installing, maintaining, inspecting, repairing, removing, replacing, renewing, using and operating underground natural gas lines, together with all related meters, facilities, connections and appurtenances (collectively, the "Natural Gas Facilities"), and facilitating the conveyance and supply of natural gas in connection with the provision of natural gas utility service by PSE to the Grantor's Property, and (iii) constructing, laying, installing, maintaining, inspecting, repairing, removing, replacing, renewing, using and operating underground telecommunications lines and cables, including telephone lines, coaxial cables for broadband cable TV and internet, fiber optic cables, together with all related cables, conduit, splitters, vaults, facilities, connections and appurtenances (collectively, the 2 "Telecommunications Facilities"), and facilitating the provision of telecommunications services to the Grantor's Property, collectively, to facilitate the acquisition and development of the Grantor's Property by TVDA, an affiliate thereof or their successors and assigns, pursuant to the terms and conditions of that certain Disposition and Development Agreement dated as of October 30, 2013 (the "DDA") entered into by and between the Grantor and TVDA which gives TVDA the exclusive right to acquire and develop the Grantor's Property, including the right of ingress and egress thereto for such purposes (collectively, the "Intended Purposes"). 2. Right of Entry. The City, TVDA and SCL each shall have the right, without prior notice and without prior institution of any suit or proceeding at law or equity, at any and all times as may be reasonably necessary, to enter upon the Easement Area of the Grantor's Property for any of the Intended Purposes in connection with the Electrical Power Facilities. The City, TVDA and PSE each shall have the right, without prior notice and without prior institution of any suit or proceeding at law or equity, at any and all times as may be reasonably necessary, to enter upon the Easement Area of the Grantor's Property for any of the Intended Purposes in. connection with the Natural Gas Facilities. The City and TVDA each shall have the right, without prior notice and without prior institution of any suit or proceeding at law or equity, at any and all times as may be reasonably necessary, to enter upon the Easement Area of the Grantor's Property for any of the Intended Purposes in connection with the Telecommunications Facilities. The City and TVDA, and their successors and assigns, shall be allowed to grant a substantially similar Telecommunications Easement to preferred telecommunications providers for the construction, installation, operation, maintenance, repair or replacement of Telecommunications Facilities, consistent with the terms and conditions of this Easement. In addition to the foregoing rights granted to the Grantees, the Grantees and their authorized contractors, engineers, surveyors, consultants, employees, and agents hereunder shall have the right to enter and use the Easement Area for necessary surveys, potholing, staking, construction and construction staging related to the construction and installation of the Electrical Power Facilities, the Natural Gas Facilities and the Telecommunications Facilities. Each Grantee agrees to restore the Easement Area and any improvements thereon as nearly as possible to its condition prior to any disturbance to the Easement Area or any improvements thereon resulting from such Grantee's activities including (but not limited to) construction, installation, operation, maintenance, repair or replacement of the Electrical Power Facilities, the Natural Gas Facilities and the Telecommunications Facilities. 3. Lot Consolidation., Phased Development. Pursuant to the DDA, TVDA is the contract purchaser of certain real property (collectively, the "Tukwila Village Property") including the Grantor's Property more particularly described on Exhibit A attached hereto. As contemplated in the DDA, TVDA has submitted a Phased Development Plan to the City with respect to the proposed development of the Tukwila Village Property in three (3) phases (the "Phased Development Plan") collectively referred to as the "Tukwila Village Development." In addition, as contemplated in the DDA, TVDA has submitted a lot consolidation application designated as Lot Consolidation No. L13-021 (the "Lot Consolidation") to the City for the purposes of consolidating the existing parcels of real property owned by the City which includes the Tukwila Village Property and creating several new parcels in a configuration that will facilitate (i) the acquisition of the Tukwila Village Property by TVDA in four (4) separate and 3 distinct development parcels (each, a "Development Parcel" and collectively, the "Development Parcels") and the development of such Development Parcels in three (3) separate and distinct development phases consistent with the Phased Development Plan, and (ii) the acquisition of a separate and distinct parcel by the King County Library System ("KCLS") for purposes of the development, construction and operation of a new library branch (the "Library Parcel"). This Easement is being recorded in conjunction with the Lot Consolidation, as approved and recorded by the City (the "Recorded Lot Consolidation"). The Development Parcels consist of Parcels A, B, C and E of the Recorded Lot Consolidation. The Library Parcel consists of Parcel D of the Recorded Lot Consolidation. Phase 1 of the Tukwila Village Development is intended be located on Development Parcel A, together with the development of a Community Building, an Outdoor Plaza and related improvements on Development Parcel C. Phase 2 of the Tukwila Village Development is intended be located on Development Parcel E. Phase 3 of the Tukwila Village Development is intended be located on Development Parcel B. The Grantor's Property legally described on Exhibit A attached hereto consists of Development Parcels A, B and C, which are intended to be developed as Phase 1 and Phase 3 of the Tukwila Village Development. 4. Construction and Maintenance. The "Electrical Power Facilities," the "Natural Gas Facilities" and the "Telecommunications Facilities" referenced in Paragraph 1 of this Easement and elsewhere in this Easement are the Electrical Power Facilities, the Natural Gas Facilities and the Telecommunications Facilities serving Phase 1 and Phase 3 of the Tukwila Village Development. TVDA shall be responsible for the design, engineering, development, construction, installation, maintenance and repair of the Electrical Power Facilities, the Natural Gas Facilities and the Telecommunications Facilities serving Phase 1 and Phase 3 of the Tukwila Village Development. The civil engineering plans and architectural plans, to the extent they reflect the design of the Electrical Power Facilities, shall be subject to the approval of both SCL and the City. The civil engineering plans and architectural plans, to the extent they reflect the design of the Natural Gas Facilities, shall be subject to the approval of both SCL and the City. The construction and installation of the Electrical Power Facilities and the Natural Gas Facilities shall be pursuant to the applicable civil engineering permits, site development permits and building permits from the City with respect to Phase 1 or Phase 3 of the Tukwila Village Development. TVDA shall be initially responsible for the costs attributable to the design and engineering of the Electrical Power Facilities, the Natural Gas Facilities and the Telecommunications Facilities (the "Soft Costs") and the costs attributable to the construction and installation of the Electrical Power Facilities, the Natural Gas Facilities and the Telecommunications Facilities (the "Hard Costs"), although such Hard Costs and Soft Costs (collectively, the "Shared Hard & Soft Costs") shall be allocable to and reimbursable by the owners of the Development Parcels A, B and C who acquire such Development Parcels from the City pursuant to the DDA and become the successors or assignees of the City or TVDA as Grantees hereunder (each, a "Development Parcel Owner" and collectively, the "Development Parcel Owners"). Unless otherwise agreed to by the affected parties, the Shared Hard & Soft Costs shall be allocated among the Development Parcel Owners and reimbursed to TVDA by them in accordance with their "Proportionate Share" which shall mean the following percentages with respect to the Development Parcel Owner of each of the following Development Parcels: 4 Development Parcel A 39.492% Development Parcel B 40.843% Development Parcel C 19.665% Total 100.000% TVDA and the Development Parcel Owners shall cause their contractors who perform the construction and installation of the Electrical Power Facilities, the Natural Gas Facilities and the Telecommunications Facilities to use their best efforts to coordinate their respective construction activities and the activities of their respective subcontractors to avoid any unnecessary delays or conflicts with the Grantor, other Grantees or KCLS. The Easement Area shall be kept free from unnecessary obstructions, both during and after completion of the construction and installation of the Electrical Power Facilities, the Natural Gas Facilities and the Telecommunications Facilities. Each Development Parcel Owner who becomes a successor or assignee of the City or TVDA as a Grantee hereunder shall, at its sole cost and expense, maintain or cause to be maintained in good order, condition and repair, the Easement Area and any improvements located thereon with respect to any Development Parcel owned by it. The Development Parcel Owners who become successors or assignees of the City or TVDA as Grantees hereunder shall be jointly responsible for the ongoing costs of maintenance, repair and replacement of the Electrical Power Facilities, the Natural Gas Facilities and the Telecommunications Facilities (the "Shared Maintenance and Repair Obligation"). Unless otherwise agreed to by the affected parties, the Shared Maintenance and Repair Obligation shall be allocated among the Development Parcel Owners and either paid by them or reimbursed to TVDA by them in accordance with their "Proportionate Share" as defined herein. 5. Running With the Land. The rights and obligations of the Grantor and Grantees shall run with the land and shall inure to the benefit of and be binding upon their respective successors and assigns. 6. Indemnification. Each Grantee shall protect, indemnify, defend, and hold harmless the Grantor and the other Grantees from any and all claims, demands, loss, damage, expense (including reasonable attorneys' fees and costs), liens, charges, judgments, proceedings, causes of action and liability of every kind and description, including personal injury or death and for any damage to or loss or destruction of property whatsoever suffered by the Grantor or such other Grantees resulting from the negligent or willful act or omission of the indemnifying Grantee or arising from the exercise or performance or non-performance of any of the rights or obligations of such indemnifying Grantee as set forth in this Easement; provided that, the indemnifying Grantee shall not be obligated to indemnify Grantor and the other Grantees for the portion of any such claim or liability (if any) caused by the sole or contributory negligence or willful act or omission of the Grantor, any other Grantees or their agents. 7. Compliance With Laws. TVDA shall construct and install the Electrical Power Facilities, the Natural Gas Facilities and the Telecommunications Facilities in a workmanlike manner and in compliance with the applicable statutes, ordinances, rules and regulations of all 5 governing public authorities as those statures, ordinances, rules and regulations are amended from time to time. 8. Conditions Precedent. The rights and obligations of the Grantees hereunder shall be contingent on the conveyance by the City of Development Parcels A and C to TVDA or an affiliate or assignee thereof pursuant to the DDA. 9. Attorneys' Fees. In the event of litigation or other legal action, including alternative dispute resolution, with respect to the enforcement or interpretation of this Easement, including appeals, the prevailing party in such litigation or other legal action shall be entitled to recover, from the non -prevailing party, the prevailing party's reasonable attorneys' fees, costs and disbursements. 10. Modifications. This Easement may be modified only by a written instrument executed by the Grantor and the then existing Grantees. 11. Recording. Upon its execution, this Easement shall be recorded in the real property records of King County, Washington in conjunction with the recording of the Recorded Lot Consolidation. DATED this day of , 20_. [The remainder of this page is intentionally left blank. The executing signature of the Grantor is on the following Signature Page.] 6 Signature Page IN WITNESS WHEREOF, the undersigned Grantor has executed this Easement effective as of the day and year first above written. Grantor: CITY OF TUKWILA, Washington non -charter optional municipal code city By: Name: Title: 7 ACKNOWLEDGMENT STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I HEREBY CERTIFY that on this day of , 20, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared , to me known to be the of the of the CITY OF TUKWILA, a Washington non -charter optional municipal code city, the municipal code city that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said municipal code city for the uses and purposes therein mentioned, and on oath stated that he or she was authorized to execute said instrument on behalf of said municipal code city. WITNESS my hand and official seal the day and year certificate first above written. (Print Name) Residing at My appointment expires 8 EXHIBIT A LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY [See the attached Legal Description for the Grantor's Property] LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY PARCEL A That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94 feet to the TRUE POINT OF BEGINNING; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 31.50 feet along said North line; THENCE North 01°27'24" East, 65.00 feet; THENCE North 07°15'12" West, 135.11 feet; THENCE South 73°14'00" West, 151.66 feet to the East margin of Tukwila International Boulevard, being a point on a non -tangent curve, the radius of which bears North 80°09'16" West; THENCE Southerly along said East margin, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 10°02'33", and an arc length of 343.54 feet to a point which bears North 70°32'36" West from the TRUE POINT OF BEGINNING; THENCE South 70°32'36" East, 119.35 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel A, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL B That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; 1 of 2 THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet being the TRUE POINT OF BEGINNING; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 194.14 feet along said North line to the Northeast corner of said Plat; THENCE South 01°27'24" West, 379.50 feet along the East line of said Plat to said North margin; THENCE North 87°35'31" West, 152.18 feet along said North margin; THENCE North 01°27'33" East, 155.53 feet to a point on a non -tangent curve, the radius of which bears North 88°32'36" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 64.00 feet, through a central angle of 83°02'24", and an arc length of 92.76 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel B, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL C That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. TRUE POINT OF BEGINNING; THENCE North 20°06'52" East, 155.94 THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE northeasterly along the arc of a curve concave to the northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE southeasterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 132°33'59", and an arc length of 148.08 feet; THENCE South 01°27'33" West, 155.53 feet to said North margin; THENCE North 87°35'31" West, 31.40 feet along said North margin; THENCE North 02°27'55" East, 2.40 feet along said North margin; THENCE North 84°49'09" West, 141.70 feet along said North margin; THENCE North 87°35'35" West, 16.29 feet to along said North margin the TRUE POINT OF BEGINNING. (Also known as Parcel C, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) 2 of 2 EXHIBIT B LEGAL DESCRIPTION FOR THE EASEMENT AREA [See the attached Legal Description for the Utility Easement & Maintenance Agreement] LEGAL DESCRIPTION UTILITY EASEMENT & MAINTENANCE AGREEMENT That portion of Parcels A, B and C of City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. , more particularly described as follows: COMMENCING at the Southeast corner of said Parcel B; THENCE North 87°35'31" West, 139.18 feet along the South Zine of said Parcel C to the TRUE POINT OF BEGINNING; THENCE North 01 °27'33" East, 155.74 feet to a point on a non -tangent curve, the radius of which bears North 88°32'36" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 77.00 feet, through a central angle of 59°20'42", and an arc length of 79.75 feet to a point of reverse curvature; THENCE Northwesterly along the arc of a curve to the right, having a radius of 30.00 feet, through a central angle of 66°18'18", and an arc length of 34.72 feet; THENCE North 08°25'00" East, 71.74 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 213.00 feet, through a central angle of 06°57'36", and an arc length of 25.87 feet; THENCE North 01°27'24" East, 108.76 feet to a point on a non -tangent curve, the radius of which bears South 68°07'36" East; THENCE Northeasterly along the arc of a curve concave to the Southeast, having a radius of 2.00 feet, through a central angle of 18°19'51", and an arc length of 0.64 feet to a point of compound curvature; THENCE Northeasterly along the arc of a curve to the right, having a radius of 9.98 feet, through a central angle of 50°49'27", and an arc length of 8.85 feet; THENCE South 88°58'18" East, 7.92 feet to the East line of said Parcel A; THENCE North 07°15'12" West, 28.29 feet along said East line; THENCE North 88°32'36" West, 3.73 feet to a point on a non -tangent curve, the radius of which bears North 06°07'01" East; THENCE Northwesterly along the arc of a curve concave to the Northeast, having a radius of 10.08 feet, through a central angle of 72°43'12", and an arc length of 12.79 feet to a point on a non - tangent curve, the radius of which bears South 78°59'31" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 46.00 feet, through a central angle of 77°32'07", and an arc length of 62.25 feet; THENCE North 88°32'36" West, 42.62 feet to a point of tangency; THENCE Westerly along the arc of a curve to the right, having a radius of 100.73 feet, through a central angle of 11°01'16", and an arc length of 19.38 feet; THENCE North 80°15'52" West, 17.62 feet to the North line of said Parcel A; THENCE South 73°14'00" West, 21.80 feet along said North line to the Northwest corner of said Parcel A, being to a point on a non -tangent curve, the radius of which bears North 80°09'16" West; THENCE Southerly along the West line of said Parcel A, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 00°28'32", and an arc length of 16.27 feet; Project Name: Tukwila Village October 29, 2014 Page 1 of 2 BDG 15255L.027.doc Exhibit: 15255EXH27-UTIL.dwg THENCE South 80°15'52" East, 36.64 feet to a point on a non -tangent curve, the radius of which bears North 12°10'48" East; THENCE Easterly along the arc of a curve concave to the North, having a radius of 126.73 feet, through a central angle of 10°43'25", and an arc length of 23.72 feet; THENCE South 88°32'36" East, 42.62 feet to a point of tangency; THENCE Southeasterly along the arc of a curve to the right, having a radius of 20.00 feet, through a central angle of 90°00'00", and an arc length of 31.42 feet; THENCE South 01°27'24" West, 138.99 feet to a point of tangency; THENCE Southerly along the arc of a curve to the right, having a radius of 187.00 feet, through a central angle of 06°57'36", and an arc length of 22.72 feet; THENCE South 08°25'00" West, 71.74 feet to a point of tangency; THENCE Southwesterly along the arc of a curve to the right, having a radius of 30.00 feet, through a central angle of 66°18'18", and an arc length of 34.72 feet to a point of reverse curvature; THENCE Southwesterly along the arc of a curve to the left, having a radius of 77.00 feet, through a central angle of 24°53'19", and an arc length of 33.45 feet to a point of reverse curvature; THENCE Westerly along the arc of a curve to the right, having a radius of 30.00 feet, through a central angle of 42°57'03", and an arc length of 22.49 feet; THENCE North 71°14'17" West, 104.01 feet; THENCE North 70°32'36" West, 6.50 feet to the West line of said Parcel A, being to a point on a non -tangent curve, the radius of which bears North 71°23'01" West; THENCE Southerly along said West line, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 00°45'36", and an arc length of 26.00 feet; THENCE South 70°32'36" East, 6.30 feet; THENCE South 71°33'50" East, 111.52 feet to a point on a non -tangent curve, the radius of which bears North 03°43'25" East; THENCE Easterly along the arc of a curve concave to the North, having a radius of 53.00 feet, through a central angle of 44°50'01", and an arc length of 41.47 feet to a point of reverse curvature; THENCE Southeasterly along the arc of a curve to the right, having a radius of 51.00 feet, through a central angle of 132°34'01", and an arc length of 118.00 feet; THENCE South 01°27'24" West, 155.31 feet to the South line of said Parcel C; THENCE South 87°35'31" East, 26.00 feet along the South lines of said Parcels C and B to the TRUE POINT OF BEGINNING. Project Name: Tukwila Village October 29, 2014 Page 2 of 2 BDG 15255L.027.doc Exhibit: 15255EXH27-UTI L.dwg EXHIBIT C SURVEY MAP FOR THE EASEMENT AREA [See the attached Utility Easement & Maintenance Agreement Exhibit] GRAPHIC SCALE 0 75 150 1" = 150 FEET / 300 I UTILITY EASEMENT & MAINTENANCE AGREEMENT / SCALE: HORIZONTAL 1"=150' VERTICAL N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES ‘ DESIGNED XXX 'DRAWN For: TUKWILA VILLAGE a m 1- 0 0 JOB NUMBER 15255 15255L.027.DOC Title: UTILITY EASEMENT AND MAINTENANCE AGREEMENT SHEET 1 of 1 BDG 'CHECKED BDG 'APPROVED BDG IDATE {0-29-14 After recording return to: CITY OF TUKWILA Public Works Department 6200 Southcenter Boulevard Tukwila, Washington 98188 STORM DRAINAGE & DETENTION EASEMENT AGREEMENT Grantor(s): 1. City of Tukwila — Grantee(s): 1. City of Tukwila; and 2. Tukwila Village Development Associates, LLC. Legal Description (Abbreviated): Portion of Parcels A, B, and C, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. Complete Legal Description is set forth on Exhibit B attached hereto. Assessor's Property Tax Parcel / Acct. No(s).: [ ] Assessor's Property Tax # not yet assigned. Title(s) and Reference No(s). of Related Documents: City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. 1 STORM DRAINAGE & DETENTION EASEMENT AGREEMENT The undersigned, the CITY OF TUKWILA, a Washington non -charter optional municipal code city (the "City" or the "Grantor"), hereby retains for the benefit of the City, in its capacity as the legal and beneficial owner of certain parcels of real property legally described on Exhibit A attached hereto (collectively, the "Grantor's Property"), and for its successors and assigns, and hereby grants, conveys and warrants to TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC, a Washington limited liability company ("TVDA"), and its successors and assigns (hereinafter, the City, and TVDA, each, a "Grantee" and, collectively, the "Grantees"), a permanent easement for, among other things, the construction, installation, operation and maintenance of a storm drainage and detention system with necessary appurtenances thereto (the "Easement") as more particularly described as follows: 1. Nature and Location of Easement. The Easement retained or granted by Grantor shall be a perpetual easement, for the individual benefit of each Grantee and the collective benefit of all Grantees, upon, over, under, across and through a portion of the Grantor's Property, as legally described on the Legal Description attached hereto as Exhibit B and as illustrated and depicted on the Survey Map attached hereto as Exhibit C and incorporated herein by this reference (the "Easement Area"), for purposes of constructing, laying, installing, maintaining, inspecting, repairing, removing, replacing, renewing, using and operating catch basins, storm water lines, and a storm water detention vault, together with all related facilities, connections and appurtenances (collectively, the "Storm Drainage & Detention System"), and facilitating the collection, conveyance and detention of storm water on the Grantor's Property, to facilitate the acquisition and development of the Grantor's Property by TVDA, an affiliate thereof or their successors and assigns, pursuant to the terms and conditions of that certain Disposition and Development Agreement dated as of October 30, 2013 (the "DDA") entered into by and between the Grantor and TVDA which gives TVDA the exclusive right to acquire and develop the Grantor's Property, including the right of ingress and egress thereto for such purposes (collectively, the "Intended Purposes"). 2. Right of Entry. Each Grantee shall have the right, without prior notice and without prior institution of any suit or proceeding at law or equity, at any and all times as may be reasonably necessary, to enter upon the Easement Area of the Grantor's Property for any of the Intended Purposes in connection with the Storm Drainage & Detention System. In addition to the foregoing rights granted to the Grantees, the Grantees and their authorized contractors, engineers, surveyors, consultants, employees, and agents hereunder shall have the right to enter and use the Easement Area for necessary surveys, potholing, staking, construction and construction staging related to the construction and installation of the Storm Drainage & Detention System. Each Grantee agrees to restore the Easement Area and any improvements thereon as nearly as possible to its condition prior to any disturbance to the Easement Area or any improvements thereon resulting from such Grantee's activities including (but not limited 2 to) construction, installation, operation, maintenance, repair or replacement of Storm Drainage & Detention System. 3. Lot Consolidation; Phased Development. Pursuant to the DDA, TVDA is the contract purchaser of certain real property (collectively, the "Tukwila Village Property") including the Grantor's Property more particularly described on Exhibit A attached hereto. As contemplated in the DDA, TVDA has submitted a Phased Development Plan to the City with respect to the proposed development of the Tukwila Village Property in three (3) phases (the "Phased Development Plan") collectively referred to as the "Tukwila Village Development." In addition, as contemplated in the DDA, TVDA has submitted a lot consolidation application designated as Lot Consolidation No. L13-021 (the "Lot Consolidation") to the City for the purposes of consolidating the existing parcels of real property owned by the City which includes the Tukwila Village Property and creating several new parcels in a configuration that will facilitate (i) the acquisition of the Tukwila Village Property by TVDA in four (4) separate and distinct development parcels (each, a "Development Parcel" and collectively, the "Development Parcels") and the development of such Development Parcels in three (3) separate and distinct development phases consistent with the Phased Development Plan, and (ii) the acquisition of a separate and distinct parcel by the King County Library System ("KCLS") for purposes of the development, construction and operation of a new library branch (the "Library Parcel"). This Easement is being recorded in conjunction with the Lot Consolidation, as approved and recorded by the City (the "Recorded Lot Consolidation"). The Development Parcels consist of Parcels A, B, C and E of the Recorded Lot Consolidation. The Library Parcel consists of Parcel D of the Recorded Lot Consolidation. Phase 1 of the Tukwila Village Development is intended be located on Development Parcel A, together with the development of a Community Building, an Outdoor Plaza and related improvements on Development Parcel C. Phase 2 of the Tukwila Village Development is intended be located on Development Parcel E. Phase 3 of the Tukwila Village Development is intended be located on Development Parcel B. The Grantor's Property legally described on Exhibit A attached hereto consists of Development Parcels A, B and C, which are intended to be developed as Phase 1 and Phase 3 of the Tukwila Village Development. 4. Construction and Maintenance of Storm Drainage & Detention System. The "Storm Drainage & Detention System" referenced in Paragraph 1 of this Easement and elsewhere in this Easement are the Storm Drainage & Detention System serving Phase 1 and Phase 3 of the Tukwila Village Development. TVDA shall be responsible for the design, engineering, development, construction, installation, maintenance and repair of the Storm Drainage & Detention System serving Phase 1 and Phase 3 of the Tukwila Village Development. Notwithstanding anything in this Easement to the contrary, the Storm Drainage & Detention System serving Phase 1 and Phase 3 of the Tukwila Village Development shall be constructed and installed entirely in connection with the development and construction of Phase 1 of the Tukwila Village Development. The civil engineering plans and architectural plans, to the extent they reflect the design of the Storm Drainage & Detention System, shall be subject to the approval of the City. The construction and installation of the Storm Drainage & Detention System shall be pursuant to the applicable civil engineering permits, site development permits and building permits from the City with respect to Phase 1 of the Tukwila Village Development. 3 TVDA shall be initially responsible for the costs attributable to the design and engineering of the Storm Drainage & Detention System (the "Soft Costs") and the costs attributable to the construction and installation of the Storm Drainage & Detention System (the "Hard Costs"), although such Hard Costs and Soft Costs (collectively, the "Shared Hard & Soft Costs") shall be allocable to and reimbursable by the owners of the Development Parcels A, B and C who acquire such Development Parcels from the City pursuant to the DDA and become the successors or assignees of the City or TVDA as Grantees hereunder (each, a "Development Parcel Owner" and collectively, the "Development Parcel Owners"). Unless otherwise agreed to by the affected parties, the Shared Hard & Soft Costs shall be allocated among the Development Parcel Owners and reimbursed to TVDA by them in accordance with their "Proportionate Share" which shall mean the following percentages with respect to the Development Parcel Owner of each of the following Development Parcels: Development Parcel A 39.492% Development Parcel B 40.843% Development Parcel C 19.665% Total 100.000% TVDA and the Development Parcel Owners shall cause their contractors who perform the construction and installation of the Storm Drainage & Detention System to use their best efforts to coordinate their respective construction activities and the activities of their respective subcontractors to avoid any unnecessary delays or conflicts with the Grantor, other Grantees or KCLS. The Easement Area shall be kept free from unnecessary obstructions, both during and after completion of the construction and installation of the Storm Drainage & Detention System. Each Development Parcel Owner who becomes a successor or assignee of the City or TVDA as a Grantee hereunder shall, at its sole cost and expense, maintain or cause to be maintained in good order, condition and repair, the Easement Area and any improvements located thereon with respect to any Development Parcel owned by it. The Development Parcel Owners who become successors or assignees of the City or TVDA as Grantees hereunder shall be jointly responsible for the ongoing costs of maintenance, repair and replacement of the Storm Drainage & Detention System (the "Shared Maintenance and Repair Obligation"). Unless otherwise agreed to by the affected parties, the Shared Maintenance and Repair Obligation shall be allocated among the Development Parcel Owners and either paid by them or reimbursed to TVDA by them in accordance with their "Proportionate Share" as defined herein. 5. Running With the Land. The rights and obligations of the Grantor and Grantees shall run with the land and shall inure to the benefit of and be binding upon their respective successors and assigns. 6. Indemnification. Each Grantee shall protect, indemnify, defend, and hold harmless the Grantor and the other Grantees from any and all claims, demands, loss, damage, expense (including reasonable attorneys' fees and costs), liens, charges, judgments, proceedings, causes of action and liability of every kind and description, including personal injury or death and for any damage to or loss or destruction of property whatsoever suffered by the Grantor or such 4 other Grantees resulting from the negligent or willful act or omission of the indemnifying Grantee or arising from the exercise or performance or non-performance of any of the rights or obligations of such indemnifying Grantee as set forth in this Easement; provided that, the indemnifying Grantee shall not be obligated to indemnify Grantor and the other Grantees for the portion of any such claim or liability (if any) caused by the sole or contributory negligence or willful act or omission of the Grantor, any other Grantees or their agents. 7. Compliance With Laws. TVDA shall construct and install the Storm Drainage & Detention System in a workmanlike manner and in compliance with the applicable statutes, ordinances, rules and regulations of all governing public authorities as those statures, ordinances, rules and regulations are amended from time to time. 8. Conditions Precedent. The rights and obligations of the Grantees hereunder shall be contingent on the conveyance by the City of Development Parcels A and C to TVDA or an affiliate or assignee thereof pursuant to the DDA. 9. Attorneys' Fees. In the event of litigation or other legal action, including alternative dispute resolution, with respect to the enforcement or interpretation of this Easement, including appeals, the prevailing party in such litigation or other legal action shall be entitled to recover, from the non -prevailing party, the prevailing party's reasonable attorneys' fees, costs and disbursements. 10. Modifications. This Easement may be modified only by a written instrument executed by the Grantor and the then existing Grantees. 11. Recording. Upon its execution, this Easement shall be recorded in the real property records of King County, Washington in conjunction with the recording of the Recorded Lot Consolidation. DATED this day of , 20_ [The remainder of this page is intentionally left blank. The executing signature of the Grantor is on the following Signature Page.] 5 Signature Page IN WITNESS WHEREOF, the undersigned Grantor has executed this Easement effective as of the day and year first above written. Grantor: CITY OF TUKWILA, Washington non -charter optional municipal code city By: Name: Title: 6 ACKNOWLEDGMENT STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I HEREBY CERTIFY that on this day of , 20_, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared , to me known to be the of the of the CITY OF TUKWILA, a Washington non -charter optional municipal code city, the municipal code city that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said municipal code city for the uses and purposes therein mentioned, and on oath stated that he or she was authorized to execute said instrument on behalf of said municipal code city. WITNESS my hand and official seal the day and year certificate first above written. (Print Name) Residing at My appointment expires 7 EXHIBIT A LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY [See the attached Legal Description for the Grantor's Property] LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY PARCEL A That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94 feet to the TRUE POINT OF BEGINNING; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 31.50 feet along said North line; THENCE North 01°2724" East, 65.00 feet; THENCE North 07°15'12" West, 135.11 feet; THENCE South 73°14'00" West, 151.66 feet to the East margin of Tukwila International Boulevard, being a point on a non -tangent curve, the radius of which bears North 80°09'16" West; THENCE Southerly along said East margin, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 10°02'33", and an arc length of 343.54 feet to a point which bears North 70°32'36" West from the TRUE POINT OF BEGINNING; THENCE South 70°32'36" East, 119.35 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel A, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL B That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; 1 of 2 THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet being the TRUE POINT OF BEGINNING; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 194.14 feet along said North line to the Northeast corner of said Plat; THENCE South 01°27'24" West, 379.50 feet along the East line of said Plat to said North margin; THENCE North 87°35'31" West, 152.18 feet along said North margin; THENCE North 01°27'33" East, 155.53 feet to a point on a non -tangent curve, the radius of which bears North 88°32'36" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 64.00 feet, through a central angle of 83°02'24", and an arc length of 92.76 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel B, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL C That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. TRUE POINT OF BEGINNING; THENCE North 20°06'52" East, 155.94 THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE northeasterly along the arc of a curve concave to the northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE southeasterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 132°33'59", and an arc length of 148.08 feet; THENCE South 01°27'33" West, 155.53 feet to said North margin; THENCE North 87°35'31" West, 31.40 feet along said North margin; THENCE North 02°27'55" East, 2.40 feet along said North margin; THENCE North 84°49'09" West, 141.70 feet along said North margin; THENCE North 87°35'35" West, 16.29 feet to along said North margin the TRUE POINT OF BEGINNING. (Also known as Parcel C, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) 2 of 2 EXHIBIT B LEGAL DESCRIPTION FOR THE EASEMENT AREA [See the attached Legal Description for the Storm Drainage & Detention Easement] LEGAL DESCRIPTION STORM DRAINAGE & DETENTION EASEMENT That portion of Parcels A, B and C of City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. more particularly described as follows: COMMENCING at the Southeast corner of said Parcel B; D THENCE North 87°35'31" West, 39.80 feet to the TRUE POINT OF BEGINNING; THENCE CONTINUING North 87°35'31" West, 15.00 feet; THENCE North 01°28'04" East, 326.73 feet; THENCE North 88°31'59" West, 76.49 feet; THENCE North 01°28'04" East, 10.00 feet; THENCE North 88°31'56" West, 50.30 feet to a point on a non -tangent curve, the radius of which bears North 85°01'09" West; THENCE Southerly along the arc of a curve concave to the West, having a radius of 213.00 feet, through a central angle of 03°26'10", and an arc length of 12.77 feet; THENCE South 08°25'00" West, 71.74 feet to a point of tangency; THENCE Southeasterly along the arc of a curve to the left, having a radius of 30.00 feet, through a central angle of 66°18'18", and an arc length of 34.72 feet to a point of reverse curvature; THENCE Southeasterly along the arc of a curve to the right, having a radius of 77.00 feet, through a central angle of 59°20'42", and an arc length of 79.75 feet; THENCE South 01°27'33" West, 155.74 feet to the South line of said Parcel B; THENCE North 87°35'31" West, 26.00 feet along the South lines of said Parcels B and C; THENCE North 01°27'24" East, 155.31 feet to a point on a non -tangent curve, the radius of which bears North 88°32'35" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 51.00 feet, through a central angle of 132°34'01", and an arc length of 118.00 feet to a point of reverse curvature; THENCE Westerly along the arc of a curve to the right, having a radius of 53.00 feet, through a central angle of 44°50'01", and an arc length of 41.47 feet; THENCE North 71 °33'50" West, 111.52 feet; THENCE North 70°32'36" West, 6.30 feet to a point on a non -tangent curve, the radius of which bears North 70°37'24" West to the West line of said Parcel A; THENCE Northerly along said West line, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 00°45'36", and an arc length of 26.00 feet; THENCE South 70°32'36" East, 6.50 feet; THENCE South 71°14'17" East, 104.01 feet to a point on a non -tangent curve, the radius of which bears North 02°47'02" East; THENCE Easterly along the arc of a curve concave to the North, having a radius of 30.00 feet, through a central angle of 42°57'03", and an arc length of 22.49 feet to a point of reverse curvature; THENCE Northeasterly along the arc of a curve to the right, having a radius of 77.00 feet, through a central angle of 24°53'19", and an arc length of 33.45 feet to a point of reverse curvature; THENCE Northeasterly along the arc of a curve to the left, having a radius of 30.00 feet, through a central angle of 66°18'18", and an arc length of 34.72 feet; Project Name: Tukwila Village October 29, 2014 Page 1 of 2 BDG 15255L.0028.doc Exhibit: 15255EXH07-STM.dwg THENCE North 08°25'00" East, 71.74 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 187.00 feet, through a central angle of 06°57'36", and an arc length of 22.72 feet; THENCE North 01°27'24" East, 138.99 feet to a point of tangency; THENCE Northwesterly along the arc of a curve to the left, having a radius of 20.00 feet, through a central angle of 90°00'00", and an arc length of 31.42 feet; THENCE North 88°32'36" West, 42.62 feet to a point of tangency; THENCE Westerly along the arc of a curve to the right, having a radius of 126.73 feet, through a central angle of 10°43'25", and an arc length of 23.72 feet; THENCE North 80°15'52" West, 36.64 feet to said West line of Parcel A, being a point on a non - tangent curve, the radius of which bears North 79°40'44" West; THENCE Northerly along said West line, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 00°28'32", and an arc length of 16.27 feet to the Northwest corner of said Parcel A; THENCE North 73°14'00" East, 21.80 feet along said North line; THENCE South 80°15'52" East, 17.62 feet to a point on a non -tangent curve, the radius of which bears North 12°28'39" East; THENCE Easterly along the arc of a curve concave to the North, having a radius of 100.73 feet, through a central angle of 11°01'16", and an arc length of 19.38 feet; THENCE South 88°32'36" East, 42.62 feet to a point of tangency; THENCE Southeasterly along the arc of a curve to the right, having a radius of 46.00 feet, through a central angle of 77°32'07", and an arc length of 62.25 feet to a point on a non -tangent curve, the radius of which bears North 78°50'13" East; THENCE Southeasterly along the arc of a curve concave to the Northeast, having a radius of 10.08 feet, through a central angle of 72°43'12", and an arc length of 12.79 feet; THENCE South 88°32'36" East, 3.73 feet to the East line of said Parcel A; THENCE South 07°15'12" East, 28.29 feet along said East line; THENCE North 88°58'18" West, 7.92 feet to a point of tangency; THENCE Southwesterly along the arc of a curve to the left, having a radius of 9.98 feet, through a central angle of 50°49'27", and an arc length of 8.85 feet to a point of compound curvature; THENCE Southwesterly along the arc of a curve to the left, having a radius of 2.00 feet, through a central angle of 18°19'51", and an arc length of 0.64 feet; THENCE South 01°27'24" West, 106.86 feet; THENCE South 88°31'56" East, 151.39 feet; THENCE South 01°28'02" West, 311.88 feet; THENCE North 88°31'58" West, 10.00 feet; THENCE South 01°28'04" West, 40.09 feet to the TRUE POINT OF BEGINNING. Project Name: Tukwila Village October 29, 2014 Page 2 of 2 BDG 15255L.0028.doc Exhibit: 15255EXH07-STM.dwg EXHIBIT C SURVEY MAP FOR THE EASEMENT AREA [See the attached Storm Drainage and Detention Easement Exhibit] I GRAPHIC SCALE 0 75 150 1" = 150 FEET I 300 � STORM DRAINAGE & DETENTION EASEMENT 16. >- 1- 0 1- 0 0 SCALE: HORIZONTAL 1"= 150' VERTICAL N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: TUKWILA VILLAGE JOB NUMBER 15255 15255L.028.DOC Title: STORM DRAINAGE AND DETENTION EASEMENT SHEET 1 of 1 ` DESIGNED XXX 'DRAWN BDG/STM 'CHECKED BDG 'APPROVED BDG 'DATE iO/29/14 4=P After recording return to: CITY OF TUKWILA Public Works Department 6200 Southcenter Boulevard Tukwila, Washington 98188 WATERLINE EASEMENT (SOUTH BASIN) Grantor(s): 1. City of Tukwila Grantee(s): 1. City of Tukwila; 2. Tukwila Village Development Associates, LLC; and 3. King County Water District No. 125 Legal Description (Abbreviated): Portion of Parcel E, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. . Complete Legal Description is set forth on Exhibit B attached hereto. Assessor's Property Tax Parcel / Acct. No(s).: [ ] Assessor's Property Tax # not yet assigned. Title(s) and Reference No(s). of Related Documents: City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. 1 WATERLINE EASEMENT (SOUTH BASIN) The undersigned, the CITY OF TUKWILA, a Washington non -charter optional municipal code city (the "City" or the "Grantor"), hereby retains for the benefit of the City, in its capacity as the legal and beneficial owner of a certain parcel of real property legally described on Exhibit A attached hereto (the "Grantor's Property"), and for its successors and assigns, and hereby grants, conveys and warrants to TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC, a Washington limited liability company ("TVDA"), and its successors and assigns, and KING COUNTY WATER DISTRICT NO. 125, a municipal corporation in King County, Washington ("KCWD #125"), and its successors and assigns (hereinafter, the City, TVDA and KCWD #125, each, a "Grantee" and, collectively, the "Grantees"), a permanent easement for, among other things, the construction, installation, operation and maintenance of waterlines and appurtenances thereto (the "Easement") as more particularly described as follows: 1. Nature and Location of Easement. The Easement retained or granted by Grantor shall be a perpetual easement, for the individual benefit of each Grantee and the collective benefit of all Grantees, upon, over, under, across and through a portion of the Grantor's Property, as legally described on the Legal Description attached hereto as Exhibit B and as illustrated and depicted on the Survey Map attached hereto as Exhibit C and incorporated herein by this reference (the "Easement Area"), for purposes of constructing, laying, installing, maintaining, inspecting, repairing, removing, replacing, renewing, using and operating waterlines, together with all related facilities, connections and appurtenances (collectively, the "Waterlines"), and facilitating the conveyance and supply of water in connection with the provision of water utility service to the Grantor's Property, to facilitate the acquisition and development of the Grantor' s Property by TVDA, an affiliate thereof or their successors and assigns, pursuant to the terms and conditions of that certain Disposition and Development Agreement dated as of October 30, 2013 (the "DDA") entered into by and between the Grantor and TVDA which gives TVDA the exclusive right to acquire and develop the Grantor's Property, including the right of ingress and egress thereto for such purposes (collectively, the "Intended Purposes"). 2. Right of Entry. Each Grantee shall have the right, without prior notice and without prior institution of any suit or proceeding at law or equity, at any and all times as may be reasonably necessary, to enter upon the Easement Area of the Grantor's Property for any of the Intended Purposes in connection with the Waterlines. In addition to the foregoing rights granted to the Grantees, the Grantees and their authorized contractors, engineers, surveyors, consultants, employees, and agents hereunder shall have the right to enter and use the Easement Area for necessary surveys, potholing, staking, construction and construction staging related to the construction and installation of the Waterlines. Each Grantee agrees to restore the Easement Area and any improvements thereon as nearly as possible to its condition prior to any disturbance to the Easement Area or any improvements thereon resulting from such Grantee's 2 activities including (but not limited to) construction, installation, operation, maintenance, repair or replacement of Waterlines. 3. Lot Consolidation; Phased Development. Pursuant to the DDA, TVDA is the contract purchaser of certain real property (collectively, the "Tukwila Village Property") including the Grantor's Property more particularly described on Exhibit A attached hereto. As contemplated in the DDA, TVDA has submitted a Phased Development Plan to the City with respect to the proposed development of the Tukwila Village Property in three (3) phases (the "Phased Development Plan") collectively referred to as the "Tukwila Village Development." In addition, as contemplated in the DDA, TVDA has submitted a lot consolidation application designated as Lot Consolidation No. L13-021 (the "Lot Consolidation") to the City for the purposes of consolidating the existing parcels of real property owned by the City which includes the Tukwila Village Property and creating several new parcels in a configuration that will facilitate (i) the acquisition of the Tukwila Village Property by TVDA in four (4) separate and distinct development parcels (each, a "Development Parcel" and collectively, the "Development Parcels") and the development of such Development Parcels in three (3) separate and distinct development phases consistent with the Phased Development Plan, and (ii) the acquisition of a separate and distinct parcel by the King County Library System ("KCLS") for purposes of the development, construction and operation of a new library branch (the "Library Parcel"). This Easement is being recorded in conjunction with the Lot Consolidation, as approved and recorded by the City (the "Recorded Lot Consolidation"). The Development Parcels consist of Parcels A, B, C and E of the Recorded Lot Consolidation. The Library Parcel consists of Parcel D of the Recorded Lot Consolidation. Phase 1 of the Tukwila Village Development is intended be located on Development Parcel A, together with the development of a Community Building, an Outdoor Plaza and related improvements on Development Parcel C. Phase 2 of the Tukwila Village Development is intended be located on Development Parcel E. Phase 3 of the Tukwila Village Development is intended be located on Development Parcel B. The Grantor's Property legally described on Exhibit A attached hereto consists of Development Parcel E, which is intended to be developed as Phase 2 of the Tukwila Village Development. 4. Construction and Maintenance of Waterlines. The "Waterlines" referenced in Paragraph 1 of this Easement and elsewhere in this Easement are the Waterlines serving Phase 2 of the Tukwila Village Development. TVDA shall be responsible for the design, engineering, development, construction, installation, maintenance and repair of the Waterlines serving Phase 2 of the Tukwila Village Development. Notwithstanding anything in this Easement to the contrary, the Waterlines serving Phase 2 of the Tukwila Village Development shall be constructed and installed entirely in connection with the development and construction of Phase 2 of the Tukwila Village Development. The civil engineering plans and architectural plans, to the extent they reflect the design of the Waterlines, shall be subject to the approval of both KCWD #125 and the City. The construction and installation of the Waterlines shall be pursuant to the applicable civil engineering permits, site development permits and building permits from the City with respect to Phase 2 of the Tukwila Village Development and shall be consistent with the applicable requirements set forth in KCWD #125's Contract Documents for Developer Constructed Water Extensions. TVDA shall be initially responsible for the costs attributable to 3 the design and engineering of the Waterlines (the "Soft Costs") and the costs attributable to the construction and installation of the Waterlines (the "Hard Costs"), although such Hard Costs and Soft Costs (collectively, the "Total Hard & Soft Costs") shall be allocable to and reimbursable by the owner of the Development Parcel E who acquires such Development Parcel from the City pursuant to the DDA and becomes the successors or assignees of the City or TVDA as Grantees hereunder (the "Development Parcel Owner"). Unless otherwise agreed to by the affected parties, the Total Hard & Soft Costs shall be allocated to the Development Parcel Owner and reimbursed to TVDA by the Development Parcel Owner. TVDA and the Development Parcel Owner shall cause their contractor who performs the construction and installation of the Waterlines to use its best efforts to coordinate their construction activities and the activities of their subcontractors to avoid any unnecessary delays or conflicts with the Grantor, other Grantees or KCLS. The Easement Area shall be kept free from unnecessary obstructions, both during and after completion of the construction and installation of the Waterlines. The Development Parcel Owner who becomes a successor or assignee of the City or TVDA as a Grantee hereunder shall, at its sole cost and expense, maintain or cause to be maintained in good order, condition and repair, the Easement Area and any improvements located thereon with respect to the Development Parcel E. The Development Parcel Owner who becomes a successor or assignee of the City or TVDA as Grantees hereunder shall be solely responsible for the ongoing costs of maintenance, repair and replacement of the Waterlines (the "Shared Maintenance and Repair Obligation") and the Shared Maintenance and Repair Obligation shall be either paid by them or reimbursed to TVDA by them. 5. Running With the Land. The rights and obligations of the Grantor and Grantees shall run with the land and shall inure to the benefit of and be binding upon their respective successors and assigns. 6. Indemnification. Each Grantee shall protect, indemnify, defend, and hold harmless the Grantor and the other Grantees from any and all claims, demands, loss, damage, expense (including reasonable attorneys' fees and costs), liens, charges, judgments, proceedings, causes of action and liability of every kind and description, including personal injury or death and for any damage to or loss or destruction of property whatsoever suffered by the Grantor or such other Grantees resulting from the negligent or willful act or omission of the indemnifying Grantee or arising from the exercise or performance or non-performance of any of the rights or obligations of such indemnifying Grantee as set forth in this Easement; provided that, the indemnifying Grantee shall not be obligated to indemnify Grantor and the other Grantees for the portion of any such claim or liability (if any) caused by the sole or contributory negligence or willful act or omission of the Grantor, any other Grantees or their agents. 7. Compliance With Laws. TVDA shall construct and install the Waterlines in a workmanlike manner and in compliance with the applicable statutes, ordinances, rules and regulations of all governing public authorities as those statures, ordinances, rules and regulations are amended from time to time. 4 8. Conditions Precedent. The rights and obligations of the Grantees hereunder shall be contingent on the conveyance by the City of Development Parcel E to TVDA or an affiliate or assignee thereof pursuant to the DDA. 9. Attorneys' Fees. In the event of litigation or other legal action, including alternative dispute resolution, with respect to the enforcement or interpretation of this Easement, including appeals, the prevailing party in such litigation or other legal action shall be entitled to recover, from the non -prevailing party, the prevailing party's reasonable attorneys' fees, costs and disbursements. 10. Modifications. This Easement may be modified only by a written instrument executed by the Grantor and the then existing Grantees. 11. Recording. Upon its execution, this Easement shall be recorded in the real property records of King County, Washington in conjunction with the recording of the Recorded Lot Consolidation. DATED this day of , 20_. [The remainder of this page is intentionally left blank. The executing signature of the Grantor is on the following Signature Page.] 5 Signature Page IN WITNESS WHEREOF, the undersigned Grantor has executed this Easement effective as of the day and year first above written. Grantor: CITY OF TUKWILA, Washington non -charter optional municipal code city By: Name: Title: 6 ACKNOWLEDGMENT STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I HEREBY CERTIFY that on this day of , 20_, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared , to me known to be the of the of the CITY OF TUKWILA, a Washington non -charter optional municipal code city, the municipal code city that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said municipal code city for the uses and purposes therein mentioned, and on oath stated that he or she was authorized to execute said instrument on behalf of said municipal code city. WITNESS my hand and official seal the day and year certificate first above written. (Print Name) Residing at My appointment expires 7 EXHIBIT A LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY [See the attached Legal Description for the Grantor's Property] LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY PARCEL E That portion of Lots 12 through 15, inclusive, Block 2, Plat of Adams Home Tracts recorded in Volume 11, and page 31, records of King County, Washington, being in the Northeast quarter of the Northwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: BEGINNING at the intersection of the South margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. and the East line of said Lot 15; THENCE South 01°06'33" West, 280.19 feet along said East line to a point on a line parallel with and 11.50 feet North of the South line of said Lot 15; THENCE North 87°39'54" West, 97.12 feet; THENCE South 01°06'50" West, 11.50 feet to the South line of said Lot 15; THENCE North 87°39'54" West, 97.33 feet along said South line and the South line of said Lot 14 to a point on a line parallel with and 60.00 feet East of the West line of said Lot 14; THENCE North 01°07'07" East, 125.03 feet along said parallel line to a point on a line parallel with and 125.00 feet North of the South line of said Lot 14; THENCE North 87°39'54" West, 198.12 feet along said parallel line to the East margin of Tukwila International Boulevard; THENCE North 20°06'52" East, 160.87 feet to that portion conveyed to the State of Washington by deed recorded under King County Recording No. 9603260430; THENCE South 69°53'08" East, 5.00 feet along said East margin; THENCE North 20°06'52" East, 20.00 feet along said East margin; THENCE North 69°55'50" East, 2.71 feet along said East margin to said South margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. THENCE South 87°35'35" East, 161.55 feet along said South margin; THENCE South 02°24'25" West, 8.39 feet along said South margin; THENCE South 88°52'26" East, 164.98 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel E, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) 1 of 1 EXHIBIT B LEGAL DESCRIPTION FOR THE EASEMENT AREA [See the attached Legal Description for the Waterline Easement] LEGAL DESCRIPTION WATERLINE EASEMENT That portion of a Strip of land 15.00 feet in width over, under and across Parcels E of City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. , having 7.50 feet of such width lying on each side of the following described line: COMMENCING at the Northeast corner of said Parcel E; THENCE North 88°5226" West, 5.97 feet along the North line of said Parcel E to the TRUE POINT OF BEGINNING of herein described centerline; THENCE South 01°06'23" West, 245.78 feet; THENCE North 88°35'31" West, 16.86 feet; THENCE South 88°35'31" East, 16.86 feet; THENCE South 01°06'23" West, 22.17 feet; THENCE South 46°24'29" West, 16.49 feet; THENCE South 43°35'31" East, 19.50 feet; THENCE North 43°35'31" West, 19.50 feet; THENCE South 46°24'29" West, 2.19 feet; THENCE North 88°35'22" West, 164.82 feet; THENCE North 43°35'31" West, 2.19 feet; THENCE North 01°07'43" East, 132.97 feet; THENCE North 43°52'26" West, 6.31 feet; THENCE North 01°07'34" East, 28.64 feet; THENCE North 88°52'26" West, 34.11 feet; THENCE South 88°5226" East, 34.11 feet; THENCE North 01°07'34" East, 46.43 feet; THENCE North 88°52'26" West, 27.58 feet; THENCE South 88°5226" East, 27.58 feet; THENCE North 01°0T34" East, 75.17 feet to the North line of said Parcel E and the terminus The sidelines of said Easement shall be shortened or lengthened as necessary to intersect at angle points and the boundary of said Parcel E. Project Name: Tukwila Village November 6, 2014 Page 1 of 1 BDG 15255L.029.doc Exhibit: 15255 EX H 29-WAT. dwg EXHIBIT C SURVEY MAP FOR THE EASEMENT AREA [See the attached Waterline Easement Exhibit] GRAPHIC SCALE 0 75 150 300 � 1" = 150 FEET BRIAN GILLOOLY 0 N SCALE: HORIZONTAL 1"=150' VERTICAL N/A GHAv 18215 72ND AVENUE SOUTH Q' S' KENT, WA 98032 , (425)251-6222 (425)251-8782 FAX CIVIL ENGINEERING, LAND PLANNING, SURVEYING, 0** ENVIRONMENTAL SERVICES For: TUKWILA VILLAGE JOB NUMBER 15255 15255L.029.DOC Title: WATERLINE EASEMENT EXHIBIT SHEET DESIGNED XXX (DRAWN BDG/STM (CHECKED BDG (APPROVED BDG l DATE 11-6-1 4 After recording return to: CITY OF TUKWILA Public Works Department 6200 Southcenter Boulevard Tukwila, Washington 98188 TERMINATION OF EASEMENTS Grantor(s): 1. City of Tukwila Grantee(s): 1. City of Tukwila; ° 2. Tukwila Village Development Associates, LLC; and 3. King County Rural Library System, d/b/a King County Library System Legal Description (Abbreviated): Portion of Parcels A, B, C, D and E, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. Complete Legal Description is set forth on Exhibit B attached hereto. Assessor's Property Tax Parcel / Acct. No(s).: ] Assessor's Property Tax # not yet assigned. Title(s) and Reference No(s). of Related Documents: City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. 1 TERMINATION OF EASEMENTS The undersigned, the CITY OF TUKWILA, a Washington non -charter optional municipal code city (the "City" or the "Grantor"), hereby terminates and relinquishes for the benefit of the City, in its capacity as the legal and beneficial owner of certain parcels of real property legally described on Exhibit A attached hereto (collectively, the "Grantor's Property"), and for its successors and assigns, and for the benefit of TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC, a Washington limited liability company ("TVDA"), and its successors and assigns, and KING COUNTY RURAL LIBRARY DISTRICT, a municipal corporation in King County, Washington ("KCLS"), and its successors and assigns (hereinafter, the City, TVDA and KCLS, each, a "Grantee" and, collectively, the "Grantees"), several easements and encumbrances of record (collectively, the "Easements") as more particularly described as follows: 1. Termination and Relinquishment of Easements. The Grantor hereby terminates and relinquishes all of the Easements of record with respect to the Grantor's Property as set forth on Exhibit B attached hereto. In all instances, the Grantor's Property is both the benefited and burdened property with respect to the Easements of record to be terminated and relinquished, and in so doing, the City is both the Grantor and Grantee. 2. Lot Consolidation; Phased Development. Pursuant to the DDA, TVDA is the contract purchaser of certain real property (collectively, the "Tukwila Village Property") consisting of the Grantor's Property more particularly described on Exhibit A attached hereto. As contemplated in the DDA, TVDA has submitted a Phased Development Plan to the City with respect to the proposed development of the Tukwila Village Property in three (3) phases (the "Phased Development Plan") collectively referred to as the "Tukwila Village Development." In addition, as contemplated in the DDA, TVDA has submitted a lot consolidation application designated as Lot Consolidation No. L13-021 (the "Lot Consolidation") to the City for the purposes of consolidating the existing parcels of real property owned by the City which includes the Tukwila Village Property and creating several new parcels in a confguratinn_that will facilitate (i) the acquisition of the Tukwila Village Property by TVDA in four (4) separate and distinct development parcels (each, a "Development Parcel" and collectively, the "Development Parcels") and the development of such Development Parcels in three (3) separate and distinct development phases consistent with the Phased Development Plan, and (ii) the acquisition of a separate and distinct parcel by the King County Library System ("KCLS") for purposes of the development, construction and operation of a new library branch (the "Library Parcel"). This Easement is being recorded in conjunction with the Lot Consolidation, as approved and recorded by the City (the "Recorded Lot Consolidation"). The Development Parcels consist of Parcels A, B, C and E of the Recorded Lot Consolidation. The Library Parcel consists of Parcel D of the Recorded Lot Consolidation. Phase 1 of the Tukwila Village Development is intended be located on Development Parcel A, together with the development of a Community Building, an Outdoor Plaza and related improvements on 2 Development Parcel C. Phase 2 of the Tukwila Village Development is intended be located on Development Parcel E. Phase 3 of the Tukwila Village Development is intended be located on Development Parcel B. 3. Running With the Land. The rights and obligations of the Grantor and Grantees with respect to the termination and relinquishment of the Easements shall run with the land and shall inure to the benefit of and be binding upon their respective successors and assigns. 4. Attorneys' Fees. In the event of litigation or other legal action, including alternative dispute resolution, with respect to the enforcement or interpretation of this Termination of Easements, including appeals, the prevailing party in such litigation or other legal action shall be entitled to recover, from the non -prevailing party, the prevailing party' s reasonable attorneys' fees, costs and disbursements. 5. Recording. Upon its execution, this Termination of Easements shall be recorded in the real property records of King County, Washington in conjunction with but following the recording of the Recorded Lot Consolidation. DATED this day of , 20_. [The remainder of this page is intentionally left blank. The executing signature of the Grantor is on the following Signature Page.] 3 Signature Page IN WITNESS WHEREOF, the undersigned Grantor has executed this Easement effective as of the day and year first above written. Grantor: CITY OF TUKWILA, Washington non -charter optional municipal code city By: Name: Title: 4 ACKNOWLEDGMENT STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I HEREBY CERTIFY that on this day of , 20_, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared , to me known to be the of the of the CITY OF TUKWILA, a Washington non -charter optional municipal code city, the municipal code city that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said municipal code city for the uses and purposes therein mentioned, and on oath stated that he or she was authorized to execute said instrument on behalf of said municipal code city. WITNESS my hand and official seal the day and year certificate first above written. (Print Name) Residing at My appointment expires 5 EXHIBIT A LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY [See the attached Legal Description for the Grantor's Property] LEGAL DESCRIPTION FOR THE GRANTOR'S PROPERTY PARCEL A That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94 feet to the TRUE POINT OF BEGINNING; THENCE North 19°2724" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 31.50 feet along said North line; THENCE North 01°27'24" East, 65.00 feet; THENCE North 07°15'12" West, 135.11 feet; THENCE South 73°14'00" West, 151.66 feet to the East margin of Tukwila International Boulevard, being a point on a non -tangent curve, the radius of which bears North 80°09'16" West; THENCE Southerly along said East margin, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 10°02'33", and an arc length of 343.54 feet to a point which bears North 70°32'36" West from the TRUE POINT OF BEGINNING; THENCE South 70°32'36" East, 119.35 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel A, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL B That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; 1 of 3 THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet being the TRUE POINT OF BEGINNING; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 194.14 feet along said North line to the Northeast corner of said Plat; THENCE South 01°27'24" West, 379.50 feet along the East line of said Plat to said North margin; THENCE North 87°35'31" West, 152.18 feet along said North margin; THENCE North 01°27'33" East, 155.53 feet to a point on a non -tangent curve, the radius of which bears North 88°32'36" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 64.00 feet, through a central angle of 83°0224", and an arc length of 92.76 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel B, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL C That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. TRUE POINT OF BEGINNING; THENCE North 20°06'52" East, 155.94 THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE northeasterly along the arc of a curve concave to the northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE southeasterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 132°33'59", and an arc length of 148.08 feet; THENCE South 01 °27'33" West, 155.53 feet to said North margin; THENCE North 87°35'31" West, 31.40 feet along said North margin; THENCE North 02°27'55" East, 2.40 feet along said North margin; THENCE North 84°49'09" West, 141.70 feet along said North margin; THENCE North 87°35'35" West, 16.29 feet to along said North margin the TRUE POINT OF BEGINNING. (Also known as Parcel C, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL D That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: 2 of 3 COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. TRUE POINT OF BEGINNING; THENCE North 87°35'35" West, 125.26 feet to the East margin of Tukwila International Boulevard; THENCE North 20°06'52" East, 184.93 feet along said East margin to a point of tangency; THENCE Northerly along said East margin, along the arc of a curve to the left, having a radius of 1,960.00 feet, through a central angle of 00°13'35", and an arc length of 7.74 feet; THENCE South 70°32'36" East, 119.35 feet to a point which bears North 20°06'52" East from the TRUE POINT OF BEGINNING; THENCE South 20°06'52" West, 155.94 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel D, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) PARCEL E That portion of Lots 12 through 15, inclusive, Block 2, Plat of Adams Home Tracts recorded in Volume 11, and page 31, records of King County, Washington, being in the Northeast quarter of the Northwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: BEGINNING at the intersection of the South margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. and the East line of said Lot 15; THENCE South 01°06'33" West, 280.19 feet along said East line to a point on a line parallel with and 11.50 feet North of the South line of said Lot 15; THENCE North 87°39'54" West, 97.12 feet; THENCE South 01°06'50" West, 11.50 feet to the South line of said Lot 15; THENCE North 87°39'54" West, 97.33 feet along said South line and the South line of said Lot 14 to a point on a line parallel with and 60.00 feet East of the West line of said Lot 14; THENCE North 01°07'07" East, 125.03 feet along said parallel line to a point on a line parallel with and 125.00 feet North of the South line of said Lot 14; THENCE North 87°39'54" West, 198.12 feet along said parallel line to the East margin of Tukwila International Boulevard; THENCE North 20°06'52" East, 160.87 feet to that portion conveyed to the State of Washington by deed recorded under King County Recording No. 9603260430; THENCE South 69°53'08" East, 5.00 feet along said East margin; THENCE North 20°06'52" East, 20.00 feet along said East margin; THENCE North 69°55'50" East, 2.71 feet along said East margin to said South margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. THENCE South 87°35'35" East, 161.55 feet along said South margin; THENCE South 02°24'25" West, 8.39 feet along said South margin; THENCE South 88°52'26" East, 164.98 feet to the TRUE POINT OF BEGINNING. (Also known as Parcel E, City of Tukwila Lot Consolidation No. L13-021, recorded under King County Recording No. .) 3 of 3 EXHIBIT B EASEMENTS OF RECORD TO BE TERMINATED AND RELIQUISHED [See the attached List of Easements of Record to be Terminated and Relinquished] DRAFT AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, VACATING CERTAIN PROPERTY LOCATED WITHIN THE CITY, DEDICATED FOR STREET PURPOSES, GENERALLY DESCRIBED AS PORTIONS OF 41ST AVENUE SOUTH; AMENDING THE OFFICIAL STREET MAP OF THE CITY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Chapter 11.60 of the Tukwila Municipal Code identifies street vacation procedures including a public hearing by resolution, review and comment, public notification, and submittal of relevant information to City Council; and WHEREAS, upon petition by the City, the City Council of the City of Tukwila passed Resolution No. 1810, dated December 9, 2013, fixing the time for a public hearing for vacation of right-of-way within the City of Tukwila dedicated for street purposes; and WHEREAS, the City Council conducted a public hearing on January 27, 2014 for the purpose of considering the vacation of portions of 41st Avenue South located in the City of Tukwila, at which time all persons interested in said vacation were invited to appear and be heard; and WHEREAS, following conclusion of the public hearing, the City Council found the property should be vacated, subject to certain conditions identified in this ordinance; and WHEREAS, utilities exist in the right-of-way being vacated; and WHEREAS, the City of Tukwila and Normandy Court Holdings, LLC are the property owners abutting the 41st Avenue South right-of-way; and WHEREAS, Samara Hubner Incorporated is a property owner with an easement connecting to the 41st Avenue South right-of-way; W: Word Processing\Ordinances\41st Ave S street vacation 1-22-14 OS:bjs Page 1 of 3 5 NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Vacation. The following property located in the City of Tukwila is hereby vacated: That portion of 41st Avenue South adjoining South 144th Street, as more particularly described in the legal description attached as Exhibit A and depicted on the map attached as Exhibit B. Section 2. Consideration. Because the vacation is petitioned by a government agency, which is the City of Tukwila, the City waives compensation requirements. Section 3. Conditions Precedent. This vacation is conditioned upon satisfaction of the following: 1. Execution of a temporary easement for pedestrian and vehicle access to the property located at 14225 42nd Avenue South known as the Normandy Court Apartments, King County Assessor Parcel No. 611110-0000. Such easement shall be in substantially the same form as that attached as Exhibit C. 2. Execution of a temporary easement for emergency vehicle access to the property at 14201 42nd Avenue South known as the Samara Apartments, King County Assessor Parcel Nos. 152304-9279 and 152304-9191. Such easement shall be in substantially the same form as that attached as Exhibit D. 3. Execution of a temporary easement benefitting Valley View Sewer District for the existing sewer main to remain in place until such time as it is relocated to facilitate the Tukwila Village Project. This temporary easement shall terminate upon execution of a permanent easement for Valley View Sewer's relocated facilities within the Tukwila Village Project area. 4. Execution of a temporary easement benefitting Water District 125 for the existing water main to remain in place until such time as it is relocated to facilitate the Tukwila Village Project. This temporary easement shall terminate upon execution of a permanent easement for Water District 125's relocated facilities within the Tukwila Village Project area. Section 4. Duties. A. The City Clerk is hereby directed to record a copy of this ordinance with King County, upon determination by the Public Works Director that the conditions referenced above have been satisfied. B. Upon the recording of a copy of the ordinance, the City Public Works Department shall amend the City's official street map to be consistent with this ordinance. W: Word Processing\Ordinances\41st Ave S street vacation 1-22-14 DS:bjs 6 Page 2 of 3 Section 5. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 6. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 7. Ordinance Effective Date. This ordinance shall take effect five days after passage and publication as provided by law; provided that the vacation specified above shall not become effective until the conditions contained herein have been fully satisfied. Section 8. Vacation Effective Date. This street vacation shall take effect once all the conditions have been met, and all documents have been recorded with King County Records. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2014. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Shelley M. Kerslake, City Attorney Jim Haggerton, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Attachments: Exhibit A — Legal Description Exhibit B — Map Exhibit C - Temporary Access Easement (with Normandy Court Holdings, LLC) (plus Attachments C1, C2 and C3—with attachments C3a and C3b) Exhibit D — Temporary Access Easement (with Samara Hubner, Inc.) (plus Attachments D1, D2 and D3 —with attachments D3a and D3b) W: Word Processing\Ordinances\41st Ave S street vacation 1-22-14 DS:bjs Page 3of3 7 41st Avenue S. Vacation Documents Vacation Ordinance Exhibit A: Legal description of 41st Avenue S. Exhibit B: Map of 41st Avenue S. Exhibit C: Temporary Access Easement (for Normandy Court) • Attachment C1: Legal descriptions of Tukwila Village properties • Attachment C2: Depiction of Tukwila Village properties • Attachment C3: Permanent easement o Attachment C3a: Legal description of access easement o Attachment C3b: Map of access easement Exhibit D: Temporary Access Easement (for Samara) • Attachment D1: Legal descriptions of Tukwila Village properties • Attachment D2: Depiction of Tukwila Village properties • Attachment D3: Permanent easement o Attachment D3a: Legal description of access easement o Attachment D3b: Map of access easement 9 Exhibit A to Ord. No. LEGAL DESCRIPTION RIGHT-OF-WAY VACATION That portion of 41st Avenue South as dedicated by the Plat of Cherry Lane, recorded in Volume 48 of Plats, at Page 21, records of King County, Washington, Lying North of a line parallel with and 30.00 feet North of the South line of the Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian. Containing approximately 23,967 square feet. Project Name: Tukwila Village Mav 31.2012 11 Exhibit B to Ord. No. 1=8Q' N O S. 144TH STS. ONE SE1/4SW1/4 SEC.15 , iPARCEL A PARCEL I .P. fro. ©04 -Se 0 - ®®10240314 0 1.7 LOT 'I PLAT OE: VOL./8, P...21 RIGHT—OF—WAY VACATION 23,9671 S.F. BRIAN GILLOOLY Dote/Time:5/31/2012 2:49 PM File:P:\ 15000s\ 15255\survey\ 15255tEXH01—VAC_dwg SCALE HORIZONTAL 1 "=80' VERTICAL N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 , (425)251-6222 (425)251-8782 FAX ' CIVIL ENGINEERING, LAND • PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: TUKWILA VILLAGE JOB NUMBER 15255 15255LOOI.DOC Title: RIGHT-OF-WAY VACATION SHEET 1of1 t DESIGNEDXXX (DRAWN STM (CHECKED BDG IAPPROVED BDG TATE 05-31-12 13 Exhibit C to Ord. No. TEMPORARY ACCESS EASEMENT THIS TEMPORARY ACCESS EASEMENT ("Easement") dated , 2014 ("Effective Date"), is granted to NORMANDY COURT HOLDINGS, a Washington limited liability company (the "Grantee") by the CITY OF TUKWILA, a Washington municipal corporation (the "City" or "Grantor"). RECITALS A. On December 21, 2012, the City entered into a Development Agreement for the Tukwila Village Project to develop a number of parcels along Tukwila International Boulevard in the vicinity of South 144th Street (the "Property"). The legal description of the parcels that make upnthe Property( is attached hereto as Attachment C1 and depicted on the map attached hereto as Attachment C2. 7 B. On or about the Effective Date, the City will vacate a.pprtion of the right of way commonly known as 41st Avenue South (hereinafter referred to as "Vacated Road") to facilitate construction of the Tukwila Village Project. Title to the real property comprising the Vacated Road will revert to the City by operation of law once the vacation is complete. C. Grantee is the owner of the property located at 14225 42nd Avenue South, known as the Normandy Court Apartments, King County Assessor Parcel No. 611110-0000 (the "Normandy Court"). D. The Vacated Road is currently used for pedestrian and vehicular access to the Normandy Court. E. After completion of the Tukwila Village Project, the City or the City's successor in interest shall grant a permanent easement to Grantee to allow for pedestrian and vehicular access to the Normandy Court from Tukwila International Boulevard and South 144th Street. F. Temporary access to the Normandy Court by vehicles and pedestrians is necessary during construction of the Tukwila Village Project, and the City desires to grant such access, subject to the terms and conditions set forth in this Easement. AGREEMENT NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the following grants, agreements, covenants and restrictions are made: 15 Exhibit C 1. Access Easement. The City grants to Grantee a temporary, non- exclusive easement for ingress and egress in, on, over, upon and across the Property in the form of a paved surface no less than 20 feet wide that will connect the Normandy Court Apartments to either Tukwila International Boulevard, South 144th Street, or both (the "Access Road"). The Access Road shall be relocated on the Property from time to time to accommodate construction of the Tukwila Village Project. 2. Reservation of Rights. The City and the City's designees reserve the right to use the Property for any purpose not inconsistent with the easement rights herein granted. 3. Successors.and Assigns. The terms and conditions of this Easement shall constitute covenants running with the land, and shall burden and benefit the land described herein as well as the owners of said land and their respective successors and assigns in interest. 4. Amendments. This Easement contains all covenants and agreements with respect to the matters set forth in this agreement. No prior agreement or understanding pertaining to the same shall be valid or of any force or effect, and the covenants and agreements of this easement shall not be altered, modified or added to except in writing signed by the parties to the Easement, and the original thereof recorded in the real property records of King County, Washington. 5. Severability. In the event any term, covenant, condition, provision, or easement contained in this Easement is held to be invalid, voided or otherwise unenforceable, by any court of competent jurisdiction, such holding shall in no way affect the validity or enforceability of any other term, covenant, condition, provision, or easement contained in this Easement. 6. Termination. This Temporary Access Easement shall automatically terminate upon execution of a permanent access easement benefitting the Normandy Court that is in substantially the same form as that attached hereto as Attachment C3. Entered into as of the date first written above. CITY OF TUKWILA A Washington municipal corporation BY: Jim Haggerton ITS: Mayor 16 Exhibit C STATE OF WASHINGTON ) ) ss. COUNTY OF ) On this day of , 20 , before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Jim Haggerton, to me known to be the person who signed as Mayor of the City of Tukwila, the municipal corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of the corporation. IN WITNESS WHEREOF I have hereunto set my hand and official seal on the day and year first above written. (Signature of Notary) (Print or stamp name of Notary) NOTARY PUBLIC in and for the State of Washington, residing at My appointment expires: 17 Attachment Cl Legal Descriptions of Tukwila Village Properties PARCEL A: THAT PORTION OF LOT 9 LN BLOCK 3 OF JAMES CLARK'S GARDEN ADDITION TO THE CITY OF SEATTLE. AS PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 12. RECORDS OF KING COUNTY AUDITOR: AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH. RANGE 4 EAST W.M.. DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 FEET OF THE EAST 425.5 FEET OF SAID SOUTHEAST 1/4: THENCE SOUTH 01°27'30" WEST 200 FEET TO THE. TRUE POINT OF BEGINNING OF THIS DESCRIPTION: THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY LINE OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1). DISTANT SOUTHERLY 250.50 FEET (AS MEASURED ALONG SAID EASTERLY LINE) FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE NORTH LINE OF THE SOUTH 812.6 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTHERLY ALONG SAID EASTERLY HIGHWAY LLNF TO THE SOUTH LINE OF SAID LOT 9: THENCE EASTERLY ALONG SAID SOUTH LINE TO THE SOUTHEAST CORNER THEREOF: THENCE SOUTHERLY TO A POINT ON THE NORTHERLY LINE OF A TRACT CONVEYED TO ZIBA HUNTINGTON BY DEED RECORDED UNDER KING COUNTY RECORDING NO. 412377; THENCE EASTERLY ALONG SAID NORTH LINE TO A POINT WHICH BEARS SOUTH 01°277'30" WEST FROM THE TRUE POINT OF BEGINNING; THENCE CONTINUING EAST TO A POINT 405.04 FEET WEST FROM THE EAST LINE OF SAID SOUTHEAST 1/4 OF SOUTH SOUTHWEST 1/4: THENCE NORTH PARALLEL WITH SAID EAST LINE 65 FEET; THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING. PARCEL A-1: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET N WIDTH THE SOUTHERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS: BEGNNNG AT A POINT ON THE NORTH LINE OF THE NORTH 39S.1 FEET OF THE EAST 525.5 FEET OF THE SOUTH S12.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15. TOWNSHIP 23 NORTH, RANGE 4 EAST W.M.. 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SAID SUBDIVISION: THENCE SOUTH 01°27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THE SOUTHERLY LINE OF THE EASEMENT HEREIN DESCRIBED: THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1) WHICH PONT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG SAID HIGHWAY FROM A POINT IN THE EAST MARGIN OF SAID HIGHWAY DISTANT 23.40 FEET, MORE OR LESS, WEST OF THE WEST LINE OF THE SUBDIVISION HEREIN DESCRIBED AND ON THE NORTH LINE THEREOF AS THE SAME IS PRODUCED WESTERLY; SITUATE IN THE CITY OF TUKWILA COUNTY OF KING. STATE OF WASHINGTON. 1 19 Attachment Cl Legal Descriptions of Tukwila Village Properties (continued) PARCEL B: THE NORTH 185.90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FEET OF THE EAST 1.031 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15. TOWNSHIP 23 NORTH, RANGE 4 EAST. W.M.. LYING EASTERLY OF WASHINGTON STATE HIGHWAY NO. 1 (PACIFIC' HIGHWAY SOUTH):. SITUATE IN THE CITY OF TUKWILA COUNTY OF KING, STATE OF WASHINGTON. PARCEL C: LOTS 1 THROUGH 6 INCLUSIVE. CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED N VOLUME 4S OF PLATS. PAGE 21, IN KING COUNTY, WASHINGTON; PARCEL D: THE SOUTH 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15. TOWNSHIP 23 NORTH. RANGE 4 EAST W.M., LYING EASTERLY OF THE STATE HIGHWAY NO. 1: EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECORDING NO. 1158645: AND EXCEPT THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 114 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M.. LYING SOUTHWESTERLY OF THE ARC OF A CIRCLE HAVING A RADIUS OF 12.5 FEET WHICH IS TANGENT TO THE NORTH RIGHT OF WAY LINE OF SOUTH 144TH STREET AND THE EAST RIGHT OF WAY LINE OF PACIFIC HIGHWAY SOUTH, CONVEYED TO KUNG COUNTY BY DEED RECORDED UNDER RECORDING NO. 7409040396: SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING. STATE OF WASHINGTON. PARCEL E: LOT A OF SHORT PLAT NO. 90 -9 -SS. RECORDED UNDER RECORDING NO. 9010240314, BEING A PORTION OF LOT 7. CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 4S OF PLATS. PAGE 21. N KING COUNTY. WASHINGTON: PARCEL F: LOT B OF SHORT PLAT NO. 90 -9 -SS. RECORDED UNDER RECORDING NO. 9010240314. BEING A PORTION OF LOT 7. CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED N VOLUME 48 OF PLATS, PAGE 21. N KING COUNTY. WASHINGTON: 2 20 Attachment Cl Legal Descriptions of Tukwila Village Properties (continued) PARCEL G: THE NORTH 220 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED LN VOLUME 48 OF PLATS. PAGE 21, N KING COUNTY. WASHINGTON: EXCEPT THE NORTH 132 FEET THEREOF: PARCEL H: LOT 7. CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 4S OF PLATS, PAGE 21. IN KING COUNTY WASHINGTON; EXCEPT THE NORTH 220 FEET THEREOF: AND EXCEPT THE SOUTH 84 FEET THEREOF: PARCEL I: THE SOUTH S4 FEET OF LOT 7. CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED N VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON: Assessor tax parcel numbers: 152304-9092-02, 152304-9096-08,,152304-9242-01,,155420-0005-09, 155420- 0010-02, 155420-0015-070155420-0020-004155420-0030-08,..155420L0036-02, 155420-0025-00, 155420-0037-01, 155420-0033-05, 155420-0035-03, and 155420-0034-04. 3 21 Attachment C2 Depiction of Tukwila Village Properties The parcels A through I as indicated on the map below. Parcel J is not included. Note: This is not a plat of survey. It is provided as a convenience to identify and locate the land subject to this Agreement with references to streets and other land. w+a e+ 7 :1,93es x.Qom!; s o�S; .mra r+a.. 611110 611224 CMS gnu 0 V 1 a _.__S.794Ski, 23 Attachment C3 to Temporary Access Easement ACCESS EASEMENT THIS ACCESS EASEMENT ("Easement") dated 2014 ("Effective Date"), is granted to NORMANDY COURT HOLDINGS, a Washington limited liability company (the "Grantee") by the CITY OF TUKWILA, a Washington municipal corporation (the "City" or "Grantor"). RECITALS A. On December 21, 2012, the City entered into the Development Agreement for the Tukwila Village Project to develop a number of parcels along Tukwila International Boulevard in the vicinity of South 144th Street (the "Property"). B. On , the Tukwila City Council passed Ordinance No. , vacating a portion of the right-of-way commonly known as 41st Avenue South (hereinafter referred to as "Vacated Road") to facilitate construction of the Tukwila Village Project. Title to the real property comprising the Vacated Road reverted to the City by operation of law once the vacation was complete. C. Grantee is the owner of the property located at 14225 42nd Avenue South, known as the Normandy Court Apartments, King County Assessor Parcel No. 611110-0000 (the "Normandy Court") which was previously accessed via the Vacated Road. D. On , the City granted Grantee a temporary easement to allow vehicle and pedestrian access to the Normandy Court during construction of the Tukwila Village Project. E. The City now desires to grant a permanent easement for vehicular and pedestrian access to the Normandy Court, subject to the terms and conditions set forth in this Easement. AGREEMENT NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the following grants, agreements, covenants and restrictions are made: 25 Attachment C3 1. Access Easement. The City grants Grantee a permanent, non-exclusive easement for ingress and egress by pedestrians and vehicles in, on, over, upon and across the property legally described in Attachment C3a attached hereto and depicted on Attachment C3b attached hereto (the "Easement Area"). 2. Reservation of Rights. The City reserves the right to use the Easement Area for any purpose not inconsistent with the easement rights herein granted. 3. Successors and Assigns. The terms and conditions of this Easement shall constitute covenants running with the land, and shall burden and benefit the land described herein as well as the owners of said land and their respective successors and assigns in interest. 4. Amendments. This Easement contains all covenants and agreements with respect to the matters set forth in this agreement. No prior agreement or understanding pertaining to the same shall be valid or of any force or effect, and the covenants and agreements of this easement shall not be altered, modified or added to except in writing signed by the parties to the Easement, and the original thereof recorded in the real property records of King County, Washington. 5. Severability. In the event any term, covenant, condition, provision, or easement contained in this Easement is held to be invalid, voided or otherwise unenforceable, by any court of competent jurisdiction, such holding shall in no way affect the validity or enforceability of any other term, covenant, condition, provision, or easement contained in this Easement. Entered into as of the date first written above. CITY OF TUKWILA A Washington municipal corporation BY: Jim Haggerton ITS: Mayor 26 Attachment C3 STATE OF WASHINGTON ) ) ss. COUNTY OF ) On this day of , 20 , before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Jim Haggerton, to me known to be the person who signed as Mayor of the City of Tukwila, the municipal corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of the corporation. IN WITNESS WHEREOF I have hereunto set my hand and official seal on the day and year first above written. (Signature of Notary) (Print or stamp name of Notary) NOTARY PUBLIC in and for the State of Washington, residing at My appointment expires: 27 Attachment C3a LEGAL DESCRIPTION OF ACCESS EASEMENT That portion of Parcels A, B and C of City of Tukwila Boundary Line Adjustment No. recorded under King County Recording No. , more particularly described as follows: COMMENCING at the Southeast comer of said Parcel B; THENCE North 87°35'31" West, 139.18 feet along the South line of said Parcel C to the TRUE POINT OF BEGINNING; THENCE North 01027'33" East, 155.74 feet to a point on a non -tangent curve, the radius of which bears North 88°32'36" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 77.00 feet, through a central angle of 59°20'42", and an arc length of 79.75 feet to a point of reverse curvature; THENCE Northwesterly along the arc of a curve to the right, having a radius of 30.00 feet, through a central angle of 66°18'18", and an arc length of 34.72 feet; THENCE North 08°25'00" East, 71.74 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 213.00 feet, through a central angle of 06°57'36", and an arc length of 25.87 feet; THENCE North 01°27'24" East, 108.76 feet to a point on a non -tangent curve, the radius of which bears South 68°07'36" East; THENCE Northeasterly along the arc of a curve concave to the Southeast, having a radius of 2.00 feet, through a central angle of 18°19'51", and an arc length of 0.64 feet to a point of compound curvature; THENCE Northeasterly along the arc of a curve to the right, having a radius of 9,98 feet, through a central angle of 50°49'27", and an arc length of 8.85 feet; THENCE South 88°58'18" East, 7.92 feet to the East line of said Parcel A; THENCE North 07°15'12" West, 28.29 feet along said East line; THENCE North 88°32'36" West, 3.73 feet to a point on a non -tangent curve, the radius of which bears North 06°07'01" East; THENCE Northwesterly along the arc of a curve concave to the Northeast, having a radius of 10.08 feet, through a central angle of 72°43'12", and an arc length of 12.79 feet to a point on a non - tangent curve, the radius of which bears South 78°59'31" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 46.00 feet, through a central angle of 77°32'07", and an arc length of 62.25 feet; THENCE North 88°32'36" West, 42.62 feet to a point of tangency; THENCE Westerly along the arc of a curve to the right, having a radius of 100.73 feet, through a central angle of 11°01'16", and an arc length of 19.38 feet; THENCE North 80°15'52" West, 17.62 feet to the North line of said Parcel A; THENCE South 73°14'00" West, 21.80 feet along said North line to the Northwest corner of said Parcel A, being to a point on a non -tangent curve, the radius of which bears North 80°09'16" West; THENCE Southerly along the West line of said Parcel A, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 00°28'32", and an arc length of 16.27 feet; Project Name: Tukwila Village August 6, 2013 BDG 15255L.006.doc Exhibit: 15255EXH06-ACC.dwg Page 1 of 2 29 Attachment C3a Continued LEGAL DESCRIPTION OF ACCESS EASEMENT THENCE South 80°15'52" East, 36.64 feet to a point on a non -tangent curve, the radius of which bears North 12°10'48" East; THENCE Easterly along the arc of a curve concave to the North, having a radius of 126.73 feet, through a central angle of 1004325", and an arc length of 23.72 feet; THENCE South 88°32'36" East, 42.62 feet to a point of tangency; THENCE Southeasterly along the arc of a curve to the right, having a radius of 20.00 feet, through a central angle of 90°00'00", and an arc length of 31.42 feet; THENCE South 01°27'24" West, 138.99 feet to a point of tangency; THENCE Southerly along the arc of a curve to the right, having a radius of 187.00 feet, through a central angle of 06°57'36", and an arc length of 22.72 feet; THENCE South 08°25'00" West, 71.74 feet to a point of tangency; THENCE Southwesterly along the arc of a curve to the right, having a radius of 30.00 feet, through a central angle of 66°18'18", and an arc length of 34.72 feet to a point of reverse curvature; THENCE Southwesterly along the arc of a curve to the left, having a radius of 77.00 feet, through a central angle of 24°53119", and an arc length of 33.45 feet to a point of reverse curvature; THENCE Westerly along the arc of a curve to the right, having a radius of 30.00 feet, through a central angle of 42°57'03", and an arc length of 22.49 feet; THENCE North 71914'17" West, 104.01 feet; THENCE North 70°32'36" West, 6.50 feet to the West line of said Parcel A, being to a point on a non -tangent curve, the radius of which bears North 71°23'01" West; THENCE Southerly along said West line, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 00°45'36", and an arc length of 26.00 feet; THENCE South 70°32'36" East, 6.30 feet; THENCE South 71°33'50" East, 111.52 feet to a point on a non -tangent curve, the radius of which bears North 03°43'25" East; THENCE Easterly along the arc of a curve concave to the North, having a radius of 53.00 feet, through a central angle of 44°50'01", and an arc length of 41.47 feet to a point of reverse curvature; THENCE Southeasterly along the arc of a curve to the right, having a radius of 51.00 feet, through a central angle of 132°34'01", and an arc length of 118.00 feet; THENCE South 01°27'24" West, 155.31 feet to the South line of said Parcel C; THENCE South 87°35'31" East, 26.00 feet along the South lines of said Parcels C and B to the TRUE POINT OF BEGINNING. Project Name: Tukwila Village August 6, 2013 BDG 15255L.006.doc Exhibit: 15255EXH06-ACC.dwg 30 Page 2 of 2 Attachment C3b MAP OF ACCESS EASEMENT GRAPHIC SCALE 75 150 1" 31t 150 FEET SCALE HORIZONTAL 1'=150' VERTICAL N/A G H 4t j 18215 72ND AVENUE SOUTH � KENT, WA 98032 CO y (425)251-6222 (425)251-8782 FAX CML ENGINEERING, LAND I,, �- PLANNING, SURVEYING, two' ENVIRONMENTAL SERVICES 1/4 DESIGNED XXX !DRAWN : m, For: TUKWILA VILLAGE J08 NUMBER 15255 15255L.00B.00C Title: ACCESS EASEMENT EXHIBIT 1,,1 !CHECKED BDG IAPPROVED._8D L. [DATE 08-02-13 31 Exhibit D to Ord. No. TEMPORARY ACCESS EASEMENT THIS TEMPORARY ACCESS EASEMENT ("Easement") dated , 2014 ("Effective Date"), is granted to SAMARA HUBNER INC., a Washington corporation (the "Grantee") by the CITY OF TUKWILA, a Washington municipal corporation (the "City" or "Grantor"). RECITALS A. On December 21, 2012, the City entered into a Development Agreement for the Tukwila Village Project to develop a number of parcels along Tukwila International Boulevard in the vicinity of South 144th Street (the "Property"). The legal description of the parcels that make up the Property is attached hereto as Attachment D1 and depicted on the map attached hereto as Attachment D2. B. On or about the Effective Date, the City will vacate a portion of the right of way commonly known as 41st Avenue South (hereinafter referred to as "Vacated Road") to facilitate construction of the Tukwila Village Project. Title to the real property comprising the Vacated Road will revert to the City by operation of law once the vacation is complete. C. Grantee is the owner of the property located at 14201 42"d Avenue South, known as the Samara Apartments, King County Assessor Parcel Nos. 152304-9279 and 152304-9191 (the "Samara"). D. The Vacated Road is currently used for emergency vehicle access to the Samara. E. After completion of the Tukwila Village Project, the City or the City's successor in interest shall grant a permanent easement to Grantee to allow for emergency vehicle access to the Samara from Tukwila International Boulevard and South 144th Street. F. Temporary access to the Samara by emergency vehicles is necessary during construction of the Tukwila Village Project, and the City desires to grant such access, subject to the terms and conditions set forth in this easement. AGREEMENT NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the following grants, agreements, covenants and restrictions are made by Grantor: 33 Exhibit D 1. Access Easement. The City grants to Grantee a temporary, non- exclusive easement for ingress and egress by emergency vehicles in, on, over, upon and across the Property in the form of a paved surface no Tess than 20 feet wide that will connect the Samara to either Tukwila International Boulevard, South 144th Street, or both (the "Access Road"). The Access Road shall be relocated on the Property from time to time to accommodate construction of the Tukwila Village Project. 2. Reservation of Rights. The City and the City's designees reserve the right to use the Property for any purpose not inconsistent with the easement rights herein granted. 3. Successors and Assigns. The terms and conditions of this Easement shall constitute covenants running with the land, and shall burden and benefit the land described herein as well as the owners of said land and their respective successors and assigns in interest. 4. Amendments. This Easement contains all covenants and agreements with respect to the matters set forth in this agreement. No prior agreement or understanding pertaining to the same shall be valid or of any force or effect, and the covenants and agreements of this easement shall not be altered, modified or added to except in writing signed by the parties to the Easement, and the original thereof recorded in the real property records of King County, Washington. 5. Severability. In the event any term, covenant, condition, provision, or easement contained in this Easement is held to be invalid, voided or otherwise unenforceable, by any court of competent jurisdiction, such holding shall in no way affect the validity or enforceability of any other term, covenant, condition, provision, or easement contained in this Easement. 6. Termination. This Temporary Access Easement shall automatically terminate upon execution of a permanent access easement benefitting the Samara that is in substantially the same form as that attached hereto as Attachment D3. Entered into as of the date first written above. CITY OF TUKWILA A Washington municipal corporation BY: Jim Haggerton ITS: Mayor 34 Exhibit D STATE OF WASHINGTON ) ss. COUNTY OF On this day of , 20 , before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Jim Haggerton, to me known to be the person who signed as Mayor of the City of Tukwila, the municipal corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of the corporation. IN WITNESS WHEREOF I have hereunto set my hand and official seal on the day and year first above written. (Signature of Notary) (Print or stamp name of Notary) NOTARY PUBLIC in and for the State of Washington, residing at My appointment expires: 35 Attachment Dl Legal Descriptions of Tukwila Village Properties PARCEL A: THAT PORTION OF LOT 9 IN BLOCK 3 OF JAMES CLARK'S GARDEN ADDITION TO THE CITY OF SEATTLE, AS PER PLAT RECORDED N VOLUME 13 OF PLATS. PAGE 12, RECORDS OF KING COUNTY AUDITOR: AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH. RANGE 4 EAST W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 FEET OF THE EAST 425.5 FEET OF SAID SOUTHEAST 1/4: THENCE SOUTH 01°27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THIS DESCRIPTION: THENCE SOUTHWESTERLY TO A PONT ON THE EASTERLY LINE OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1). DISTANT SOUTHERLY 250.50 FEET (AS MEASURED ALONG SAID EASTERLY LINE) FROM THE NTERSECTION OF SAID EASTERLY LINE WITH THE NORTH LINE OF THE SOUTH S12.6 FEET OF SAID SOUTHEAST 1/4: THENCE SOUTHERLY ALONG SAID EASTERLY HIGHWAY LINE TO THE SOUTH LLNE OF SAID LOT 9: THENCE EASTERLY ALONG SAID SOUTH LINE TO THE SOUTHEAST CORNER THEREOF: THENCE SOUTHERLY TO A POINT ON THE NORTHERLY LINE OF A TRACT CONVEYED TO ZIBA HUNTNGTON BY DEED RECORDED UNDER KING COUNTY RECORDING NO. 412377; THENCE EASTERLY ALONG SAID NORTH LINE TO A POINT WHICH BEARS SOUTH 01°27'30" WEST FROM THE TRUE POINT OF BEGLNNING; THENCE CONTLNUING EAST TO A POINT 405.04 FEET WEST FROM THE EAST LINE OF SAID SOUTHEAST 114 OF SOUTH SOUTHWEST 1/4: THENCE NORTH PARALLEL WITH SAID EAST LINE 65 FEET; THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING. PARCEL A-1: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET IN WIDTH THE SOUTHERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNNG AT A PONT ON THE NORTH LINE OF THE NORTH 395.1 FEET OF THE EAST 525.5 FEET OF THE SOUTH 812.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH. RANGE 4 EAST W.M.. 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SAID SUBDIVISION: THENCE SOUTH 01°27'30" WEST 200 FEET TO THE TRUE PONT OF BEGINNING OF THE SOUTHERLY LINE OF THE EASEMENT HEREIN DESCRIBED: THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY MARGN OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1) WHICH PONT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG SAID HIGHWAY FROM A POINT IN THE EAST MARGIN OF SAID HIGHWAY DISTANT 23.40 FEET. MORE OR LESS, WEST OF THE WEST LINE OF THE SUBDIVISION HEREIN DESCRIBED AND ON THE NORTH LINE THEREOF AS THE SAME IS PRODUCED WESTERLY: SITUATE IN THE CITY OF TUKWILA COUNTY OF KING. STATE OF WASHINGTON. 1 37 Attachment Dl Legal Descriptions of Tukwila Village Properties (continued) PARCEL B: THE NORTH 185.90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FEET OF THE EAST 1.031 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH. RANGE 4 EAST, W.M., LYING EASTERLY OF WASHINGTON STATE HIGHWAY NO. 1 (PACIFIC HIGHWAY SOUTH): SITUATE IN THE CITY OF TUKWILA COUNTY OF KING, STATE OF WASHINGTON. PARCEL C: LOTS 1 THROUGH 6 INCLUSIVE. CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS. PAGE 21, IN KING COUNTY. WASHINGTON: PARCEL D: THE SOUTH 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING EASTERLY OF THE STATE HIGHWAY NO. 1; EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECORDING NO. 1158645; AND EXCEPT THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M.. LYING SOUTHWESTERLY OF THE ARC OF A CIRCLE HAVING A RADIUS OF 12.5 FEET WHICH IS TANGENT TO THE NORTH RIGHT OF WAY LINE OF SOUTH 144TH STREET AND THE EAST RIGHT OF WAY LINE OF PACIFIC HIGHWAY SOUTH, CONVEYED TO KUNG COUNTY BY DEED RECORDED UNDER RECORDING NO. 7409040396: SITUATE IN THE CITY OF TUKWILA. COUNTY OF KING. STATE OF WASHINGTON. PARCEL E: LOT A OF SHORT PLAT NO. 90 -9 -SS. RECORDED UNDER RECORDING NO. 9010240314. BEING A PORTION OF LOT 7. CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 4S OF PLATS. PAGE 21. IN KING COUNTY. WASHINGTON: PARCEL F: LOT B OF SHORT PLAT NO. 90 -9 -SS. RECORDED UNDER RECORDING NO. 9010240314. BEING A PORTION OF LOT 7. CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED N VOLUME 4S OF PLATS. PAGE 21. N KING COUNTY. WASHINGTON: 2 38 Attachment Di Legal Descriptions of Tukwila Village Properties (continued) PARCEL G: THE NORTH 220 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED LN VOLUME 48 OF PLATS. PAGE 21. IN KING COUNTY, WASHINGTON: EXCEPT THE NORTH 132 FEET THEREOF: PARCEL H: LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 4S OF PLATS, PAGE 21, IN KING COUNTY. WASHINGTON: EXCEPT THE NORTH 220 FEET THEREOF: AND EXCEPT THE SOUTH S4 FEET THEREOF: PARCEL I: THE SOUTH 84 FEET OF LOT 7. CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 4S OF PLATS. PAGE 21, IN KING COUNTY, WASHINGTON: Assessor tax parcel numbers: 152304-9092-02, 152304-9096-08, 152304-9242-01, 155420-0005-09, 155420- 0010-02, 155420-0015-07, 155420-0020-00, 155420-0030-08, 155420-0036-02, 155420-0025-00, 155420-0037-01, 155420-0033-05, 155420-0035-03, and 155420-0034-04. 3 39 Attachment D2 Depiction of Tukwila Village Properties The parcels A through I as indicated on the map below. Parcel J is not included. Note: This is not a plat of survey. It is provided as a convenience to identify and locate the land subject to this Agreement with references to streets and other land. DOA .1a 44, IWO 0 •57na 221471,, Normandy COuo0 (co) 9182 011, 42,1 9C92 I" 3a4.!,e a•u.>•MAU+ :r t 1[KtTh 1 r ifff . `.Si G.aa n lea !./. .. .v. _ 7176.'<) —......_. _...�....__-.L ]'I!.a r...f pp -V-•_._ Thar 4.1 /. 611110 ,74 d z 41 Attachment D3 to Temporary Access Easement ACCESS EASEMENT THIS ACCESS EASEMENT ("Easement") dated 2014 ("Effective Date"), is granted to SAMARA HUBNER INC, a Washington corporation (the "Grantee") by the CITY OF TUKWILA, a Washington municipal corporation (the "City" or "Grantor"). RECITALS A. On December 21, 2012, the City entered into the Development Agreement for the Tukwila Village Project to develop a number of parcels along Tukwila International Boulevard in the vicinity of South 144th Street (the "Property"). B. On , the Tukwila City Council passed Ordinance No. , vacating a portion of the right-of-way commonly known as 41St Avenue South (hereinafter referred to as "Vacated Road") to facilitate construction of the Tukwila Village Project. Title to the real property comprising the Vacated Road reverted to the City by operation of law once the vacation is complete. C. Grantee is the owner of the property located at 14201 42"d Avenue South, known as the Samara Apartments, King County Assessor Parcel Nos. 152304-9279 and 152304-9191 (the "Samara"), which was previously accessed via the Vacated Road. D. On , the City granted Grantee a temporary easement to allow for emergency vehicle access to the Samara during construction of the Tukwila Village Project. E. The City now desires to grant a permanent easement for emergency vehicle access to the Samara, subject to the terms and conditions set forth in this Easement. AGREEMENT NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the following grants, agreements, covenants and restrictions are made: 1. Access Easement. The City grants Grantee a permanent, non-exclusive easement for ingress and egress by emergency vehicles in, on, over, upon and across the property legally described in Attachment D3a attached hereto and depicted on Attachment D3b attached hereto (the "Easement Area"). 43 Attachment D3 2. Reservation of Rights. The City reserves the right to use the Easement Area for any purpose not inconsistent with the easement rights herein granted. 3. Successors and Assigns. The terms and conditions of this Easement shall constitute covenants running with the land, and shall burden and benefit the land described herein as well as the owners of said land and their respective successors and assigns in interest. 4. Amendments. This Easement contains all covenants and agreements with respect to the matters set forth in this agreement. No prior agreement or understanding pertaining to the same shall be valid or of any force or effect, and the covenants and agreements of this easement shall not be altered, modified or added to except in writing signed by the parties to the Easement, and the original thereof recorded in the real property records of King County, Washington. 5. Severability. In the event any term, covenant, condition, provision, or easement contained in this Easement is held to be invalid, voided or otherwise unenforceable, by any court of competent jurisdiction, such holding shall in no way affect the validity or enforceability of any other term, covenant, condition, provision, or easement contained in this Easement. Entered into as of the date first written above. CITY OF TUKWILA A Washington municipal corporation BY: Jim Haggerton ITS: Mayor 44 Attachment D3 STATE OF WASHINGTON ) ) ss. COUNTY OF ) On this day of , 20 , before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Jim Haggerton, to me known to be the person who signed as Mayor of the City of Tukwila, the municipal corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of the corporation. IN WITNESS WHEREOF I have hereunto set my hand and official seal on the day and year first above written. (Signature of Notary) (Print or stamp name of Notary) NOTARY PUBLIC in and for the State of Washington, residing at My appointment expires: 45 Attachment D3a LEGAL DESCRIPTION OF ACCESS EASEMENT That portion of Parcels A, B and C of City of Tukwila Boundary Line Adjustment No. recorded under King County Recording No. more particularly described as follows: COMMENCING at the Southeast corner of said Parcel B; THENCE North 87°35'31" West, 139.18 feet along the South line of said Parcel C to the TRUE POINT OF BEGINNING; THENCE North 01°27'33" East, 155.74 feet to a point on a non -tangent curve, the radius of which bears North 88°32'36" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 77.00 feet, through a central angle of 59°20'42", and an arc length of 79.75 feet to a point of reverse curvature; THENCE Northwesterly along the arc of a curve to the right, having a radius of 30.00 feet, through a central angle of 66°18'18", and an arc length of 34.72 feet; THENCE North 08°25'00" East, 71.74 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 213.00 feet, through a central angle of 06°57'36", and an arc length of 25.87 feet; THENCE North 01°27'24" East, 108.76 feet to a point on a non -tangent curve, the radius of which bears South 68°07'36" East; THENCE Northeasterly along the arc of a curve concave to the Southeast, having a radius of 2.00 feet, through a central angle of 18°19'51", and an arc length of 0.64 feet to a point of compound curvature; THENCE Northeasterly along the arc of a curve to the right, having a radius of 9.98 feet, through a central angle of 50°49'27", and an arc length of 8.85 feet; THENCE South 88°58'18" East, 7.92 feet to the East Zine of said Parcel A; THENCE North 07°15'12" West, 28.29 feet along said East line; THENCE North 88°32'36" West, 3.73 feet to a point on a non -tangent curve, the radius of which bears North 06°07'01" East; THENCE Northwesterly along the arc of a curve concave to the Northeast, having a radius of 10.08 feet, through a central angle of 72°4312", and an arc length of 12.79 feet to a point on a non - tangent curve, the radius of which bears South 78°59'31" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 46.00 feet, through a central angle of 77°32'07", and an arc length of 62.25 feet; THENCE North 88°32'36" West, 42.62 feet to a point of tangency; THENCE Westerly along the arc of a curve to the right, having a radius of 100.73 feet, through a central angle of 11°01'16", and an arc length of 19.38 feet; THENCE North 80°15'52" West, 17.62 feet to the North line of said Parcel A; THENCE South 73°14'00" West, 21.80 feet along said North line to the Northwest corner of said Parcel A, being to a point on a non -tangent curve, the radius of which bears North 80°09'16" West; THENCE Southerly along the West line of said Parcel A, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 00028'32", and an arc length of 16.27 feet; Project Name: Tukwila Village August 6, 2013 Page 1 of 2 BDG 15255L.006.doc Exhibit 15255EXH06-ACC.dwg 47 Attachment D3a Continued LEGAL DESCRIPTION OF ACCESS EASEMENT THENCE South 80°15'52" East, 36.64 feet to a point on a non -tangent curve, the radius of which bears North 12°10'48" East; THENCE Easterly along the arc of a curve concave to the North, having a radius of 126.73 feet, through a central angle of 10°43'25", and an arc length of 23.72 feet; THENCE South 88°32'36" East, 42.62 feet to a point of tangency; THENCE Southeasterly along the arc of a curve to the right, having a radius of 20.00 feet, through a central angle of 90°00'00", and an arc length of 31.42 feet; THENCE South 01°27'24" West, 138.99 feet to a point of tangency; THENCE Southerly along the arc of a curve to the right, having a radius of 187.00 feet, through a central angle of 06°57'36", and an arc length of 22.72 feet; THENCE South 08°25'00" West, 71.74 feet to a point of tangency; THENCE Southwesterly along the arc of a curve to the right, having a radius of 30.00 feet, through a central angle of 66°18'18", and an arc length of 34.72 feet to a point of reverse curvature; THENCE Southwesterly along the arc of a curve to the left, having a radius of 77.00 feet, through a central angle of 24°53'19", and an arc length of 33.45 feet to a point of reverse curvature; THENCE Westerly along the arc of a curve to the right, having a radius of 30.00 feet, through a central angle of 42°57'03", and an arc length of 22.49 feet; THENCE North 71°14'17" West, 104.01 feet; THENCE North 70°32'36" West, 6.50 feet to the West line of said Parcel A, being to a point on a non -tangent curve, the radius of which bears North 71°23'01" West; THENCE Southerly along said West line, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 00°45'36", and an arc length of 26.00 feet; THENCE South 70°32'36" East, 6.30 feet; THENCE South 71°33'50" East, 111.52 feet to a point on a non -tangent curve, the radius of which bears North 03°4325" East; THENCE Easterly along the arc of a curve concave to the North, having a radius of 53.00 feet, through a central angle of 44°50'01", and an arc length of 41.47 feet to a point of reverse curvature; THENCE Southeasterly along the arc of a curve to the right, having a radius of 51.00 feet, through a central angle of 132°34'01", and an arc length of 118.00 feet; THENCE South 01°27'24" West, 155.31 feet to the South line of said Parcel C; THENCE South 87°35'31" East, 26.00 feet along the South lines of said Parcels C and B to the TRUE POINT OF BEGINNING. Project Name: Tukwila Village August 6, 2013 BDG 15255L.006.doc Exhibit: 15255EXH06-ACC.dwg 48 Page 2 of 2 i Attachment D3b MAP OF ACCESS EASEMENT GRAPHIC SCALE 75 150 300 1' = 150 FEET Date/Time:8/6/2013 7:10 PM SCALE: HORIZONTAL 1'. 150" VERTICAL NA A G H A (j 18215 72ND AVENUE SOUTH �� KENT. WA 98032 o3 Z (425)251-6222 •C . �!' (425)251-8782 FAX CIVIL ENGINEERING, LAND _p' PLANNING. SURVEYING, E,�+ ,ENVIRON1AENTAL SERVICES For: TUKWILA VILLAGE JOB NUMBER 15255 15255L.0O6.00C Title: ACCESS EASEMENT EXHIBIT DESIGNED ?LXX !DRAWN ___BDG 'CHECKED BDG 'APPROVED, 10A SUM of 08--02-1-1 49 of 41st Avenue to be vacated, may be impacted by vacation of 41St Avenue. The City and Developer acknowledge and agree that certain third party agreements may be necessary to accommodate such third parties as a condition of Final City Council Approval of the Street Vacation (hereinafter "Street Vacation Agreement(s)"). The City and Developer further acknowledge and agree that vacation of 41St Avenue will require a reservation of certain temporary and permanent easements over, under and across the Development Parcels to accommodate relocation of existing utilities and to provide access to and from the public roadways. For example, it is anticipated that the Street Vacation must include a reservation of a temporary non-exclusive access easement over and across 41St Avenue for the benefit of the property described in Exhibit "S". It is further acknowledged and agreed, that such Street Vacation Agreements may provide for (i) certain Improvements to accommodate both temporary and permanent access over and across the Development Parcels, (ii) easements for conveyance and connection to stormwater system improvements to facilitate the collection and conveyance of storm and surface water from adjacent property, and (iii) other accommodations to facilitate approval of such Street Vacation Agreements. Upon the Effective Date, the City and Developer agree that they will begin to work cooperatively with each other to secure from the adjacent property owners such Street Vacation Agreements as are reasonable and necessary to facilitate and expedite the Street Vacation of 41S` Avenue and will negotiate such reservation of rights and easements upon the Property reasonably necessary to accommodate the terms and conditions of such Street Vacation Agreements. The City and Developer shall, in conjunction with the Street Vacation and the Street Vacation Agreements, mutually agree upon the allocation of the costs associated with City and/or Developer obligations under the Street Vacation Agreements. Section 2.7 Entitlements and Vesting. A. Development Agreement. The Parties desire to enter into a development agreement pursuant to RCW 36.70B.170 et. seq. (the "Development Agreement") to set forth the development standards and other provisions that shall apply to and govern and vest the development, use and mitigation of the development of the Property for the duration specified in such Development Agreement. The Parties intend that Developer's obligation to acquire and develop the Property, in whole or in part, and the City's obligation to convey the Property, in whole or in part, pursuant to the terms and conditions of this Agreement, shall be contingent upon and subject to the Development Agreement providing for the following: 1. Additional Height. The maximum building heights for buildings A and D as shown on the Preliminary Site Plan shall be seventy (70) feet. 2. Design Review. The Proposed Site Plan, the proposed design of the Plaza and the Commons, and the proposed design of each building or other structure on each Development Parcel, shall be subject to approval by the BAR under the rules and regulations forming the City's design review approval process and development standards ("Design Review"). The design standards and review criteria applicable to the Property shall, in addition to the criteria set forth at TMC 18.60.050 and the City's design and permitting rules and regulations, include criteria consistent with the following: 17 Section 2.5 Boundary Line Adjustment. A Boundary Line Adjustment ("BLA") will be required to alter and/or combine the existing boundaries of certain Parcels comprising all or part of the Property to create and define the Plaza Parcel and Library Parcel, and the Development Parcels to accommodate Developer's proposed Development Phases as approved pursuant to Section 2.4 hereof. Developer shall, in conformance with Section 2.9(D) hereof, as soon as practicable after the Effective Date, work with the KCLS to establish the proposed boundaries of the Library Parcel, submit an application to the City pursuant to TMC Ch. 17.08 for a proposed BLA. Prior to submittal of the application for a BLA, Developer shall submit its proposed BLA application to the Mayor for review and approval for consistency with this Agreement. Such approval shall be in writing and shall, for purposes of TMC 18.06.045, constitute the City's designation of Developer as applicant seeking approval of the BLA. Final approval of the BLA in accordance with TMC 18.06.045 shall not be recorded until Closing on the sale of the Development Parcels for the first Development Phase. Upon final approval of the BLA, Exhibits "A" and "B" shall be amended to conform to the revised legal descriptions and depictions of the Development Parcels resulting from the BLA. Developer shall be responsible for all costs associated with applying for and obtaining approval of a BLA pursuant to TMC Ch. 17.08, although an allocable portion of such costs shall be taken into account in the Residual Value Analysis for each Development Parcel. Section 2.6 Street Vacation. A. Legislative Action. 41st Avenue is a public right of way that separates and encumbers two or more of the Parcels owned by the City and is abutted by property owned by a third party and described in Exhibit "S" attached hereto. The City and Developer acknowledge and agree that Developer's obligations as set forth in Section 4.4 hereof to purchase the Property are contingent upon Final City Council Approval of vacation of that portion of 41st Avenue as depicted and described on Exhibit "U" attached hereto ("Street Vacation"). Upon Final City Council Approval of such vacation, that vacated portion of 40 Avenue shall become available for development as part of the Property. B. Final Approval; Meaning. "Final City Council Approval" shall mean thirty (30) days following the effective date of the City Council ordinance granting the Street Vacation; provided that, in the event that such Final City Council Approval is subject to challenge in a court of competent jurisdiction, such challenge shall be considered an event of Force Majeure and during that time period, such obligations of Developer shall remain contingent until such time as a final non -appealable decision is entered by a court of competent jurisdiction either upholding the street vacation or otherwise dismissing the action. In the event that Final City Council Approval of the Street Vacation is materially altered by a final non -appealable decision of a court of competent jurisdiction, such that the materials rights, duties and obligations of either Party are altered, the Parties agree to meet in good faith to negotiate amendments to reform this Agreement, upon such terms and conditions as are mutually agreeable by the Parties, so as to carry out the Party's intent as expressed herein. C. Street Vacation Agreements; Retained Easements. City and Developer acknowledge that certain third parties with real property interests near or abutting that portion of 41St Avenue to be vacated, and utility providers with utility facilities located within that portion 16 Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 RECEIVED 27. • GOMMUNI 1 Y DEvlLOPMEMT September 27, 2013 CIVIL ENGINEERING, LAND PLANNING, SURVEYING RE: Responses to Public Works Department and Fire Prevention Bureau Comments Tukwila Village Overall Site Improvements City of Tukwila File Nos. PL13-023 / L13-030 / E13-011 / L13-031 / L13-021 Our Job No. 15255 Dear Ms. Bradshaw: We have revised the plans and technical documents for the above -referenced project in accordance with the Public Works Department and Fire Prevention Bureau comments attached to the Land Use Permit Routing Forms we received. Enclosed are the following documents for your review and approval: 1. Revised set of Civil Plans 2. Fire Truck Maneuvering Exhibit 3. Revised Boundary Line Adjustment 4. Draft of Legal Descriptions and Exhibits for Proposed Easements 5. Draft of Legal Descriptions and Exhibits for Easements to be Relinquished The following outline provides each of your comments in italics exactly as written, along with a narrative response describing how each comment was addressed: Public Works Department Comments by David McPherson, Development Engineer, dated July 24, 2013 Design Review — 03-030 1. Concurrency Test Notice for Surface Water has been PASSED by Public Works. 2. Traffic Concurrency Test Fee in the amount of $21,000.00 to be paid as part of Design Review — L13-030 under Public Works permit no. C13-008. Fee is based on 319 residential units, 17,210 s. f. of retail, and 15,000 s. f. of office. Includes Tukwila Village (Phase 1, Phase 11, and Phase Ill). New Library is not included. Traffic Concurrency Certificate Application has been provided by the Applicant. Response: We acknowledge the comment. 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • OLYMPIA, WA ♦ CONCORD, CA • TEMECULA, CA www.barghausen.com /6 Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -2- September 27, 2013 3. Pedestrian warning system for crossings at T.1.8 & S. 144th Street are required, including rapid flash beacon / advanced warning. (Design shall meet City Engineer approval) Response: A note requiring the pedestrian warning system has been added to the crossing on South 144th Street closest to Tukwila International Boulevard. See Keynote No. 4 on Sheet C8. Per conversation with City staff, a warning system will not be required at the crossing closest to where 41st Avenue South is currently. In the same conversation with City staff; however, it was noted that the replacement of the existing pedestrian warning system on Tukwila International Boulevard would be required. An email has been sent from Tukwila Village Development Associates, LLC (the "Developer") to Derek Speck, Economic Development Administrator, objecting to this requirement as being outside the scope of the Developer's obligations set forth in the Disposition and Development Agreement entered into by the Developer and the City of Tukwila. Parking Variance — L13-031 Public Works has no comments. Lot Consolidation — L13-021 Prior to Final Lot Consolidation, the following comments need to be addressed for Public Works: 1. Complete the (41st Ave. South - STREET VACATION). Response: The Street Vacation is to be initiated and completed by the City of Tukwila pursuant to the Disposition and Development Agreement entered into by the Developer and the City of Tukwila. 2. Provide a 'draft' copy of any Private Storm Drainage Easement and Maintenance Agreement for review by Public Works. Document(s) shall be recorded prior to recording of the Final Lot Consolidation, and the recording number be shown on the Lot Consolidation Survey Map. Response: A draft legal description and survey map exhibit for all proposed Private Storm Drainage Easements is included with this submittal. A final legal description and survey map exhibit will be incorporated into a draft Private Strom Drainage Easement and Maintenance Agreement to be prepared by the Developer and submitted to Public Works for review (deferred submittal). 3. Provide a 'draft'. copy of any Water Easement and Maintenance Agreement for review by Public Works. Document(s) shall be recorded prior to recording of the Final Lot Consolidation, and the recording number be shown on the Lot Consolidation Survey Map. Coordinate with Water District 125. Response: A draft legal description and survey map exhibit for all proposed Water Easements is included with this submittal. A final legal description and survey map exhibit will be incorporated into a draft Water Easement and Maintenance Agreement to be prepared by the Developer in conjunction with King County Water District No. 125 and submitted to Public Works for review (deferred submittal). . Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -3- September 27, 2013 4. Provide a 'draft' copy of any Sanitary Sewer Easement and Maintenance Agreement for review by Public Works. Document(s) shall be recorded prior to recording of the Final Lot Consolidation, and the recording number be shown on the Lot Consolidation Survey Map. Coordinate with Valley View Sewer District. Response: A draft legal description and survey map exhibit for all proposed Sewer Easements is included with this submittal. A final legal description and survey map exhibit will be incorporated into a draft Sanitary Sewer Easement and Maintenance Agreement to be prepared by the Developer in conjunction with Valley View Sewer District and submitted to Public Works for review (deferred submittal). 5. Provide a draft copy of any Private Ingress/Egress & Utility Easement and Maintenance Agreement. Within new Parcels A, B, C, & D for the benefit of new Parcels A, B, C, & D — as applicable. (1) Document(s) shall be recorded prior to recording of the Final Lot Consolidation Map, and the recording number be shown on the Lot Consolidation Map. (2) Any Private Ingress/Egress & Utility Easement and Maintenance Agreement should include language stating who will maintain the paved area and utilities, and by what portion. Response: A draft legal description and survey map exhibit for all proposed Private Ingress, Egress, and Utility Easements is included with this submittal. A final legal description and survey map exhibit will be incorporated into a draft Private Ingress, Egress and Utility Easement and Maintenance Agreement (including language stating who will maintain the paved areas and utilities and by what proportion) to be prepared by the Developer and submitted to Public Works for review (deferred submittal). 6. Relinquish any existing Easements as applicable. Response: A draft instrument identifying all existing Easements to be relinquished will be prepared by the Developer and submitted to Public Works for review (deferred submittal). Lot Consolidation Survey Map 1. New legal descriptions for Parcels A, 8, C, & D; should include 'subject to' and/or 'together with' — reference the Private Ingress, Egress & Utilities Easement and Maintenance Agreement. (as applicable) Response: "Subject to Private Ingress, Egress and Utilities Easement and Maintenance Agreement as recorded under Recording No. , records of King County, Washington" has been added to the new legal descriptions of Parcels A, B, C, and D. The recording number of the Easement will be filled in once the document is recorded. 2. Provide Private Ingress, Egress & Utilities Easement and Maintenance Agreement (NOTE) on Lot Consolidation Map. SAMPLE (for information only) follows — THIS LOT CONSOLIDATION CONTAINS AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES FOR THE BENEFIT OF THE OWNERS OF PARCELS A, 8, C, AND D OF THIS LOT CONSOLIDATION. OWNERSHIP OF SAID PARCELS A, B, C, AND D WITHIN THIS LOT CONSOLIDATION INCLUDES AN EQUAL AND UNDIVIDED RESPONSIBILITY FOR THE Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -4- September 27, 2013 MAINTENANCE OF SAID EASEMENT AND THE CONSTRUCTION, MAINTENANCE, REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREIN. Response: The Private Ingress, Egress and Utilities Easement Note has been added to Sheet 1 of the map. 3. Provide a legal description of any Private Ingress, Egress & Utilities Easement on the Lot Consolidation Survey Map. Show and label any Private Ingress, Egress & Utilities Easement on the Lot Consolidation Survey Map. Response: The location of the Private Ingress, Egress and Utilities Easement has been graphically depicted on the map, along with a blank for the recording number of the easement, which will be filled in once the document is recorded. The legal description of the easement is made a part of the recorded document (draft legal description and exhibit is included in this submittal). 4. Provide a legal description of any Public Storm Drainage Easement on the Lot Consolidation Survey Map. Show and label any Public Storm Drainage Easement on the Lot Consolidation Survey Map. Response: The location of the Public Storm Drainage Easement has been graphically depicted on the map, along with a blank for the recording number of the easement which will be filled in once the document is recorded. The legal description of the easement is made a part of the recorded document (draft legal description and exhibit is included in this submittal). 5. Provide a legal description of any Private Storm Drainage Easement on the Lot Consolidation Survey Map. Show and label any Private Storm Drainage Easement on the Lot Consolidation Survey Map. Response: The location of the Private Storm Drainage Easement has been graphically depicted on the map, along with a blank for the recording number of the easement which will be filled in once the document is recorded. The legal description of the easement is made a part of the recorded document (draft legal description and exhibit is included in this submittal). 6. Provide a legal description of any Water Easement on the Lot Consolidation Survey Map. Show and label any Water Easement on the Lot Consolidation Survey Map. Coordinate with Water District 125. Response: The location of the Water Easement has been graphically depicted on the map, along with a blank for the recording number of the easement which will be filled in once the document is recorded. The legal description of the easement is made a part of the recorded document (draft legal description and exhibit is included in this submittal). Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -5- September 27, 2013 7. Provide a legal description of any Sanitary Sewer Easement on the Lot Consolidation Survey Map. Show and label any Sanitary Sewer Easement on the Lot Consolidation Survey Map. Coordinate with Valley View Sewer District. Response: The location of the Sanitary Sewer Easement has been graphically depicted on the map, along with a blank for the recording number of the easement which will be filled in once the document is recorded. The legal description of the easement is made a part of the recorded document (draft legal description and exhibit is included in this submittal). SHTS. 1 thru 7 of 7 — (1) Provide Boundary Line Adjustment No. L13-021 on all sheets. (2) Show & label 'Utility Easement' as recorded under K. C. Rec. no. 20081212000814 — see enclosed. Response: The Boundary Line Adjustment No. L13-021 has been added to all sheets of the map. The Utility Easement recorded under KC Rec. No. 20081212000814 is not part of this project and was included in the comment letter in error. SHT. 1 of 7 — Add additional NOTES as applicable. Response: No additional notes were added to map, as none were provided. SHT. 2 of 7 — (1) Label all existing lots; (Title Parcel A) thru (Title Parcel J) as applicable. (See enclosed ALTA /ACSM LAND TITLE SURVEY - Shts. 2 & 3 of 3 and Existing Legal Descriptions Sht. 1 of 7) (2) Label (Title Parcel A-1) as applicable. (See enclosed ALTA /ACSM LAND TITLE SURVEY- Shts. 2 & 3 of 3 and Existing Legal Descriptions Sht. 1 of 7) Response: The existing lots have been labeled as applicable. SHT. 3 of 7 — Label all existing lots; (Title Parcel K) thru (Title Parcel Q) as applicable. (See enclosed ALTA /ACSM LAND TITLE SURVEY - Shts. 2 & 3 of 3 and Existing Legal Descriptions Sht. 1 of 7) Response: The existing lots have been labeled as applicable. SHT. 4 of 7 — (1) Show and label all new utility easements as applicable. (2) Show and label any Private Ingress/Egress and Utilities Easement(s) as applicable. (3) Consider reducing the width of R -O -W Dedication along S. 144th Street and adding a portion of Public Easement adjacent to the new parcel lines (if affecting Building overhang, etc.). Response: All new utility easements have been graphically depicted on the map, along with a blank for the recording number of the easement which will be filled in once the document is recorded. The width of the right-of-way dedication will remain as -is. Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -6- September 27, 2013 SHT. 5 of 7 — (1) Show and label any new Private Utilities Easement(s) as applicable. (2) Show and label any new Private Ingress/Egress and Utilities Easement(s) as applicable. (3) Consider reducing the width of R -O -W Dedication along S. 144th Street and adding a portion of Public Easement adjacent to the new parcel lines (if affecting Building overhang, etc.). Response: All new utility easements have been graphicaily depicted on the map, along with a blank for the recording number of the easement which will be filled in once the document is recorded. The width of the right-of-way dedication will remain as -is. SHT. 6 of 7 — No comment SHT. 7 of 7 — Verify distance "16.29 FEET" at end of new Parcel C legal description. Response: The distance at the end of new Parcel C is 18.17 feet, and has been corrected in the legal description. Site Development Plan 1. Pedestrian warning system for crossings at T.1.B & S. 144th Street are required, including rapid flash beacon / advanced warning. (Design shall meet City Engineer approval) Response: A note requiring the pedestrian warning system has been added to the crossing on South 144th Street closest to Tukwila International Boulevard. See Keynote No. 4 on Sheet C8. Per conversation with City staff, a warning system will not be required at the crossing closest to where 41st Avenue South is currently. In the same conversation with City staff; however, it was noted that the replacement of the existing pedestrian warning system on Tukwila International Boulevard would be required. An email has been sent from the Developer to Derek Speck, Economic Development Administrator, objecting to this requirement as being outside the scope of the Developer's obligations set forth in the Disposition and Development Agreement entered into by the Developer and the City of Tukwila. 2. Site development plan shall comply with Engineering Report, by Associated Earth Sciences, Inc., dated March 18, 2013, and subsequent geotechnical reports / evaluations. Response: A note stating that the Site Development Plan shall comply with the report by Associated Earth Sciences has been added to the plan. See Sheet C 1, Note No. 1. Miscellaneous Comments 1. A Transportation Impact Fee applies to the future Building permit(s) as follows: 2. Phase 1 (Building 'A') Transportation Impact Fee for building 'A' is based on 89 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $94,446.80. due at issuance of Building Permit for building 'A'. (See Public Works Bulletin A3 — Transportation Impact Fees) Response: The Developer acknowledges the Transportation Impact Fees are to be paid by the Developer prior to Issuance of applicable Building Permits. Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -7- September 27, 2013 3. Phase 111 (Building 'B') Transportation Impact Fee for building '8' is based on 26 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $27,591.20. due at issuance of Building Permit for building H. (See Public Works Bulletin A3 — Transportation Impact Fees) Response: The Developer acknowledges the Transportation Impact Fees are to be paid by the Developer prior to Issuance of a Building Permit for Building B. 4. Phase I (Building 'C') Transportation Impact Fee for building 'C' is based on 14 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $14,856.80. due at issuance of Building Permit for building 'C'. (See Public Works Bulletin A3 — Transportation Impact Fees) Response: The Developer acknowledges the Transportation Impact Fees are to be paid by the Developer prior to Issuance of a Building Permit for Building C. 5. Phase 11 (Building D') Transportation Impact Fee for building 'D' is based on 101 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $107,181.20. due at issuance of Building Permit for building 'D'. (See Public Works Bulletin A3 — Transportation Impact Fees) Response: The Developer acknowledges the Transportation Impact Fees are to be paid by the Developer prior to Issuance of a Building Permit for Building D. 6. Phase II (Building 'E') Transportation Impact Fee for building 'E' is based on 27 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $28,652.40. due at issuance of Building Permit for building 'E'. (See Public Works Bulletin A3 — Transportation Impact Fees) Response: The Developer acknowledges the Transportation Impact Fees are to be paid by the Developer prior to Issuance of a Building Permit for Building E. 7. Turnover documents will be required for the new Public sidewalk, portion of asphalt pavement, curb/gutter, street lights, streetscape, crosswalks with Pedestrian warning system, and storm drainage within S. 144th Street / Tukwila International Blvd. Right -of -Way and Public Easement. Provide cost(s) for each item to be turned over. City will prepare documents for Owner(s) signature. Response: The Developer acknowledges that the execution of turnover documents (to be prepared by the City) will be required for items listed within the right-of-way, both existing and to be dedicated, in conjunction with the City upon completion of the proposed South 144th Street improvements. 8. Construct / install all development infrastructure under a Public Works permit. Response: A note stating that all development infrastructure shall be constructed under a Public Works Permit has been added to the Plan. See Sheet C1, Note No. 2. 9. Provide draft copy of Private Ingress, Egress and Utilities Easement and Maintenance Agreement for review by Public Works. This shall be a separate document from the Final Ms. Moira Bradshaw Senior Planner Planning Department City of Tukwila -8- September 27, 2013 Binding Site Improvement Plan map. This document shall be recorded prior to recording of the Final Binding Site Improvement Plan map, and the recording number be shown on the (BSIP) map. (2) The Private Ingress/Egress & Utilities Easement should include language stating who will maintain the paved area and utilities, and by what portion. Response: A draft legal description and survey map exhibit for all proposed Private Ingress, Egress and Utility Easements is included with this submittal. A final legal description and survey map exhibit will be incorporated into a draft Private Ingress, Egress and Utility Easement and Maintenance Agreement (including language stating who will maintain the paved areas and utilities and by what proportion) to be prepared by the Developer and submitted to Public Works for review (deferred submittal). Fire Prevention Bureau Review Comments by Al Metzler, Fire Project Coordinator, dated July 15, 2013 1. The "Auto Turn" software analysis needs to be done for the entire site, particularly the "Normandy Court/Samara Apts." entrance. The fire apparatus specifications have previously been provided. Response: An analysis of the entire site using AutoTurn software is included in this submittal. As shown in the exhibits, it is not anticipated that the Tukwila Fire Department will encounter any issues serving the Tukwila Village development and the adjacent Normandy Court / Samara Apartments. We believe that the above responses, together with the enclosed revised plans and technical documents, address all of the Public Works Department and Fire Prevention Bureau comments. 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. Sincerely, opher H., it , P. oject Engineer CHM/dm 15255c.002.doc enc: As Noted cc: Mr. Bryan Park, Tukwila Village Development Associates, LLC Ms. Diana Keys, Johnson Braund Inc. Mr. Daniel K. Balmelli, Barghausen Consulting Engineers, Inc. 0 Lu ®z TUKWILA VILLAGE E' DEVELOPMENT PROPOSAL L. - PROJECT DESCRIPTION May 28, 2013 The Applicant is Tukwila Village Development Associates, LLC, a Washington limited liability company. The proposed Tukwila Village Development (the "Project") is mixed-use, multi -phase development of a site owned by the City of Tukwila located at the northeast corner and the southeast corner of the intersection of Tukwila International Boulevard and S. 144th Street (the "Project Site"). The Applicant has obtained the exclusive right to acquire the Project Site and to develop the Project pursuant to that certain the Disposition and Development Agreement dated as of October 30, 2012 entered into by and between the City of Tukwila and Tukwila Village Associates, LLC, as approved by motion of the Tukwila City Council at a Special Meeting on October 22, 2012 (the "Disposition and Development Agreement"). The Project Site consists of approximately 187,000 square feet of land immediately north of S. 144th Street and east of Tukwila International Boulevard (including approximately 23,000 square feet of 41st Avenue right of way to be vacated by the City of Tukwila) plus approximately 90,000 square feet of land immediately south of S. 144th Street and east of Tukwila International Boulevard, for a total of approximately 277,000 square feet or 6.4 acres of land. The Project Site consists of multiple parcels or tax lots which will be consolidated and/or subdivided into Development Parcels pursuant to a Boundary Line Adjustment ("BLA") application submitted by the Applicant simultaneously herewith in accordance with the Disposition and Development Agreement. The proposed Development Parcels are illustrated on the Proposed Site Plan submitted by the Applicant simultaneously herewith in accordance with the Disposition and Development Agreement. Development of the Project will occur in phases on the corresponding Development Parcels in accordance with the Phased Development Plan submitted by the Applicant simultaneously herewith in accordance with the Disposition and Development Agreement. The proposed Project is being developed in accordance with the terms and conditions of the Disposition and Development Agreement, and the Development Agreement dated as of December 21, 2012 entered into by and between the City of Tukwila and Tukwila Village Associates, LLC, as approved by the Tukwila City Council pursuant to Ordinance No. 2391 adopted on December 10, 2012. 1 The following Project Description will correspond to the development of each three (3) Development Phases occurring on each of the corresponding Development Parcels in accordance with the Phased Development Plan. In addition to the three (3) Development Phases on the corresponding Development Parcels, the development of a public outdoor landscaped "open space" Plaza (the "Community Plaza") and a public indoor Commons or "community" building coupled with a private Cafe / Coffee Shop (collectively, the "Community Commons Building"), will occur on a separate Development Parcel known as the "Plaza Parcel." In accordance with the Disposition and Development Agreement, the development of Phase 1 must be accompanied by the development of the Community Plaza and the Community Commons Building on the Plaza Parcel. Phase 1 Phase 1 of the Project will be developed and constructed on the Development Parcel labeled "Phase 1" on the Phased Development Plan with a single mixed-use structure labeled as "Building A." The Plaza Parcel is also included in and labeled "Phase 1" for the reasons described above, but the description of the Plaza Parcel development is provided separately below. The site area of the Phase 1 Development Parcel (excluding the Plaza Parcel) is approximately 63,989 square feet or 1.47 acres. Phase 1 of the Project to be developed and constructed on the Phase 1 Development Parcel (excluding the Plaza Parcel) will consist of a single structure (Building A) including two (2) levels of structured parking containing 85 garage parking stalls for residential use only (Level P1 below grade and Level 1 at grade), approximately 8,165 gross rentable square feet of commercial/retail space, approximately 1,271 square feet of lobby, management office and amenity space, and four (4) live -work studio loft dwelling units (Level 1 at grade), five (5) levels of residential dwelling units (Levels 2 - 6) containing a mix of studio, one -bedroom and two-bedroom apartments, private and semi -private outdoor landscaped terraces (Level 2), a south facing public outdoor landscaped terrace (Level 5), private exterior decks on selected residential dwelling units (Levels 2 - 6), approximately 43 surface parking stalls for residential and commercial/retail use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower two (2) levels (Level P1 and Level 1) consist of Type IA (post -tension reinforced concrete) construction and the upper five (5) levels (Levels 2 - 6) consist of Type VA (wood -frame) construction. There are a total of 84 dwelling units including 4 live -work studio loft dwelling units, 39 one - bedroom apartment units, and 31 two-bedroom apartment units. The average rentable floor area of the four (4) live -work studio loft dwelling units is approximately 665 square feet. The average rentable floor area of the ten (10) studio apartment units is approximately 463 square feet. The average rentable floor area of the 39 one -bedroom apartment units is approximately 650 square feet, with a range from approximately 618 square feet to approximately 677 square feet. The 2 average rentable floor area of the 31 two-bedroom apartment units is approximately 951 square feet, with a range from approximately 878 square feet to approximately 985 square feet. The gross building area of Building A is approximately 119,493 square feet, including approximately 78,944 square feet of gross residential floor area, approximately 8,165 gross rentable square feet of commercial/retail space, approximately 23,380 gross square feet of structured parking, and approximately 9,004 gross square feet of building services areas (e.g., mechanical and utility rooms). Phase 2 Phase 2 of the Project will be developed and constructed on the Development Parcel labeled "Phase 2" on the Phased Development Plan with a two (2) mixed-use structures labeled as "Building D" and "Building E," respectively. The site area of the Phase 2 Development Parcel is approximately 84,310 square feet or 1.94 acres. Phase 2 of the Project to be developed and constructed on the Phase 2 Development Parcel will consist of two (2) mid -rise structures. Building D includes one (1) level of below grade structured parking (Level P1) containing 49 garage parking stalls (including 43 stalls for residential use and 6 for commercial office use), approximately 2,090 square of rentable storage and residential amenity space (Level P1), approximately 13,000 gross rentable square feet of commercial office space (Level 1 and Level 1 Mezzanine), five (5) levels of residential dwelling units (Levels 2 - 6) containing a mix of one - bedroom and two-bedroom apartments, approximately 22 surface parking stalls for commercial office use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower two (2) levels (Level P l and Level 1) consist of Type IA (post -tension reinforced concrete) construction and the upper five (5) levels (Levels 2 - 6) consist of Type VA (wood -frame) construction. There are a total of 70 dwelling units in Building D including 35 one -bedroom apartment units, and 35 two-bedroom apartment units. The average rentable floor area of the 35 one -bedroom apartment units is approximately 587 square feet, with a range from approximately 475 square feet to approximately 658 square feet. The average rentable floor area of the 35 two-bedroom apartment units is approximately 758 square feet, with a range from approximately 715 square feet to approximately 825 square feet. The gross building area of Building D is approximately 97,130 square feet, including approximately 64,330 square feet of gross residential floor area, approximately 13,000 gross rentable square feet of commercial office space, approximately 17,630 gross square feet of structured parking, and approximately 1,520 gross square feet of building services areas (e.g., mechanical and utility rooms). Building E includes one (1) level of structured parking containing 70 garage parking stalls for residential use only (Level 1 at grade), approximately 1,150 gross rentable square feet of 3 commercial/retail space, approximately 2,000 gross rentable square feet of police resource center space, and approximately 1,200 square feet of lobby and management office space (Level 1 at grade), four (4) levels of residential dwelling units (Levels 2 - 5) containing a mix of one - bedroom and two-bedroom apartments, semi -private outdoor landscaped courtyard (Level 1 at grade), private exterior decks on selected residential dwelling units (Levels 3 - 4), approximately 7 surface parking stalls for commercial/retail use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower level (Level 1) consists of Type IA (post -tension reinforced concrete) construction and the upper four (4) levels (Levels 2 - 5) consist of Type VA (wood -frame) construction. There are a total of 124 dwelling units in Building E, including 70 one -bedroom apartment units and 54 two-bedroom apartment units. The average rentable floor area of the 70 one -bedroom apartment units is approximately 556 square feet, with a range from approximately 475 square feet to approximately 720 square feet. The average rentable floor area of the 48 two-bedroom apartment units is approximately 732 square feet, with a range from approximately 751 square feet to approximately 819 square feet. The gross building area of Building E is approximately 134,960 square feet, including approximately 101,670 square feet of gross residential floor area, approximately 3,150 gross rentable square feet of commercial/retail and police resource center space, approximately 25,968 gross square feet of structured parking, and approximately 4,172 gross square feet of building services areas (e.g., mechanical and utility rooms). Phase 3 Phase 3 of the Project will be developed and constructed on the Development Parcel labeled "Phase 3" on the Phased Development Plan with a single mixed-use structure labeled as "Building B." The site area of the Phase 3 Development Parcel is approximately 66,178 square feet or 1.52 acres. Phase 3 of the Project to be developed and constructed on the Phase 3 Development Parcel will consist of a single structure (Building B) including one (1) level of structured parking containing 70 garage parking stalls for residential use only (Level 1 at grade), approximately 1,800 gross rentable square feet of commercial/retail space and approximately 4,450 square feet of residential amenity space (Level 1 at grade), four (4) levels of residential dwelling units (Levels 2 - 5) containing a mix of one -bedroom and two-bedroom apartments, private and semi -private outdoor landscaped terraces and courtyard (Level 2), private exterior decks on selected residential dwelling units (Levels 3 - 4), approximately 16 surface parking stalls for commercial/retail and flex use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower level (Level 1) consists of Type IA (post - tension reinforced concrete) construction and the upper four (4) levels (Levels 2 - 5) consist of Type VA (wood -frame) construction. 4 There are a total of 125 dwelling units in Building B, including 77 one -bedroom apartment units and 48 two-bedroom apartment units. The average rentable floor area of the 77 one -bedroom apartment units is approximately 566 square feet, with a range from approximately 475 square feet to approximately 720 square feet. The average rentable floor area of the 48 two-bedroom apartment units is approximately 730 square feet, with a range from approximately 715 square feet to approximately 751 square feet. The gross building area of Building B is approximately 132,085 square feet, including approximately 102,375 square feet of gross residential floor area, approximately 1,800 gross rentable square feet of commercial/retail space, approximately 25,600 gross square feet of structured parking, and approximately 2,310 gross square feet of building services areas (e.g., mechanical and utility rooms). Plaza Parcel Community Plaza and the Community Commons Building will be developed and constructed on the Plaza Parcel, the other Development Parcel labeled "Phase 1" on the Phased Development Plan, with a single mixed-use structure labeled as "Building C." The site area of the Plaza Parcel is approximately 31,863 square feet or 0.73 acres. Community Plaza will consist of a wide variety of landscaped and hardscaped areas designed in accordance with the "Statement of Purpose and Design" for the Outdoor Plaza as contemplated in the Disposition and Development Agreement. The Community Commons Building to be developed and constructed on the Plaza Parcel will consist of one (1) single level structure including (i) a large flex space community room designed in accordance with the "Statement of Purpose and Design" for the Indoor Commons as contemplated in the Disposition and Development Agreement containing approximately 1,711 gross square feet of assembly space, (ii) a catering kitchen containing approximately 368 gross square feet of space, (iii) approximately 200 gross square feet of storage space, (iv) approximately 215 gross square feet of reception space, (v) approximately 360 gross square feet of men's & women's public restroom space, (vi) approximately 88 gross square feet of building services areas (e.g., mechanical and utility rooms), and (vii) a Cafe / Coffee Shop containing approximately 1,268 gross square feet of retail space, including seating area, kitchen area, refrigeration area and office area. The gross building area of the Community Commons Building (Building C) is approximately 4,210 square feet. The Community Commons Building will have a covered entry of approximately 400 square feet of covered area, an indoor/outdoor fireplace and outdoor seating area. The Commons and the Cafe / Coffee Shop will share the reception space, the public restroom space, building services areas, the covered entry area, the indoor/outdoor fireplace and the outdoor seating area. The Plaza Parcel also contains approximately 20 surface parking stalls dedicated for use by visitors and retail customers of the Commons and the Cafe / Coffee Shop. 5 Library Branch The Library Branch to be developed and constructed on the Library Parcel by the King County Library System is the subject of a separate Design Review application and is included in the Proposed Site Plan and the SEPA checklist but not in the accompanying Design Review submittal for Phase 1 of the Project. The Library Branch will contain approximately 10,000 gross square feet of space and feature a "green roof' with an area of approximately 8,395 square feet. The total impervious surface area contained on the Library Parcel is 12,220 square feet. Parking The completed Project will provide a total of approximately 463 parking stalls, including (i) 127 on-site surface parking stalls, (ii) 300 on-site structured parking garage stalls, (iii) 18 on-site surface parking stalls dedicated to the adjacent Riverton Terrace public housing project pursuant to a parking easement, and (v) 18 new on -street parking stalls. 6 CITY OF TUKWILA Public Works Depart, iteirt ECEN ED Permit Center 6300 Southcenter Blvd., Sw1 012.2013 Tukwila WA 198188 %Pi http://www.TukwilaWA.gov f'OmmuNj lY DEVEI-UPMENT TRAFFIC CONCURRENCY CERTIFICATE APPLICATION Applications and plans must be complete in order to be accepted for plan review. Applications will not be accepted through ttie ttiail or by fax. *-*Please Print** TE° LOC�ATIONi Site Address: Tukwila International Boulevard & S 144th St King Co. Assessor's Tax No.: See attached Suite Number: n/a Tenant Name: Tukwila Village Development Associates LP , PROPERTY{ OW k . • , Name: City: Bellevue State: WA Address: Phone: 425458-6200 Fax: City: State: Zip: x,vaaes--�:o.�-�F...>��. s -e x a v�m ���.. -�T ns � � CkON, TACTlPERON— personreceiving all pro ct rr keommumr.a_tion y '; a ::�u s . a`. w .�:;. Name: Carter Danne / Parametrix Address: 411 108th Ave. NE City: Bellevue State: WA Zip: 98004 Phone: 425458-6200 Fax: Email: CDANNE@PARAMETRIX.COM Scope of Work (please provide detailed information): Tukwila Village Mixed-use / multi -phased development Type of Existing Use: Size of Existing Use: Is existing building vacant? yes Type of work: 0 New EJ Addition 0 Change of use Type of Proposed Use: mixed-use neighborhood center For how long? 0 Remodel 0 Tenant Improvement Size of Proposed Use: ` PERMIT APPLIGaATIONRNOTES, "64 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 I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE UNDER PENALTY OF.PERIURY BY THE LAWS OF THE STATE OF WASHINGTON, AND I AM AUTHORIZED TO APPLY FOR THIS PERMIT. PROPERTY 0 Signature: Print Name: AUT 0 AG T: 5-70v, /i, f ✓� Date: 13 Day Telephone: Mailing Address: e 1 /— a� -/7 f ' SEI t!/i15 (9', 117_3w, % �` A 11 j�, `✓ 743-7/ City / I tate Zip H; WppliationsWomu-Applications On Line\2012 ApplicationATranic Concurrency Application 24-12 dace F.. Page I of 2 City of Tukwila Development Application Fees for Concurrency Analysis CSC: CM 20co 0 to � 0. ok 7 3 2 oTri � 2 G = 0) f . '-0 k 0) 2 k E 2 v - k k CO c 13 c k kcii = S k 0 g o 2 $ 6::: 7gal Eco � k E §� CO -o o — o � c CD / 2 § @ cu 0 , % \ § CD C) k k k C & 2 ■ E k E - 0 / k C 2 ? ° S \ a ) co 2 CD = o c c k c o co _I C / / \ k k . 3 § = 0 al f » c o 2 ■ k CO ■ -J $ g G E k 2 k CI a) o § c a) ~ O. M Ca G § en § k. 0. a§ k M k w §.c c _& 0 0 k 34 )00: E 2■= 3 \ c ..0:21 2 S , k 2 0 2 ��k:- . . �� ¢u.I Ca 0. /�t \ ) V ! U �£COc© ©"§ •8 6 7- 3© 3 c§ �7e@V. -0) g § 2 f k� 2 S a £ � s)G /C kco c§ 2 e 2: £ cn 2 •a I » -2 § k S ° o E 0 - A § § p e£ e 0 c _(0 To $ k 'CI k — _ o = G = o — = a -0 m k.� C 8 0 k C k 7 k k% k co cok@ k% Traffic Concurrency Application Fee Table.xlsFees TUKWILA VILLAGE Tax Parcel Nos: 152304-9092 155420-0010 152304-9096 155420-0015 152304-9242 155420-0020 004000-0145 155420-0025 004000-0146 155420-0030 004000-0180 155420-0033 004000-01.91 155420-0034 004000-0194 155420-0035 004000-0196 155420-0036 004000-0198 155420-0037 155420-0005 15255.007 Name: PARCEL A North: 176582.4911' Segment #1 : Line Course: S19°2724'W North: 176550.6401' Segment #2 : Line East: 1278267.3384' Length: 33.78' East: 1278256.0865' Course: N70°32'36"W Length: 119.35' North: 176590.3949' East: 1278143.5521' Segment #3 : Curve Length: 343.54' Radius: 1960.00' Delta: 010°02'33" Tangent: 172.21' Chord: 343.10' Course: N14°52'01"E Course In: N70°06'43' W Course Out S80°09'16"E RP North: 177257.1546' East: 1276300.4484' End North: 176922.0084' East: 1278231.5820' Segment #4 : Line Course: N73°14'00"E Length: 151.66' North: 176965.7585' East: 1278376.7945' Segment #5 : Line Course: S07°15'12"E Length: 135.11' North: 176831.7297' East: 1278393.8531' Segment #6 : Line Course: S01°2T24'W Length: 65.00' North: 176766.7507' East: 1278392.2007' Segment#7 : Line Course: N87°35'31' W Length: 31.50' • North: 176768.0742' East: 1278360.7285' Segment #8 : Line Course: 801°27'24"W Length: 31.97' North: 176736.1146' East: 1278359.9158' Segment #9 : Curve Length: 24.30' Radius: 200.00' Delta: 006°57'36" Tangent: 12.16' Chord: 24.28' Course: SO4°56'12' W Course In: N88°32'36' W Course Out: S81 °35'00"E RP North: 176741.1987' East: 1278159.9805' End North: 176711.9246' East: 1278357.8264' Segment #10 : Line Course: S08°25'00"W Length: 105.72' North: 176607.3432' East: 1278342.3521' Segment #11 : Curve Length: 55.32' Radius: 64.00' Delta: 049°31'35" Tangent 29.52' Chord: 53.62' Course: S73°39'13"W Course In: S08°25'00"W Course Out N41°06'35"W RP North: 176544.0325' East: 1278332.9844' End North: 176592.2534' East: 1278290.9042' Segment #12 : Curve Length: 25.96' Radius: 40.00' Delta: 037°11'17" Tangent 13.46' Chord: 25.51' Course: S67°29'04' W Course In: N41°06'35'W Course Out: S03°55'17"E RP North: 176622.3915' East: 1278264.6041' End North: 176582.4851' East: 1278267.3396' Perimeter. 1123.21' Area: 63989 Sq. Ft. Error Closure: 0.0061 Course: S10°58'46"E Error North: 0.00594 East: 0.00115 Precision 1: 184132.79 ******1*lIIAAAAl AA11AAAli AAAAAkitAAil Alllli4A14*****AAAAAA********** **** Name: PARCEL B North: 176607.3490' Segment #1 : Line Course: N08°25'00°E North: 176711.9304' Segment #2 : Curve East: 1278342.3508' Length: 105.72' East: 1278357.8251' Length: 24.30' Radius: 200.00' Delta: 006°5736" Tangent 12.16' Chord: 24.28' Course: N04°56'12"E Course In: N81 °35'00'W Course Out: S88°32'36"E RP North: 176741.2045' East: 1278159.9791' End North: 176736.1204' East: 1278359.9145' Segment #3 : Line Course: N01 °27'24"E Length: 31.97' North: 176768.0800' East: 1278360.7272' Segment #4 : Line Course: S87°35'31"E Length: 31.50' North: 176766.7565' East: 1278392.1994' Segment #5 : Line Course: S87°35'31"E Length: 162.63' North: 176759.9234' East: 1278554.6858' Segment #6 : Line Course: S01°27'24"W Length: 379.50' Course: N19°2T24"E Length: 33.78' North: 176380.5461' East 1278545.0385' North: 176582.490T East: 1278267.3366' Segment #7 : Line Course: N87°35'31'W Length: 152.18' North: 176386.9401' East: 1278392.9929' Segment #8 : Line Course: N01 °27'33"E Length: 155.52' North: 176542.4097' East: 1278396.9532' Segment #9 : Curve Length: 92.76' Radius: 64.00' Delta: 083°02'43" Tangent 56.67' Chord: 84.85' Course: N40°03'39"W Course In: N88°32'17'1N Course Out: N08°25'00"E RP North: 176544.0425' East: 1278332.9740' End North: 176607.3532' East: 1278342.341T Perimeter. 1136.07 Area: 66178Sq. Ft. Error Closure: 0.0100 Course: N65°06'21"W Error North: 0.00419 East -0.00904 Precision 1: 113608.00 Name: PARCEL C North: 176386.9353' East: 1278393.0016' Segment #1 : Line Course: N87°35'31'W Length: 31.40' North: 176388.2546' East: 1278361.6294' Segment #2 : Line Course: NO2°27'55"E Length: 2.40' North: 176390.6524' East 1278361.7326' Segment #3 : Line Course: N84°49'09'W Length: 141.70' North: 176403.4479' East: 1278220.6115' Segment #4 : Line Course: N87°35'35"W Length: 18.1T North: 176404.2109' East 1278202.4575' Segment #5 : Line Course: N20°06'52"E Length: 155.94' North: 176550.6398' East 1278256.0847' Segment #6 : Line Segment #7 : Curve Length: 25.96' Radius: 40.00' Delta: 037°11'1r Tangent: 13.46' Chord: 25.51' Course: N67°29'04"E Course In: NO3°55'17"W Course Out: S41°06'35"E RP North: 176622.3971' East: 1278264.6011' End North: 176592.2590' East: 1278290.9012' Segment #8 : Curve Length: 55.32' Radius: 64.00' Delta: 049°31'35" Tangent: 29.52' Chord: 53.62' Course: N73°39'13"E Course In: S41°06'35"E Course Out: N08°25'00"E RP North: 176544.0381' East 1278332.9814' End North: 176607.3488' East: 1278342.3492' Segment #9 : Curve Length: 92.76' Radius: 64.00' Delta: 083°02'43" Tangent 56.67' Chord: 84.85' Course: S40°03'39"E Course In: S08°25'00' W Course Out: S88°32'17"E RP North: 176544.0381' East 1278332.9814' End North: 176542.4053' East: 1278396.9606' Segment #10 : Line Course: S01 °27'33' W Length: 155.52' North: 176386.9357' East: 1278393.0004' Perimeter. 712.96' Area: 31863 Sq. Ft. Error Closure: 0.0013 Course: N74°27'21'W Error North: 0.00035 East: -0.00126 Precision 1: 548423.08 ********* **** *************************************************** Name: PARCEL D North: 176550.6366' East: 1278256.0852' Segment #1 : Line Course: S20°06'52"W Length: 155.94' North: 176404.2077' East: 1278202.4580' Segment #2 : Line Course: N87°35'35"W Length: 125.26' North: 176409.4682' East: 1278077.3085' Segment #3 : Line Course: N20°06'52"E Length: 184.93' North: 176583.1189' East: 1278140.9053' Segment #4 : Curve Segment #8 : Line Length: 7.74' Radius: 1960.00' Delta: 00013'35" Tangent 3.87' Chord: 7.74' Course: N20°00'05"E Course In: N69°53'08"W Course Out: S70°06'43"E RP North: 177257.1559' East: 1276300.4504' End North: 176590.3962' East: 1278143.5542' Segment #5 : Line Course: S70°32'36"E Length: 119.35' North: 176550.6415' East: 1278256.0886' Perimeter. 593.22' Area: 20799 Sq. Ft. Error Closure: 0.0059 Course: N34°13'09"E Error North: 0.00490 East: 0.00333 Precision 1:100545.76 ******************************************************************** Name: PARCEL E North: 176028.1704' Segment #1 : Line Course: N01°07'07"E North: 176153.1766' Segment #2 : Line East 1278181.9111' Length: 125.03' East: 1278184.3520' Course: N87°39'54'W Length: 198.12' North: 176161.2485' East: 1277986.3965' Segment #3 : Line Course: N20°06'52"E Length: 160.87' North: 176312.3066' East: 1278041.7191' Segment #4 : Line Course: S69°53'08"E Length: 5.00' North: 176310.5871' East: 1278046.4142' Segment #5 : Line Course: N20°06'52"E Length: 20.00' North: 176329.3673' East: 1278053.2921' Segment #6 : Line Course: N69°55'50"E Length: 2.71' North: 176330.2972' East: 1278055.8375' Segment #7 : Line Course: S87°35'35"E Length: 161.55' North: 176323.5127' East: 1278217.2450' Course: S02°24'25"W Length: 8.39' North: 176315.1301' East 1278216.8926' Segment #9 : Line Course: S88°52'26"E Length: 164.98' North: 176311.8877' East: 1278381.8408' Segment #10 : Line Course: S01 °06'33' W Length: 280.19' North: 176031.7502' East: 1278376.4170' Segment #11 : Line Course: N87°39'54"W Length: 97.12' North: 176035.7071' East: 1278279.3777' Segment #12 : Line Course: S01 °06'50' W Length:11.50' North: 176024.2092' East: 1278279.1541' Segment #13 : Line Course: N87°39'54'W Length: 97.33' North: 176028.174T East: 1278181.9049' Perimeter. 1332.79' Area: 84310 Sq. Ft. Error Closure: 0.0075 Course: N55°42'15"W Error North: 0.00424 East -0.00621 Precision 1: 177705.33 MO WW1 .4c1 South P.O. Box 69550 Tulcwka, WA 98168 Phone: (206) 242-3236 F -4k: (206) 2424527 CERTIFICATE OF SEWER AVAILABILITY/NON-AVAILABILITY cv. Residentlak$50 <-C; orls°1\ - , 3 Certificate of Sewer Avaitabihty OR 0 Certificate of Sewer Nob -Mailability ,\\ \-)v- - • Commercial: $100 Part A: (To Be Completed by Applicant) .Pinctsg. et0.000t.e; RS( Building Permit 0 Pi -01100M? Plat or POO Ci ditier. CI shortSubdividion CI Rezone .F.C9P9sle0:0fY;: O AeSkientlil Singre,Parnily 0 keSidenliai MI4Iti7PaMilY O Commercial 0 Other Applicants Name: Alf.Sadr,;Sarghauten C.;OriSUlting Brigitieett Phone .0.24*51-$22.2 Property Address 'Or4proidnriatetocationf, Tax Lot Nurnber: NEC/$E0 international 01Y4. t4S:',:144th,$t: See attached . _ Leat dasoiiption(Attadh moo and Legal CesCription if nedeStary)!: See attached plan Part B: (To Be Completed by Sewer Agency) . . .. .... . . : I., 0 a. BOO 'Service Will be provide:1)3y We teWerCbeneCtion only to an eXitting . size sewer feet from the site and the teWer.tytterti has the:capacity to torveithe,otoposeo use. ORN b. Sewer service will require an improvement to the sewer system of . U (1) feet of sewer trunk or lateral to reach the site, and/or 0 (2) the otisttootio Ofa collection system tglthosite; godie, t rag .(3) other (describe): .5.4 +1S:ft, .-i. r;i ti -.9 ki,joloriO,, of «OCAA-1010e---+—. / • -,. , „ i • "we E* fc-,4xi.e.#, p ,,,..f.el, —it i "_1-0.-..- te 6,44 f44,yrf , . ,... ... 4 (Must be completedir to above is checked) 171. a. The sewer systemirriprovernent is in conformance with a County approved sewer domprenenolye plan, OR 0 .b. The sewer system improvement Will require a teWer. comprehensive plan thrnendinent. 3. Pga a. The proposed project it Within the corporate lintitt•Ofthe Cistndt, or has been granted Boundary Review Board approval for ojdention of tenfide:OuttidetheDistrict, OR:13. b, Annexation or BBB approval will be necessary to provide serVICe. . . . 4. Seniles iStUbjeot tOthe.follavirifig: PERMIT : 4 oip '5--/ sz, f4 L,;.04,..; a. Dittrid Conflation Charges due prior to ConneCtion: o v-4. GFC: $ . . SFC ... . ,UNIT: $ . . TOTAL. $ . . .., : ;$ ($Uhlect to dninge dn January ltt) ANN deurityliAgIRd. dapadity :Charge 14rifi be tililecittirectly by King:County afterconnection tOthe sewersystem. b. Eat'orrient$-: 0 Regitred 0 May 40.Re.glArAd. c. Other C h Q e',2-./' - 40 b:e• ecile al ,1-a 10 ov-e_i 0 , { - i v jvvc. .6.7 ..,,If :s 4 .ici aiJ.:70+ p.t, yksf," !hereby dertifY that the above sewer agency information is true. Olt Certification shall be valid for one year fro the date of signature. /14 It Q, e-te" Title 21,0p.ol 3 Date ATTACHMENT TO VAL VIJE SEWER DISTRICT CERTIFICATE OF SEWER AVAILA13ILITY/NON-AVAILABILITY 1:U folicrff* t COO and danditiOns apply tO the attached va vuo ge*dr District (strice) -CertigcdtP of SCW.cr ertifiCatel. I. This Certificate is valid only for the real property referenced herein ("Property"), which is in the DiStrict's service area, for the sole purpose of submission to the King county Department ofDevelopment aud Environmental Services, King CountyDepartment of Public Health, City ofSeattle, City ofTulcwila, City of Hurien and/or City of SeaTac. This Certificate is between the District and the applicant only, and no third person or party Shall have any rights hereunder whether by agency, third party beneficiary principles or ctliPrvgise. This Certificate Creates no contractual relationship between the Disnict and die applicant and its successors and assigns, and does not constitute and may not be relied upon as the District's guarantee that sewer service will be available at the tittle the applicant may apply to the District for such service.. 3. As Pfthq date of thol?iPtii,cr Aga4tOre =this CCrOcgtei the DistriOt represents ihat seWet service is available to the Property through sewer systems that exist or that may be extended by the applicant. The District makes no other representations, express or implied, including without limitation that the applicant *ill be able to obtain the iieceatary perinits, approvals and authorizations from King County, City of Seattle? City of Tulmila, City of Burin, city of .SeaTao or any other goVeriirae- ntal agency before the applicant can utilize the sewer service which is the subject of this Certifidate. 4: If the District or the applicant must extend the District's sewer system to provide sewer service to the Property, the District or applicant may be repired to obtain from the appropriate governmental agency the necessary pet/nits, approvals and anthorizations. In addition, the government:4 agency may establish letlifiredietit§ that must be satisfied as a condition of granting any such permits, ifipt6Va1§ Or autholilation§-, Which May make illipladtioal or inapciasible the provision of sewer services to the PrOperty. 5, Application for andpoasible provision of seweriserVice fthe:property ahall be subject to and conditioned won availability of sewer service to the Property at thetime 9fsuch,vplicatipn, and compliance With fecieral, atate, lOoal and Diatriotlaws, olclinanoe,a, policie§, afid/ortegtilatiOnsinffectatthethie ofsuch application. acknowledge that I helve received the_Cettifilegte of Se.rwer Avaitabillty/Non-Ayailabitiv 4igt thi4 Attachment, andfully understand the terms and conditions herein. aei;fb .Applicant's Signature 2/6/2013 Date ti? City of Tukwila CERTIFICATE OF WATER AVAILABILITY Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phonc: 206-431-3670 Web site: hup://www.ciairkwila.watts PERMIT NO. Part A:, To be completed by applicant Site address (attach map and legal description showing hydrant location and size of main): NEC & SEC of International Blvd. and S. 144th St. Oivriec>lnformation- Aga/Collura Penton Name: Tukwila Village Development Assoc., inc. Name: Ali Sadr; Barghausen Consulting Engineers Address: 201 -27th Ave. S.E., Puyallup, WA 98374 Address: 18215 -72nd Ave. S., Kent, WA 98032 Phone; (253) 231-5001 Phone: (425) 251-6222 This certificate is for the purposes of: ❑ Residential Building Permit 0 Commercial/Industrial Building Permit ❑ Preliminary Plat ❑ Rezone ❑ Short Subdivision Q Other Mix -Use Residential/Comm Estimated number of service connections and water meter size(s): 6 connections with meter sizes ranging from 1 -inch to 3 -inch Vehicular distance from nearest hydrant to the closest point of structure is 40 ft. Arca is served by (Water Utility District) King County Water District No. 125 2/8/2013 Date Part B To be completed by water utility district 1. The proposed project is Within Zl l ms. tj I / i� i ivQ (City/ ounty) 2. ID improvements required, d 3. The improvements required to upgrade the water system to bring it into compliance with the utilities' comprehensive plan or to meet the minimum flow requirements of the project before connection and 14 m60 the State cross connection control requirements: (") cv L. 0 P, -RS gX7-ENSi All 4;LA- e4c in) t.JATE/ /liSTAie7- oh--• , tciE.(.,e-A.1 k— D 1 • (Use separate sheet Oita -re rudm is hecxed) 4. Based upon the improvements listed above, water can be provided and Will bi available at the site with a flow of 3 160 gpm at 20 psi residual fora duration of 2 hours at a velocity of q, j fps as documented by the attached calculations; 5. Water a.'ailability 0A cceptable service can be provided to this project Acceptable service cannot be provided to this project unless the improvements in Item B-2 are met. Q System is not capable of providing service to this project. I hereby certify that the above information is trite and correct. 1Gi.J C-a.tN'f•rA Lc) ATEA_ Qi57Ri41 17-5 Agcnc) Phone v Print & 9.1603 Rni,o 62009 2Dfo 212-'/547 By 2-t1=13 Date exp; acs 62-1(,-14) e Certificate of Water Availability Kang County Water District No. 125 The following ten -ns and conditions apply to the attached Certificate of Availability (`Certificate") 1. This Certificate of Water Availability is valid only for the real property referenced herein for the sole purpose of submission to the City of Tukwila ("City"). This Certificate is issued at the request of the City and is not assignable or transferable to any other party. Further, no third person or party shall have any rights hereunder whether by agency or as a third party beneficiary or otherwise. 2. The District makes no representations, expressed or Implied, the applicant will be able to obtain the necessary permits, approvals and authorization from the City or any other applicable land use jurisdiction or governmental agency necessary before applicant can utilize the utility service which is the subject of this Certificate. 3. As of the date of the issuance of this Certificate, the District has water available to provide utility service to the real property which is the subject of this Certificate, and the utility systems exist or may be extended by the applicant to provide service to such property. However, the issuance of this Certificate creates no contractual relationship between the District and the applicant or the City, and the issuance of this Certificate may not be relied upon and does not constitute the District's guarantee that water utility service will be available to the real property at the time the applicant may apply to the District for such service. 4. Application for and the possible provision of District utility service to the real property which is the subject of this Certificate shall be subject to and conditioned upon the availability of water service to the real property at the time of such application, as well as all application for utility service, including conservation, water restrictions, and other policies and regulation then In effect. Applicant's Signature Date 2-k 1r3 District Representative Date 2 (1-13 C Cit o Tukwil y f a Department of Community Development 20 May 2013 Chris Miller Barghausen Consulting Engineers 18215 72 Avenue South Kent, Washington 98032 Subject: Tukwila Village Boundary Line Adjustment (L13-021) Dear Mr. Miller, Jim Haggerton, Mayor Jack Pace, Director A review of the application reveals the following items are needed in order for a Determination of Completeness to be issued for the above application. Please collect or prepare the missing information and submit the required number of copies. 1. Proposed maintenance agreements, easement or other cooperative documents (Checklist #8) 2. Proposed utility easements (Checklist #12 f.) 3. Storm drainage design at least 90% complete that meets the King County Surface Water Design manual. Include a TIR with a feasibility analysis if required by the manual. (Checklist #14(d)) A plan showing all the significant trees was not submitted (Checklist #13(c);) however, a copy exists and I will try and locate it for the file and for the review. Although not a completeness issue, a copy of the Title report used for the labeling of the existing lots on Sheet 1 of 7 would be appreciated. Please call or email me if you need any assistance. Sincerely, Moira Carr Bradshaw Senior Planner W:\Long Range Projects\Tukwila Village\TV BLA\Incomplete.doc TO: City of Tukwila CIVIL ENGINEERING, LAND PLANNING, SURVEYING LETTER OF TRANSMITTAL DATE: May 20, 2013 SENT VIA: Courier Delivery Department of Community Development PHONE NO.: 6300 Southcenter Boulevard Tukwila, WA 98188 RE: Tukwila Village OUR JOB: 15255 Quantity Date Description 4 each Boundary Line Adjustment Application 4 each Boundary Line Adjustment Map 4 each Lot Closure Calculations 1 each Boundary Line Adjustment Map reduced to 11 x 17 1 each Check for Boundary Line Adjustment Fee in the amount of $1,463 Enclosed is a boundary line adjustment application package for the proposed Tukwila Village project for routing and review. Please feel free to contact me with any questions or if you need any additional information. Thank you. cc: Diana Keys, Johnson Braund, Inc. (w/enc) Daniel K. Balmelli, Barghausen Consulting Engineers, Inc. Betsy Dyer, Barghausen Consulting Engineers, Inc. Signed: Chris Miller, P.E. Project Engineer 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • OLYMPIA, WA • CONCORD, CA • TEMECULA, CA www.barghausen.com 15255t.006 TUKWILA VILLAGE Tax Parcel Nos: 152304-9092 155420-0010 152304-9096 155420-0015 152304-9242 155420-0020 004000-0145 155420-0025 004000-0146 155420-0030 004000-0180 155420-0033 004000-0191 155420-0034 004000-0194 155420-0035 004000-0196 155420-0036 004000-0198 155420-0037 155420-0005 15255.007 Name: PARCEL A North: 176582.4911' Segment #1 : Line Course: S19°27'24°W North: 176550.6401' Segment #2 : Line East: 1278267.3384' Length: 33.78' East: 1278256.0865' Course: N70°32'36'W Length: 119.35' North: 176590.3949' East: 1278143.5521' Segment #3 : Curve Length: 343.54' Radius: 1960:00' Delta: 010°02'33" Tangent: 172.21' Chord: 343.10' Course: N14°52'01"E Course In: N70°06'43'W Course Out: S80°09'16"E RP North: 177257.1546' East: 1276300.4484' End North: 176922.0084' East: 1278231.5820' Segment #4 : Line Course: N73°14'00"E Length: 151.66' North: 176965.7585' East: 1278376.7945' Segment #5 : Line Course: S07°15'12"E Length: 135.11' North: 176831.7297' East: 1278393.8531' Segment #6 : Line Course: S01 °27'24"W Length: 65.00' North: 176766.7507' East: 1278392.2007' Segment #7 : Line Course: N87°35'31'W Length: 31.50' North: 176768.0742' East: 1278360.7285' Segment #8 : Line Course: S01 °27'24' W Length: 31.97' North: 176736.1146' East: 1278359.9158' Segment #9 : Curve Length: 24.30' Radius: 200.00' Delta: 006°57'36" Tangent: 12.16' Chord: 24.28' Course: SO4°56'12"W Course In: N88°32'36'W Course Out: S81 °35'00"E RP North: 176741.1987' East: 1278159.9805' End North: 176711.9246' East: 1278357.8264' Segment #10 : Line Course: S08°25'00'9 Length: 105.72' North: 176607.3432' East: 1278342.3521' Segment #11 : Curve Length: 55.32' Radius: 64.00' Delta: 049°31'35" Tangent: 29.52' Chord: 53.62' Course: S73°39'13'W Course In: S08°25'00' W Course Out: N41 °06'35' W RP North: 176544.0325' East: 1278332.9844' End North: 176592.2534' East: 1278290.9042' Segment #12 : Curve Length: 25.96' Radius: 40.00' Delta: 037°11'17" Tangent: 13.46' Chord: 25.51' Course: S67°29'04'W Course In: N41°06'35"W Course Out: S03°55'17"E RP North: 176622.3915' East: 1278264.6041' End North: 176582.4851' East: 1278267.3396' Perimeter: 1123.21' Area: 63989 Sq. Ft. Error Closure: 0.0061 Course: S10°58'46"E Error North: -0.00594 East: 0.00115 Precision 1: 184132.79 ******************************************************************** **** Name: PARCEL B North: 176607.3490' Segment #1 : Line Course: N08°25'00"E North: 176711.9304' Segment #2 : Curve East: 1278342.3508' Length: 105.72' East: 1278357.8251' Length: 24.30' Radius: 200.00' Delta: 006°57'36" Tangent: 12.16' Chord: 24.28' Course: N04°56'12"E Course In: N81°35'00'9 Course Out: S88°32'36"E RP North: 176741.2045' East: 1278159.9791' End North: 176736.1204' East: 1278359.9145' Segment #3 : Line Course: N01 °27'24"E Length: 31.97' North: 176768.0800' East: 1278360.7272' Segment #4 : Line Course: S87°35'31 "E Length: 31.50' North: 176766.7565' East: 1278392.1994' Segment #5 : Line Course: S87°35'31"E Length: 162.63' North: 176759.9234' East: 1278554.6858' Segment #6 : Line Course: S01 °27'24"W Length: 379.50' Course: N19°27'24"E Length: 33.78' North: 176380.5461' East: 1278545.0385' North: 176582.4907' East: 1278267.3366' Segment #7 : Line Course: N87°35'31 "W Length: 152.18' North: 176386.9401' East: 1278392.9929' Segment #8 : Line Course: N01 °27'33"E Length: 155.52' North: 176542.4097' East: 1278396.9532' Segment #9 : Curve Length: 92.76' Radius: 64.00' Delta: 083°02'43" Tangent: 56.67' Chord: 84.85' Course: N40°03'39"W Course In: N88°32'17"W Course Out: N08°25'00"E RP North: 176544.0425' East: 1278332.9740' End North: 176607.3532' East: 1278342.3417' Perimeter: 1136.07' Area: 66178 Sq. Ft. Error Closure: 0.0100 Course: N65°06'21"W Error North: 0.00419 East: -0.00904 Precision 1: 113608.00 ******************************************************************** Name: PARCEL C North: 176386.9353' Segment #1 : Line Course: N87°35'31' W North: 176388.2546' Segment #2 : Line East: 1278393.0016' Length: 31.40' East: 1278361.6294' Course: NO2°27'55"E Length: 2.40' North: 176390.6524' East: 1278361.7326' Segment #3 : Line Course: N84°49'09'W , Length: 141.70' North: 176403.4479' East: 1278220.6115' Segment #4 : Line Course: N87°35'35'9 Length: 18.17' North: 176404.2109' East: 1278202.4575' Segment #5 : Line Course: N20°06'52"E Length: 155.94' North: 176550.6398' East: 1278256.0847' Segment #6 : Line Segment #7 : Curve Length: 25.96' Radius: 40.00' Delta: 037°11'17" Tangent: 13.46' Chord: 25.51' Course: N67°29'04"E Course In: NO3°55'17"W Course Out: S41°06'35"E RP North: 176622.3971' East: 1278264.6011' End North: 176592.2590' East: 1278290.9012' Segment #8 : Curve Length: 55.32' Radius: 64.00' Delta: 049°31'35" Tangent: 29.52' Chord: 53.62' Course: N73°39'13"E Course In: S41°06'35"E Course Out: N08°25'00"E RP North: 176544.0381' East: 1278332.9814' End North: 176607.3488' East: 1278342.3492' Segment #9 : Curve Length: 92.76' Radius: 64.00' Delta: 083°02'43" Tangent: 56.67' Chord: 84.85' Course: S40°03'39"E Course In: S08°25'00"W Course Out: S88°32'17"E RP North: 176544.0381' East: 1278332.9814' End North: 176542.4053' East: 1278396.9606' Segment #10 : Line Course: S01 °27'33'9 Length: 155.52' North: 176386.9357' East: 1278393.0004' Perimeter: 712.96' Area: 31863 Sq. Ft. Error Closure: 0.0013 Course: N74°27'21' W Error North: 0.00035 East: -0.00126 Precision 1: 548423.08 ******************************************************************** Name: PARCEL D North: 176550.6366' East: 1278256.0852' Segment #1 : Line Course: S20°06'52"9 Length: 155.94' North: 176404.2077' East: 1278202.4580' Segment #2 : Line Course: N87°35'35"W Length: 125.26' North: 176409.4682' East: 1278077.3085' Segment #3 : Line Course: N20°06'52"E Length: 184.93' North: 176583.1189' East: 1278140.9053' • Segment #4 : Curve Segment #8 : Line Length: 7.74' Radius: 1960.00' Delta: 000°13'35" Tangent: 3.87' Chord: 7.74' Course: N20°00'05"E Course In: N69°53'08'W Course Out: S70°06'43"E RP North: 177257.1559' East: 1276300.4504' End North: 176590.3962' East: 1278143.5542' Segment #5 : Line Course: S02°24'25'W Length: 8.39' North: 176315.1301' East: 1278216.8926' Segment #9 : Line Course: S88°52'26"E Length: 164.98' North: 176311.8877' East: 1278381.8408' Course: S70°32'36"E Length: 119.35' Segment #10 : Line North: 176550.6415' East: 1278256.0886' Perimeter: 593.22' Area: 20799 Sq. Ft. Error Closure: 0.0059 Course: N34°13'09"E Error North: 0.00490 East: 0.00333 Course: S01 °06'33' W Length: 280.19' North: 176031.7502' East: 1278376.4170' Segment #11 : Line Precision 1: 100545.76 Course: N87°39'54'W Length: 97.12' North: 176035.7071' East: 1278279.3777' ******************************************************************** **** Name: PARCEL E Segment #12 : Line North: 176028.1704' East: 1278181.9111' Course: S01 °06'50' W Length: 11.50' North: 176024.2092' East: 1278279.1541' Segment #1 : Line Course: N01 °07'07"E Length: 125.03' Segment #13 : Line North: 176153.1766' East: 1278184.3520' Segment #2 : Line Course: N87°39'54'W Length: 198.12' North: 176161.2485' East: 1277986.3965' Course: N87°39'54"W Length: 97.33' North: 176028.1747' East: 1278181.9049' Perimeter: 1332.79' Area: 84310 Sq. Ft. Error Closure: 0.0075 Course: N55°42'15'W Error North: 0.00424 East: -0.00621 Segment #3 : Line Precision 1: 177705.33 Course: N20°06'52"E Length: 160.87' North: 176312.3066' East: 1278041.7191' Segment #4 : Line Course: S69°53'08"E Length: 5.00' North: 176310.5871' East: 1278046.4142' Segment #5 : Line Course: N20°06'52"E Length: 20.00' North: 176329.3673' East: 1278053.2921' Segment #6 : Line Course: N69°55'50"E Length: 2.71' North: 176330.2972' East: 1278055.8375' Segment #7 : Line Course: S87°35'35"E Length: 161.55' North: 176323.5127' East: 1278217.2450' City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning@tukwilaWA.gov BOUNDARY LINE ADJUSTMENT NO. DECLARATION KNOW ALL MEN BY THESE PRESENT THAT WE, THE UNDERSIGNED, OWNER(S) IN FEE SIMPLE OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A BOUNDARY UNE ADJUSTMENT THEREOF PURSUANT TO RCW 58.17.040 AND DECLARE THIS ADJUSTMENT TO BE THE GRAPHIC REPRESENTATION OF THE SOME, AND THAT SAID ADJUSTMENT IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE MLTH THE DESIRES OF THE OWNER(S). IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. 8Y: TITLE: THE CRY OF TUKWILA A MUNICIPAL CORPORATION ACKNOWLEDGMENT STATE OF SS. COUNTY OF I CERTIFY THAT 1 KNOW OR HAVE SATISFACTORY EVIDENCE THAT IS THE PERSON WHO APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT HE/SHE/THEY SIGNED THIS INSTRUMENT, ON OATH STATED HE/SHE/THEY EXECUTED THE INSTRUMENT AS OF THE CITY OF TUKWILA AND ACKNOWLEDGED IT TO BE THE FREE AND VOILNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. DATED THIS DAY OF 2013. NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON PRINTED NAME RESIDING AT MY APPOINTMENT EXPIRES APPROVALS TUKYNLA SHORT SUBOLNSION COMMITTEE APPROVAL REVIEWED AND APPROVIED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILING MIS _ DAY DF 2013. CHAIRPERSON, SHORT SUBDI1SION COMMITTEE KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED AND APPROVED THIS DAY OF 2013. 060 COUNTY ASSESSOR 152304-9242, 152304-9096, 152304-9092, 155420-000.5, 155420-0010 155420-0015, 155420-0020, 155420-0025, 155420-0030, 155420-0036, 155420-0037, 155420-0033, 155420-0035, 155420-0034, 004000-0180, 004000-0194, 004000-0146, 004000-0145, 004000-0191, 004000-0196, 004000-0198 TAX ACCOUNT NUMBERS EXISTING LEGAL DESCRIPTIONS: TITLE PARCEL A: / THAT PORTION OF LOT 9 IN BLOCK 3 OF JAMES CLARK'S GARDEN ADDITION TO THE CRY OF SEATTLE, AS PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 12, RECORDS OF KING COUNTY AUDITOR; AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 FEET OF THE FAST 4255 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTH 01'27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY UNE OF PACIFIC HIGHWAY SOUTH (STATE ROAD N0. 1). DISTANT SOUTHERLY 250.50 FEET (AS MEASURED ALONG SAID EASTERLY UNE) FROM THE INTERSECTION OF SAID EASTERLY UNE WITH THE NORTH UNE OF THE SOUTH 812.6 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTHERLY ALONG SAID EASTERLY HIGHWAY UNE TO THE SOUTH UNE OF SAID LOT 9; THENCE EASTERLY ALONG SAID SOUTH UNE TO THE SOUTHEAST CORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY UNE OF A TRACT CONVEYED TO RIBA HUNTINGTON BY DEED RECORDED UNDER KING COUNTY RECORDING N0. 412377; THENCE EASTERLY ALONG SAID NORTH LINE TO A POINT WHICH BEARS SOUTH 01'27'30" WEST FROM THE TRUE POINT OF BEGINNING; THENCE CONTINUING EAST TO A POINT 405.04 FEET WEST FROM THE EAST LINE OF SND SOUTHEAST 1/4 OF SOUTH SOUTHWEST 1/4; THENCE NORTH PARALLEL WITH SN0 EAST UNE 65 FEET; THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING. TIRE PARCEL A-1: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET IN WIDTH THE SOUTHERLY UNE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH UNE OF THE NORTH 398.1 FEET OF THE EAST 525.5 FEET OF THE SOUTH 812.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE SOUTH 01'27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THE SOUTHERLY UNE OF THE EASEMENT HERON DESCRIBED; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH (STATE ROAD N0. 1) WHICH POINT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG SAID HIGHWAY FROM A POINT IN THE EAST MARGIN OF SAID HIGHWAY DISTANT 23.40 FEET, MORE OR LESS, WEST OF THE WEST UNE OF THE SUBDIVISION HEREIN DESCRIBED AND ON THE NORTH UNE THEREOF AS THE SAME IS PRODUCED WESTERLY; SITUATE IN THE CITY OF TUKWILA COUNTY OF KING, STATE OF WASHINGTON. TIRE PARCEL 8: THE NORTH 185.90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FEET OF THE EAST 1,031 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., LYING EASTERLY OF WASHINGTON STATE HIGHWAY N0. 1 (PACIFIC HIGHWAY SOUTH); SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING , STATE OF WASHINGTON. TT11E PARCEL C: LOTS 1 THROUGH 63INCLUSIVE, CHERRY LANE, ACCORDING TO THE PIA! THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TIRE PARCEL D: THE SOUTH 245 FE OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING EASI..RLY OF THE STATE HIGHWAY N0. 1; EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED TO KING COUNTY FP. 20AD 8Y INSTRUMENT RECORDED UNDER RECORDING N0. 1158645; AND EXCEPT THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING SOUTHWESTERLY OF THE ARC OF A CIRCLE HAVING A RADIUS OF 12.5 FEET WHICH IS TANGENT TO THE NORTH RIGHT OF WAY UNE OF SOUTH 14418 STREET AND THE EAST 3..' IT OF WAY UNE OF PACIFIC HIGHWAY SOUTH, CONVEYED TO KING COUNTY 8Y DEED RECORDED UNDER RECORDING N '409040396; SITUATE IN THE CITY OF TUKWILA. COUNTY OF KING, STATE OF WASHY.. 'N. TOLE PARCEL E: 5 LOT A OF SHORT PLAT N0. 90 -9 -SS, RECORDED UNDER RECORDING N,1 9010240314. BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUHE 46 OF PLATS, PAGE 21, IN KING COUNTY. WASHINGTON; /- TITLE PARCEL F: Y' LOT B OF SHORT PLAT N0. 90 -9 -SS. RECORDED UNDER RECORDING 10. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TIRE PARCEL G: THE NORTH 220 F OF LOT 7, CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 132 FEET THEREOF; TILE PARCEL H: i7 LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 220 FEET THEREOF: AND EXCEPT THE SOUTH 84 FEET THEREOF; TITLE PARCEL I: "` THE SOUTH 84 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, W KING COUNTY, WASHINGTON; TIRE PARCEL J: i O THE SOUTH 65 FEET OF THE NORM 185 FEET OF THE SOUTH 414.5 FEET OF THE WEST 100 FEET OF THE EAST 120 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOANSHIP 23 NORTH, RANGE 4 EAST W M, EXCEPT 42ND AVENUE SOUTH RIGHT-OF-WAY, AS WIDENED 8Y DEED RECORDED UNDER RECORDING NO 5596214, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TIRE PARCEL K: ( 7 THAT PORTION OF THE NORTH 105.12 FEET OF LOT 13 LYING EASTERLY OF STATE ROAD NO 1 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY. EXCEPT THOSE PORTIONS OF LOT 13 CONVEYED FOR ROAD PURPOSES TO KING COUNTY, STATE OF WASHINGTON, RECORDED UNDER RECORDING NO 7501150141 AND TO THE STATE OF WASHINGTON RECORDED UNDER RECORDING NO 9603260430, RECORDS OF KING COUNTY, SITUATE IN THE CRY OF TUKWILA, COUNTY OF KING. STATE OF WASHINGTON. TITLE PARCEL L• / v 111E WEST 60 0001' OF THE NORTH 83 FEET OF LOT 14 IN BLACK 2 OF ADAMS HOME TRACTS. AS PER PLAT RECORDED IN VOLUME 1' OF PLATS, PAGE 31, RECORDS 0' KING COUNTY, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. VOL. PG. 11110 PARCEL M: / 3 THAT PORTION OF LOTS 13 AND 14 IN BLOCK 2 OF ADAM HOME TRACTS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 60 FEET EAST AND 159 FEET NORTH OF THE SOUTHWEST CORNER OF TRACT 14; THENCE WLSILRLY'100 FEET; THENCE NORTHERLY 26 FEET; THENCE WESTERLY 78.51 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH; THENCE NORTHEASTERLY ALONG SAID HIGHWAY 23.74 FEET; THENCE EASTERLY 109.85 1-111; THENCE NORTHERLY 22.20 FEET; THENCE EASTERLY 60 FEET; THENCE SOUTHERLY 70.60 FEET TO POINT OF BEGINNING; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. 1TRE PARCEL N: /7 THAT PORTION OF LOTS 12, 13 AND 14 IN BLOCK 2 OF ADAMS HOME TRACTS DESCRIBED AS FOLLOWS: BEGINNING 60 FEE? EAST AND 125 FEET NORTH OF THE SOUTHWEST CORNER OF TRACT 14; THENCE WESTERLY 198.14 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH; THENCE NORTHEASTERLY ALONG SND HIGHWAY 63.02 FEET: THENCE EASTERLY 78.51 FEET; THENCE SOUTHERLY 26 FEET; THENCE EASTERLY 100 FEET; THENCE SOUTHERLY 34 FEET TO POINT OF BEGINNING. SITUATE IN THE COUNTY" OF KING, STATE OF WASHINGTON. TIRE PARCEL 0: /rJ LOT 14 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME OF PLATS, PAGE 31, RECORDS OF KING COUNTY; EXCEPT THE WEST 60 FEET THEREOF, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL P: THE WEST 28.6 FEEI' OF LOT 15 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL 0:/ LOT 15, BLOCK ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY, EXCEPT THE WEST 29.5 FEET THEREOF; AND EXCEPT THE SOUTH 11.5 FEET THEREOF; AND EXCEPT THE EAST 3.0 FEET THEREOF. SURVEYOR'S NOTES: BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA THE BASIS OF BEARINGS FOR THIS SURVEY IS NAD 83/91 PER CITY OF TUKWILA. CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 17 (5. 1/4 CORNER OF SEC. 15) WAS HOD FOR POSITION AND A UNE BETWEEN SAID POINT N0. 17 AND CRY OF TUKWILA HORIZONTAL CONTROL POINT NO. 1925 WAS HELD FOR ROTATION BONG NORTH 87 35' 22' WEST. PROCEDURE / NARRATIVE: A FEID TRAVERSE USING A "TRIMBLE 5600- ROBOTIC TOTAL STATION, 18186E 56' R080110 TOTAL STATION AND TOPCON GR3 GPS SUPPLEMENTED WITH FIELD NOTES WAS PERFORMED, ESTABLISHING THE ANGULAR, DISTANCE. AND VERTICAL RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY LINES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY SURVEYS AS SET FORTH IN WAC 332-130-090. REFERENCE MAPS: 1. RECORD -OF -SURVEY REC.N0.20050725900010 2. RECORD -OF -SURVEY REC.N0.20010711900012 3. RECORD -OF -SURVEY REC.N0.20050603900013 4. RECORD -OF -SURVEY REC.N0.20011029900014 5. PLAT OF JAMES CLARKS GARDEN ADDITION VOL13, PG.12 6. PLAT OF ADAMS HOME TRACTS VOL10, PG.31 ENCROACHMENT NOTES: 1. THERE ARE NUMEROUS U11LITIES ALONG THE WEST LINES OF TITLE PARCELS A, B AND C NOT CONTAINED WITHIN EASEMENTS 2. THERE ARE A FEW ENCROACHMENTS ALONG THE BOUNDARIES. SEE SHEET 2 AND 3. 3. THERE ARE A FEW OVERLAPPING LEGAL DESCRIPTIONS AS SHOWN. 4. THERE ARE TWO SIGNIFICANT GAPS IN DESCRIPTIONS. ONE IN THE NORTH PORTION OF THE SITE AND THE OTHER IS IN THE SOUTH PORTION OF THE SITE. SEE SHEETS 2 AND 3. NEW LOT AREAS: PARCEL A: 63,989 S0. FT. (1.47 AC.) PARCEL B: 66,178 S0. FT. (1.52 AC.) PARCEL C: 31,863 SO. FT. (073 AC.) PARCEL D: 20,799 50. FT. (0.48 AC.) PARCEL E: 84,310 SQ. FT. (1.94 AC.) RECEIVED MAY 20 2013 1-,1 ✓d1A1Nl i 1 0 vI LUI'MENT KANDERSON Xr RECORDER'S CERTIFICATE FILED FOR RECORD THIS DAY OF 2013 AT __ MIN BOOK _ OF AT PAGES AT THE REQUEST OF BARGHAUSEN CONSULTING ENGINEERS, INC. * MANAGER SUPT. OF RECORDS LAND SURVEYOR'S CERTIFICATE: THIS BOUNDARY UNE ADJUSTMENT CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH STATE AND COUNTY STATUTES IN MAY 2013. BRIAN D. GILLOCAY, P457' WA90NGTON REGISTRATION N0. 46315 519/13 DATE {NAVA _ 018215 AVENUE SOUTH . KENT,WA 9803 (425)251-6222 SAO d (425)251-8782 FAX r Np ENGN� @b COIL ENG9*1 G. LORD PLANNING, i I E, SLRVEIV6. 0RVRDNMENML SERVICES Ittly 5/9/13, DRAWN BY STM DATE 05/3/13 SCALE: N/5 CHECKED 8Y: BDG JOB NO.: 15256 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 1 OF 35TH AVE S S 140TH ST S 141ST ST "...�_ S 142ND ST 42ND AVE S .' SITE S 144TH ST lice/. VICINITY MAP .3 N.T.8 �Z S 146TH ST APPROVALS TUKYNLA SHORT SUBOLNSION COMMITTEE APPROVAL REVIEWED AND APPROVIED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILING MIS _ DAY DF 2013. CHAIRPERSON, SHORT SUBDI1SION COMMITTEE KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED AND APPROVED THIS DAY OF 2013. 060 COUNTY ASSESSOR 152304-9242, 152304-9096, 152304-9092, 155420-000.5, 155420-0010 155420-0015, 155420-0020, 155420-0025, 155420-0030, 155420-0036, 155420-0037, 155420-0033, 155420-0035, 155420-0034, 004000-0180, 004000-0194, 004000-0146, 004000-0145, 004000-0191, 004000-0196, 004000-0198 TAX ACCOUNT NUMBERS EXISTING LEGAL DESCRIPTIONS: TITLE PARCEL A: / THAT PORTION OF LOT 9 IN BLOCK 3 OF JAMES CLARK'S GARDEN ADDITION TO THE CRY OF SEATTLE, AS PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 12, RECORDS OF KING COUNTY AUDITOR; AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 FEET OF THE FAST 4255 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTH 01'27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY UNE OF PACIFIC HIGHWAY SOUTH (STATE ROAD N0. 1). DISTANT SOUTHERLY 250.50 FEET (AS MEASURED ALONG SAID EASTERLY UNE) FROM THE INTERSECTION OF SAID EASTERLY UNE WITH THE NORTH UNE OF THE SOUTH 812.6 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTHERLY ALONG SAID EASTERLY HIGHWAY UNE TO THE SOUTH UNE OF SAID LOT 9; THENCE EASTERLY ALONG SAID SOUTH UNE TO THE SOUTHEAST CORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY UNE OF A TRACT CONVEYED TO RIBA HUNTINGTON BY DEED RECORDED UNDER KING COUNTY RECORDING N0. 412377; THENCE EASTERLY ALONG SAID NORTH LINE TO A POINT WHICH BEARS SOUTH 01'27'30" WEST FROM THE TRUE POINT OF BEGINNING; THENCE CONTINUING EAST TO A POINT 405.04 FEET WEST FROM THE EAST LINE OF SND SOUTHEAST 1/4 OF SOUTH SOUTHWEST 1/4; THENCE NORTH PARALLEL WITH SN0 EAST UNE 65 FEET; THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING. TIRE PARCEL A-1: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET IN WIDTH THE SOUTHERLY UNE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH UNE OF THE NORTH 398.1 FEET OF THE EAST 525.5 FEET OF THE SOUTH 812.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE SOUTH 01'27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THE SOUTHERLY UNE OF THE EASEMENT HERON DESCRIBED; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH (STATE ROAD N0. 1) WHICH POINT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG SAID HIGHWAY FROM A POINT IN THE EAST MARGIN OF SAID HIGHWAY DISTANT 23.40 FEET, MORE OR LESS, WEST OF THE WEST UNE OF THE SUBDIVISION HEREIN DESCRIBED AND ON THE NORTH UNE THEREOF AS THE SAME IS PRODUCED WESTERLY; SITUATE IN THE CITY OF TUKWILA COUNTY OF KING, STATE OF WASHINGTON. TIRE PARCEL 8: THE NORTH 185.90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FEET OF THE EAST 1,031 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., LYING EASTERLY OF WASHINGTON STATE HIGHWAY N0. 1 (PACIFIC HIGHWAY SOUTH); SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING , STATE OF WASHINGTON. TT11E PARCEL C: LOTS 1 THROUGH 63INCLUSIVE, CHERRY LANE, ACCORDING TO THE PIA! THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TIRE PARCEL D: THE SOUTH 245 FE OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING EASI..RLY OF THE STATE HIGHWAY N0. 1; EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED TO KING COUNTY FP. 20AD 8Y INSTRUMENT RECORDED UNDER RECORDING N0. 1158645; AND EXCEPT THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING SOUTHWESTERLY OF THE ARC OF A CIRCLE HAVING A RADIUS OF 12.5 FEET WHICH IS TANGENT TO THE NORTH RIGHT OF WAY UNE OF SOUTH 14418 STREET AND THE EAST 3..' IT OF WAY UNE OF PACIFIC HIGHWAY SOUTH, CONVEYED TO KING COUNTY 8Y DEED RECORDED UNDER RECORDING N '409040396; SITUATE IN THE CITY OF TUKWILA. COUNTY OF KING, STATE OF WASHY.. 'N. TOLE PARCEL E: 5 LOT A OF SHORT PLAT N0. 90 -9 -SS, RECORDED UNDER RECORDING N,1 9010240314. BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUHE 46 OF PLATS, PAGE 21, IN KING COUNTY. WASHINGTON; /- TITLE PARCEL F: Y' LOT B OF SHORT PLAT N0. 90 -9 -SS. RECORDED UNDER RECORDING 10. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TIRE PARCEL G: THE NORTH 220 F OF LOT 7, CHERRY LANE. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 132 FEET THEREOF; TILE PARCEL H: i7 LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 220 FEET THEREOF: AND EXCEPT THE SOUTH 84 FEET THEREOF; TITLE PARCEL I: "` THE SOUTH 84 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, W KING COUNTY, WASHINGTON; TIRE PARCEL J: i O THE SOUTH 65 FEET OF THE NORM 185 FEET OF THE SOUTH 414.5 FEET OF THE WEST 100 FEET OF THE EAST 120 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOANSHIP 23 NORTH, RANGE 4 EAST W M, EXCEPT 42ND AVENUE SOUTH RIGHT-OF-WAY, AS WIDENED 8Y DEED RECORDED UNDER RECORDING NO 5596214, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TIRE PARCEL K: ( 7 THAT PORTION OF THE NORTH 105.12 FEET OF LOT 13 LYING EASTERLY OF STATE ROAD NO 1 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY. EXCEPT THOSE PORTIONS OF LOT 13 CONVEYED FOR ROAD PURPOSES TO KING COUNTY, STATE OF WASHINGTON, RECORDED UNDER RECORDING NO 7501150141 AND TO THE STATE OF WASHINGTON RECORDED UNDER RECORDING NO 9603260430, RECORDS OF KING COUNTY, SITUATE IN THE CRY OF TUKWILA, COUNTY OF KING. STATE OF WASHINGTON. TITLE PARCEL L• / v 111E WEST 60 0001' OF THE NORTH 83 FEET OF LOT 14 IN BLACK 2 OF ADAMS HOME TRACTS. AS PER PLAT RECORDED IN VOLUME 1' OF PLATS, PAGE 31, RECORDS 0' KING COUNTY, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. VOL. PG. 11110 PARCEL M: / 3 THAT PORTION OF LOTS 13 AND 14 IN BLOCK 2 OF ADAM HOME TRACTS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 60 FEET EAST AND 159 FEET NORTH OF THE SOUTHWEST CORNER OF TRACT 14; THENCE WLSILRLY'100 FEET; THENCE NORTHERLY 26 FEET; THENCE WESTERLY 78.51 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH; THENCE NORTHEASTERLY ALONG SAID HIGHWAY 23.74 FEET; THENCE EASTERLY 109.85 1-111; THENCE NORTHERLY 22.20 FEET; THENCE EASTERLY 60 FEET; THENCE SOUTHERLY 70.60 FEET TO POINT OF BEGINNING; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. 1TRE PARCEL N: /7 THAT PORTION OF LOTS 12, 13 AND 14 IN BLOCK 2 OF ADAMS HOME TRACTS DESCRIBED AS FOLLOWS: BEGINNING 60 FEE? EAST AND 125 FEET NORTH OF THE SOUTHWEST CORNER OF TRACT 14; THENCE WESTERLY 198.14 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH; THENCE NORTHEASTERLY ALONG SND HIGHWAY 63.02 FEET: THENCE EASTERLY 78.51 FEET; THENCE SOUTHERLY 26 FEET; THENCE EASTERLY 100 FEET; THENCE SOUTHERLY 34 FEET TO POINT OF BEGINNING. SITUATE IN THE COUNTY" OF KING, STATE OF WASHINGTON. TIRE PARCEL 0: /rJ LOT 14 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME OF PLATS, PAGE 31, RECORDS OF KING COUNTY; EXCEPT THE WEST 60 FEET THEREOF, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL P: THE WEST 28.6 FEEI' OF LOT 15 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL 0:/ LOT 15, BLOCK ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY, EXCEPT THE WEST 29.5 FEET THEREOF; AND EXCEPT THE SOUTH 11.5 FEET THEREOF; AND EXCEPT THE EAST 3.0 FEET THEREOF. SURVEYOR'S NOTES: BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA THE BASIS OF BEARINGS FOR THIS SURVEY IS NAD 83/91 PER CITY OF TUKWILA. CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 17 (5. 1/4 CORNER OF SEC. 15) WAS HOD FOR POSITION AND A UNE BETWEEN SAID POINT N0. 17 AND CRY OF TUKWILA HORIZONTAL CONTROL POINT NO. 1925 WAS HELD FOR ROTATION BONG NORTH 87 35' 22' WEST. PROCEDURE / NARRATIVE: A FEID TRAVERSE USING A "TRIMBLE 5600- ROBOTIC TOTAL STATION, 18186E 56' R080110 TOTAL STATION AND TOPCON GR3 GPS SUPPLEMENTED WITH FIELD NOTES WAS PERFORMED, ESTABLISHING THE ANGULAR, DISTANCE. AND VERTICAL RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY LINES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY SURVEYS AS SET FORTH IN WAC 332-130-090. REFERENCE MAPS: 1. RECORD -OF -SURVEY REC.N0.20050725900010 2. RECORD -OF -SURVEY REC.N0.20010711900012 3. RECORD -OF -SURVEY REC.N0.20050603900013 4. RECORD -OF -SURVEY REC.N0.20011029900014 5. PLAT OF JAMES CLARKS GARDEN ADDITION VOL13, PG.12 6. PLAT OF ADAMS HOME TRACTS VOL10, PG.31 ENCROACHMENT NOTES: 1. THERE ARE NUMEROUS U11LITIES ALONG THE WEST LINES OF TITLE PARCELS A, B AND C NOT CONTAINED WITHIN EASEMENTS 2. THERE ARE A FEW ENCROACHMENTS ALONG THE BOUNDARIES. SEE SHEET 2 AND 3. 3. THERE ARE A FEW OVERLAPPING LEGAL DESCRIPTIONS AS SHOWN. 4. THERE ARE TWO SIGNIFICANT GAPS IN DESCRIPTIONS. ONE IN THE NORTH PORTION OF THE SITE AND THE OTHER IS IN THE SOUTH PORTION OF THE SITE. SEE SHEETS 2 AND 3. NEW LOT AREAS: PARCEL A: 63,989 S0. FT. (1.47 AC.) PARCEL B: 66,178 S0. FT. (1.52 AC.) PARCEL C: 31,863 SO. FT. (073 AC.) PARCEL D: 20,799 50. FT. (0.48 AC.) PARCEL E: 84,310 SQ. FT. (1.94 AC.) RECEIVED MAY 20 2013 1-,1 ✓d1A1Nl i 1 0 vI LUI'MENT KANDERSON Xr RECORDER'S CERTIFICATE FILED FOR RECORD THIS DAY OF 2013 AT __ MIN BOOK _ OF AT PAGES AT THE REQUEST OF BARGHAUSEN CONSULTING ENGINEERS, INC. * MANAGER SUPT. OF RECORDS LAND SURVEYOR'S CERTIFICATE: THIS BOUNDARY UNE ADJUSTMENT CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH STATE AND COUNTY STATUTES IN MAY 2013. BRIAN D. GILLOCAY, P457' WA90NGTON REGISTRATION N0. 46315 519/13 DATE {NAVA _ 018215 AVENUE SOUTH . KENT,WA 9803 (425)251-6222 SAO d (425)251-8782 FAX r Np ENGN� @b COIL ENG9*1 G. LORD PLANNING, i I E, SLRVEIV6. 0RVRDNMENML SERVICES Ittly 5/9/13, DRAWN BY STM DATE 05/3/13 SCALE: N/5 CHECKED 8Y: BDG JOB NO.: 15256 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 1 OF City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: klanning04kwilaWA.gov. BOUNDARY LINE ADJUSTMENT NO. (NOTE NOT /LL SYMBOLS MAY APPEAR ON 111E WP) tRfl c -0- 0 o-0 AA 05 s a i 0 D t*i LUMINAIRE (UNM) YARD LIGHT POWER METER POWER POLE JUNCTION BOX (AS NORM TELEPHONE MANHOLE CATCH BASIN (CB) STORM MANHOLE (SOMI) SANITARY SEWER MANHOLE (SSMH) CLEANOUT (AS NOTED) GAS METER GAS VALVE WATER VALVE (116) FIRE HYIXLWT(11) / CONNECTIONVDC) WATER MANHOLE WATER METER BLOW -OFF / ARVAC 008 MONITOR WELL D44ECTIONAL ARROW SURVEY MONUMENT (AS NOTED) BENCHMARK SECTION CORNER (AS NOTED) FOUND REBAR/CAP (AS NOTED) FOUND LEAD/TACK SURVEY CONTROL STATION HANDICAP CONCRETE GRAVEL/SAND (AS NOTED) ASPHALT / / / / BUILDING UNE .— X -- CHAIN UNK FENCE —//— WOOD FENCE BARBED WIRE FENCE HOGMRE FENCE WATER UNE GAS UNE OVERHEAD/UNDERGROUND TEL UNE OVERHEAD/UNDERGROUND MYR. UNE STORM UNE SEWER UNE 0 --w- -G- -ss— J it ra 01335' R=1960.01' L=7.74" /5 /1 1 •0 / 1\ ( � l l JA14-3 y o'-• 20' 41044103101)60284 & EOA 0S EA 310 1W10.2002111 • 3 Ocoal 62-3 Flo I „m s , ?G 12 r,s2122210 15 SEIfR 10-8 I/O' RECN-.4863932 104 04 CM —�-_r--- o2Y R of cal (Qt. 1IAS' N8735'3114 9.96' Y LOT UNE TO BE REMOVED(11P) 98735'31'W 11753' 6'31'36' 1=18.01' 15?3 l 3' WOTAN OSBERT RECN0.7409040397 V' 0 CV 13 � 8 8 g 5' SEWER EASEMENT >' jREC.N0.4862270 w 9 (0.57' GAP 50127'2419 1 +n nr 8 80 1' ..N873531V 120.40' 105.11' 051.27.241E a-2 13.96' )`\a°?t/ f J 58735471E 105.11' 0.60' LOT UNE TO 8E REMOYED(TYP) 587$'491: 105.11' CHtiRRr yo\ A 2F 58735'50'E 105.11' FO190 1 3/4' MN PRE/ NO CA2 0A' S pF COR. S6735'52'E 105.11_ D S87'35'54 -E,105.11' LOT UNE tTO/ 155`1$ 1 9 9P5705. 04=20116' 1=31.75' =NB735'3119 S. 144T • TREET 114@7'35119 855,35' _4.01 ' ----887354314E SEE SHEET 3 EXISTING LOT CONFIGURATION, EASEMENTS & IMPROVEMENTS FOU0 1' RON PFE/NO CN, 0.08. S &0.18E0Fcat I FOUND 5/8' 8E849/CAP 18+23504 0.35' N. 80.35 E. OF COR FOIM0 5/8' RF84R/CNP LtEGBIE 0.3' 9. 8 0.0.1'EOF COR FOUND 1/2' REBAR/CHP LS16012 58735314E 162.62' g Ti 4 8 80 8 3 x • a 30' lam/ A=89'02'55• R-20.00' W1D8' 118735'311' 9625' FOU10 CASED 3/8' COPPER-_ . ;F_. NAIL /W PUNCH CONN 09' SO1'27'241Y 1298' I, m 11' 8 159t24>03 PARCEL A 08735'311Y 117.92' , OS.? • O• 24031A 10 140. ffi 0.0.PARCEL B TOT LINE TO SE REMOVED(hP) 148735'311' 117.92' 000 N8735311Y 117.92' 035 LOT UNE TO BE RDAOJED(1YP) 148735'31'1 117.92' gg 1 S0111'241Y 38430' FOUND I/O' RE9+N/uP LSS6422 0.14' N OF COR FOI�WD 1/2' BION PIPE/10 CAP 027 EOF COR EASE16)0 9E010.9403212327 FNM 1/2' RMAR/G1P LS/22341 "S8735'311147.92' "— • .-Y.— CENTER SECTION 15- CAUX A1ED P00104 COkifirl 1400t$990114141_, 12 2t• P OL- of wo'F'F CO FOUND MC S1/4 COR SEC 15 (0Y OF TURN9A C580OL PONT 117 56735'3 'E 24246' 80 SECTION 15 SECTION 22 0 VOL. PG. 25 N „A,/ o .E . 44410• 50 100 SCALE: 1-.50' RECEIVED MAY 20 2013 • C.OMFAU[n I Y 0FVI_L0I'101_143 0 iP i a, Cit, DRAWN 81 STU SHEET .- ‹,_ WASy'4, 4 2' `� y0 !� GHAV 41‘ 18215 72ND AVETAIE SOUTH �?, DATE 05/3/13 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, OF SEC. 22, 2 .' / o i ►�. KENT, WA 98032 (425)251-6222 (45) 51-8762 FAX Scut: 1' = 50' AND PTN OF THE NE1/4 OF THE NW1/4 TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. OF 'ryL<T4NQEHa06'CM. ��ipA,'86STi o(. _ CHECKED 8Y: WASHINGTON -,., EPCMCMG, *" SURVEYING. CNVRaraMlrtlfD KARMIC. 80G 80G CITY OF TUKWILA, KING COUNTY, 7 1. L Baa 5/9/13 JOB NO.: 15255 I z .... n2/ � y 46315 a `rJj7 fOISTER`` S N� ( L ANS 5/91130s, City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning©tukwilaWA.gov BOUNDARY LINE ADJUSTMENT NO. C 50 / it & w . /471.1 h�- N8739.54•W 7760• '1h004v0 X01 $Q OV. t / .4.....4V o" '� 8 13 4 n LO UPI£ TO BE RENOVED(TYP) /t/ IDd���6l'i5 18739547100.00 SEE_ SHEET 2 S. 1447 G -.L �TREET �� t. 1 . - S81'JS'31'f 387'97— / 5toi. ._._._. N8735. 31111 254.42'7 `- S8735'311 5783' - 60.02' IP' 176 S68'53'Oe•E `/A I":1� N%~ al 5.00' / c�{p� t 51RUCNRE I ' '� 1 r 1"1 T/ D/OVEED E ' 1 • € `` / 4. 6303110 e `� 6002' -J ` 0�FOUND REM H9r Tarivi99.s 9 - w/ 8UPOCI ZA 50' 88.70' 0950141 11 1 ,. RE C.N0.7406198219 14 12 / % 1O' SLOPE EASEMENT NEC/82591475— ONLY 014R IDT 12) \ _ I ( 0.90 GAP r r REC.N0.7406190221 1 ___J 819TOO{0519 a- 138' §Ifi olo STRUCTURE r.:73' RTTOOED EXIST. 31 // 10" OfintiAT /fFFM103795994 k \DQ //f_j TREC.N0.7611Dz9006 v\ 1O 68.72' 118739'S4 W 97.33 23 EXISTING LOT CONFIGURATION, EASEMENTS & IMPROVEMENTS 2881' FOUND 1/2' RETMR/CAP LS16012 15 f emnic 66Dxxr RECD 0.20020614WT44o 18F10ED BY RECJKI. -20070330001697 00 96.22' N8739'541F 97.12' S01'06'5011 1150' 22 sor06331Y 300.65 CASED 3/8' COPPER-._ r --@--,-.. /W PIM DM OE :;,'-» —g w --IN — FOUND 1/2' REB1R/CM 15/22341 `SBT35'311 1432506 I I 1,1 1 P� -06--091 5170 ��401410 ��2 4*, MAO 1A"A1/WA9ER ON PROP. CNE EOM RBA 2 VOL. PG. SEE SHEET 2 FDI1ND IOC 11/4 00.4. SEC 15. CRY OF IUANiA CONTROL PORN 117 S8735'3FE 242.46' 0 25 50 100 034110 r!� �18215 Z KENT, WA 98032NUE SOUTH (425)251-6222 :(425)251-8782 FAX s ENG10-fQCM. ENGINEERING. MD PLANNING, SURVfl71C, DNFONUQ4TAL SERVICES SCALE: V.50' DRAWN BY 510 DATE 05/3/13 SCALE: 1._ 50' CHECKED BY: BDG JOB NO.: 15255 f SECTION 15 SECTION 22 (NOTE: NOT ALL SYMBOLS MAY APPEAR ON TIE MAP) //// — X — _N— O —w— G — P- (I —so — - 09— LUMINAIRE (LAM.) Yam UGHT POWER METER POWER POLE JUNCTION BOX (AS NOTED) TELEPHONE MANHOLE CATCH BASIN (C8) STORM MANHOLE (SUN) SANITARY SEWER MANHOLE (SSMH) CLEANOUT (AS NOTED) GAS METER GAS VALVE WATER VALVE (YN) FlRE HYDRANT(FH) / CONNECTION(FOC) WATER MANHOLE WATER METER BLOW -OFF / PRVAC SIGN MONITOR WELL DIRECTIONAL ARROW SURVEY MONUMENT (AS NOTED) BENCHMARK SECTION CORNER (05 NOTED) FOUND REBAR/CAP (A5 NOTED) FOUND LEAD/TACK SURVEY CONTROL STATION HANDICAP CONCRETE GRAVEL/SAND (AS NOTED) ASPHALT BUILDING UNE CHAIN UNK FENCE WOOD FENCE BARBED WIRE FENCE HOGWIRE FENCE WATER UNE GIS UNE OVERHEAD/UNDERG T `UN , EA OVERHD/UNDERG1 & ,CE 0 STORM UNE SEWER UNE MAY 20 2013 •(:I)MMIINI1 V U1 -.VI .LUI'MLN T PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NEV4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON z 0 In .E GNI tn s 09 I0 SHEET 3 OF L13-d2i City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning@tukwilaWA.gov_ BOUNDARY LINE ADJUSTMENT NO. (NOTE NOT All SYMBOLS MAY APPEAR ON THE MAP) LUMINAIRE (LUM.) YARD UGHT POWER METER POWER POLE JUNCTION 800 (AS NOTED) TELEPHONE MANHOLE CATCH BASIN (CB) STORM MANHOLE (SDMH) SANITARY SEWER MANHOLE (SSMH) CLEANOUT (AS NOTED) GAS METER GAS VALVE WATER VALVE (W✓) FIRE HYDRANT(FH) / CONNECTION(FDC) WATER MANHOLE WATER METER BLOW -OFF / AIRVAC SIGN MONITOR WEU. DIRECTIONAL ARROW SURVEY MONUMENT (AS NOTED) BENCHMARK SECTION CORNER (A5 NOTED) FOUND REBAR/CAP (AS NOTED) FOUND LEAD/TACK SURVEY CONTROL STATION HANDICAP CONCRETE GRAVEL/SAND (AS NOTED) ASPHALT BUILDING UNE CHAIN LINK FENCE WOOD FENCE BARBED WIRE FENCE HOGVARE FENCE WATER UNE GAS UNE OVERHEAD/UNDERGROUND TEL. LINE OVERHEAD/UNDERGROUND PWR. LINE STORM UNE SEWER UNE - S0. 54313 35 6-1960.00' L=7.74' Y.� 50' uNP).-“" 14 1 PARCEL A 19,x, aj3135• I D'2 V 032'3417• R R.844 O2, ?Yo- PARCEL C N8T35'35'9 Taw R -0-W MOTION REC. N0. S. 144TH STREET 58735'31T 38282' NEW LOT CONFIGURATION S64'49'091 141.70' 50227'551' 240' z 9 N8T35'311Y 31.40' 0- R -O -W VACATION REC. N0. a fl i - ---- SEE SHEET 5 01,0).-0° PARCEL B N8735'31'W 15218' S8735'311: 147.92' 501272418 378.50' s� yip '4-0 72ND AVENUE SOUTH �1, KENT, WA 98032 (425)251-6222 (425)251-8782 FAX ►1 py CIVIL ENGINEERING. LAID PLANNING, SURVEYING. ENVIRONMENTAL SERVICES CENTER SECTION 151 CILCMAED POSITION {,1000 p0M0NIV 9 12 21• P V 0T-" L_ 58735.31E 242.48' DRAWN BY SIM DATE 05/3/13 SCALE: 1' = 50' CHECKED 8Y: BDG JOB NO.: 15255 1:- 0 VOL. PG. 25 50 100 SCALE; 1'•60' MAY 20 2013 I�l'JLLUI'MEN7 z CC 50 z Y PTN OF THE SE1/4, OF AND PTN OF THE NE1/4 0 TOWNSHIP 23 NORTH, CITY OF TUKWILA, KING THE SW1/4 OF SEC. 15, F THE NW1/4 OF SEC. 22, RANGE 4 EAST, W.M. COUNTY, WASHINGTON SHEET 4 OF 44 City of Tukwila s Department of Community Development 0 6300 Southcenter Boulevard, Tukwila, WA 98188 , Telephone (206) 431-3670 FAX (206) 431-3665 ;KS' ✓ E-mail: planninga@tukwilaWA.gov BOUNDARY LINE ADJUSTMENT NO. 50• / 12 50• .4, A 5Dt 55' N1 SEE SHEET 4 S. 144TH STREET 58735'31'0 387.82' W � w N20'06'52'E 20.00' 569'53'080 5.00 68739'501 198.12' 58735'35"0 181.55' 80214'25V 8.39' R-0-41 00054DON REC. N0._._. 588'52'260 164.98' PARCEL E 001'06'5011 11.50' N87'39'548 97 23 NEW LOT CONFIGURATION N8739'5411 97.12' 22 S8735'31 E" 147.92' 1 gSNOB( P 1.1401 gp0002 SRYG N�M20090f.2 2 0 SEE SHEET 4 58735'31'E 242.46' 25 50 100 SCALE: 1'•50' VOL. PG. (NOTE: NOT ALL SYMBOLS MAY APPEAR ON THE MAP) LUMINAIRE (LUM.) YARD UGHT 31 POWER METER - 0- POWER POLE ® JUNCTION BOX (AS NOTED) TELEPHONE MANHOLE ❑ CATCH BASIN (CB) STORM MANHOLE (SCMH) 0 SANITARY SEWER MANHOLE (SSMH) O CLEANOUT (A5 NOTED). GAS METER GAS VALVE WATER VALVE (WV) FIRE HYDRANT(FH) / CONNECTION(FDC) WATER MANHOLE WATER METER BLOW -OFF / NRVAC SIGN MONITOR WELL DIRECTIONAL ARROW SURVEY MONUMENT (AS NOTED) BENCHMARK SECTION CORNER (AS NOTED) FOUND REBAR/CAP (AS NOTED) FOUND LEAD/TACK SURVEY CONTROL STATION HANDICAP CONCRETE GRAVEL/SAND (AS NOTED) ASPHALT / / / / BUILDING UNE — X — CHAIN UNK FENCE — //— WOOD FENCE BARBED WIRE FENCE HOGWIRE FENCE WATER UNE GAS UNE OVERHEAD/UNDERGROUND TEL. LINE OVERHEAD/UNDERGROUND PWR. UNE STORM LINE SEWER LINE RECEIVED MAY 20 2013 J)01IN11 Y KANDERSON Xre Ie: P:\15000s\15255\survey\plats\ 152555LA01.dwg 18215 72ND AVENUE 800TH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING, LAND PLANNING, SURVEYING DMRONUENTAL SERVICES RAWN BY STM DATE 05/3/13 SCALE i. 50' CHECKED 8Y: BDG .808 NO.: 15255 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON G/3 '42/ SHEET 5 OF City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning@tukwilaWA.gov BOUNDARY LINE ADJUSTMENT NO. SPECIAL EXCEPTIONS: (PER PACIFIC NORTHWEST TITLE COMPANY ORDER N0. 1164187, SECOND REPORT DATED FEBRUARY 28, 2012 AT 8:00 AM.) 1. LIEN OF THE REAL ESTATE EXCISE SALES TAX AND SURCHARGE UPON ANY SALE OF SAID PREMISES, IF UNPAID. AS OF THE DATE HERON, THE EXCISE TAX RATE FOR THE CITY OF TUKWILA 15 AT 1.788. LEVY/MEA CODE 2413 AND 2401 (NOT -PROBABLE) GENERAL TAX 601E 2. THE PROPERTY HEREIN DESCRIBED IS CARRIED ON THE TAX ROLLS AS EXEMPT: HOWEVER. IT WILL BECOME TAXABLE FROM THE DATE OF TRANSFER TO A TAXABLE ENTRY. (NOT-PLOTTALE) GENERAL TAX NOTE 3. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOT-PLOTTABLE) 4. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOT-Po-OTTABLE) 5. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOF-PLOTTABLE) 6. MEMORANDUM OF LEASE: LESSOR: FREDRICK W. MCCONKEY DBA MCCONKEY ENTERPRISES LESSEE: BRIAN SINGH HARE AND JASWINDER FABLE 080 INTERNATIONAL INDIAN CUISINE DATED: AUGUST 13, 1999 RECORDED: AUGUST 16, 1999 RECORDING NO.: 19990816000531 AFFECTS: PARCELS K AND L (NOT-PLOmUBLE) 7. UNRECORDED LEASEHOLDS, IF ANY, RIGHTS OF VENDORS AND SECURITY AGREEMENT ON PERSONAL PROPERTY AND RIGHTS OF TENANTS, AND SECURED PARES TO REMOVE TRADE FIXTURES AT THE EXPIRATION OF THE TERM. (NOF-PLDTTABIE) 8. EASEMENT AND THE TERMS AND CONDITIONS THERON, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE ME STATE Of WASHINGTON PURPOSE TO EXTEND SLOPES, GRADES OR EMBANKMENTS AREA AFFECTED: PORTION OF PARCEL N RECORDED: MACH 08, 1930 RECORDING NO.: 2591475 (PLOTTED HEREON) ONLY WAR LOT 12 9. AN EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED THEREIN, INCLUDING, BUT NOT WIRED T0, THE FOLLOWING: FOR DRAINAGE PIPES AREA AFFECTED: PORTION OF PARCEL M DISCLOSED BY INSTRUMENT RECORDED: JULY 03, 1947 RECORDING NO.: 3702188 (NOT-PIDTTABLE) BLNKET C4 NA41RE OVER A PORTION 1594 WEST 60' OF LOT 14, AREA GEFERALLY PLOTTED HEREON. 10 EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT WAITED T0, THE FOLLOWING: GRANTEE KING COUNTY WATER DISTRICT #38 PURPOSE: SEWERS AREA AFFECTED: PORTION OF PARCEL P RECORDED: NOVEMBER 18, 1947 RECORDING NO.: 3745751 (NOT-PLOTTABLE) BLANKET IN NATURE OVER A THE WEST 28.6' PF LOT 15 11. EASEMENT PROVISIONS, COVENANTS, CONDITIONS, RESTRICTIONS, DEDICATIONS, AGREEMENTS, NOTES AND OTHER MATTERS AS CONTAINED IN THE PLAT OF CHERRY LANE RECORDED IN VOLUME 48 OF PLATS, PAGES 21, IN KING COUNTY, WASHINGTON. AFFECTS: PARCELS C, E. F, 0, H AND I (NOT-PL.OTTABLE) 12. AN EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: FOR: DRIVEWAY AREA AFFECTED: WEST 10 FEET OF PARCEL 0 DISCLOSED BY INSTRUMENT RECORDED: MARCH 25, 1948 RECORDING NO.: 3785994 (PLOTTED HEREON) 13. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: F. M. LONG, ET UX, AND KING COUNTY WATER DISTRICT g38 DATED: JANUARY 31, 1948 RECORDED: OCTOBER 10, 1952 RECORDING NO.: 4280075 REGARDING: CONNECTION TO DRAINAGE UNE AFFECTS: PARCEL P (NOT-PLOTFADLE) 14. AGREEMENT AND THE TERMS AND 606201ONS THEREOF: BY AND BETWEEN: WILLIAM MANNING, ET AL, AND KING COUNTY WATER DISTRICT #38 DATED: MAY 28, 1949 RECORDED: OCTOBER 10, 1952 RECORDING NO.: 4280076 REGARDING: SEWER UNE MAINTENANCE AFFECTS: PARCEL P (NOT-PLOTT BLE) 81AMKET OVER SOUTHERLY PORTION OF LOT 15 15. DRAINAGE RELEASE AND THE TERMS AND CONDITIONS THEREOF: 8Y AND BETWEEN: JOHN A DEAN, ET 1.10, AND KING COUNTY DATED: FEBRUARY 03, 1953 RECORDED: FEBRUARY 11, 1953 RECORDING NO.: 4314485 REGARDING: CONSENT TO THE NATURAL FLOW OF SURFACE WATER FROM THE PLAT OF CHERRY LANE TO BE CARRIED IN ITS NATURAL CHANNEL ACROSS THE SUBJECT PROPERTY AND TO HOLD KING COUNTY BLAMELESS FOR ANY DAMAGE THAT MAY BE CAUSED BY SAID DRAINAGE FLOW. AFFECTS: PARCELS E THROUGH I (APPROXIMATELY SHOWN) SEE THE LOCATION OF THE DRAINAGE CHANNEL ON SHEET 2 16. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: VAL VUE SEWER DISTRICT PURPOSE: A GRAVITY SANITARY SEWER UNE OR LINES AREA AFFECTED: PORTION OF PARCEL D RECORDED: JANUARY 02, 1958 RECORDING NO.: 4862270 (PLOTTED HEREON) 17. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: GRANTEE: VAL VUE SEWER DISTRICT PURPOSE: A GRAVHY SANITARY SEWER UNE OR LINES AREA AFFECTED: PORTION OF PARCEL A RECORDED: JANUARY 08, 1958 RECORDING NO.: 4863932 (PLOTTED HEREON) 18. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: GRANTEE: VAL VUE SEWER DISTRICT PURPOSE: A GRAVITY SANITARY SEWER UNE OR UNES AREA AFFECTED: PORTION OF PARCEL A RECORDED: JANUARY 08, 1958 RECORDING NO.: 4863933 (PLOTTED HEREON) 19. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: JUNE 13, 1963 RECORDING 610.: 5593214 GRANTEE: KING COUNTY AFFECTS: PORTION OF PARCEL J (NOT -PLOT ABLE) BLANKET SLOPES OVER 1111E PAROL J. WHICH IS NOT A PART OF THIS ALTA 20. EASEMENT AND THE TERMS AN0 CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTION OF PARCEL 0 RECORDED: JUNE 19, 1974 RECORDING NO.: 7406190219 (PLOTTED 80800N) 21. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTION OF PARCEL 0 RECORDED: JUNE 19, 1974 RECORDING NO.: 7406190221 (PLOTTED HEREON) 22. RIGHT TO MARE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: SEPTEMBER 04, 1974 RECORDING NO.: 7409040396 GRANTEE: KING COUNTY AFFECTS: PORTION OF PARCEL D (NOT-PLOTTABLE) BLANKET IN NATURE 23. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SIDEWALK AREA AFFECTED: PORTION OF PARCEL D RECORDED: SEPTEMBER 04, 1974 RECORDING 610.: 7409040397 (PLOTTED HEREON) 24. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT WAITED TO, THE FOLLOWING: GRANTEE: THE CITY OF SEATTLE PURPOSE: ELECTRIC TRANSMISSION AND DISTRIBUTION LINE FACILITIES AREA AFFECTED: PORTION OF PARCEL D RECORDED: NOVEMBER 01, 1974 RECORDING NO.: 7411010445 (DOESN'T AFFECT) DESCRIPTION IS WEST OF INTERNATIONAL BLVD. 25, EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT UNTRIED T0, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTION OF PARCEL L RECORDED: NOVEMBER 12, 1974 RECORDING NO.: 7411120163 (P101 E0 HEREON) 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING. LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES VOL. PG. 26. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTION OF PARCEL K RECORDED: NOVEMBER 13, 1974 RECORDING NO.: 7411130393 (DOESN'T AFFECT) AREA NOW IS WITHIN PUBLIC R/84 27. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: JANUARY 15, 1975 RECORDING NO.: 7501150141 GRANTEE KING COUNTY AFFECTS: PORTION OF PARCEL K (NOT-PLOTTABIE) BLANKET IN NATURE 28. CONDITIONS, NOTES, EASEMENTS, PROVISIONS AND/OR ENCROACHMENTS CONTAINED OR DELINEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 7611029008, IN KING COUNTY, WASHINGTON. AFFECTS: PARCELS 0 AND P (PLOTTED HEREON) 29. CONE/MONS, NOTES, EASEMENTS, PROVISIONS AND/0R ENCROACHMENTS CONTAINED OR OE0NEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 8001239002, IN KING COUNTY, WASHINGTON. AFFECTS: PARCELS 8 AND C (NOT-PLOTTABLE) 30. RIGHT OF ENTRY AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: TCI CABLOASION OF WASHINGTON, INC., AND LEO MALFAIT RECORDED: JULY 01, 1988 RECORDING NO.: 8807010903 AFFECTS: PARCEL D (NOT-PLGTTABLE) 31. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: VAL VUE SEWER DISTRICT AND THOMAS M. AND BARBARA L WHITLEY DATED: SEPTEMBER 06, 1988 RECORDED: SEPTEMBER 26, 1988 RECORDING NO.: 8809260958 AFFECTS: PARCELS G, H AND I (NOT-PLOTTABLE) 32. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN SHORT PLAT NO. 90 -9 -SS : RECORDED: OCTOBER 24, 1990 RECORDING NO.: 9010240314 AFFECTS: PARCELS E AND F (NOT-PLOf4ABLE) 33. C0NDT00NS, NOTES, EASEMENTS, PROVISIONS AND/OR ENCROACHMENTS CONTAINED OR DELINEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 9210079005, IN KING COUNTY. WASHINGTON. AFFECTS: PARCEL J (NOT-PLOTTABLE) 34. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: PURPOSE: GAS UNE AREA AFFECTED: PORTION OF PARCEL I RECORDED: MARCH 21, 1994 RECORDING NO.: 9403212327 (PLOTTED HEREON) 35. UNRECORDED AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: KING COUNTY LIBRARY SYSTEM AND SCOTT 8URDINE DATED: OCTOBER 1, 1992 DISCLOSED BY INSTRUMENT RECORDED: DECEMBER 22, 2000 RECORDING NO.: 20001222000514 AFFECTS: PARCEL J (NOT-PLOTTABLE) AFFECTS ERRE PARCEL J, WHICH IS NOT A PART OF THIS ALTA 36. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT WAITED T0, THE FOLLOWING: RESERVED BY: THE HOUSING AUTHORITY OF THE COUNTY OF KING PURPOSE PARKING AREA AFFECTED: PORTON OF PARCEL 0 RECORDED: JUNE 14, 2002 RECORDING NO.: 20020614001446 SAID EASEMENT 5 FURTHER CLARIFIED BY INSTRUMENT RECORDED UNDER RECORDING N0. 20070330001697. (PLOTTED HEREON) D DRAWN BY STM DATE 05/3/13 SCALE: N/A CHECKED 81: BDG JOB NO.: 15255 RECF_IVE" MAY 20 2013 LA-01'N�LIN z 0 a 0 z 4 In m O Lo E 0 a 0 tfl N i 0 i a PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 6 OF 7j L/3 -d2i City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning@tukwilaWA_gov BOUNDARY LINE ADJUSTMENT NO. NEW LEGAL DESCRIPTIONS: PARCEL k THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION. 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 8735'31" WEST, 586.32 FEET ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 02'24'29" EAST, 44.25 FEET TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA BY KING COUNTY RECORDING NO. THENCE NORTH 20'06'52" EAST• 155,94 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 19'27'24" EAST, 33.78 FEET TO A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEAR'S NORTH 03'55'17° WEST; THENCE NORTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 40.00 FEET, THROUGH A CENTRAL ANGLE OF 37'11'17", AND AN ARC LENGTH OF 25.96 FEET TO A POINT OF REVERSE CURVATURE; THENCE EASTERLY ALONG THE ARC OF A CURVE TO TI1E RIGHT, HAVING A RADIUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 49'31'35", AND AN ARC LENGTH OF 55.32 FEET; THENCE NORTH 08'25'00" EAST, 105,72 FEET TO A POINT OF TANGENCY; THENCE NORTHERLY ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 200.00 FEET, THROUGH A CENTRAL ANGLE OF 06'57'36", AND AN ARC LENGTH OF 24.30 FEET; THENCE NORTH 01'27'24" EAST, 31.97 FEET TO THE NORTH UNE OF THE PLAT OF CHERRY LANE, RECORDED IN VOLUME 48, AT PAGE 21; THENCE SOUTH 8735'31" EAST, 31.50 FEET ALONG SA10 NORTH UNE; THENCE NORTH 01'27'24" EAST. 65.00 FEET; THENCE NORTH 0715'12" WEST, 135.11 FEET; THENCE SOUTH 73'14'00" WEST, 151.66 FEET TO THE EAST MARGIN OF TUKWILA INTERNATIONAL BOULEVARD, BEING A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 80'09'16" WEST; THENCE SOUTHERLY ALONG SAID EAST MARGIN, ALONG THE ARC OF A CURVE CONCAVE TO THE WEST, HAVING A RADIUS OF 1,960.00 FEET, THROUGH A CENTRAL ANGLE OF 10'02'33", AND AN ARC LENGTH OF 343.54 FEET TO A POINT WHICH BEARS NORTH 70'32'36" WEST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 70'32'36" EAST, 119.35 FEET TO THE TRUE POINT OF BEGINNING. PARCEL B: THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 87'35'31" WEST, 586.32 FEET ALONG THE SOUTH UNE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 0724'29" EAST, 44.25 FLt. l TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA 8Y KING COUNTY RECORDING NO. THENCE NORTH 20'06'52" EAST, 155.94; THENCE NORTH 19'27'24" EAST, 33.78 FEET TO A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 03'55'17" WEST; THENCE NORTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHWEST. HAVING A RADIUS OF 40.00 FEET, THROUGH A CENTRAL ANGLE OF 3711'17", AND AN ARC LENGTH OF 25.96 FEET TO A POINT OF REVERSE CURVATURE; THENCE EASTERLY ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 49'31'35", AND AN ARC LENGTH OF 55.32 FEET BEING THE TRUE POINT OF BEGINNING; THENCE NORTH 08'25'00" EAST, 105.72 FEET TO A POINT OF TANGENCY; THENCE NORTHERLY ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 200.00 FEET, THROUGH A CENTRAL ANGLE OF 06'57'36", AND AN ARC LENGTH OF 24.30 FEET; THENCE NORTH 01'27'24" EAST, 31.97 FEET TO THE NORTH UNE OF THE PLAT OF CHERRY LANE, RECORDED IN VOLUME 48, AT PAGE 21; THENCE SOUTH 87'35'31" EAST, 194.14 FEET ALONG SAID NORTH LINE TO THE NORTHEAST CORNER OF SAID PLAT; THENCE SOUTH 01'27'24" WEST, 379.50 FEET ALONG THE EAST LINE OF SAID PLAT TO SAID NORTH MARGIN; THENCE NORTH 87'35'31° WEST, 152.18 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 01'27'33" EAST, 155.53 FEET TO A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH SEARS NORTH 88'32'36" WEST; THENCE NORTHWESTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE SOUTHWEST, HAVING A RADIUS OF 64,00 FEET, THROUGH A CENTRAL ANGLE OF 83'02'24", AND AN ARC LENGTH OF 92.76 FEET TO THE TRUE POINT OF BEGINNING. VOL. PG. PARCEL C: THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 8735'31" WEST, 586.32 FEET ALONG THE SOUTH UNE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 0724'29" EAST, 44.25 FEET TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA 8Y KING COUNTY RECORDING NO. TRUE POINT OF BEGINNING; THENCE NORTH 20'06'52° EAST, 155.94 THENCE NORTH 19'27'24" EAST, 33.78 FEET TO A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 03'55'17" WEST; THENCE NORTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 40.00 FEET, THROUGH A CENTRAL ANGLE OF 37'11'17", AND AN ARC LENGTH OF 25.96 FEET TO A POINT OF REVERSE CURVATURE; THENCE SOUTHEASTERLY ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 64.00 Fttl, THROUGH A CENTRAL ANGLE OF 132'33'59", AND AN ARC LENGTH OF 148.08 FEET; THENCE SOUTH 0727'33" WEST, 155.53 FEET TO SAID NORTH MARGIN; THENCE NORTH 8735'31" WEST. 31.40 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 02'27'55" EAST, 2.40 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 84'49'09" WEST, 141.70 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 8735'35" WEST, 16.29 FEET TO ALONG SAID NORTH MARGIN THE TRUE POINT OF BEGINNING. PARCEL 0: THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 8735'31" WEST, 586.32 FEET ALONG T1-10 SOUTH UNE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 02'24'29" EAST, 44.25 FEET TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWIIA BY KING RECORDING NO. -_ _TRUE POINT OF BEGINNING; THENCE NORTH 8735'35" WEST, 125.26 FEET TO THE EAST MARGIN OF TUKWILA INTERNATIONAL BOULEVARD; THENCE NORTH 20'06'52" EAST, 184.93 FEET ALONG SAID EAST MARGIN TO A POINT OF TANGENCY; THENCE NORTHERLY ALONG SAI0 EAST MARGIN, ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 1,960.00 FEET, THROUGH A CENTRAL ANGLE OF 00'13'35", AND AN ARC LENGTH OF 7.74 FEET; THENCE SOUTH 70'32'36" EAST, 119.35 FEET TO A POINT WHICH BEARS NORTH 20'06'52" EAST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 20'06'52" WEST, 155.94 FEET TO THE TRUE POINT OF BEGINNING. PARCEL E THAT PORTION OF LOTS 12 THROUGH 15, INCLUSNE, BLOCK 2, PLAT OF ADAMS HOME TRACTS RECORDED VOLUME 11, AND PAGE 31, RECORDS OF KING COUNTY. WASHINGTON, BEING IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION, OWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA BY KING RECORDING N0. _ AND THE EAST LINE OF SAID LOT 15; THENCE SOUTH 01'06'33" WEST, 280.19 FEET ALONG SAID EAST LINE TO A POINT ON A LINE PARALLEL WITH AND 11.50 FEET NORTH OF THE SOUTH UNE OF SAID LOT 15; THENCE NORTH 87'39'54" WEST, 97,12 FEET; THENCE SOUTH 01'06'50° WEST, 11.50 FEET TO THE SOUTH UNE OF SAID LOT 15; THENCE NORTH 8739'54" WEST, 97.33 FEET ALONG SAID SOUTH LINE AND THE SOUTH LINE OF SAID LOT 14 TO A POINT ON A UNE PARALLEL WITH AND 60.00 FEET EAST OF THE WEST LINE OF SAID LOT 14; THENCE NORTH 01'07'07" EAST, 125.03 FEET ALONG SAID PARALLEL UNE TO A POINT ON A LINE PARALLEL WITH AND 125.00 FEET NORTH OF THE SOUTH LINE OF SAID LOT 14; THENCE NORTH 87'39'54" WEST. 198.12 FEET ALONG SAID PARALLEL LINE TO THE EAST MARGIN OF TUKWILA INTERNATIONAL BOULEVARD; THENCE NORTH 20'06'52" EAST, 160.87 FEET TO THAT PORTION CONVEYED TO THE STATE OF WASHINGTON 8Y DEED RECORDED UNDER KING COUNTY RECORDING N0. 9603260430; THENCE SOUTH 69'53'08" EAST, 5.00 FEET ALONG SAID EAST MARGIN; THENCE NORTH 20'06'52" EAST, 20.00 FEET ALONG SAID EAST MARGIN; THENCE NORTH 69'55'50" EAST, 2.71 FEET ALONG SAID EAST MARGIN TO SA11) SOUTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA BY KING RECORDING NO. THENCE SOUTH 87'35'35" EAST, 161.55 FEET ALONG SAID SOUTH MARGIN; THENCE SOUTH 02'24'25° WEST, 8.39 FEET ALONG SAID SOUTH MARGIN; THENCE SOUTH 88'52'26° EAST, 164.98 FEET TO THE TRUE POINT OF BEGINNING. .N°GHAV� * 18215 72ND '. AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX ►' Q�LAN ' CIVIL ENGINEERING, D PLUMING. NO**.t S4RVEIING, ENVIRONMENTAL SERVICES DRAWN BY 5144 DATE 05/3/13 SCALE: N/A CHECKED BY. BOG JOB NO.: 15255 RECEIVED MAY 20 2013 UEVf LUI'MLIIT KANDERSON PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON L/3 -02I SHEET 7 OF City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning@tukwilaWA.gov LOT CONSOLIDATION NO. L13-021 -0- CR O QSANITARY SEWER MANHOLE ($SMH) o CLEANOUT (AS NOTED) GAS METER GAS VALVE WATER VALVE (WV) f,Z FIRE HYDRANT(FH) / CONNECTION(FDC) WATER MANHOLE B WATER METER BLOW -OFF / AIRVAC SIGN ® MONITOR WELL �j DIRECTIONAL ARROW SURVEY MONUMENT (AS NOTED) -} BENCHMARK SECTION CORNER (AS NOTED) FOUND REBAR/CAP (AS NOTED) ❑ FOUND LEAD/TACK SURVEY CONTROL STATION HANDICAP (NOTE: NOT ALL SYMBOLS MAY APPEAR ON THE MAP) LUMINAIRE (LUM.) YARD LIGHT POWER METER POWER POLE JUNCTION BOX (A5 NOTED) TELEPHONE MANHOLE CATCH BASIN (CB) STORM MANHOLE (SDMH) CONCRETE GRAVEL/SAND (AS NOTED) ASPHALT / / / / BUILDING LINE —X— CHAIN LINK FENCE — //— WOOD FENCE 0 BARBED WIRE FENCE ❑ HOGWIRE FENCE — w — WATER UNE — G GAS LME OVERHEAD/UNDERGROUND TEL. LINE —P- (XX)— OVERHEAD/UNDERGROUND PWR. UNE —SD — STORM UNE — SS — SEWER UNE 50. 6=0'13'35 R=1960.00' L=7.74' 16116. 6/URE Pohl: 50 111/Ai ST31C 5' 66 15' SEWTR EASEMENTS REC. N0. PUB0C STORM (IMAGE EASEMENT REC, N0. WATERLINE EASEMENT € REC N0. PRATE INGRESS, EGRESS EASEMENT AND MAINTENANCE AGREEMENT REG. N0. MUTES EASEMENT AND 800101ANEE AGREEMENT REC. N0. PARCEL A TEMPORARY.ACCESS EASEMENT 606. M. 20140220000560 & 20140220000561 4 p-._.\\. D�'g 3155 ` 55.32. L=� , •x N(Ty (OT '• NEO/P) WA1ERUNE EASEMENT REC. N0. t S87 311 CENTER SECTION 15- C#LCULATED POSmoN G§ p>i' 34 Rc sf TEMPORARY ACCESS EASEMENT REC. 60. 20140505900803 & 20140505000604 PARCEL D S8735'351 125.26' R -0-W DEDICA0ON REC. N0. PARCEL C N _ 1 L. N8735'351N 18.17' S84'49'091 141.70' 03 A 31. S0T27'S5'YI 2.40' - - S. 144TH STREET g 58735'311 387.82'— NEW LOT CONFIGURATION & EASEMENTS SEE SHEET 5 20 1555 PONT S8735'317 162.63' 194.14' I STORM DRAINAGE SHRED DETEM106 & MAINTENANCE EASEMENT REC. N0. PARCEL B sorsr24W tt PRNATE TNOREBS. EGRESS EASEI601 AND M/AOENNICE 600EMENT REC. 80. (r/ UTUDES EASEMENTAND G NO. AGREEMENT RE REC. N0. N8735'311Y 152.18' 1`1oR, 0001N U 9 12 CO \ pGS• Vv. 58735'317E 147.92' - —�— - 12/3/14 r :‚4' GH182172ND KENT, WA 98032NUE SOUTH (425)251-6222 x° (425)251-8782 FAX 4,A' CIVIL ENGINEERING, L4ND PLANNING, ENG (i.'4.0 109 SURVEYING, ENHRONMENTAL SEIMCES T 1 L S8T35'31E' 242.46' - 0 VOL. PG. 25 50 100 811/3 SCALE: 1=•50' Ire '6J 17/4 " 1, 41 as —a 1'— DRAWN BY STM DATE 05/3/13 SCALE: 1" = 50' CHECKED BY: BDG JOB NO.: 15255 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON KANDERSON Xref: r SHEET 4 OF 7 u3ba2i City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning(a)_tukwilaWA.gov LOT CONSOLIDATION NO. L13-021 50' / 12 / so. SEE SHEET 4 — — S. 144TH STREET 58735.31'E 387.82' H — 7 / R-0-W.CEOIC4RON REC. N0. 58735'357 161.55' I 50724'257! S88'52'26'0 164.98' 13.39' N20'06'521 20.00' S69'53'081 5.00' 118739'54'W 198.12 A WATERUNE EASEMENT REC. N0I. JRCELPA E 501'06'50'W 1150' 801'06'33'W 280.19' 58735'31'7E 147.92' 1 5No AV OVIa. 99p0002 pi (7 ., — WATERLINE £008ENT REC. N0. N8739'54 6 97.33' 1 23 NEW LOT CONFIGURATION & EASEMENTS N8739' 97.12' I 22 2 SEE SHEET 4 58735'31'E 242.46' 0 25 50 100 SCALE: 1'•60' VOL. PG. (NOTE: NOT ALL SYMBOLS MAY APPEAR ON THE MAF) 0 0 L1 WATER VALVE (WV) FIRE HYDRANT(FH) / CONNECTION(FDC) WATER MANHOLE ® WATER METER BLOW -OFF / AIRVAC SIGN ® MONITOR WELL DIRECTIONAL ARROW SURVEY MONUMENT (AS NOTED) +- BENCHMARK LUMINAIRE (LUM.) YARD LIGHT POWER METER POWER POLE JUNCTION BOX (AS NOTED) TELEPHONE MANHOLE CATCH BASIN (CB) STORM MANHOLE (SDMH) SANITARY SEWER MANHOLE (5560) CLEANOUT (AS NOTED) GAS METER GAS VALVE SECTION CORNER (AS NOTED) FOUND REBAR/CAP (AS NOTED) 0 FOUND LEAD/TACK SURVEY CONTROL STATION C7� HANDICAP CONCRETE GRAVEL/SAND (AS NOTED) ASPHALT / / / / BUILDING LINE —X— CHAIN LINK FENCE -- //— WOOD FENCE 0 BARBED WIRE FENCE ❑ HOGWIRE FENCE — w — WATER UNE — G — GAS LINE —T(XX)— OVERHEAD/UNDERGROUND TEL UNE —P(XX)— OVERHEAD/UNDERGROUND PWR. LINE — SD — STORM UNE —SS — SEWER UNE z 0 ti In m 0 N E_ 0 0 0 m i n N 1) N 0 0 0 LL f ;® p. G/� �.„P�p{ WASy��00< GD „. c .c 'j'i_ y 46315 , / ssi FCI sTELE JP 4'41- q / L ANO S GHq(ixt P ^� 18215 72ND AVENUE SOUTH y KENT, WA 98032 (425)251-6222 i _� (425)251-8782 FAX Po Qd' CML ENGINEERING, MER PUNNING, No G ENG,,,/,' SURvEYMG, ENVIRONMEN',AL SERVICES DRAWN BY STM PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON DATE 05/3/13 SCALE: = 50' CHECKED BY: BDG JOB NO.: 15255 12/3/14 / • . w — 4111. • SHEET 5 OF COMPLLTE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: 1 1. Application Checklist (1 copy) indicating items submitted with application. 1 2. Completed Application Form and drawings (4 copies). 1 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". 1 4. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). 1 5. Application Fee: See Land Use Fee Schedule online. PROJECT DESCRIPTION AND ANALYSIS: ✓ 6. Vicinity Map with site location. 7. Clearly establish status as separate legal lot(s) of record (per TMC Title 17 and RCW Chapter 58.17), showing all known easements and encumbrances. 8. Provide any required maintenance agreements, easements or other documents ready for recording. Items 9 through 11 NOT required for lot consolidations or BLAs without vacant lots 9. Provide King County Health Department approval if there are any septic systems on site. ✓ 10. Sewer and water availability letters are required from the provider district if the area is not serviced by the City of Tukwila. Forms are available at the DCD office. 11. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. RECORDING DOCUMENT: Templates are available from the City if 12. (a) The recording document must meet the King County Assessor's recording format requirements (letter, legal or record of survey format). Only documents prepared by a surveyor may be in record of survey format (18" x 24"). 1 (b) Drawing must include a graphic scale, space for the City of Tukwila file number and north arrow. It shall include the elements listed at TMC 17.08.030(B). ✓ (c) Provide legal descriptions of all lots before and after the proposed changes. 1 (d) The recording documents must include signature blocks for the owner(s), Short Subdivision Committee, Assessor, and Recorder (listed on the template, see TMC 17.04.060). 1 (e) Existing and proposed lot lines shall be shown solid with new lines called out and lot lines to be removed shall be shown dashed. 1 (f) Show existing and proposed utility easements (water, sewer, septic drainfields, power, natural gas, telephone, cable). 1 (g) List total lot area and average width of each proposed residential lot. H:\ and Use Applications in PDF\Boundary Line Adjustment -Lot Consolidation-Jan2011.doc Check items submitted with application Information Requr. A. May be waived in unusual cases, upon rproval of both Public Works and Planning (h) Dash in required setback distances from all parcel lot lines. (i) Show any required fire access lanes and turn-arounds per Fire Department standards. 1 (j) Show the location and distance to proposed property lines of all existing structures, indicating those to be removed. SENSITIVE AREAS PLAN: NOT required for lot consolidations or BLAs without vacant lots 13. (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 20%, coal mine areas and important geological and archaeological sites). For stream frontage provide existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum sheet size 24" x 36". (b) Location of all required sensitive area buffers, setbacks, tracts and protection measures. (c) Show all significant trees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained and those to be removed. A tree permit will be required for removal of any significant trees within a sensitive area or its buffer. (d) Show proposed lot and tract lines. CIVIL PLANS: NOT required for lot consolidations or BLAs without vacant lots 14. (a) Include a graphic scale and north arrow. Maximum sheet size 24" x 36". (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. (c) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. (d) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual. Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Public Works or go to http://www.tukwilawa.gov/pubwks/pwpermit.html. (e) Locate the nearest existing hydrant and all proposed hydrants. (1) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. (g) Plan, profile and cross-section for any right-of-way improvements. (h) Show planned access to lots, driveways, fire access lanes and turn-arounds. (i) Show the location and distance to proposed property lines of all existing structures, indicating those to be removed. (j) Show proposed lot and tract lines. H:\Land Use Applications in PDF\Boundary Line Adjustment -Lot Consolidation-Jan2011.doc STATE OF WASHINGTON CITY TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TukwilaWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY 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 NEC & SEC of S. 144th Street & Tukwila Intl Blvd. 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 PROPERTY IS OWNED BY CITY OF TUKWILA (city), (state), on , 20 (Print Name) (Address) (Phone Number) (Signature) On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF , 20 NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on H:\Jand Use Applications in PDF\Boundary Line Adjustment -Lot Consolidation-Jan2011.doc CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail:: planning@TukwilaWA.gov BOUNDARY LINE ADJUSTMENT / LOT CONSOLIDATION APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-BLA/LC Planner: File Number: LV-) .- 02A Application Complete Date: Project File Number: 'PL._ /a _.,),,9:--3 Application Incomplete Date: Other File Numbers: R F C F I V ED NAME OF PROJECT/DEVELOPMENT: Tukwila Village MAY 20 2013 • cotAtAtJNf1Y DEVL-LOPMENT LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Northeast and Southeast corner of South 144th Street and Tukwila International Boulevard LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). See attached list. 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: Chris Miller - Barghausen Consulting Engineers Address: 18215 -72nd Avenue South, Kent, WA 98032 Phone: (425) 251-6222 E-mail: FAX: (425) 251-8782 asadr@barghausen.com / cmiller@barghausen.com 1 H:\Land Use Applications in PDF1Boundary Line Adjustment -Lot Consolidation-Jan20l 1.doc Date: 05/17/2013 ti 0 s 00 120 110 000.743 N' 11.3 g m 6 00 sxN -.14 L y N o 10 0'' v w 0 O m 0) � • 7, 1D w T w to m 0 N CO 10 J •b7:. b N O L I3 -Q2/ 1 N 0 t0 0) w 125 W cn (JD N B3 • 02 f 0 2 N N O )^ 0) 0,0- a lk N a 01 N 10 O 2 �J 1 -01 m r OV '2J CO N 01 S m N to NVO, [D11 s 4 m N COCO J07 o 0 w 4 311 5 311"98101 N 155.75 m 95.75 a 20.75 N to 1327"45 a Cr ▪ -rt — 111 0 b. 4 01 0 55-I5 42ND AV S 42ND AV S LI w L'''''1°0 . O CZ 120 # O O m - 0 80 -. 300-- -. 20 20 N s 0 N 10 1.40 .20 201 20 Soo L2000-02.3 200104 03 O 0 N VAC ,3-21-55 30 62 co6 La 60 La o 67.50 ' V 0 O V 4 a • t0 yin .. .W N ^'i>• l!: •f`� N _�.QQQ3 91-' o� H R f��Y ����' o. •�� D U N it N V. 54.67 62 �d ����' GD - ., 60x . ,-... 37✓ �6,,i us ,41ST ,-V S . - o.,. o, 105 N17779 (0 2 30 cn 120 r : 80.58 va.>a B8 C1 - oaal - . : - 99 {•{' 0 o C -, 57.62' x - -1 LO ' ` 1 A J,jc 7Qp 5�9T CO LO 0�vc.J' l0� ul JSoJJ 4.. / O� o� f 1� V h';'"o�, w is VOL 4R-01 03 O w N • 10 -0O co 84 384 56 83 '2729'7 .. 01. a 0 10 4 N 181.52 65 1 f0. cot - 7 q ISaS N 00 4- - (!4 ti A N 1 T 42ND I 1 20 2( City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning@dtukwilaWA.gov BOUNDARY LINE ADJUSTMENT NO. DECLARATION KNOW ALL MEN BY THESE PRESENT THAT WE, THE UNDERSIGNED, OWNER(S) IN FEE SIMPLE OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A BOUNDARY LINE ADJUSTMENT THEREOF PURSUANT TO RCW 58.17.040 AND DECLARE THIS ADJUSTMENT TO BE THE GRAPHIC REPRESENTATION OF THE SAME, AND THAT SAID ADJUSTMENT IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE OWNER(S). IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. BY: TITLE: THE CRY OF TUKWILA, A MUNICIPAL CORPORATION ACKNOWLEDGMENT STATE OF SS. j COUNTY OF I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT IS THE PERSON WHO APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT HE/SHE/THEY SIGNED THIS INSTRUMENT, ON OATH STATED HE/SHE/THEY EXECUTED THE INSTRUMENT AS OF THE CITY OF TUKWILA, AND ACKNOWLEDGED IT TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. DATED THIS DAY OF 2013. NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON PRINTED NAME RESIDING AT MY APPOINTMENT EXPIRES APPROVALS TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FIUNG THIS DAY OF 2013. CHAIRPERSON, SHORT SUBDIVISION COMMITTEE KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED AND APPROVED THIS DAY OF 2013. KING COUNTY ASSESSOR 152304-9242, 152304-9096, 152304-9092, 155420-0005, 155420-0010, 155420-0015, 155420-0020, 155420-0025, 155420-0030, 155420-0036, 155420-0037, 155420-0033, 155420-0035, 155420-0034, 004000-0180, 004000-0194, 004000-0146, 004000-0145, 004000-0191 004000-0196 004000-0198 TAX ACCOUNT NUMBERS EXISTING LEGAL DESCRIPTIONS: TITLE PARCEL k THAT PORTION OF LOT 9 IN BLOCK 3 OF JAMES CLARK'S GARDEN ADDITION TO THE CITY OF SEATTLE, AS PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 12, RECORDS OF KING COUNTY AUDITOR; AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 FEET OF THE EAST 425.5 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTH 01°27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY UNE OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1), DISTANT SOUTHERLY 250.50 FEET (AS MEASURED ALONG SAID EASTERLY LINE) FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE NORTH LINE OF THE SOUTH 812.6 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTHERLY ALONG SAID EASTERLY HIGHWAY LINE TO THE SOUTH UNE OF SAID LOT 9; THENCE EASTERLY ALONG SAID SOUTH LINE TO THE SOUTHEAST CORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY LINE OF A TRACT CONVEYED TO ZIBA HUNTINGTON BY DEED RECORDED UNDER KING COUNTY RECORDING NO. 412377; THENCE EASTERLY ALONG SAID NORTH LINE TO A POINT WHICH BEARS SOUTH 01°27'30" WEST FROM THE TRUE POINT OF BEGINNING; THENCE CONTINUING EAST TO A POINT 405.04 FEET WEST FROM THE EAST LINE OF SAID SOUTHEAST 1/4 OF SOUTH SOUTHWEST 1/4; THENCE NORTH PARALLEL WITH SAID EAST LINE 65 FEET; THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING. TITLE PARCEL A-1: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET IN WIDTH THE SOUTHERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF THE NORTH 398.1 FEET OF THE EAST 525.5 FEET OF THE SOUTH 812.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE SOUTH 01'27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THE SOUTHERLY LINE OF THE EASEMENT HEREIN DESCRIBED; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1) WHICH POINT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG SAID HIGHWAY F70M A POINT IN THE EAST MARGIN OF SAID HIGHWAY DISTANT 23.40 FEET, MORE OR LESS, WEST OF THE WEST LINE,OF THE SUBDIVISION HEREIN DESCRIBED AND ON THE NORTH LINE THEREOF AS THE SAME IS PRODUCED WESTERLY; SITUATE IN THE CITY OF TUKWILA COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL B: THE NORTH 185.90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FEET OF THE EAST 1,031 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., LYING EASTERLY OF WASHINGTON STATE HIGHWAY N0. 1 (PACIFIC HIGHWAY SOUTH); SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING , STATE OF WASHINGTON. TITLE PARCEL C: LOTS 1 THROUGH 6 INCLUSIVE, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL D: THE SOUTH 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING EASTERLY OF THE STATE HIGHWAY NO. 1; EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECORDING N0. 1158645; AND EXCEPT THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING SOUTHWESTERLY OF THE ARC OF A CIRCLE HAVING A RADIUS OF 12.5 FEE- WHICH IS TANGENT TO THE NORTH RIGHT OF WAY LINE OF SOUTH 144TH STREET AND THE EAST r.IGHT OF WAY LINE OF PACIFIC HIGHWAY SOUTH, CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING N0. 7409040396; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL E: LOT A OF SHORT PLAT NO. 90 -9 -SS, RECORDED UNDER RECORDING N0. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL F: LOT B OF SHORT PLAT N0. 90 -9 -SS, RECORDED UNDER RECORDING NO. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL G: THE NORTH 220 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 132 FEET THEREOF; TITLE PARCEL H: LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS. PAGE 21, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 220 FEET THEREOF; AND EXCEPT THE SOUTH 84 FEET THEREOF; TITLE PARCEL I: THE SOUTH 84 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL J: THE SOUTH 65 FEET OF THE NORTH 185 FEET OF THE SOUTH 414.5 FEET OF THE WEST 100 FEET OF THE EAST 120 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W M, EXCEPT 42ND AVENUE SOUTH RIGHT-OF-WAY, AS WIDENED BY DEED RECORDED UNDER RECORDING NO 5596214, SITUATE IN THE CITY OF TUKWILA. COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL K: THAT PORTION OF THE NORTH 105.12 FEET OF LOT 13 LYING EASTERLY OF STATE ROAD NO 1 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, EXCEPT THOSE PORTIONS OF LOT 13 CONVEYED FOR ROAD PURPOSES TO KING COUNTY, STATE OF WASHINGTON, RECORDED UNDER RECORDING NO 7501150141 AND TO THE STATE OF WASHINGTON RECQSDED UNDER RECORDING NO 9603260430, RECORDS OF KING COUNTY, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL L THE WEST 60 FEET OF THE NORTH 83 FEET OF LOT 14 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. RECORDER'S CERTIFICATE FILED FOR RECORD THIS DAY OF M IN BOOK OF ___ AT PAGES AT THE REQUEST OF BARGHAUSEN CONSULTING 2013 AT ___ ENGINEERS, INC. MANAGER SUPT. OF RECORDS LAND SURVEYOR'S CERTIFICATE: THIS BOUNDARY LINE ADJUSTMENT CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH STATE AND COUNTY STATUTES IN MAY 2013. 7 5/9/13 BRIAN D. GILLOOLY, PI. ' DATE WASHINGTON REGISTRATION N0. 46315 I 'IVW, NNNNNN.,ssw,,w,an u ii iion4d. VOL. PG. TITLE PARCEL M: THAT PORTION OF LOTS 13 AND 14 IN BLOCK 2 OF ADAM HOME TRACTS DESCRIBED AS FOLLOWS: - BEGINNING AT A POINT 60 FEET EAST AND 159 FEET NORTH OF THE SOUTHWEST CORNER OF TRACT 14; THENCE WESTERLY 100 FEET; THENCE NORTHERLY 26 FEET; THENCE WESTERLY 78.51 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH; THENCE NORTHEASTERLY ALONG SAID HIGHWAY 23.74 FEET; THENCE EASTERLY 109.85 FEET; THENCE NORTHERLY 22.20 FEET; THENCE EASTERLY 60 FEET; THENCE SOUTHERLY 70.60 FEET TO POINT OF BEGINNING; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL N: THAT PORTION OF LOTS 12, 13 AND 14 IN BLOCK 2 OF ADAMS HOME TRACTS DESCRIBED AS FOLLOWS: BEGINNING 60 FEET EAST AND 125 FEET NORTH OF THE SOUTHWEST CORNER OF TRACT 14; THENCE WESTERLY 198.14 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH; THENCE NORTHEASTERLY ALONG SAID HIGHWAY 63.02 FEET; THENCE EASTERLY 78.51 FEET; THENCE SOUTHERLY 26 FEET; THENCE EASTERLY 100 FEET; THENCE SOUTHERLY 34 FEET TO POINT OF BEGINNING. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL 0: LOT 14 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY; EXCEPT THE WEST 60 FEET THEREOF, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE. OF WASHINGTON. TITLE PARCEL P: THE WEST 28.6 FEET OF LOT 15 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL 0: LOT 15, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY, EXCEPT THE WEST 29.5 FEET THEREOF; AND EXCEPT THE SOUTH 11.5 FEET THEREOF; AND EXCEPT THE EAST 3.0 FEET THEREOF. SURVEYOR'S NOTES: BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA THE BASIS OF BEARINGS FOR THIS SURVEY IS NAD 83/91 PER CITY OF TUKWILA. CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 17 (S. 1/4 CORNER OF SEC. 15) WAS HELD FOR POSITION AND A LINE BETWEEN SAID POINT NO. 17 AND CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 1925 WAS HELD FOR ROTATION BEING NORTH Bi 35' 22" WEST. PROCEDURE / NARRATIVE: A FIELD TRAVERSE USING A "TRIMBLE 5600" ROBOTIC TOTAL STATION, TRIMBLE "S6" ROBOTIC TOTAL STATION AND TOPCON GR3 GPS SUPPLEMENTED WITH FIELD NOTES WAS PERFORMED, ESTABLISHING THE ANGULAR, DISTANCE, AND VERTICAL RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY UNES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY SURVEYS AS SET FORTH IN WAC 332-130-090. REFERENCE MAPS: 1. RECORD -OF -SURVEY REC.N0.20050725900010 2. RECORD -OF -SURVEY REC.N0.20010711900012 3. RECORD -OF -SURVEY REC.N0.20050603900013 4. RECORD -OF -SURVEY REC.N0:20011D29900014 5. PLAT OF JAMES CLARKS GARDEN ADDITION VOL13, PG.12 6. PLAT OF ADAMS HOME TRACTS VOL10, PG.31 ENCROACHMENT NOTES: 1. THERE ARE NUMEROUS UTILITIES ALONG THE WEST LINES OF TITLE PARCELS A, B AND C NOT CONTAINED WITHIN EASEMENTS 2. THERE ARE A FEW ENCROACHMENTS ALONG THE BOUNDARIES. SEE SHEET 2 AND 3. 3. THERE ARE A FEW OVERLAPPING LEGAL DESCRIPTIONS AS SHOWN. 4. THERE ARE IWO SIGNIFICANT GAPS IN DESCRIPTIONS. ONE IN THE NORTH PORTION OF THE SITE AND THE OTHER IS IN THE SOUTH PORTION OF THE SITE. SEE SHEETS 2 AND 3. NEW LOT AREAS: PARCEL A: 63,989 SQ. FT. (1.47 AC.) PARCEL 8: 66,178 SQ. FT. (1.52 AC.) PARCEL C: 31,863 SQ. FT. (0.73 AC.) PARCEL D: 20,799 SQ. FT. (0.48 AC.) PARCEL E: 84,310 SQ. FT. (1.94 AC.) Reid 2:0) k.:W7ti L /3- G2/ 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES DRAWN BY STM DATE 05/3/13 SCALE: N/A CHECKED 8Y: BDG JOB NO.: 15255 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 1 OF 7 35TH AVE S \ S 140TH 0 ST S 141ST ST _ SITE i S 142ND ST m 42ND AVE S' S 144TH ST =Q 2 MAP 3 N"T"8 �y /VICINITY S 146TH ST APPROVALS TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FIUNG THIS DAY OF 2013. CHAIRPERSON, SHORT SUBDIVISION COMMITTEE KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED AND APPROVED THIS DAY OF 2013. KING COUNTY ASSESSOR 152304-9242, 152304-9096, 152304-9092, 155420-0005, 155420-0010, 155420-0015, 155420-0020, 155420-0025, 155420-0030, 155420-0036, 155420-0037, 155420-0033, 155420-0035, 155420-0034, 004000-0180, 004000-0194, 004000-0146, 004000-0145, 004000-0191 004000-0196 004000-0198 TAX ACCOUNT NUMBERS EXISTING LEGAL DESCRIPTIONS: TITLE PARCEL k THAT PORTION OF LOT 9 IN BLOCK 3 OF JAMES CLARK'S GARDEN ADDITION TO THE CITY OF SEATTLE, AS PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 12, RECORDS OF KING COUNTY AUDITOR; AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 FEET OF THE EAST 425.5 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTH 01°27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY UNE OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1), DISTANT SOUTHERLY 250.50 FEET (AS MEASURED ALONG SAID EASTERLY LINE) FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE NORTH LINE OF THE SOUTH 812.6 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTHERLY ALONG SAID EASTERLY HIGHWAY LINE TO THE SOUTH UNE OF SAID LOT 9; THENCE EASTERLY ALONG SAID SOUTH LINE TO THE SOUTHEAST CORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY LINE OF A TRACT CONVEYED TO ZIBA HUNTINGTON BY DEED RECORDED UNDER KING COUNTY RECORDING NO. 412377; THENCE EASTERLY ALONG SAID NORTH LINE TO A POINT WHICH BEARS SOUTH 01°27'30" WEST FROM THE TRUE POINT OF BEGINNING; THENCE CONTINUING EAST TO A POINT 405.04 FEET WEST FROM THE EAST LINE OF SAID SOUTHEAST 1/4 OF SOUTH SOUTHWEST 1/4; THENCE NORTH PARALLEL WITH SAID EAST LINE 65 FEET; THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING. TITLE PARCEL A-1: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET IN WIDTH THE SOUTHERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF THE NORTH 398.1 FEET OF THE EAST 525.5 FEET OF THE SOUTH 812.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE SOUTH 01'27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THE SOUTHERLY LINE OF THE EASEMENT HEREIN DESCRIBED; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1) WHICH POINT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG SAID HIGHWAY F70M A POINT IN THE EAST MARGIN OF SAID HIGHWAY DISTANT 23.40 FEET, MORE OR LESS, WEST OF THE WEST LINE,OF THE SUBDIVISION HEREIN DESCRIBED AND ON THE NORTH LINE THEREOF AS THE SAME IS PRODUCED WESTERLY; SITUATE IN THE CITY OF TUKWILA COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL B: THE NORTH 185.90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FEET OF THE EAST 1,031 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., LYING EASTERLY OF WASHINGTON STATE HIGHWAY N0. 1 (PACIFIC HIGHWAY SOUTH); SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING , STATE OF WASHINGTON. TITLE PARCEL C: LOTS 1 THROUGH 6 INCLUSIVE, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL D: THE SOUTH 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING EASTERLY OF THE STATE HIGHWAY NO. 1; EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECORDING N0. 1158645; AND EXCEPT THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING SOUTHWESTERLY OF THE ARC OF A CIRCLE HAVING A RADIUS OF 12.5 FEE- WHICH IS TANGENT TO THE NORTH RIGHT OF WAY LINE OF SOUTH 144TH STREET AND THE EAST r.IGHT OF WAY LINE OF PACIFIC HIGHWAY SOUTH, CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING N0. 7409040396; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL E: LOT A OF SHORT PLAT NO. 90 -9 -SS, RECORDED UNDER RECORDING N0. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL F: LOT B OF SHORT PLAT N0. 90 -9 -SS, RECORDED UNDER RECORDING NO. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL G: THE NORTH 220 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 132 FEET THEREOF; TITLE PARCEL H: LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS. PAGE 21, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 220 FEET THEREOF; AND EXCEPT THE SOUTH 84 FEET THEREOF; TITLE PARCEL I: THE SOUTH 84 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL J: THE SOUTH 65 FEET OF THE NORTH 185 FEET OF THE SOUTH 414.5 FEET OF THE WEST 100 FEET OF THE EAST 120 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W M, EXCEPT 42ND AVENUE SOUTH RIGHT-OF-WAY, AS WIDENED BY DEED RECORDED UNDER RECORDING NO 5596214, SITUATE IN THE CITY OF TUKWILA. COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL K: THAT PORTION OF THE NORTH 105.12 FEET OF LOT 13 LYING EASTERLY OF STATE ROAD NO 1 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, EXCEPT THOSE PORTIONS OF LOT 13 CONVEYED FOR ROAD PURPOSES TO KING COUNTY, STATE OF WASHINGTON, RECORDED UNDER RECORDING NO 7501150141 AND TO THE STATE OF WASHINGTON RECQSDED UNDER RECORDING NO 9603260430, RECORDS OF KING COUNTY, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL L THE WEST 60 FEET OF THE NORTH 83 FEET OF LOT 14 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. RECORDER'S CERTIFICATE FILED FOR RECORD THIS DAY OF M IN BOOK OF ___ AT PAGES AT THE REQUEST OF BARGHAUSEN CONSULTING 2013 AT ___ ENGINEERS, INC. MANAGER SUPT. OF RECORDS LAND SURVEYOR'S CERTIFICATE: THIS BOUNDARY LINE ADJUSTMENT CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH STATE AND COUNTY STATUTES IN MAY 2013. 7 5/9/13 BRIAN D. GILLOOLY, PI. ' DATE WASHINGTON REGISTRATION N0. 46315 I 'IVW, NNNNNN.,ssw,,w,an u ii iion4d. VOL. PG. TITLE PARCEL M: THAT PORTION OF LOTS 13 AND 14 IN BLOCK 2 OF ADAM HOME TRACTS DESCRIBED AS FOLLOWS: - BEGINNING AT A POINT 60 FEET EAST AND 159 FEET NORTH OF THE SOUTHWEST CORNER OF TRACT 14; THENCE WESTERLY 100 FEET; THENCE NORTHERLY 26 FEET; THENCE WESTERLY 78.51 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH; THENCE NORTHEASTERLY ALONG SAID HIGHWAY 23.74 FEET; THENCE EASTERLY 109.85 FEET; THENCE NORTHERLY 22.20 FEET; THENCE EASTERLY 60 FEET; THENCE SOUTHERLY 70.60 FEET TO POINT OF BEGINNING; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL N: THAT PORTION OF LOTS 12, 13 AND 14 IN BLOCK 2 OF ADAMS HOME TRACTS DESCRIBED AS FOLLOWS: BEGINNING 60 FEET EAST AND 125 FEET NORTH OF THE SOUTHWEST CORNER OF TRACT 14; THENCE WESTERLY 198.14 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH; THENCE NORTHEASTERLY ALONG SAID HIGHWAY 63.02 FEET; THENCE EASTERLY 78.51 FEET; THENCE SOUTHERLY 26 FEET; THENCE EASTERLY 100 FEET; THENCE SOUTHERLY 34 FEET TO POINT OF BEGINNING. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL 0: LOT 14 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY; EXCEPT THE WEST 60 FEET THEREOF, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE. OF WASHINGTON. TITLE PARCEL P: THE WEST 28.6 FEET OF LOT 15 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL 0: LOT 15, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY, EXCEPT THE WEST 29.5 FEET THEREOF; AND EXCEPT THE SOUTH 11.5 FEET THEREOF; AND EXCEPT THE EAST 3.0 FEET THEREOF. SURVEYOR'S NOTES: BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA THE BASIS OF BEARINGS FOR THIS SURVEY IS NAD 83/91 PER CITY OF TUKWILA. CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 17 (S. 1/4 CORNER OF SEC. 15) WAS HELD FOR POSITION AND A LINE BETWEEN SAID POINT NO. 17 AND CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 1925 WAS HELD FOR ROTATION BEING NORTH Bi 35' 22" WEST. PROCEDURE / NARRATIVE: A FIELD TRAVERSE USING A "TRIMBLE 5600" ROBOTIC TOTAL STATION, TRIMBLE "S6" ROBOTIC TOTAL STATION AND TOPCON GR3 GPS SUPPLEMENTED WITH FIELD NOTES WAS PERFORMED, ESTABLISHING THE ANGULAR, DISTANCE, AND VERTICAL RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY UNES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY SURVEYS AS SET FORTH IN WAC 332-130-090. REFERENCE MAPS: 1. RECORD -OF -SURVEY REC.N0.20050725900010 2. RECORD -OF -SURVEY REC.N0.20010711900012 3. RECORD -OF -SURVEY REC.N0.20050603900013 4. RECORD -OF -SURVEY REC.N0:20011D29900014 5. PLAT OF JAMES CLARKS GARDEN ADDITION VOL13, PG.12 6. PLAT OF ADAMS HOME TRACTS VOL10, PG.31 ENCROACHMENT NOTES: 1. THERE ARE NUMEROUS UTILITIES ALONG THE WEST LINES OF TITLE PARCELS A, B AND C NOT CONTAINED WITHIN EASEMENTS 2. THERE ARE A FEW ENCROACHMENTS ALONG THE BOUNDARIES. SEE SHEET 2 AND 3. 3. THERE ARE A FEW OVERLAPPING LEGAL DESCRIPTIONS AS SHOWN. 4. THERE ARE IWO SIGNIFICANT GAPS IN DESCRIPTIONS. ONE IN THE NORTH PORTION OF THE SITE AND THE OTHER IS IN THE SOUTH PORTION OF THE SITE. SEE SHEETS 2 AND 3. NEW LOT AREAS: PARCEL A: 63,989 SQ. FT. (1.47 AC.) PARCEL 8: 66,178 SQ. FT. (1.52 AC.) PARCEL C: 31,863 SQ. FT. (0.73 AC.) PARCEL D: 20,799 SQ. FT. (0.48 AC.) PARCEL E: 84,310 SQ. FT. (1.94 AC.) Reid 2:0) k.:W7ti L /3- G2/ 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES DRAWN BY STM DATE 05/3/13 SCALE: N/A CHECKED 8Y: BDG JOB NO.: 15255 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 1 OF 7 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning@tukwilaWA.gov BOUNDARY LINE ADJUSTMENT NO. (NOTE: NOT ALL SYMBOLS MAY APPEAR ON THE MAP) (] O El 0 O Ee 0 .0 1^J 0 61. LUMINAIRE (LUM.) YARD LIGHT POWER METER POWER POLE JUNCTION BOX (AS NOTED) TELEPHONE MANHOLE CATCH BASIN (CB) STORM MANHOLE (SDMH) SANITARY SEWER MANHOLE (SSMH) CLEANOUT (AS. NOTED) GAS METER GAS VALVE WATER VALVE (WV) FIRE HYDRANT(FH) / CONNECTION(FDC) WATER MANHOLE WATER METER BLOW -OFF / AIRVAC SIGN MONITOR WELL DIRECTIONAL ARROW SURVEY MONUMENT (AS NOTED) BENCHMARK SECTION CORNER (AS NOTED) FOUND REBAR/CAP (AS NOTED) FOUND LEAD/TACK SURVEY CONTROL STATION HANDICAP CONCRETE .. _ GRAVEL/SAND (AS NOTED) ASPHALT //// BUILDING LINE X CHAIN LINK FENCE - //- WOOD FENCE 0 BARBED WIRE FENCE HOGWIRE FENCE WATER LINE GAS LINE OVERHEAD/UNDERGROUND TEL. LINE OVERHEAD/UNDERGROUND PWR. UNE STORM LINE SEWER LINE 3- x 50 i \o d=013'35' R=1960.00' 1=7.74' -6=10742'25' R=12.50' 1=23.50' v 1 I III UNP��Rj 5166 5151 20' APPURTENANT INGRESS & EGRESS EASEMENT REC.N0.20021113002063 g10CK 1a App11 C) 1 R JAMES CVORKs PG 2 5' SEWER EASEMENT 15' SEWER EASEMENT FOUND 1/2' REC.N0.4863932 rREC.N0.4863933 REBAR/NO CAP 0.27' N. OF COR. N8735'311V 120.40's r105.11' S0T27'24'W 13.98' 'N8T24'401Y�gg" SO029'20'1,1 11.45' N87'35'31111 9.96' 00 LOT LINE TO BE REMOVED(lYP) N8735'311.1117.53' d=0'31'36' L=18.01' 3' SIDEWALK EASEMENT REC.N0.7409040397 5' SEWER EASEMENT REC.N0.4862270 6 ! - S8735'471 105.11' 0.60' j LOT LINE TO BEREMOVED(YP) 8 12 5 S87'35'491105.11' j 3 CNERQ$ ?G. 21 vo\-- 4 f- _S87'35'507 105.11' FOUND 1 3/4' IRON PIPE/ / 8 NO CAP 0.1' S. OF COR. k2 p 3 0 IiI- 8.11 N rtIg $ 58735'541 105.11' 0.57' GAP 1 LOT LINE TO BE REMOVED(TYP) FOUND 1' IRON PIPE/NO CAP 0.08' S. & 0.16' E. OF COR. I I ▪ . FOUND 5/8' REBAR/CAP 6123504 0.35' N. & 0.35' E. OF COR. FOUND 5/8' REBAR/CAP ILLEGIBLE 0.3' N. & 0.1' E OF COR / 1 2 501'27'24'W 1. f 1 6=90'57'05' R=20.00' 1=31.75' N8735.31'W 85.35' - N8735'311V 175.01.- S . 1'-S. 144T a- - --- 58735'31'E 387.82'-= • -10.00' 58735'31' 57.93' 60.02' N 0 4,1 30' 17 1' - CENTER SECTION 15 CALCULATED POSMON FOUND 1/2' RE6AR/CAP LS16012 S8T35'311 162.63' S01'27'24 12.98' t PARCEL A 0.11' 98735'31 iV 117.92' b 5.? g00 °24031 0 NO REC' PARCEL B TREET lour SEE SH EXISTING LOT CONFIGURATION, EASEMENTS & IMPROVEMENTS I LOT LINE TO BE REMOVED(TY 1' 1, N8735'311Y 117.92' 2 _ l N8735'3114 117.92' 7 LOT UNE TO BE REMOVED(lYP) !, N8735'311V 117.92' d=89'02'55' -20.00' L=31.08' N8735'311V 98.25' T W' 061:15 CASED 3/8' COPPER_.,, NNL /W PUNCH DOWN 0.8' -96.20'- a D 1 Fmk& yr' A '93735'317E 147.92' FOUND 1/2' REBAR/CAP 516422 0.14' N. OF COR. N C00oMG9 9-12 0L. 21 FOUND 1/2' IRON PIPE/NO CAP 0.27' E OF COR. 5' GAS EASEMENT REC.N0.9403212327 FOUND 1/2' REBAR/CAP LS122341 itylp ▪ 18215 72ND AVENUE SOUTH IA-�Z KENT, WA 98032 (425)251-6222 0 0 (425)251-8782 FAX �` 0g GIHF' G<TxLG E CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES 58735'317 242.46' DRAWN BY STM DATE 05/3/13 SCALE: = 50' CHECKED BY: BDG JOB NO.: 15255 FOUND NIC S1/4 COR. SEC 15. CRY OF TUKWILA CONTROL POINT 117 SECTION 15 SECTION 22 r S0117 2414 2552.55 0 VOL. PG. 25 50 100 SCALE: 1'•50' -..,--:lVED l..rc_� MAY 20 2013 (;(Wif./1(II11I r 1)1 1/E.;LU('MENT PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON KANDERSON File:P:\15000s\15255\survey \ plots \15255BLA01.dwg Date/Time:5/9/2013 11:37 AM SHEET 2 OF City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning@tukwilaWA.gov BOUNDARY LINE ADJUSTMENT NO. 07'42'25' R=12.50' L=23.50' 55•y N20'06'52'E 6' 20.00' so. 50• — _ S. 144T �cc55`�'F. " 10.00 - - FOUND -501'27241* SEE S87'35'311 57.93' 60.02' 'S69'53'08'E 5.00' 7 STRUCTURE /' / REMOVED i 20.5'`` TREET 1 5 SLOPE EASEMENT REC.N0.74111201 3 of z NSI N8735'31'q 1 I n W 60.02' N FOUND REBAR yy\ - W/PALUSMWUM CM olIomN87'35'31)1/ 109.93'-LSI6454 s��1N87'39'54177.60' 71c LV,OMG.3 • ADOv 1 3 C.1 (LIS LOT UNE TO BE REMOVED(TYP) p' N8739'501 100.00' -10' SLOPE EASEMENT REC.N0.2591475 12 (ONLY OVER LOT 12) / N8739'541V 198.12' W . 12.5 iL 1 / 1 8=90'57'05' R=20.00' L=3135' 735'311V 85.35' - O6 `N8735'311,1 254.42'-n 68.70' R7- DEDI SLOPE EASEMENT k' REC.N0.7406190219 1 EXIST. ST TOO BE L __� to REMOVED AT(ON REC. N0. �0 3 SLOP 71. ENT ( NN REC.N0.7406190221 S 14 0 EXIST. STRUCTURE TO BE REMOVED x-10' DRIVEWAY EASEMENT REC.N0.3785994 & 10' SEWER EASEMENT REC.N0.7611029008 68.72' -1 . 28.61' N8739'54'1,1 97.33 23 EXISTING LOT CONFIGURATION, EASEMENTS & IMPROVEMENTS 0.90' GAP jI IST. • I (STRUEXCTURE o TO BE • 13.6' : REMOVED g15 bg I PARKING EASEMENT REC.N0.20020614001446 AMENDED BY REC.NO. 20070330001697 FOUND 1/2' REBAR/CAP L5N6012 96.22' _ / N8739'541V 97.12' - _ FOUND LEAD/TACK S01'06'50'W FOUND REBAR 11.50' 2 30' E=89'02'55 =20.00' L=31.08' OUND CASED 3/8COPPER__ NNL /W PUNCH DOWN 0.8' FOUND 1/2' RE84R/CAP LSI22341 ''S87.3.5.317E so 1/2' REBAR/CAP LSi32506 1 1,p5 091 c�NoR�A E94 99Oo002 20090 RSO SAO, FOUND TACK/WASHER ON PROP. UNE 22 2 0 25 VOL. PG. SEE SHEET 2 S8T35'31'E 242.46' 50 FOUND MIC 51/4 COR. SEC 15. CITY OF TUKWII9 CONTROL POINT 117 SECTION 15 SECTION 22- 1 00 2 100 \\\ SCALE: 1...60' 5/9/13 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING. LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES DRAWN BY STM DATE 05/3/13 SCALE: 1° = 50' CHECKED BY: 800 JOB NO.: 15255 (NOTE: NOT ALL SYMBOLS MAY APPEAR ON THE MAP) //// - X - //- 0 - W - G- - T(XX)- -1(XX)- - SD - - SS - LUMINAIRE (LUM.) YARD LIGHT POWER METER POWER POLE JUNCTION BOX (AS NOTED) TELEPHONE MANHOLE CATCH BASIN (C8) STORM MANHOLE (SDMH) SANITARY SEWER MANHOLE (SSMH) CLEANOUT (AS NOTED) GAS METER GAS VALVE WATER VALVE (WV) FIRE HYDRANT(FH) / CONNECTION(FDC) WATER MANHOLE WATER METER BLOW -OFF / AIRVAC SIGN MONITOR WELL DIRECTIONAL ARROW SURVEY MONUMENT (A5 NOTED) BENCHMARK SECTION CORNER (A5 NOTED) FOUND REBAR/CAP (AS NOTED) FOUND LEAD/TACK SURVEY CONTROL STATION HANDICAP CONCRETE GRAVEL/SAND (AS NOTED) ASPHALT BUILDING LINE CHAIN LINK FENCE WOOD FENCE BARBED WIRE FENCE HOGWIRE FENCE WATER LINE GAS LINE OVERHEAD/UNDERGROUND TEL. LINE OVERHEAD/UNDERGROUND PWR. LINE STORM LINE SEWER UNE PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 3 OF City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning@tukwilaWA.gov BOUNDARY LINE ADJUSTMENT NO. LEGEND (NOTE: NOT ALL SYMBOLS MAY APPEAR ON THE MAP) / / / / - X _1/— O G —T(XX)- -P(XX)- - SD - - ss LUMINAIRE (LUM.) YARD LIGHT POWER METER POWER POLE JUNCTION B00 (AS NOTED) TELEPHONE MANHOLE CATCH BASIN (CB) STORM MANHOLE (SDMH) SANITARY SEWER MANHOLE (SSMH) CLEANOUT (AS NOTED) GAS METER GAS VALVE WATER VALVE (WV) FIRE HYDRANT(FH) / CONNECTION(FDC) WATER MANHOLE WATER METER BLOW -OFF / AIRVAC SIGN MONITOR WELL DIRECTIONAL ARROW SURVEY MONUMENT (AS NOTED) BENCHMARK SECTION CORNER (AS NOTED) FOUND REBAR/CAP (AS NOTED) FOUND LEAD/TACK SURVEY CONTROL STATION HANDICAP CONCRETE GRAVEL/SAND (AS NOTED) ASPHALT BUILDING LINE CHAIN LINK FENCE WOOD FENCE BARBED WIRE FENCE HOGWIRE FENCE WATER LINE GAS LINE OVERHEAD/UNDERGROUND TEL. LINE OVERHEAD/UNDERGROUND PWR. LINE STORM LINE SEWER LINE so' $50- NEW 50 d=0'13'35 / R=1960.00' L=7.74' czi / v 50' 5 PARCEL A 6 _0.1135. 55.32 p=132'34'17' 0 FUTURE ACCESS POINT S8735'31'5 -31.50'-. 9 50 1 I II 1 1 PARCEL C 2 N8T35'35'W 18.17 R -O -W DEDICA110N REC. NO. S. 144TH STREET - S8735'31'E 387.82' NEW LOT CONFIGURATION S84'49'091 141.70' N8735'311V S0727 5518 240' FUTURE ACCESS POINT UNp\)..-rr" CENTER SECTION 15 - CALCULATED POSITION S87'35'311 162.63' 194.14' PARCEL B N87 35'31 "W 152.18' —�-- — _ _ SEE SHEET 5 _ 09 01,h 1,10R OME 9.12 \I021 P S8T35'31'E P4y \�� c4, •?� yam. �-�\ �sipNA�ISL ANS SJ2 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES T T L S8T35'31-E 24246' - DRAWN BY 6 STM DATE 05/3/13 SCALE: = 50' CHECKED BY: BDG JOB NO.: 15255 I 501'27'241Y 2652.56' 0 VOL. PG. 25 50 100 SCALE: 1".50' L/3O2/ RECEIVED MAY 20 2013 • C0MI/I(JNI I r DEVELOPMENT PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON KANDERSON /Time:5/9/2013 0 v 5 Lel 0 0 0 a SHEET 4 OF City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planninatukwilaWA.gov BOUNDARY LINE ADJUSTMENT NO. 50• so' / / / 12 N8735'3514 18.17' 584'49'091 141.70' SEE --SHEET' 4 - — - _ S. 144TH STREET S8735'31E 387.82' N645 0' 620'06'521 20.00' S69'53'08'E 5.00' N87'39'54)4 198.12' FUTURE PINT N8735'311V 31.40' 502.27'55W 88735'351 161.55' ) ) S02'24'25W 8.39' 1 N01'07'07'E 125.03' R -0-W DEDICATION REC. N0. S88'52'261 164.98' PARCEL E SO1'06'5014 11.50' 687'39'54 1y 97.33' 23 NEW LOT CONFIGURATION N87'39'54)4 97.12' 22 501'06'33'w 280.19' N8735'31il 152.18' 887'35'31"E 14732' — N 1 \-p6 og1 cJ-O�AM pN\EA`Cr0o2 Zoo9O 00c. No' 2 0 25 SEE SHEET 4 S8735'317E 242.46' 50 100 \\\\\\\\\\\\\\\ \00 \ AAAAAAAAAAAAAAAAAAAAAAOAAAAAAAA' SCALE: V.50' Li3-azi VOL. PG. (NOTE: NOT ALL SYMBOLS MAY APPEAR ON THE MAP) DE -00 EB0 0 9 //// — X - - / — 0 0 G —T(XX)- -P190)- - SD - - ss — LUMINAIRE (LUM.) YARD UGHT POWER METER POWER POLE JUNCTION BOX (AS NOTED) TELEPHONE MANHOLE CATCH BASIN (CB) STORM MANHOLE (SWAN) SANITARY SEWER MANHOLE (SSMH) CLEANOUT (AS NOTED) GAS METER GAS VALVE WATER VALVE (WV) FIRE HYDRANT(FH) / CONNECTION(FDC) WATER MANHOLE WATER METER BLOW -OFF / AIRVAC SIGN MONITOR WELL DIRECTIONAL ARROW SURVEY MONUMENT (AS NOTED) BENCHMARK SECTION CORNER (AS NOTED) FOUND REBAR/CAP (AS NOTED) FOUND LEAD/TACK SURVEY CONTROL STATION HANDICAP CONCRETE GRAVEL/SAND (AS NOTED) ASPHALT BUILDING LINE CHAIN UNK FENCE WOOD FENCE BARBED WIRE FENCE HOGWIRE FENCE WATER UNE GAS LINE OVERHEAD/UNDERGROUND TEL. LINE OVERHEAD/UNDERGROUND PWR. LINE STORM LINE SEWER UNE KANDERSON File:P:\15000s\15255\survey \ plats \15255BLA01.dwg Date/Time:5/9/2013 1 GY??4' 0 18215 72ND AVENUE SOUTH Z KENT, WA 98032 (425)251-6222 , (425)251-8782 FAX E G�N� CNIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES DRAWN BY STM DATE 05/3/13 SCALE 1" = 50' CHECKED BDG BY: JOB NO.: 15255 PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 5 OF m7 X <0 a ^m S \J - o m m- < z= _o City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning@tukwilaWA.gov BOUNDARY LINE ADJUSTMENT NO. SPECIAL EXCEPTIONS: (PER PACIFIC NORTHWEST TITLE COMPANY ORDER N0. 1164187, SECOND REPORT DATED FEBRUARY 28, 2012 AT 8:00 A.M.) 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: 2413 AND 2401 (NOT-PLOTTABLE) GENERAL TAX NOTE 2. THE PROPERTY HEREIN DESCRIBED IS CARRIED ON THE TAX ROLLS AS EXEMPT; HOWEVER, IT WILL BECOME TAXABLE FROM THE DATE OF TRANSFER TO A TAXABLE ENTITY. (NOT-PLOTTABLE) GENERAL TAX NOTE 3. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOT-PLOTTABLE) 4. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOT-PLOTTABLE) 5. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOT-PLOTTABLE) 6. MEMORANDUM OF LEASE: LESSOR: FREDRICK W. MCCONKEY DBA MCCONKEY ENTERPRISES LESSEE:. BRIAN SINGH HARE AND JASWINDER PABLE DBA INTERNATIONAL INDIAN CUISINE DATED: AUGUST 13, 1999 RECORDED: AUGUST 16, 1999 RECORDING NO.: 19990816000531 AFFECTS: PARCELS K AND L (NOT-PLOTTABLE) 7. 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. (NOT-PLOTTABLE) 8. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT UNITED TO, THE FOLLOWING: GRANTEE: THE STATE OF WASHINGTON PURPOSE: TO EXTEND SLOPES, GRADES OR EMBANKMENTS AREA AFFECTED: PORTION OF PARCEL N RECORDED: MARCH 08, 1930 RECORDING NO.: 2591475 (PLOTTED HEREON) ONLY OVER LOT 12 9. AN EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: FOR: DRAINAGE PIPES AREA AFFECTED: PORTION OF PARCEL M DISCLOSED BY INSTRUMENT RECORDED: JULY 03, 1947 RECORDING NO.: 3702188 (NOT-PLOTTABLE) BLANKET IN NATURE OVER A PORTION THE WEST 60' OF LOT 14, AREA GENERALLY PLOTTED HEREON. 10 EASEMENT AND THE TERMS AND CONDMONS THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: KING COUNTY WATER DISTRICT #38 PURPOSE: SEWERS AREA AFFECTED: PORTION OF PARCEL P RECORDED: NOVEMBER 18, 1947 RECORDING NO.: 3745751 (NOT-PLOTTABLE) BLANKET IN NATURE OVER A THE WEST 28.6' PF LOT 15 11. EASEMENT PROVISIONS, COVENANTS, CONDITIONS, RESTRICTIONS, DEDICATIONS, AGREEMENTS, NOTES AND OTHER MATTERS AS CONTAINED IN THE PLAT OF CHERRY LANE RECORDED IN VOLUME 48 OF PLATS, PAGES 21, IN KING COUNTY, WASHINGTON. AFFECTS: PARCELS C, E, F, G, H AND I (NOT-PLOTTABLE) 12. AN EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: FOR: DRIVEWAY AREA AFFECTED: WEST 10 FEET OF PARCEL 0 DISCLOSED BY INSTRUMENT RECORDED: MARCH 25, 1948 RECORDING NO.: 3785994 (PLOTTED HEREON) 13. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: F. M. LONG, ET UX, AND KING COUNTY WATER DISTRICT #38 DATED: JANUARY 31, 1948 RECORDED: OCTOBER 10, 1952 RECORDING NO.: 4280075 REGARDING: CONNECTION TO DRAINAGE UNE AFFECTS: PARCEL P (NOT-PLOTTABLE) 14. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: WILLIAM MANNING, ET AL, AND KING COUNTY WATER DISTRICT #38 DATED: MAY 28, 1949 RECORDED: OCTOBER 1D, 1952 RECORDING NO.: 4280076 REGARDING: SEWER LINE MAINTENANCE AFFECTS: PARCEL P (NOT-PLOTTABLE) BLANKET OVER SOUTHERLY PORTION OF LOT 15 15. DRAINAGE RELEASE AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: JOHN A. DEAN, ET UX, AND KING COUNTY DATED: FEBRUARY 03, 1953 RECORDED: FEBRUARY 11, 1953 RECORDING NO.: 4314485 REGARDING: CONSENT TO THE NATURAL FLOW OF SURFACE WATER FROM THE PLAT OF CHERRY LANE TO BE CARRIED IN ITS NATURAL CHANNEL ACROSS THE SUBJECT PROPERTY AND TO HOLD KING COUNTY BLAMELESS FOR ANY DAMAGE THAT MAY BE CAUSED BY SAID DRAINAGE FLOW. AFFECTS: PARCELS E THROUGH I (APPROXIMATELY SHOWN) SEE THE LOCATION OF THE DRAINAGE CHANNEL ON SHEET 2 16. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: GRANTEE: VAL VUE SEWER DISTRICT PURPOSE: A GRAVITY SANITARY SEWER LINE OR LINES AREA AFFECTED: PORTION OF PARCEL D RECORDED: JANUARY 02, 1958 RECORDING NO.: 4862270 (PLATTED HEREON) 17. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT UNITED TO, THE FOLLOWING: GRANTEE: VAL VUE SEWER DISTRICT PURPOSE: A GRAVITY SANITARY SEWER UNE OR LINES AREA AFFECTED: PORTION OF PARCEL A RECORDED: JANUARY 08, 1958 RECORDING NO.: 4863932 (PLOTTED HEREON) 18. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT UNITED T0, THE FOLLOWING: GRANTEE: VAL VUE SEWER DISTRICT PURPOSE: A GRAVITY SANITARY SEWER UNE OR LINES AREA AFFECTED: PORTION OF PARCEL A RECORDED: JANUARY 08, 1958 RECORDING NO.: 4863933 (PLOTTED HEREON) 19. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: JUNE 13, 1963 RECORDING NO.: 5593214 GRANTEE: KING COUNTY AFFECTS: PORTION OF PARCEL J (NOT-PLOTTABLE) BLANKET SLOPES OVER TITLE PARCEL J, WHICH 15 NOT A PART OF THIS ALTA. 20. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTION OF PARCEL 0 RECORDED: JUNE 19, 1974 RECORDING NO.: 7406190219 (PLOTTED HEREON) 21. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT UNITED T0, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTION OF PARCEL 0 RECORDED: JUNE 19, 1974 RECORDING NO.: 7406190221 (PLOTTED HEREON) 22. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: SEPTEMBER 04, 1974 RECORDING NO.: 7409040396 GRANTEE: KING COUNTY AFFECTS: PORTION OF PARCEL D (NOT-PLOTTABLE) BLANKET IN NATURE 23. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SIDEWALK AREA AFFECTED: PORTION OF PARCEL D RECORDED: SEPTEMBER 04, 1974 RECORDING NO.: 7409040397 (PLOTTED HEREON) 24. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT UNITED TO, THE FOLLOWING: GRANTEE: THE CITY OF SEATTLE PURPOSE: ELECTRIC TRANSMISSION AND DISTRIBUTION UNE FACIUTIES AREA AFFECTED: PORTION OF PARCEL D RECORDED: NOVEMBER 01, 1974 RECORDING NO.: 7411010445 (DOESN'T AFFECT) DESCRIPTION 6 WEST OF INTERNATIONAL BLVD. 25. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT UNITED T0, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTION OF PARCEL L RECORDED: NOVEMBER 12, 1974 RECORDING NO.: 7411120163 (PLOTTED HEREON) s ..NN........-,....,,,,,...,,,,nl`� 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING. LAND PLANNING, SURVEYING. ENVIRONMENTAL SERVICES VOL. PG. 26. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT UNITED TO, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTION OF PARCEL K RECORDED: NOVEMBER 13, 1974 RECORDING NO.: 741113093 (DOESNT AFFECT) AREA NOW IS WITHIN PUBUC R/W 27. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: JANUARY 15, 1975 RECORDING NO.: 7501150141 GRANTEE: KING COUNTY AFFECTS: PORTION OF PARCEL K (NOT-PLOTTABLE) BLANKET IN NATURE 28. CONDITIONS, NOTES, EASEMENTS, PROVISIONS AND/OR ENCROACHMENTS CONTAINED OR DELINEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 7611029008, IN KING COUNTY, WASHINGTON. AFFECTS: PARCELS 0 AND P (PLOTTED HEREON) 29. CONDITIONS, NOTES, EASEMENTS, PROVISIONS AND/OR ENCROACHMENTS CONTAINED OR DELINEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 8001239002, IN KING COUNTY, WASHINGTON. AFFECTS: PARCELS B AND C (NOT-PLOTTABLE) 30. RIGHT OF ENTRY AGREEMENT AND THE TERMS AND CONDMONS THEREOF: BY AND BETWEEN: 101 CABLEVISION OF WASHINGTON, INC., AND LEO MALFAIT RECORDED: JULY 01, 1988 RECORDING NO.: 8807010903 AFFECTS: PARCEL D (NOT-PLOTTABLE) 31. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: VAL VUE SEWER DISTRICT AND THOMAS M. AND BARBARA L. WHITLEY DATED: SEPTEMBER 06, 1988 RECORDED: SEPTEMBER 26, 1988 RECORDING NO.: 8809260958 AFFECTS: PARCELS G, H AND I (NOT-PLOTTABLE) 32. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN SHORT PLAT NO. 90 -9 -SS : RECORDED: OCTOBER 24, 1990 RECORDING NO.: 9010240314 AFFECTS: PARCELS E AND F (NOT-PLOTTABLE) 33. CONDITIONS, NOTES, EASEMENTS, PROVISIONS AND/OR ENCROACHMENTS CONTAINED OR DELINEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 9210079005, IN KING COUNTY, WASHINGTON. AFFECTS: PARCEL J (NOT-PLOTTABLE) 34. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT UNTIED TO, THE FOLLOWING: PURPOSE: GAS UNE AREA AFFECTED: PORTION OF PARCEL I RECORDED: MARCH 21, 1994 RECORDING NO.: 9403212327 (PLOTTED HEREON) 35. UNRECORDED AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: KING COUNTY LIBRARY SYSTEM AND SCOTT BURDINE DATED: OCTOBER 1, 1992 DISCLOSED BY INSTRUMENT RECORDED: DECEMBER 22, 2000 RECORDING NO.: 20001222000514 AFFECTS: PARCEL J (NOT-PLOTTABLE) AFFECTS TI1LE PARCEL J, WHICH IS NOT A PART OF THIS ALTA 36. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT UNITED TO, THE FOLLOWING: RESERVED BY: THE HOUSING AUTHORITY OF THE COUNTY OF KING PURPOSE: PARKING AREA AFFECTED: PORTION OF PARCEL 0 RECORDED: JUNE 14, 2002 RECORDING NO.: 20020614001446 SAID EASEMENT IS FURTHER CLARIFIED BY INSTRUMENT RECORDED UNDER RECORDING N0. 20070330001697. (PLOTTED HEREON) DRAWN BY STM DATE 05/3/13 SCALE: N/A CHECKED BY: BDG JOB NO.: 15255 G /3-Q2/ PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON KANDERSON _cus w :\15000s\15255\survey \ plots \15255BLA01.dwg Date/Time:5/9/2013 1 f A SHEET 6 OF 7f City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: planning@tukwilaWA.gov BOUNDARY LINE ADJUSTMENT NO. NEW LEGAL DESCRIPTIONS: PARCEL A: THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS:' COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 87'35'31" WEST, 586.32 FEET ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 02'24'29" EAST, 44.25 FEET TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA BY KING COUNTY RECORDING N0. THENCE NORTH 20'06'52" EAST, 155.94 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 19'27'24" EAST, 33.78 FEET TO A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 03'55'17" WEST; THENCE NORTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 40.00 FEET, THROUGH A CENTRAL ANGLE OF 37'11'17", AND AN ARC LENGTH OF 25.96 FEET TO A POINT OF REVERSE CURVATURE; THENCE EASTERLY ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 49'31'35", AND AN ARC LENGTH OF 55.32 FEET; THENCE NORTH 08'25'00" EAST, 105.72 FEET TO A POINT OF TANGENCY; THENCE NORTHERLY ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 200.00 FEET, THROUGH A CENTRAL ANGLE OF 06'57'36", AND AN ARC LENGTH OF 24.30 FEET; THENCE NORTH 01'27'24" EAST, 31.97 FEET TO THE NORTH LINE OF THE PLAT OF CHERRY LANE, RECORDED IN VOLUME 48, AT PAGE 21; THENCE SOUTH 87'35'31" EAST, 31.50 FEET ALONG SAID NORTH LINE; THENCE NORTH 01'27'24" EAST, 65.00 FEET; THENCE NORTH 07'15'12" WEST, 135.11 FEET; THENCE SOUTH 73'14'00" WEST, 151.66 FEET TO THE EAST MARGIN OF TUKWILA INTERNATIONAL BOULEVARD, BEING A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 80'09'16" WEST; THENCE SOUTHERLY ALONG SAID EAST MARGIN, ALONG THE ARC OF A CURVE CONCAVE TO THE WEST, HAVING A RADIUS OF 1,960.00 FEET, THROUGH A CENTRAL ANGLE OF 10'02'33", AND AN ARC LENGTH OF 343.54 FEET TO A POINT WHICH BEARS NORTH 70'32'36" WEST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 70'32'36" EAST, 119.35 FEET TO THE TRUE POINT OF BEGINNING. PARCEL B: THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 87'35'31" WEST, 586.32 FEET ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 02'24'29" EAST, 44.25 FEET TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CIN OF TUKWILA BY KING COUNTY RECORDING NO THENCE NORTH 20'06'52" EAST, 155.94; THENCE NORTH 19'27'24" EAST, 33.78 FEET TO A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 03'55'17" WEST; THENCE NORTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 40.00 FEET, THROUGH A CENTRAL ANGLE OF 3711'17", AND AN ARC LENGTH OF 25.96 FEET TO A POINT OF REVERSE CURVATURE; THENCE EASTERLY ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 49'31'35", AND AN ARC LENGTH OF 55.32 FEET BEING THE TRUE POINT OF BEGINNING; THENCE NORTH 08'25'00" EAST, 105.72 FEET TO A POINT OF TANGENCY; THENCE NORTHERLY ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 200.00 FEET, THROUGH A CENTRAL ANGLE OF 06'57'36", AND AN ARC LENGTH OF 24.30 FEET; THENCE NORTH 01'27'24" EAST, 31.97 FEET TO THE NORTH UNE OF THE PLAT OF CHERRY LANE, RECORDED IN VOLUME 48, AT PAGE 21; THENCE SOUTH 8735'31" EAST, 194.14 FEET ALONG SAID NORTH LINE TO THE NORTHEAST CORNER OF SAID PLAT; THENCE SOUTH 01'2724" WEST, 379.50 FEET ALONG THE EAST LINE OF SAID PLAT TO SAID NORTH MARGIN; THENCE NORTH 8735'31" WEST, 152.18 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 01'27'33" EAST, 155.53 FEET TO A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 88'32'36" WEST; THENCE NORTHWESTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE SOUTHWEST. HAVING A RADIUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 83'02'24", AND AN ARC LENGTH OF 92.76 FEET TO THE TRUE POINT OF BEGINNING. -44 VOL. PG. PARCEL C: THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 87'35'31" WEST, 586.32 FEET ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 02'24'29" EAST, 44.25 FEET TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA BY KING COUNTY RECORDING NO. TRUE POINT OF BEGINNING; THENCE NORTH 20'06'52" EAST, 155.94 THENCE NORTH 19'27'24" EAST, 33.78 FEET TO A POINT ON A NON -TANGENT CURVE, THE RADIUS OF WHICH BEARS NORTH 03'55'17" WEST; THENCE NORTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 40.00 FEET, THROUGH A CENTRAL ANGLE OF 37'11'17", AND AN ARC LENGTH OF 25.96 FEET TO A POINT OF REVERSE CURVATURE; THENCE SOUTHEASTERLY ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADfUS OF 64.00 FEET, THROUGH A CENTRAL ANGLE OF 132'33'59", AND AN ARC LENGTH OF 148.08 FEET; THENCE SOUTH 01'27'33" WEST, 155.53 FEET TO SAID NORTH MARGIN; THENCE NORTH 87'35'31" WEST, 31.40 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 02'27'55" EAST, 2.40 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 84'49'09" WEST, 141.70 FEET ALONG SAID NORTH MARGIN; THENCE NORTH 8735'35" WEST, 16.29 FEET TO ALONG SAID NORTH MARGIN THE TRUE POINT OF BEGINNING. PARCEL 0: THAT PORTION OF SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 87'35'31" WEST, 586.32 FEET ALONG THE SOUTH UNE OF SAID SOUTHWEST QUARTER; THENCE AT RIGHT ANGLES, NORTH 02'24'29" EAST, 44.25 FEET TO THE NORTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA BY KING RECORDING NO. TRUE POINT OF BEGINNING; THENCE NORTH 87'35'35" WEST, 125.26 FEET TO THE EAST MARGIN OF TUKWILA INTERNATIONAL BOULEVARD; THENCE NORTH 20'06'52" EAST, 184.93 FEET ALONG SAID EAST MARGIN TO A POINT OF TANGENCY; THENCE NORTHERLY ALONG SAID EAST MARGIN, ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 1,960.00 FEET, THROUGH A CENTRAL ANGLE OF 00'13'35", AND AN ARC LENGTH OF 7.74 FEET; THENCE SOUTH 70'32'36" EAST, 119.35 FEET TO A POINT WHICH BEARS NORTH 20'06'52" EAST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 20'06'52" WEST, 155.94 FEET TO THE TRUE POINT OF BEGINNING. PARCEL E: THAT PORTION OF LOTS 12 THROUGH 15, INCLUSIVE, BLOCK 2, PLAT OF ADAMS HOME TRACTS RECORDED IN VOLUME 11, AND PAGE 31, RECORDS OF KING COUNTY, WASHINGTON, BEING IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CIN OF TUKWILA BY KING RECORDING NO. AND THE EAST LINE OF SAID LOT 15; THENCE SOUTH 01'06'33" WEST, 280.19 FEET ALONG SAID EAST UNE TO A POINT ON A LINE PARALLEL WITH AND 11.50 FEET NORTH OF THE SOUTH LINE OF SAID LOT 15; THENCE NORTH 8739'54" WEST, 97.12 FEET; THENCE SOUTH 01'06'50" WEST, 11.50 FEET TO THE SOUTH LINE OF SAID LOT 15; THENCE NORTH 8739'54" WEST, 97.33 FEET ALONG SAID SOUTH LINE AND THE SOUTH LINE OF SAID LOT 14 TO A POINT ON A LINE PARALLEL WITH AND 60.00 FEET EAST OF THE WEST LINE OF SAID LOT 14; THENCE NORTH 01'07'07" EAST, 125.03 FEET ALONG SAID PARALLEL LINE TO A POINT ON A LINE PARALLEL WITH AND 125.00 FEET NORTH OF THE SOUTH LINE OF SAID LOT 14; THENCE NORTH 8739'54" WEST, 198.12 FEET ALONG SAID PARALLEL LINE TO THE EAST MARGIN OF TUKWILA INTERNATIONAL BOULEVARD; THENCE NORTH 20'06'52" EAST, 160.87 FEET TO THAT PORTION CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER KING COUNTY RECORDING ND. 9603260430; THENCE SOUTH 69'53'08 EAST, 5.00 FEET ALONG SAD EAST MARGIN; THENCE NORTH 20'06'52" EAST, 20.00 FEET ALONG SAID EAST MARGIN; THENCE NORTH 69'55'50" EAST, 2.71 FEET ALONG SAID EAST MARGIN TO SAID SOUTH MARGIN OF SOUTH 144TH STREET AS CONVEYED TO THE CITY OF TUKWILA BY KING RECORDING N0. THENCE SOUTH 87'35'35" EAST. 161.55 FEET ALONG SAID SOUTH MARGIN; THENCE SOUTH 02'24'25" WEST, 8.39 FEET ALONG SAID SOUTH MARGIN; THENCE SOUTH 88'52'26" EAST, 164.98 FEET TO THE TRUE POINT OF BEGINNING. 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CML ENGINEERING, LAND PLANNING, SURVEYING. ENVIRONMENTAL SERVICES DRAWN BY STM DATE 05/3/13 SCALE: N/A CHECKED BY: BDG JOB NO.: 15255 L/2 -2i f KANDERSON \15000s\15255\survey \ plats \15255BLA01.dwg Date/Time:5/9/2013 11:38 AM Scale:1" PTN OF THE SE1/4, OF THE SW1/4 OF SEC. 15, AND PTN OF THE NE1/4 OF THE NW1/4 OF SEC. 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SHEET 7 OF 7 Lid/ 13022