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HomeMy WebLinkAboutPermit PL10-053 - FULLER SEARS ARCHITECTS - INTERURBAN OFFICES AND WAREHOUSEINTERURBAN OFFICES & WAREHOUSE 14440 INTERURBAN AVE S PL10-053 E10-016 SEPA L10-063 SHORELINE L10-064 VARIANCE L10-065 DESIGN REVIEW L10-069 LAND DIVISION L10-065 DESIGN REVIEW STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Regional Office • 3190 160th Avenue SE • Bellevue, Washington 98008-5452 • (425) 649-7000 December 01, 2010 Steve Sears Fuller Sears Architects 1411 Fourth Avenue, #1306 Seattle, WA 98101 Re: City of Tukwila Permit L10-063 - Approved Louie Sandt - Applicant Shoreline Substantial Development Permit 397 Dear Mr. Sears: On November 18, 2010 the Department of Ecology received notice that the City of Tukwila approved Louie Sandt's application for an SDP. The permit is for construction of approximately 72,700 square feet of warehouse, office, and retail space on a 3.3 acre site. The project will include 63 parking spaces, 4 loading spaces, and development of a picnic area within shoreline jurisdiction of the Green River. By law, local governments must review all SDPs for compliance with: • The Shoreline Management Act (Chapter 90.58 RCW) • Ecology's Substantial Development Permit approval criteria (Chapter 173-27-150 WAC) • The Tukwila Local Shoreline Master Program Local governments, after reviewing SDPs for compliance, are required to submit them to Ecology. Your approved SDP has been received by Ecology. What Happens Next? Before you begin activities authorized by this permit, the law requires you wait at least 21 days from the "date of receipt" — the date you receive this letter. Date of receipt is defined in RCW 43.21B.001 as: (1) "Business days" means Monday through Friday exclusive of any state or federal holiday. (2) "Date of receipt" means: (a) Five business days after the date of mailing; or (b) The date of actual receipt, when the actual receipt date can be proven by a preponderance of the evidence. The recipient's sworn affidavit or declaration indicating the date of receipt, which is unchallenged by the agency, shall constitute sufficient evidence of actual receipt. The date of actual receipt, however, may not exceed forty-five days from the date of mailing. Steve Sears December 1, 2010 2 of 2 This waiting period allows anyone (including you) who disagrees with any aspect of this permit, to appeal the decision to the state Shorelines Hearings Board. You must wait for the conclusion of an appeal before you can begin the activities authorized by this penlit. The Shorelines Hearings Board will notify you by letter if they receive an appeal. We recommend you contact the Shorelines Hearings Board before you begin permit activities to ensure no appeal has been received. They can be reached at (360) 459-6327 or http://www.eho.wa.gov/ If you want to appeal this decision, you can find appeal instructions (Chapter 461-08 WAC) at the Shorelines Hearings Board website above. They are also posted on the website of the Washington State Legislature at: http://apps.leg.wa.gov/wac. Other federal, state and local permits may be required in addition to this shoreline permit. If you have any questions about this letter, please contact David Radabaugh at (425) 649-4260. Sincerely, David Radabaugh, Shoreline Specialist Shorelands and Environmental Assistance Program By certified mail: 7010 1060 0000 7466 3953 cc: Louie Sandt, Applicant Jamie Reaves, City of Tukwila City of Tukwila Department of Community/ Development Jim Haggerton, Mayor Jack Pace, Director CHAIR, BILL ARTHUR; VICE -CHAIR, MARGARET BRATCHER; COMMISSIONERS, GEORGE MALINA, LYNN PETERSON, BROOKE ALFORD, THOMAS MCLEOD, AND LOUISE STRANDER BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING NOVEMBER 18, 2010 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS CALL TO ORDER ATTENDANCE ADOPTION OF 10-28-10 MINUTES IV. CASE NUMBER: APPLICANT: REQUEST: LOCATION: Director's report Adjourn L 10-064, L 10-065 Steve Sears, Fuller Sears Architects on behalf of property owner Louie Sanft Request for a variance to setback requirements and design review approval for development of approximately 72,700 square feet of warehouse, office, and retail space on a 3.3 acre site adjacent to the Green River. The project includes 63 parking spaces and 4 loading spaces, frontage improvements, landscaping, and a picnic area along the shoreline. 14440 Interurban Avenue South (parcel numbers 3365901630 and 3365901605) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 at* at J u tuiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl HEREBY DECLARE THAT: X Notice of Decision Determination of Non -Significance Mailing requested by: Notice of Public Meeting Mailer's signature: Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this _19 day of _November in the year 2010 W:\USERS\TERIW FFIDAVIT OF DISTRIBUTION.DOC Project Name: Project Number: PL10-053 (L10-064 & L10-065) Mailing requested by: Jaimie Reavis Mailer's signature: / 1 U/ h /2 7/ ,/ / r W:\USERS\TERIW FFIDAVIT OF DISTRIBUTION.DOC ,ouie Sanft &B Properties ,120 52" Ave S ;eattle, WA 98118 Jary Kriedt 201 S. Jackson St. >eattle, WA 98104-3856 (SC -TR -0413 Es. Karen Walter Euckleshoot Indian )015 172" Ave SE uburn, WA 98092 TO: Tom Jordan Fuller Sears Architects 1411 4th Ave #1306 Seattle, WA 981;01 Lori Kittredge 201 S. Jackson St. Seattle, WA 98104-3856 KSC-TR-0413 ti Ms. Gretchen Kaehler DAHP P.O. Box 48343 Olympia, WA 98504-8343 CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188-2599 (206) 433-1800 Steve Sears Fuller Sears Architects 1411 4th Ave #1306 Seattle, WA 98101 Joanna Funke, AIA 1411 E. Olive Way Seattle, WA 98122 City of Tukwila Jim Hctggerton, .Mayor Department of Community Development Jack Pace, Director November 19, 2010 NOTICE OF DECISION TO: Steve Sears, Fuller Sears Architects, Applicant Louie Sanft, Owner King County Assessor, Accounting Division Washington State Department of Ecology Gary Kriedt, King County Metro Lori Kittredge, King County Metro Karen Walter, Muckleshoot Indian Tribe Joanna Funke, AIA, Funke Architecture Gretchen Kaehler, Department of Archaeology and Historic Preservation This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: LI0-065 Applicant: Steve Sears of Fuller Sears Architects, on behalf of property owner Louie Sanft. Type of Permit Applied for: Public Hearing Design Review Project Description: Construction of approximately 72,700 square feet of warehouse, office, and retail space on a 3.3 acre site adjacent to the Green River. The project includes 63 parking spaces and 4 loading spaces, frontage improvements, landscaping, and a picnic area along the shoreline. Location: 14440 Interurban Ave S (parcel numbers 3365901630 and 3365901605, and a portion of parcel number 3365901570) — on the east side of Interurban Ave S in between S 144th Street and S 147th Street. Associated Files: E10-016 SEPA/Environmental Review L10-063 Shoreline Substantial Development Permit L10-064 Variance C10-020 Traffic Concurrency Certificate PRE I 0-010 Pre -Application Meeting Comprehensive Plan Designation/Zoning District: Commercial/Light Industrial (C/LI) 6300 Southcenter Boulevard. Suite #100 • Tukwila. Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 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 Board of Architectural Review has determined that the Design Review application does comply with applicable City and state code requirements and has approved that application with the following condition, based on the findings and conclusions contained in the staff report: 1) If a change in trash enclosure locations is necessary to meet Allied Waste's requirements, the revised locations shall be reviewed administratively as part of the building permit process for the project. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the Hearing Examiner of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. 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 14 days of the issuance of this Decision; that is, by December 3, 2010. The requirements for such appeals are set forth in Tukwila Municipal Codel8.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 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. Type 4 Permit — Public Hearing Design Review JR Page 2 of 3 AM H:\Design Review\Sanft Design Review \L10-065_Interurban Warehouses&Offices_DR_NOD.doc 11/19/2010 10:42:00 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 RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS 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 Jaimie Reavis, who may be contacted at 206-431-3659 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Dertment of Community Development City of Tukwila Type 4 Permit — Public Hearing Design Review JR Page 3 of 3 AM H:\Design Review\Sanft Design Review \L10-065_lnterurban Warehouses&Offices_DR NOD.doc 11/19/2010 10:42:00 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director November 19, 2010 NOTICE OF DECISION TO: Steve Sears, Fuller Sears Architects, Applicant Louie Sanft, Owner King County Assessor, Accounting Division Washington State Department of Ecology Gary Kriedt, King County Metro Lori Kittredge, King County Metro Karen Walter, Muckleshoot Indian Tribe Joanna Funke, AIA, Funke Architecture Gretchen Kaehler, Department of Archaeology and Historic Preservation This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L10-064 Applicant: Steve Sears of Fuller Sears Architects, on behalf of property owner Louie Sanft. Type of Permit Applied for: Variance Project Description: Construction of approximately 72,700 square feet of warehouse, office, and retail space on a 3.3 acre site adjacent to the Green River. The project includes 63 parking spaces and 4 loading spaces, frontage improvements, landscaping, and a picnic area along the shoreline. The applicant is requesting a variance from the front yard and second front yard setback requirements. Location: 14440 Interurban Ave S (parcel numbers 3365901630 and 3365901605, and a portion of parcel number 3365901570) — on the east side of Interurban Ave S in between S 144th Street and S 147th Street. Associated Files: E10-016 SEPA/Environmental Review L10-063 Shoreline Substantial Development Permit L10-065 Public Hearing Design Review C10-020 Traffic Concurrency Certificate PRE10-010 Pre -Application Meeting Comprehensive Plan Designation/Zoning District: Commercial/Light Industrial (C/LI) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 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 Board of Architectural Review has determined that the application for a Variance does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the Hearing Examiner of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. 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 14 days of the issuance of this Decision; that is, by December 3, 2010. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 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. Type 4 Permit - Variance JR Page 2 of 3 AM H:\Design Review\Sanft Design Review\L10-064_Interurban Warehouses&Offices_VAR_NOD.doc 11/19/2010 10:20:00 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 RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS 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 Jaimie Reavis, who may be contacted at 206-431-3659 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Wigin De#rtment of Community Development City of Tukwila Type 4 Permit - Variance JR Page 3 of 3 AM H:\Design Review\Sanft Design Review\L10-064_Interurban Warehouses&Offices_VAR_NOD.doc 11/19/2010 10:20:00 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW DEPARTMENT OF COMMUNITY DEVELOPMENT Prepared November 5, 2010 HEARING DATE: STAFF CONTACT: NOTIFICATION: FILE NUMBERS: ASSOCIATED FILES: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION/ ZONING DISTRICTS: SEPA COMPLIANCE: November 18, 2010 Jaimie Reavis, Assistant Planner • Notice of Application posted on site and mailed to surrounding properties and agencies with jurisdiction on October 5, 2010. • Notice of Public Hearing published in the Seattle Times, posted on site, and mailed to surrounding properties, agencies with jurisdiction, and parties of record on November 4, 2010. L10-064 Variance L10-065 Design Review E 10-016 SEPA/Environmental Review C10-020 Traffic Concurrency Certificate L10-063 Shoreline Substantial Development Permit PRE 10-010 Pre -Application Meeting Steve Sears of Fuller Sears Architects, on behalf of property owner Louie Sanft. Request for a variance to setback requirements and design review approval for development of approximately 72,700 square feet of warehouse, office, and retail space on a 3.3 acre site adjacent to the Green River. The project includes 63 parking spaces and 4 loading spaces, frontage improvements, landscaping, and a picnic area along the shoreline. 14440 Interurban Ave S (parcel numbers 3365901630 and 3365901605, and a portion of parcel number 3365901570) — on the east side of Interurban Ave S in between S 144th Street and S 147th Street. Commercial/Light Industrial (C/LI) The City of Tukwila, as the lead agency for this project, issued a Determination of Non -Significance for this project on November 2, 2010. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 PUBLIC COMMENTS: In response to the notice of application, written comments were received from King County Metro; the Muckleshoot Indian Tribe Fisheries Division; Joanna Funke, representative for Elburn Investments LLC (property owner of 14600 Interurban Avenue South - parcel no. 3365901650); and the Washington State Department of Archaeology and Historic Preservation. Each set of comments along with the City's and the applicant's response is Attachment B of this report. RECOMMENDATIONS: L10-064 Variance Staff recommends approval of the Variance application. ATTACHMENTS: L10-065 Design Review Staff recommends approval of the development project with conditions. A. Applicant's response to the Variance and the Design Review Criteria B. Public comments including the city's and the applicant's response. C. Site Plan (Sheet A1.0), Landscape Plans (Sheets L-0 — L-5) and Lighting Plan (LI -1). D. Design Review Presentation packet including perspective views; colored elevations; and photos of the proposed colors and materials. JR Page 2 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_lnterurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM JR Page 3 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM FINDINGS PROJECT DESCRIPTION The proposal is to construct approximately 72,700 square feet of primarily warehouse and office space, and a small amount of retail space, within six buildings. Also included in the project are 63 parking spaces, 4 loading spaces, frontage improvements along Interurban Ave S, and landscaping. The site is approximately 3.3 acres in size, and is vacant with the exception of a narrow street which is a public utility corridor. The utility corridor located on the project site was formerly a public street known as Maule Ave which was vacated in 2000. The project site is located on the east side of Interurban Ave S, in between S 144th Street and S 147th Street, within the Commercial Light Industrial (C/LI) District. Two existing tax parcels, and a portion of another tax parcel will be combined to make up the project site The Green River is located adjacent to the project site to the east, running the entire length of the project site north to south. A large portion of the project site is within the 200 foot buffer of the mean high water mark of the Green River. Other land use permits associated with this review include a Shoreline Substantial Development Permit, SEPA/Environmental Review, a Boundary Line Adjustment, and a Binding Site Improvement Plan. VICINITY/SITE DESCRIPTION Existing Development The project site is unique in that it is one of few vacant development sites along the Green River in Tukwila. The project site has approximately 800 feet of frontage along Interurban Ave S, 90 feet of frontage along S 144th Street, 70 feet of frontage along S 147th Street, and approximately 370 feet of frontage along the Green River. A portion of the Interurban electric railway was formerly located on the site, which later became City of Tukwila right-of-way for a 20 -foot wide access and utility corridor named Maule Avenue. A street vacation for the section of Maule Avenue located on the project site was recorded in 2000. The conditions of the Maule Avenue street vacation required the property owner to provide an easement to the City for the 20 -foot utility corridor within the vacated Maule Avenue right-of-way, and to dedicate 20 feet of right-of-way along the easterly boundary of Interurban Avenue to the City. SURROUNDING LAND USES The Interurban Warehouses and Offices project is located at the south end of a Commercial/Light Industrial (C/LI) zoning district. The C/LI district is intended to provide for areas characterized by a mix of commercial, office, or light industrial uses. The standards of the C/LI zone are intended to promote viable and attractive commercial and industrial areas. Properties to the north of the project site and east of Interurban Ave S are also zoned C/LI. Adjacent development and land uses within the C/LI zone include office and warehouse uses to the north, shown below: JR Page 4 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM To the south and across Interurban Ave S to the west, properties are zoned Regional Commercial Mixed -Use (RCM), a zone which is intended to provide for areas characterized by commercial services, offices, lodging, entertainment, and retail activities with associated warehousing, and accessory light industrial uses, along a transportation corridor and intended for high-intensity regional uses. Residential uses mixed with certain commercial uses are allowed at second story or above. Existing development within the RCM zone in vicinity of the project site includes office buildings on the west side of Interurban Ave S (the four-story Teamsters building and two-story Academy Schools private school). On the south side of the project site, development includes a two-story office and warehouse building located at 14600 Interurban Ave S, the two-story Town and Country Suites motel, and the three-story Southcenter Plaza office building. JR Page 5 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM Teamsters Building 14600 Interurban Ave S Office Building Southcenter Plaza Academy Schools Town and Country Suites JR Page 6 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM Topography The site is generally flat. On the west side of the property adjacent to Interurban Ave S, multiple berms exist which run north south along the length of the property. Fill is proposed to be added to areas of the project site where the ground is not level to achievefinish grade elevations for the project. On the eastern edge of the project site, the riverbank has a slope of approximately 25%. Vegetation The majority of the site is covered with a mixture of different types of grass, including invasive Reedcanary Grass. There are several mature trees at the top of the riverbank and in the area between the top of the riverbank and the mean high water mark. All existing trees, as well as shrubs which have been planted along the north property line, are proposed to remain as part of the completed project. Information about the existing trees, from north to south along the riverbank, is included below: • Large big leaf maple clump which includes a native cherry tree • 42" diameter Cottonwood • 7 Douglas Firs (all approximately 6" in diameter) • 30+" diameter Maple (labeled as 20" on plans) • 20+" diameter Big Leaf Maple (labeled as 14" on plans) • Large clump of Big Leaf Maples • Douglas Fir (approximately 12" diameter) • Douglas Fir (at least 12" diameter) The area below the top of the bank but above the Mean High Water Mark is covered with a combination of Himalayan Blackberry, Japanese Knotweed, Boston Ivy and Reed Canary grass. There are a few native trees located below the top of the bank near the mean high water mark: a Big Leaf Maple and a large Red Alder in the northern portion of the property; and another large Red Alder above the mean high water mark near the midpoint of the property. Access Access to the site will be from two driveways located off Interurban Ave S. An additional driveway providing access to the site is located off S. 144th Street. REVIEW PROCESS The applicant is requesting design review approval for the proposed project and a variance from the front yard and the second front yard setback. A Variance to the Zoning Code is a Type 3 decision that is typically processed by the Hearing Examiner according to the criteria for granting a variance listed under TMC 18.72.020. The applicant is also requesting design review approval from the Board of Architectural Review, which is a Type 4 decision. For this project the Variance and the Design Review permit applications have been consolidated. Per TMC 18.104.030 Consolidated Permit Applications, section B, "All permits included in consolidated permit applications that would require more than one Type of land use decision process, shall be processed together, including any administrative appeals, using the highest numbered land use decision Type applicable to the project application." For this project, the Type 3 Variance request shall be processed by the Board of Architectural Review together with the Type 4 Public Hearing Design Review decision. JR Page 7 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM REPORT ORGANIZATION This staff report has been divided into two sections. The first section covers the Variance discussion; the second covers the Design Review discussion. Staff's conclusions and recommendations follow each section. SECTION ONE — VARIANCE APPLICATION The applicant is requesting a variance from the front yard setback of 25 feet along Interurban Ave South and a variance from the second front yard setback of 12.5 feet along S. 147th Street. While the proposed setback from the property line along both these frontages is 5 feet on average, the buildings will be setback 25 feet on average from the street curb. Also, the perimeter landscaping along these frontages meets the minimum perimeter landscaping requirements of TMC 18.52, however some of the proposed landscaping lies within the public right-of-way, which shall require maintenance and encroachment agreement with the city. Five of the six buildings proposed as part of the project are located along the street frontage of Interurban Ave S. The front setback required within the C/LI zone is 25 feet. In exchange for the vacation of Maule Avenue right-of-way, the property owner dedicated the easterly 20 feet of his property adjacent to Interurban Ave S to the City. This exchange allowed the City of Tukwila to gain additional right of way needed along Interurban Ave S for the planned street improvements, including a center median, bus pullout lane, landscape strip, and a sidewalk. One of the conditions of the street vacation was that the City of Tukwila would retain access rights for maintenance of utilities through an easement within the 20 -foot area of the former Maule Avenue right-of-way. The requirement for the utility easement to remain clear of development, and the dedication to Tukwila of the first 20 feet on the east side of Interurban Ave S leaves a long, narrow strip of land in between the right-of-way of Interurban Ave S and the utility easement that is approximately 70 feet wide by 820 feet long. The applicant is requesting a variance from the 25 -foot front setback requirement. Also, the applicant has requested that the front yard landscaping be allowed to be provided partially within the public right-of-way. This will require the property owner to enter into a maintenance and encroachment agreement with the City. The proposed setback of the buildings from the front property line along Interurban Ave S ranges from three to seven feet. The majority of the walls of buildings along the front property line will be set back seven feet; the office areas which modulate out from the sides of the building are proposed to be set back five feet from the property line. The right-of-way of Interurban Ave S moves to the west near the area where the office of Building F is proposed. The setback of the closest portion of Building F to the property line is three feet. The setback of the buildings along Interurban Ave S from the street curb will range 10 feet in front of Building B where the bus pullout prevents the location of a landscape strip between the roadway and the sidewalk, to approximately 26 feet in front of all the other buildings with the exception of Building F. The setback of the west side of Building F closest to the street curb is proposed to be approximately 35 feet. The amount of landscaping proposed to be constructed with the project, including area on the project site and within the public right-of-way exceeds the 12.5 foot requirement except for the area in front of Building B, where the perimeter landscape area is proposed to be five feet in front of the office area and seven feet in front of the warehouse area. JR Page 8 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM The applicant is also requesting a setback variance from the south property line, which is considered a second front because the south side of the property is adjacent to S 147th Street. The second front setback and landscaping requirement is 12.5 feet. The applicant is requesting the setback of Building B be reduced to five feet, which is the consistent with the side setback requirement in the C/LI zoning district. The setback of Building B from the street curb along S 147th is proposed to be 28 feet; and the amount of landscaping between the building and the back of the sidewalk is proposed to be 15 feet. DECISION CRITERIA The decision criteria for variance decisions are contained in TMC 18.72.020. Each of the decision criteria is listed below in italics, followed by staff discussion. 18.72.020 Criteria for Granting Variance Permit 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located; Response Front Property Line The historic Interurban Railway right-of-way that became Maule Ave along some sections and Seattle City Light right-of-way in other sections of the east side of Interurban Ave S has been vacated over the years through separate agreements with property owners of parcels adjacent to the right-of-way. This situation extends along the east side of Interurban Ave S from the I-5 northbound on-ramp all the way south to the south end of the Town and Country Suites. The project site is one of the only undeveloped properties along the east side of Interurban Ave S. The variance, if approved, would allow a similar setback from the street curb as exists for surrounding development, including the Teamsters Building and the Academy Schools building across Interurban directly to the west of the project site, as well as the Southcenter Plaza building on the east side of Interurban Ave S to the south of the project site. The applicant is proposing to construct frontage improvements along Interurban Ave S according to the City's improvement plans for Interurban Ave S. Frontage improvements are required to be constructed as new development occurs. Property owners have the option of constructing frontage improvements on their own property within an easement granted to the City, or property owners may dedicate the area on which the new improvements have been made as long as they are able to meet the setback and landscaping requirements from the property line. Other property owners along the east side of Interurban Ave S made a similar land swap with the City to eliminate the situation in which the Maule Avenue right-of-way bisected their properties. The area between the buildings and the street curb of Interurban Ave S will equal the required setback distance and include the amount of required landscape area for all buildings except Building B, where a bus pullout is needed according to City of Tukwila street improvement plans and King County Metro's facility needs. Therefore, the proposed distance of the buildings from the street will be in keeping with that of surrounding development even though some of the required setback and landscaping will be within the public right-of-way. JR Page 9 of 26 H:\Design Review\Sanft Design Review \L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM The requirement for Maule Avenue to remain undeveloped is a unique situation which applies to properties along the east side of Interurban Ave S, and often creates a situation where the area between Interurban Ave S and the Maule Avenue right-of-way is used as parking and loading area. Approving a variance to the front property line setback and perimeter landscaping requirements will make development between Interurban Ave S and the Maule Avenue right- of-way more feasible, and has the potential to improve the look of the streetscape by encouraging the location of parking and loading areas in the middle of the site, screened behind buildings located at the front of the site along Interurban Ave S. As parcels redevelop along the east side of Interurban Ave S where Maule Avenue or Seattle City Light right-of-way has been vacated, the City of Tukwila would consider the same type of variance request if made as part of a land use or development application. South Property Line The applicant believes that a similar justification for a variance to the second yard setback requirement along S 147th exists, because the distance from the street curb to the proposed south wall of Building B will be 28 feet and the amount of landscaping added from the south wall of the building to the sidewalk will be 22 feet. The required setback and landscaped area for the second yard setback is 12.5 feet from the property line. On the west side of Interurban Ave S, the right-of-way of S 147th Street is unopened. On the east side adjacent to the project site, the right-of-way is 60 feet wide in the area adjacent to Interurban Ave S and narrows down to 20 feet as it heads east, where it dead -ends at the Green River. While S 147th Street is public right-of-way, it functions as more of a driveway than as a public street. The intent of a second front yard setback is to ensure that the side yards adjacent to public streets present an attractive appearance to the public. The greater setback area required allows room for more landscaping than is required by the standard side yard setback width. The S 147th Street right-of-way is a unique situation because it is 60 feet wide and only serves a few properties and functions more like a driveway than a public street. Approval of the setback and landscaping variance request would allow the property owner to meet the intent of the second front yard requirement by improving the right-of-way with landscaping. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is situated; Response: Front Property Line The utility easement located within the area formerly occupied by Maule Avenue runs through the middle of the project site. The street vacation on the subject property and the land swap between the property owner and the City associated with the street vacation created a unique situation related to the developable area of the parcel. Since the easement must remain undeveloped for utility access, the area of the property between Interurban Ave S and utility corridor is effectively cut off from the rest of the project site. Allowing the variance from the setback requirements will allow the buildings to be located closer to the street frontage of Interurban Ave S., consistent with other nearby development. This will also allow most of the JR Page 10 of26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM parking and loading area to be located behind the buildings along Interurban Ave S. Locating the parking and loading area in the middle of the site makes it easier for the utility easement to serve a dual function as both easement area and access drive for the development. South Property Line The 60 -foot width of the S 147th Street right-of-way on the south side of the project site is much wider than needed for a public street serving only a few properties. According to City plans for improvement of the right-of-way, the width needed for the street and sidewalk located on either side is 42 feet. The location of the sidewalk segment along S 147th Street proposed to be constructed by the applicant is according to the City of Tukwila street improvement plans. If the property owner was required to meet the 12.5 foot setback and landscaping requirements, the size of Building B would need to be reduced, and additional landscaping would be added from the south wall of the building to the back of the sidewalk. The area from the south face of the wall to the back of the sidewalk would include over twice the amount of required landscaping, over half of which would be within the public right-of-way. 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated; Response: Front Property Line Granting this variance along the front setback will not be materially detrimental to the public welfare because it will allow development to occur in the area between the former Maule Avenue right-of-way and Interurban Ave S, at a setback distance consistent with other buildings along Interurban Ave S. The amount of landscaping required by the zoning code will be provided, though it will be divided between private property and the public right-of-way. The appearance of the streetscape will be as required by code even though the applicant will not be meeting the code requirements on his property. Improvements including the sidewalk, landscaping strip, and landscaping behind the sidewalk within the public right-of-way will be required to be maintained by the property owner for the life of the project, consistent with the requirement for perimeter landscaping located on private property. South Property Line Along the south property line, the situation is much the same. The setback area is proposed to be five feet instead of the 12.5 feet required. The setback of Building B from the street curb will be approximately 28 feet. The applicant will be constructing a sidewalk according to the City of Tukwila's frontage improvement plans for S 147th Street. The area in between the property line and the back of sidewalk, which is approximately 15 feet, will be landscaped with trees, groundcover, and shrubs, for a total landscape area of approximately 22 feet between the back of the sidewalk and the face of the building B. The area between the back of the sidewalk and the south property line of the project site will be required to be landscaped and maintained by the property owner for the life of the project. 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan; JR Page 11 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM Response: Authorizing the variance from setback and landscaping requirements for both the front and south property lines will be in support of Economic Development Policy 2.1.13 of the Comprehensive Plan: "Promote economic use of industrial lands outside the MIC by encouraging redevelopment of under-utilized sites and by promoting the retention of large parcels or consolidation of smaller parcels of industrial land to facilitate their use in an efficient manner. Such lands should be preserved for industrial uses, achieved through appropriate buffering requirements and use restrictions." Approval of the variance will allow the project site to be developed in an efficient manner in which setback distances and the amount of perimeter landscaping appear to be consistent with surrounding development. Further discussion of how the project design is consistent with Comprehensive Plan goals and policies can be found within the Section Two of this staff report, following staff discussion of the design review criteria. 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. Response: Front Property Line Other properties in the area on the west side of Interurban Ave S are not burdened with a utilities easement over which development cannot occur. Approval of the variance to the front setback requirement will allow the property owner the use of 20 feet of land in between the Interurban Ave S right-of-way and the vacated Maule Ave utilities easement. Without the variance approval, application of the 25 foot setback requirement would leave a narrow strip of developable land in between the setback area and utilities easement area. South Property Line Similar to other development within the area, this project will be required to construct frontage improvements, including sidewalk and landscaping; and maintain them for the life of the project. The additional landscaping needed within the right-of-way in between the sidewalk and the property line is more than the amount required within second front yard areas in the C/LI zone. RECOMMENDATION Staff recommends approval of the Variance request to allow a reduction in the front yard setback along Interurban Ave S. and the second front yard setback along S. 147th Street. JR Page 12 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM SECTION TWO — DESIGN REVIEW Decision Criteria - Design review According to TMC 18.28.070, design review by the Board of Architectural Review is required for all commercial structures over 2,500 square feet in size. Design review criteria for this project are contained in TMC 18.60.050 section B, Commercial and Light Industrial Design Review Criteria. Each of the criteria is listed below, followed by staff discussion of how the project meets the review criteria. 18.60.050 General Review Criteria 1. Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian move- ment; b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; c. The height and scale of each building should be considered in relation to the site. a) This site has street frontage along three sides: west, north, and south. On the west side of the project site is Interurban Ave S, a busy arterial street which currently has no sidewalk on its east side in front of the project site. On the north and south sides of the project site are S 144th Street and S 147th Street, respectively. S 144th Street is a dead-end street with low traffic volumes associated with light industrial and office uses. S 147th Street serves as a driveway for the office building located at 14600 Interurban Ave S and the Town and Country Suites located to the south of the project site. Required frontage improvements proposed along Interurban Ave S have been designed according to City of Tukwila plans, and include a landscape strip adjacent to the roadway with street trees, a sidewalk, and street lighting. Project plans include sidewalk transitions around the corner of S 144th Street and S 147th Street, with landscaping located at the back of the sidewalk within the right-of-way and on the project site. Concrete sidewalks are planned to provide connections from the sidewalk along Interurban Ave S to the interior of the site. The applicant will be constructing a bus pullout area on either side of the southern -most driveway to the site, to provide room for King County Metro buses to pull over from travel lanes to pick up and drop off passengers using the bus stop in front of the project site. In this area, the sidewalk is adjacent to the roadway, with no landscape strip, to accommodate the bus pullout. A landing pad is included in the plans per King County Metro standards, to accommodate a future Metro bus shelter. b) The main parking and loading area for the project is located in the middle of the site, and is largely screened from view by the five buildings (B, C, D, E, and F) located along the frontage of Interurban Ave S. Small parking bays, comprised of three parking stalls each, are located on either side of each of the driveways located between buildings B and C, and buildings C and D. JR Page 13 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM These small parking areas will be visible from Interurban Ave S, but will be partially screened by the office portions of the buildings along the street. Additionally, there is a small parking area between buildings E and F which consists of 11 parking spaces. This area will be visible from Interurban Ave S, but will be partially screened from view by trees located in the landscape strip between the sidewalk and roadway, as well trees and shrubs located at the back of the sidewalk. c) The maximum height allowed in the C/LI zone is 4 stories or 45 feet. The proposed height of buildings within the Interurban Warehouses & Offices development is generally 30 feet, with parapet walls up to a height of 32 feet providing roofline modulation on the office portions of the buildings where vertical corrugated metal siding is used. Existing development in the immediate vicinity of the project site ranges from one-story buildings approximately 10 feet in height to three-story buildings approximately 35 feet in height. The warehouse building directly adjacent to the project site to the north is a standing seam metal building with a height of approximately 30 feet. Office buildings to the north shown in pictures in the "Surrounding Land Uses" section above are one-story, and approximately 10 feet in height. Office uses to the west across Interurban Ave S and to the south are two- to three -stories, and approximately 20 to 35 feet in height. The Town and Country Suites motel to the south is also two stories. Though the applicant has requested a setback variance for the buildings along Interurban Ave S, the setback of the buildings along Interurban Ave S from the street curb as proposed will be similar to surrounding buildings, including the Teamsters building and the Academy Schools building to the west, and the Southcenter Plaza building to the south. The square footage of warehouse and office space is broken into multiple, smaller buildings along Interurban Ave S, with the largest building located at the back of the site and screened from view from the street by the buildings along the street frontage. Use of multiple buildings, and the horizontal and vertical modulation added along the street frontage and the west side of Building A help to reduce the apparent scale of the buildings on the project site. The use of different colors and materials on the east wall of Building A, as well as the concentration of landscaping along the riverbank helps break up the area of the large wall and screen the view of the back side of Building A from across the river. 2. Relationship of Structure and Site to Adjoining Area. a. Harmony of texture, lines and masses is encouraged; b. Appropriate landscape transition to adjoining properties should be provided; c. Public buildings and structures should be consistent with the established neighborhood character; d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; e. Compatibility of on-site vehicular circulation with street circulation should be encouraged. a) Design treatment to create harmony of texture, lines, and masses varies in different areas of the site, depending on whether the walls of the buildings in the project face a public street, the JR Page 14 of 26 H:\Design Review \Sang Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SRdoc 11/12/2010 10:11:00 AM interior, parking and loading area of the project site, or the Green River. A description of design treatment for each area is included below: Structures and Site Adjacent to Interurban Ave S, S 144th Street, and S 147th Street The five smaller buildings located along the street frontage of Interurban Ave S are located in a way that screens the large mass of Building A from view from Interurban Ave S, helping to create harmony among the building masses on site. The repetition of the office area modulation and the vertical corrugated metal is a design feature common to all the buildings on site which helps tie the development project together. The walls of building facades along Interurban Ave S are proposed to be constructed primarily of concrete masonry block, with areas of vertical and horizontal corrugated metal siding added to the face of the buildings to add variety in texture. Block masonry used on the face of buildings facing Interurban Ave S, S 144th Street, and S 147th Street is textured, and three different colors are used to break up the 30 -foot height of the walls. Samples of the colors and materials for the project are included in Attachment D (Design Review Presentation packet). The main concrete block of the building face will be a beige/sand color (CMU -1), topped with a crown course similar in color but a bit lighter and with less texture than the masonry block color used at the base of the building (CMU -2). At the base of the building up to a height of approximately 10 feet, a reddish -brown color concrete block masonry will be used (CMU -3), above which will be a belt course of CMU -2. The concrete masonry block wall of building C is approximately 130 feet long, and that of Building D/E is 120 feet long. These two sections represent the largest areas of concrete masonry block wall for the buildings along Interurban Ave S. The project architect has included a 10 -foot "pillar" in the middle of building C and D/E. This pillar is made of horizontal corrugated metal siding which projects from the horizontal plane of the building approximately two feet in order to break up the expanse of the wall area. Additionally, the size of the downspouts used on the face of building walls within the project have been increased to provide additional vertical features that help break up the long expanse of concrete block and concrete -tilt -up walls. The architect also made a change from the original plan set to add windows to the area of the block wall face above the belt course on the front facades of Buildings B, C, D/E, and F, as well as on the back (east) side of Building F, which will be visible from the right-of-way of S 144th Street. Vertical corrugated metal siding provides a contrasting material from the concrete block face of the building in corner areas of the buildings where office space is proposed. The office areas with vertical metal siding are modulated from the warehouse portion of each building horizontally and vertically; walls project out from the horizontal plane of the building and the height of the parapet roof comes up from the height of the concrete masonry walls of the buildings. Horizontal corrugated metal siding is applied to the front and back of Building C to help break up the expanse of block wall area, as well as on the front of Building D/E. Structures and Site within Parking and Loading Area Areas of all buildings that are not adjacent to public streets will be tilt -up concrete. These areas include the east sides of buildings B, C, D/E, and all walls of Building A. To help minimize the appearance of blank wall area of concrete tilt -up walls, vertical and horizontal scoring is used, JR Page 15 of 26 H:\Design Review\Sanft Design Review\L10-064 L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM and a change was made to the plans to add a base color to the tilt -up wall sections. Details on different colors used on buildings within the project are included in the discussion on Building Design later in this report. Structures and Site Adjacent to the Green River Almost all of Building A is located within the 200 -foot buffer from the mean high water mark of the Green River. The back (east) wall of Building A is approximately 315 feet long; out of the 370 feet of frontage the project site has along the bank of the Green River. The project site is visible from uses including Fort Dent, Starfire Sports Complex, and the Green River Trail located on the east side of the river across from the project site. In order to minimize the appearance of the back side of Building A, the existing mature trees on site will be protected to provide screening. An additional 53 evergreen trees will be added to area between the top of the riverbank and the east wall of Building A to provide additional screening of the development from the river and adjacent properties. The original design of the east side of Building A was scored tilt -up concrete. The design of the east wall of Building A was changed to include two different neutral colors on the concrete panels. Additionally, windows were incorporated into the southeast corner of the building, and Hemlock Green vertical corrugated metal siding was added to create pilasters along the expanse of the wall. b) Perimeter landscaping will be provided on all sides of the property. As described in the variance request, the amount of landscaping being provided as shown on plans meets the requirements for perimeter landscaping, even though a large amount of the required perimeter landscaping along the front and south property lines will be located within the right-of-way rather than on private property. c) There are no public buildings or structures included in the current project proposal. d) The site design has been revised to more clearly delineate a pedestrian circulation system that is separated from the truck traffic expected within the parking and loading areas of the project. The public sidewalk along Interurban Ave S, and pedestrian connections from the public sidewalk to building entrances, provide a pedestrian circulation system for the west side of the project site. A sidewalk is located on the east side of buildings along Interurban Ave S to provide internal pedestrian connections from the large parking area in the middle of the development to buildings along Interurban Ave S and to the individual entrances to tenant spaces within Building A. Areas where pedestrian paths are not curbed include crossings of the main drive aisle located over the utility right-of-way, crossings of the two driveways, and the pedestrian connection to the picnic area which is located within the Fire Access Lane on the south side of Building A. Where pedestrian pathways are not curbed, they are constructed of concrete to contrast with the asphalt pavement of the drive aisles. e) There are two curb cuts providing access from Interurban Ave S to the project site. An additional driveway is designed on the north property line providing access to S 144th Street. According to City of Tukwila plans for Interurban Ave S, future street improvements will include planted medians in the center of Interurban Ave S which will improve safety for vehicles entering and exiting the project site by preventing left hand turns into and out of the JR Page 16 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM project site from the driveways on Interurban Ave S. This design will limit access along Interurban Ave S to right -in and right -out access only, and left hand turns into the site and from the project site to Interurban Ave S will be limited to those made from S 144th Street. 3. Landscaping and Site Treatment. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination; g. In areas where general planting will not prosper, other materials such as fences, walls and paving of wood, brick, stone or gravel may be used; h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. a) The riverbank along the east side of the project site will be enhanced as part of this project through the addition of 114 willow stakes placed just below the top of the riverbank. b) Concrete sidewalks are provided throughout the site to delineate pedestrian access to building entrances and to the picnic area. These walkways are curbed, except for the pathway to the picnic area and areas where the walkways cross drive aisles and driveways. Curb ramps are included in the project design to provide transitions from curbed walkways to parking areas and pedestrian crossings of the drive aisle and driveways. The grades of parking areas on site are flat, and curbs are proposed around all landscaped areas to protect the landscaping and promote an inviting and stable appearance. c) As discussed in Section One of this report, the amount of perimeter landscaping provided is as required by code with the exception of the area in front of Building B where a bus pullout has been designed per City of Tukwila and King County Metro improvement plans. More than half of the landscaping required along the front property line and the second front property line along S 147th Street is located within the right-of-way rather than on private property. The project has been reviewed to include plantings native to the Pacific Northwest within the 200 -foot buffer of the mean high water mark of the Green River. The spacing and amount of landscaping is provided according to code requirements. Along the rear property line no landscaping is required according to Chapter 18.52 of the zoning code. However, due to the sensitive nature of the 40 -foot setback area from the mean high water mark of the Green River JR Page 17 of 26 H:\Design Review\Sanft Design Review\L1O-064_L10-065_Interurban Warehouses&Ofces Var&DR SR.doc 11/12/2010 10:11:00 AM and the need to provide screening for the large wall on the east side of Building A, the area will be landscaped with native trees, shrubs, and groundcover. Along Interurban Ave S, S 144th Street, and S 147th Street, a greater number of trees and shrubs have been added to the planting plan to provide screening for blank wall areas. A large number of evergreen trees and shrubs are provided to screen concrete block wall areas, with flowering deciduous trees shown in areas near entry drives to strengthen the view of entry points to the project site. Flowering deciduous trees are also shown in front of areas of Building A that are able to be seen from Interurban Ave S. Landscaping added to the base of buildings helps to screen blank wall areas within the development as well. These areas include the southeast side of Building A, the east side of Building B, and the east side of buildings D/E and F. d) Landscaping is located within curbed areas to protect plants from motor traffic. Additionally, the location of some of the trees within interior parking lot landscape islands has been revised to help ensure that the trees will not be damaged by trucks within parking and loading areas. e) Interior parking lot landscaping islands are provided as required by code. Additional landscape areas will be provided adjacent to parking and loading areas at the base of the southeastern corner of Building A, adjacent to the service drive on the east side of Building B, and on the east side of buildings D/E and F. f) The enclosures for trash and recycling containers are proposed to be concrete painted to match the color of buildings in the development. Plantings are proposed to be clustered around trash and recycling enclosures, and the types of plantings proposed in these areas have been reviewed to ensure they will provide adequate screening. Landscape plans have been revised to include more plantings to screen the trash enclosure areas near Building B in response to comments received during the Notice of Application comment period. Also, additional plants have been proposed to screen the trash and recycling areas behind Building A. 4. Building Design. a. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings; b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments; c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; d. Colors should be harmonious, with bright or brilliant colors used only for accent; e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view; f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; JR Page 18 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_lnterurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. a) Nearby offices development is of brick or concrete construction, typically with a large number of windows facing the street, and parking located at the back and sides of the building. Nearby warehouses are of concrete or metal construction with parking and loading areas located in the front of the building. The proposed Interurban Warehouses & Offices includes a mix of site design elements and construction materials typical of warehouse and office development in Tukwila. The buildings on the site are planned to be constructed of concrete. Office areas of the buildings are proposed to be faced with corrugated metal siding, which is typical of warehouse development in Tukwila. The metal siding is used as a decorative architectural element which provides a contrast to the concrete block and concrete tilt -up walls of the buildings. Design details, including textured concrete block, corrugated metal siding, windows, window headers, and canopies will be focused on the front of the buildings facing Interurban Ave S and the sides of buildings which face secondary public streets including S 144th Street and S 147th Street. The office areas of Building A will also be faced with corrugated metal siding and will include windows, window headers, and canopies. In other areas of the site that are not as visible from the public right-of-way, including the north, south, and east sides of all the buildings and the west side of the warehouse areas of Building A, walls are proposed to be constructed of tilt -up concrete. Tilt -up concrete is proposed to be scored and painted with a base color to provide a minimal amount of visual interest. Page 5 of Attachment D provides an illustration of the difference in design details planned for buildings along Interurban Ave S versus those internal to the project site. b) The proposed scale of the buildings is consistent with surrounding warehouse and office development. The placement of the smaller buildings B through F at the front of the project site help screen and reduce the apparent scale of Building A. The modulation of the west face of Building A also reduces the apparent scale as viewed from the public right-of-way and adjacent properties to the north and south. A combination of screening and design elements help reduce the apparent scale of the back side of Building A which faces the river. These design elements include vertical corrugated metal pilasters, use of color and scoring on the concrete tilt -up panels, and windows added to the southeastern corner of the building. c) The large windows included in building facades along Interurban Ave S, on the back side of Building F, and in the office areas and southeastern corner of Building A are typical of warehouse development. Windows and doors of the building will be a natural anodized color. The concrete and metal used for the window headers is consistent with the architectural design of the building. Canopies are proposed to be painted steel with corrugated metal roof and suspension rods. The parapets are proposed to be capped with metal trim, and the heights of parapet walls will extend two feet above the height of the concrete block and concrete tilt -up walls. Roof skylights are proposed within the building roofs to provide natural daylight. d) The colors proposed for the project are neutral. Four different colors are proposed for use on concrete tilt -up walls and the overhead doors, including light gray, dark gray, light beige, and light JR Page 19 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Ofces_Var&DR_SR.doc 11/12/2010 10:11:00 AM brown. Each concrete tilt -up wall will include two colors. All four colors proposed for use on tilt - up walls are complimentary to one another. The concrete block on facades adjacent to Interurban Ave S, S 144th Street, and S 147th Street will be of three different colors, including a dark reddish - brown that includes a lot of texture (CMU -3) for the base of the buildings, a smoother -surfaced red -brown block (CMU -2) used for accent on the belt course and crown course at the middle and top of the walls, and a light brownish gray color used for the main body of the building above the base. Corrugated metal used on the project is painted Terra Cotta, Hemlock Green, and Mistique Plus (a metallic silver color) for accent on the modulated office areas of the buildings. The Hemlock Green and Terra Cotta colors are the brightest colors of all those proposed, and are used primarily along Interurban Ave S where the office areas of the buildings modulate out from the concrete block sections vertically and horizontally. The Terra Cotta and Hemlock Green colors are alternated along the Interurban Ave S frontage, with vertical corrugated metal sections painted Hemlock Green and horizontal corrugated metal sections painted Mistique Plus helping to break up the expanse of long sections of concrete block wall. Hemlock Green is also used on the vertical corrugated metal pilasters on the back side of Building A. e) Mechanical equipment for the project site is planned to be located on the roof of the buildings, and will be screened by the height of the parapet walls. f) Different types of lighting are proposed on the project site according to the area of the site in which it is proposed and the function of the lighting. Building -mounted lighting will be the most prevalent source of lighting for the project site. Lighting fixtures located at entrance areas in front of the office areas of the buildings will be decorative and will provide adequate lighting for pedestrian entrances to the buildings. On the interior of the project site and on walls that are not as visible from the public right-of-way, lighting will less decorative and will provide greater illumination levels in parking and loading areas. Bollard lighting is proposed adjacent to pedestrian walkways across driveways and connecting to the picnic area. Flood lighting is proposed within the front landscape area, tilted up towards the face of the building to enhance the view of the buildings at night from Interurban Ave S. The photometric plan included with the project specifies that lights along the back side of Building A within the shoreline area will be shut off at 8:00 p.m. Lighting levels diminish towards the edges of the property boundary to prevent spillover onto adjacent properties. The project includes a variety of colors and materials employed in different ways on the site depending on the context. The greatest amount of design detail and variety is provided along the street frontage of Interurban Ave S, and secondary public streets including S 144th Street and S 147th Street. In areas less likely to be seen by the public, less variety and design detail is provided. Although Building A is large in scale and mass and includes only a small amount of variety in terms of color, it is largely screened from view by the buildings along the street front of Interurban Ave S. The modulation of the west facade of Building A helps to create visual interest in areas where it can be seen from Interurban Ave S, S 144th Street, S 147th Street, and adjacent properties. g) 5. Miscellaneous Structures and Street Furniture. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in JR Page 20 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM harmony with buildings and surroundings, and proportions should be to scale; b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. a) Miscellaneous structures and street furniture proposed for the project include the trash enclosures, picnic table, and bike racks. There are six trash enclosures proposed for the project. The enclosures are distributed throughout the site to serve the multiple tenant spaces within the warehouse and office buildings. Three enclosures, including the two located at the east end of Fire Access lanes on the north and south sides of Building A, and the enclosure located on the east side of Building B are located at the end of long drive aisles that do not provide any room for a truck to turn around. Staff has been consulting with Allied Waste, the trash pick up service provider to determine if their trucks will be able to service trash containers at these locations. If it is determined that trash container locations at the end of long drive aisles will not work for Allied Waste, staff requests as a condition of approval of the design review that new locations on the project site be determined administratively as part the building permit review process. Examples of the bike racks and the picnic table proposed for the project are shown on page 10 of Attachment D. The colors, materials, and design of the bike racks and picnic table are consistent with the architectural concept of the project. The bike racks will be metal, and the picnic table includes a combination of materials including metal, with a table surface and bench area of a natural wood color. b) Proposed lighting for the project is made up primarily of building -mounted lighting. Lighting levels are highest on site in parking, drive aisle, fire access lane, and trash and recycling areas. A combination of building -mounted and pole -mounted lighting are proposed to illuminate parking drive aisle, and service areas. Building -mounted lighting is included at building entries, and bollard lighting is proposed along pedestrian pathways (including the pathway connecting to the picnic area and the areas where pedestrian pathways cross the driveways connecting Interurban Ave S to the parking and loading area in the middle of the site). Lamps located within the front landscape area adjacent to Interurban Ave S will light up the building facade at night and provide additional lighting for pedestrians. Frontage improvements include street lamps along Interurban Ave S to provide roadway lighting as well as lighting for the public sidewalks. COMPREHENSIVE PLAN POLICIES The project as proposed is consistent with goals and policies in the Community Image, General Transportation Corridor, and Transportation sections of the Tukwila Comprehensive Plan. The following is a list of comprehensive plan goals and policies relevant to this project, followed by a description of how the proposed project meets each. Where policies listed in different sections of the plan are similar, they are listed together and followed by one response. Goal 1.8 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. JR Page 21 of 26 H:\Design Review\Sanft Design Review \L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM This project is designed with buildings close to the street frontage of Interurban Ave S. This allows buildings at the front of the site to screen the large parking and loading area located in the middle of the site. Smaller parking areas with an average of less than 10 parking stalls are located within view of the public right-of-way. Plantings along Interurban Ave S are located on both sides of the sidewalk, and plantings provided along all public streets adjacent to the project site (including Interurban Ave S, S 144th Street, and S 147th Street) are prominent. 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. 8.1.1 Improve the pedestrian environment with street improvements that include curbs, sidewalks or trails, and regularly spaced street trees. Required frontage improvements for this project include curbs and sidewalks along Interurban Ave S and S 147th Street, and regularly -spaced street trees adjacent to the roadway along Interurban Ave S. A pedestrian pathway/trail is included in the project design to connect the site to a picnic area on the shoreline of the Green River. 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. Pedestrian weather protection is proposed over office area entrances for each tenant space on all buildings included in the project. The office areas include large see-through glass windows on the first and second stories. Large see-through windows are also included on the second story of concrete block warehouses along Interurban Ave S, the east side of Building F, and on the tilt -up concrete walls of the southeastern corner of Building A. 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. Sidewalks are proposed to connect the public sidewalk along Interurban Ave S to building entrances. Concrete pathways are designed across the drive aisle within the project site to connect the buildings along Interurban Ave S with Building A, as well as to connect the large parking area in the middle of the site to the entrances of Building A. A concrete pathway within the Fire Access Lane on the south side of Building A provides a pedestrian connection to the picnic area along the shoreline. Pathways which cross the drive aisle and the pathway connecting to the picnic area will be concrete, to provide a contrast to the asphalt of the roadway. This will help delineate the pedestrian pathways and provide visibility for pedestrians in these areas. 8.1.4 Landscape interior areas as well as perimeter strips in parking lots. Landscape plans for the project include interior parking lot landscaping as required by the zoning code, as well as additional foundation landscape areas at the back of buildings B, D, and E adjacent to parking areas. 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. Mechanical equipment for the project will be screened by the parapet walls of the buildings. Trash and recycling containers are proposed to be located within trash enclosures constructed JR Page 22 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR SR.doc 11/12/2010 10:11:00 AM of concrete and painted to match the color scheme of the buildings. Landscaping plans include plantings chosen for their screening function, clustered around the trash and recycling enclosures. Goal 8.3 Interurban Corridor Goal 8.3.1 Develop the north section as an area of regional commercial or light industrial uses; the middle and south sections as a mix of residential, commercial or, in some areas, light industrial uses. The proposed development and use of the site, which includes warehouse, office, and a small amount of retail, fits in with the type of development and the uses envisioned within the Comprehensive Plan for the middle section of Interurban Ave S. 13.2.3 Require all new streets, street improvements, property developments and property improvements to provide sidewalks consistent with adopted standards and subarea plans. Property developments and improvements in commercial areas will provide direct pedestrian access from sidewalks to buildings. The project proposes to construct new sidewalks and landscaping along Interurban Ave S and S 147th Street, consistent with the City's design drawings. Each building along Interurban Ave S is linked to the public sidewalk with pedestrian paths. 1.8.8 Encourage facilities and improvements that support transit use in new development, redevelopment, and street projects. 13.6.2 Include bus design considerations in street improvements on streets with existing or potential bus service. Construction of a landing for the King County Metro bus stop located in the vicinity of the project site is included in the project design. The location has been coordinated with City of Tukwila design drawings for street improvements to Interurban Ave S and with King County Metro. CONCLUSIONS (1) Relationship of Structure to Site. The site design includes frontage improvements along Interurban Ave S and sidewalk transitions to adjacent, secondary public streets including S 144th Street and S 147th Street. Frontage improvements include a landscape strip with street trees, sidewalk, and street lighting along Interurban Ave S. The amount of perimeter landscaping as required by code will be provided through the project on private property and within the right-of-way if a variance to the setback and landscaping requirements is approved along the front and south property lines. Buildings placed along the street frontage of Interurban Ave S screen the large parking and loading area located in the middle of the site. Smaller parking areas visible from Interurban Ave S are partially screened from view by building modulation of the office areas at each of the driveways to the site, as well as by landscaping. The proposed height of the building is 30 feet, rising to 32 feet at the top of parapet walls. The height and scale of the buildings are consistent with surrounding development, including the JR Page 23 of 26 H:\Design Review\Sanft Design Review \L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM three-story Teamsters building and the two-story Academy Schools building across Interurban Ave S to the east, the two-story office building and the two-story Town and Country Suites motel to the south, and the approximately 30 -foot tall standing metal warehouse building and one-story office building to the north. (2) Relationship of Structure and Site to Adjoining Area. Design treatments for different areas of the site help to create harmony of texture, lines, and masses. The placement of smaller buildings along Interurban Ave S helps to reduce the appearance of the largest building located on the east side of the site. The building facades facing Interurban Ave S, S 144th Street and S 147th Street are well articulated with a variety of colors and materials. Within the development, concrete tilt -up walls include reveals and a variety of colors to provide some visual interest. The east side of Building A is a large tilt -up wall that has been designed to include two different colors, Hemlock Green corrugated metal pilasters, and windows at the southeast corner to add some visual interest to the view from the river and uses across the river to the east. The east side of the building will be screened by a large number of evergreen trees, as well as deciduous trees, and a variety of shrubs. Landscaping proposed on the north, south, and west sides of the project site provides an appropriate landscape transition to adjoining properties. A pedestrian circulation system consisting of curbed walkways and walkways constructed of contrasting material to the asphalt of drive aisles and driveways has been clearly delineated on the project site. Vehicular access will be limited to two driveways from Interurban Ave S and one driveway from S 144th Street which connect to the drive aisle which runs through the middle of the project site. A median planned with future street improvements to Interurban Ave S will limit left turns into and out of the project site to S 144th Street, making driveways along Interurban Ave S right -in and right -out only. (3) Landscaping and Site Treatment. The proposed project meets perimeter landscaping requirements with some front landscaping proposed on site and some proposed in the adjacent right-of-way. The landscape plan has been revised to enhance the area just below the top of the riverbank with the addition of 114 willow stakes. All landscaping within the 200 -foot buffer of the mean high water mark of the shoreline will consist of plantings native to the Pacific Northwest. Grades of walkways and parking areas on site are flat. Where curbs separate sidewalks from parking areas and drive aisles, curb ramps transition down to the level of parking and drive aisle areas. The landscape design concept is to provide screening with evergreen trees and a variety of shrubs in areas where there are blank walls, and to provide flowering deciduous trees to highlight the entrances to the project site. Landscaping is located within curbed areas to protect plants from motor traffic, and the location of trees has been adjusted where there was the potential for damage by truck turning movements. Interior parking lot landscaping is provided per code requirements. Additional landscaping is included within the project interior in parking and loading areas at the base of buildings to help screen blank wall areas and to soften the appearance of concrete and asphalt. Trash and recycling enclosures are proposed to be constructed of concrete and painted to match the colors of the buildings. Plantings to provide screening are planned to be clustered around trash enclosures to provide additional screening. JR Page 24 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM (4) Building Design. The proposed building is consistent with the architectural style, colors, materials, and scale of the surrounding development. Large windows typical of urban warehouse development are located on both the metal and concrete block facades of Interurban Ave S, on the east side of Building F, and on the west side and southeast corner of Building A. Window headers are included, and will be of either metal or concrete block dependent on the corresponding material of the building facade on which the window is located. Painted metal canopies are included on the front of office areas for all the buildings, providing pedestrian weather protection and architectural interest. Colors proposed for the project are neutral, including different shades of beige, brown, and gray. The office areas which modulate out from the larger concrete block and concrete tilt -up sections of the buildings are painted the brightest colors on the site for accent. These colors include Terra Cotta and Hemlock Green along the street frontage of Interurban Ave S. Office areas on Building A are proposed to be a metallic color. The east side of Building A also includes sections of corrugated metal painted Hemlock Green to break up the large concrete wall area. Exterior lighting is proposed in parking and loading areas; within trash and recycling areas; at building entrances; and on the building facades along Interurban Ave S. Rooftop equipment shall be completely screened by the parapet walls. (5) Miscellaneous Structures and Street Furniture. The proposed miscellaneous structures, including the picnic table and bike racks, are compatible with the design of the building. The trash enclosures are proposed to be constructed of concrete and painted to match the colors used on adjacent buildings. Some of the enclosures are located at the end of long drive aisles that do not provide any room for a truck to turn around. Staff has been consulting with Allied Waste, the trash pick up service provider to determine if their trucks will be able to service trash containers at these locations. If a change in trash enclosure locations is necessary to meet Allied Waste's requirements, the revised locations shall be reviewed administratively as part of the building permit process for the project. Bicycle parking spaces have been provided to meet the minimum parking requirements. A separate sign permit application will be required to install any signs. The proposed signs shall meet all sign code requirements and shall be consistent with the architecture of the building. (6) Comprehensive Plan The project as proposed meets applicable sections of the Comprehensive Plan, including Community Image, General Transportation Corridor, and Transportation. Construction of frontage improvements to include sidewalks and landscaping, as well as required perimeter and interior parking lot landscaping, all work to meet Comprehensive Plan Policies. The inclusion of pedestrian weather protection, see-through glass, and a varying parapet height of the roofline are also supported within applicable sections of the Comprehensive Plan. RECOMMENDATIONS Staff recommends approval of the Design Review application with the following condition: JR Page 25 of 26 H:\Design Review\Sanft Design Review\1.10-064_L10-065_lnterurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM 1. If a change in trash enclosure locations is necessary to meet Allied Waste's requirements, the revised locations shall be reviewed administratively as part of the building permit process for the project. INFORMATION ITEMS 1. The property owner will enter into an agreement with the City related to trash enclosures located on the vacated Maule Ave. utility right-of-way easement. Some of the trash enclosures for the project are proposed to be located on top of the utility easement. The agreement will require the property owner to pay for any work necessary to remove and reconstruct the trash and recycling enclosures and containers if the City needs access underneath areas where they are proposed within the utility easement. 2. The property owner will enter into a right-of-way encroachment agreement with the City. This will include the requirement that the property owner must maintain landscaping within the right-of-way for the life of the project. 3. The applicant will apply for a Boundary Line Adjustment to reconfigure the project parcels, and a Binding Site Improvement Plan so that the two parcels which result from the BLA will be able to function as one site, with shared setback and landscape requirements. 4. The applicant will apply for a Flood Control Zone Permit to address the area of the site located within the 100 -year floodplain, as shown on the FEMA Flood Insurance Rate Map. JR Page 26 of 26 H:\Design Review\Sanft Design Review\L10-064_L10-065_Interurban Warehouses&Offices_Var&DR_SR.doc 11/12/2010 10:11:00 AM r Interurban Warehouses and Offices 14600 Interurban Ave. Tukwila, WA ZONING CODE VARIANCE Variance Request Description: The current Zoning Code requires a 25 foot setback along Interurban Ave. This setback requires the buildings to be a minimum of 25 feet from the property line. Due to an increase in the ROW width the resultant property width decreased by 20 feet. The proposed variance provides a 26.25 - 28.25 foot setback from the street curb to the face of building for the majority of the street -front. Therefore the proposed landscape width is very similar to the City's required setback.. A bus turn out at the south frontage provides a narrower setback in that area. The applicant requests the allowable setback be decreased to 5 feet from the property line along Interurban Ave. An additional setback adjustment along the 90' south property line facing South 147th Street is requested to be part of this variance. The current zoning requires a "second frontage" setback of 12.5' where the property faces South 147th Street. The future Interurban Avenue improvements have defined this access drive as a street. However, the use as perceived today is a driveway. This driveway starts at Interurban Avenue travels eastward for approximately 200' and terminates at the Duwamish River. This is not a heavily traveled street. Therefore, the second frontage requirement does not relate to how the site functions. We request that the proposed buildings facing this drive access be classified as a side yard which has a 5' setback requirement. The actual distance between the property line and the South 147th street edge is 25'. This total 30' wide area will be fully landscaped to match the Interurban Avenue frontage. Zoning Code Variance Criteria Discussion: 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located; Several years ago the current owner of the property entered into a land swap to vacate Maule Ave, which paralleled Interurban Ave through the middle of his property. Previous to this land swap the conceptual design placed the currently proposed frontage buildings along Interurban Ave. At that time they provided a 25 foot front yard setback to the property line. Following the land swap, due to the widening of the Interurban ROW (not the actual street) the setback was reduced to 5 feet. It was never the owner's intent to disqualify himself from the proposed development and actually could have accommodated the existing Maule Ave had he not entered into that agreement with the City. Therefore the proposed setback between the frontage buildings and the street edge is the same as what could have been built years ago. There have been no changes in the front yard setback requirements during this time. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; Attachment A See above description. In addition the proposed project was allowed prior to the described land swap and therefore could have been permitted and constructed on this property as well as on adjacent properties. 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated; The granting of this variance will provide a building placement, which is similar to what would have been created with the earlier ROW condition prior to the land swap. The traffic, views, light, aesthetic will remain the same as the earlier allowable design. 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan; The Comprehensive Use Policy Plan indicates this property is within the Interurban Avenue South Corridor and is zoned C/LI, Commercial/ Light Industrial. The policies of the Interurban Corridor supports light industrial and commercial uses. The policies also allows up to 3 story buildings. We are proposing 1-2 story buildings of light industrial/commercial use with a small amount of retail which is compatible with the land Use policies and the established development pattern along Interurban Ave. 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. Without the variance, the uses proposed for the property as zoned would be severely restricted due to the setback required along Interurban Ave. This unusual setback is the result of the before mentioned land swap, not the actual setback the City originally intended. Interurban Warehouses and Offices 14600 Interurban Ave. Tukwila, WA DESIGN REVIEW CRITERIA 1. Relationship of Structure to Site - The front buildings along Interurban Ave reinforces the street edge by forming a con afford articulated wall. The five buildings provide 3 breaks between the building masses to framed views to the building at the rear of the site. These spaces betweh isen the fpro nt tt builned i gs are positioned to provide access both visual and pedestrian access maximize accessibility to all buildings on site. The narrowness of these openingviews along effectively screens the majority of the parking as well as the loading areas opublic Interurban Avenue. 2. Relationship of Structure & Site to Adjoining Area- e The proposed design's 2 -story massing and proximity of street e building to the southde to street gofis S 49ar to the buildings directly across Interurban Ave South. The oapproach. setback Street along the east side of Interurban Ave also supports that is consistent his wanath the City's goals. This relationship supports the current sense ofdensity Site vehicular access from Interurban Ave is clearly do curalong idbeing entifiable feetlaced between of frontage and is openings in the building masses. Only 2 access pointsis supplemented by site access from South 144th Streeall parkiary ng loading cular and reduce the provided behind the first tier of buildings to interconnectP amount of traffic access and exiting from Interurbanonts Ave. e building Pedestrian Secondary entrance ion paths serve direct access from the sidewalk directly to each g doors are also provided along the street facing facades. Clearly defined uild pedestrian dto the east circulation paths are provided to connect the frontage buildings tolarger sed concrete walkways or clearly defined contrasting coute walks to the nohich rth and south is consistent are flush with the asphalt drive aisles. Landscape along adjoining properties and supportive to the established landscape on those properties. Loading and l rash enclosure ban Ave S aree on the back side are effectively screened by the frontage buildings along 3. Landscape and Site Treatment - Other than the existing swale along Interurban Ave, which wi l be filled, he te prp transitionsnto erty is relatively flat. Pedestrian circulation grades are relatively ect P provide safe and convenient on-site circulation. With -in the 200 the foot shorelines to area the projec ews provides native NW plants and landscape along the east side property the building form the river area and the park across the river. tpiIn c c area will an Aveb vpa svided at the SE property corner overlooking the river and be conn pedestrian connection. Generous landscaping is provided between the frontage buildings and Interurban Ave (See landscape plan). 4. Building Design - The architectural design has a relationship to immediatedesign review goals. and As mentioned before the regional vernacular as well as being appropriate to the City's g the building is compatible with the scale and placement of adjoining significant buildings along Interurban Ave. The building facade designs are surfaced, modulated and detailed with materials that are appropriate to their location and visibility. The notion of Public vs. Private and proximity to view point is important to our design. We believe the Interurban frontage is the most immediate pedestrian and automobile exposure and warrants the most design emphasis. The colored entrance elements are placed at the entrance corners and provide prominent exposure by being proud of the other east facing walls. These corners are surfaced in 2 corrugated metal siding colors with similar contrasting metal trims. The walls between these entrance features are in various colored and textured concrete block. This texture and variety will be appreciated and needed due to its proximity to Interurban Ave. The walls are effectively subdivided with a contrasting base masonry, belt course, crown course and expressed rain leaders. An additional green corrugated wall will occur at the building centers as well as in -set corrugated "gaskets" between the corner features and masonry walls. Large windows with headers will provide additional interest and natural light to the interiors. The east facades provide a very interesting pubic facade with wall and roof modulation and as well as various materials. The backside of these frontage buildings will be less complex and more straightforward. Concrete tilt panels will have an interesting pattern of reveals and contrasting colors. All colors and materials are earth -toned and compatible with our natural environment. The larger building to the east takes its design clues from the frontage building. Entrance features reflect the 2 -story use of the office portion of the interiors, yet rendered in a third corrugated metal color. The north and south tilt -concrete walls are detailed and colored similar to the backside of the frontage buildings. The east or river facade is handled differently in respect to the outlook from the river as well as the park to the east. Although the building will have limited visibility due the established trees and significant amount of landscape to be added, a more varied approach to the facade will be provided. The concrete tilt panels will be enhanced with significant corrugated metal panels and multi colors to effectively break-up the scale of the wall. Windows and doors will be in a natural anodized color. Canopies are painted steel with corrugated metal roof and suspension rods. Parapets will be in various heights and materials and topped with bent metal trim. Mechanical equipment or other utility hardware on roof will be screened from view behind parapets. Roof skylights are provided for natural day lighting. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories will be harmonious with building design. 5. Miscellaneous Structures and Street Furniture - Miscellaneous structures and street furniture are designed to be an integral part of the architectural concept and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. See landscape package. 6. Consistency with the City's Comprehensive Plan and Development Regulations - The Interurban Avenue South Corridor Plan describes this site as residing in the Middle Section. The middle section is a mixed-use area and the historic heart of old Tukwila. The development pattern of Interurban Avenue was influenced heavily by the railroad and industrial uses it served. Consequently, a broad mixture of uses and building forms can be found. The City's goal is for the Interurban Avenue South Corridor to have a varied mix of office, commercial, recreational, high-density residential and light industrial uses. Our warehouse and retail uses support that goal. We meet all the City's Development Regulations except for the front setback requirements. We are asking for a variance for reducing the required 20 foot setback to 5 to 7 feet. See variance application for details. November 12, 2010 City of Tukwila Jim Haggerton, Mayor Department of Community Development Mr. Gary Kriedt Senior Environmental Planner Metro Transit 201 South Jackson St., MS KSC-TR-0431 Seattle, WA 98104-3856 Dear Mr. Kriedt and Ms. Kittredge, Ms. Lori Kittredge Transit Route Facilities Planner South District & Vashon Island 201 S Jackson Street, KSC-TR-0413 Seattle, WA 98104-3856 Jack Pace, Director Thank you for submitting comments during the notice of application comment period for the Interurban Warehouses & Offices project proposed at 14440 Interurban Ave S (parcel numbers 3365901630 and 3365901605, and a portion of parcel number 3365901570) in Tukwila. The City of Tukwila has coordinated with the project applicant, Tom Jordan, to respond to your comments, which were submitted to the City on October 13, 2010 and October 28, 2010 and are included as an attachment to this letter. Project plans have been revised by the applicant to show the bus landing pad farther to the north, to meet King County Metro's requirements. We request that any further coordination of the bus landing location be addressed during the building permit review process. Sincerely, Jaimie Reavis Assistant Planner Attachment B 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Comments Submitted by Gary Kriedt on 10/13/2020 KC Metro Transit staff reviewed the Interurban Warehouses & Offices project Notice of Application, E10-016, L10-063, L10-064, L10-065, PL10-053, and we have the following comments. The project is near a bus stop along northbound Interurban Ave. S at S 147th St. (bus stop number 80692, east side of Interurban). The bus stop is sub -standard with no sidewalk or accessible "landing pad." Metro requests that the developer contact Lori Kittredge, Transit Planner, at (206) 263-3751, lori.kittredge@kingcounty.gov, to discuss moving bus stop 80692 approximately 70 feet north from its current location, plus providing a landing pad and pedestrian access. Thank you! Gary Kriedt, Senior Environmental Planner Metro Transit 201 South Jackson St., MS KSC-TR-0431 Seattle, WA 98104-3856 (206) 684-1166 fax: (206)-684-1900 gary.kriedt@kingcounty.gov Comments Submitted by Lori Kittredge on 10/28/2010 Hi Jaimie, I had a chance to review this design, and it shows the landing pad and footing in the correct order, but could you shift both landing pad and shelter footing a little north, the north end of the landing pad should be 70' north of the curb cut, so the back of the bus doesn't block the curb cut area. The ADA landing pad should be a 10'x10' section of concrete from the curb (includes parking strip and/or sidewalk). The Contractor shall use KC Metro's standards for landing pad with thickened edge at curb and a B21 footing with solar grounding wire. Standards for these can be found at http://your.kingcounty.gov/kcdot/transit/dcs/standards/PassFac/Construction/index.htm. Please see drawings under Construction Plans (D102, D103, D111). If you have problems accessing the website contact Jeff Suter at (206) 684-1302. The footing will need to be inspected by our inspector prior to the concrete pour. Please contact Paul Miller at 206-684-2221 with 72 hours notice for inspection. Looks like there are no trees planned in the bus stop which is great, and the shrubs are ok. When is this project scheduled to begin? We'd like to keep this bus stop open as long as possible, but contact the Construction Coordinator at 206-684-2732 two weeks prior to construction of the sidewalk etc and they'll set up a temporary bus stop. At that time, we can remove the bus stop sign and post. When construction is completed, I'll reinstall the post and sign and have the curbs painted. The ridership is just under what we require for a shelter at this time, we'll install the shelter once ridership reaches 25 people per day. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 Please let me know if you have questions. Lori Kittredge King County Metro SW Facilities Planner Phone 206-263-3751 e-mail: lori.kittredge@kingcounty.gov Page 2 of 2 November 12, 2010 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Ms. Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 172nd Ave SE Auburn, WA 98092 Re: Shoreline Substantial Development Comments — Interurban Warehouses & Offices Project Dear Ms. Walter, Thank you for submitting additional comments during the notice of application comment period for the Interurban Warehouses & Offices project proposed at 14440 Interurban Ave S (parcel numbers 3365901630 and 3365901605, and a portion of parcel number 3365901570) in Tukwila. Below are comments submitted to the City of Tukwila on November 4, 2010, followed by the City of Tukwila response in italics. These comments and responses supplement the original comments you submitted on October 15, and City responses sent on October 21 and October 26. Comments submitted on November 4, 2010 1. Green River bank stability Per the soils report, the bank of the Green River along this site is very steep. The report continues to note that based on a review of aerial photographs, there are no signs of instability or significant changes in the course or banks of the river near the site between 1936 and the present. This information seems inadequate in describing the potential for bank failure due to toe erosion or other types of erosion. Additional information should be provided to demonstrate that the toe of the slope along the property and the bank will not result in failure in the future. If the bank does not need to be modified to reduce the over -steepened condition which increases the potential for bank failure, then the existing nonnative vegetation should be removed and the bank be planted with native trees and to a lesser extent native shrubs to increase the riparian function compared to the existing nonnative species identified as Himalayan Blackberry, Japanese Knotweed, Boston Ivy and Reed Canarygrass. It is particularly important to remove and eliminate nonnative Japanese Knotweed as it is a highly aggressive species that can be difficult and costly to control if not eradicated before it spreads further. City of Tukwila Response: The Tukwila Public Works Department has reviewed the geotechnical report submitted for this project. The geotechnical report states that the building setback of 20 feet from the crest of the riverbank should be sufficient to prevent adverse impacts to the stability of the slope. The proposed setback of the building from the mean high water mark allows room for a 2.5:1:00 slope of the bank of the river plus an additional 20 feet. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 Existing vegetation, including several mature trees within the first 40 feet from the mean high water mark, will remain undisturbed, helping to reduce slope instability near the riverbank. The City of Tukwila does not have a code basis to require removal of the non-native, invasive species in the area between the top of the riverbank and the mean high water mark. Additionally, this area is one section of a much larger length of the shoreline area that is overrun by non-native species including Himalayan Blackberry, Japanese Knotweed, Boston Ivy and Reed Canarygrass. In the absence of a larger enhancement program that would address invasive species to the north and south of the project site, removal of non-native species from the area between the top of the riverbank and the mean high water mark would only temporarily keep these species from occupying the riverbank associated with this project. Additional trees, shrubs, and groundcover are planned to be added to the 40 foot buffer from the mean high water mark, including 53 evergreen trees and 114 willow stakes below the top of the riverbank 2. Planting plan in 40' setback Per the applicant and City's responses, it appears that the planting plan will be modified. As we noted previously, the planting plan for the 40 foot setback from the Duwamish River should have the majority of the plants be native conifer and deciduous trees suitable to the site conditions be planted instead of low growing trees and shrubs to add to the existing native trees and increase riparian function and potential future salmon habitat. City of Tukwila Response: Planting located within the 200 foot shoreline buffer has been modified to include species native to the Pacific Northwest. The plantings within the 40 foot buffer include native conifer and deciduous trees, including a large number of Western Red Cedar trees and willow stakes which will be added 12 to 18 inches below the top of the riverbank These plantings, as well as native shrubs and groundcover to be added to the 40 foot buffer, will help increase riparian function and potential future salmon habitat. 3. Low impact development for stormwater management Low impact development techniques should be incorporated into the project. The City's response indicates that the 2009 King County Stormwater Manual will be used to manage stormwater from the project. It appears that low impact development techniques are included in the 2009 Manual in Chapter 5. The need for low impact development techniques is discussed on page 3-4, which states: "Engineered facilities cannot mitigate all of the hydrologic impacts of development. Detention facilities do not mitigate seasonal volume shifts, wetland water level fluctuations, groundwater recharge reductions, or base flow changes. Such impacts can be further reduced through the use of Low Impact Development (LID) techniques, beginning with careful site planning. For instance, clustering of units to reduce impervious cover while maintaining site density is an effective way to limit hydrologic change. Preserving native vegetation and minimizing soil disturbance or compaction in pervious areas also reduces hydrologic change. Such non -engineered mitigation measures are encouraged by the County and are discussed in Chapter 5 of this manual and are referred to as Flow Control BMPs. Other LID stormwater management approaches, such as permeable Page 2 of 5 pavements, bioretention, green roofs, and rainwater harvesting can be effective in reducing increases in surface water volumes. The incorporation of these concepts in the design of the project is required, as detailed in Chapter 5 and Appendix C. Many of these approaches will result in a reduction in flow control facility size, so the flow control BMP requirements in Chapter 5 should be carefully considered and applied to maximize the benefits of this approach." City of Tukwila Response: The Rainstore3 detention vault proposed for the project allows for shallow detention systems and has an open bottom to promote infiltration. Storm drainage collected in these vaults will be detained except during extended periods of rain, when the detention system could be filled to capacity and stormwater would then be directed to the City stormwater system. The preservation of existing trees on the east side of the project site is another example of LID techniques included with the proposed project. Comments submitted on October 15, 2010 1. The Landscape and Tree planting plan shows existing trees along the top of the river bank. What species of trees are these existing trees? Applicant Response: Most of the existing trees are Douglas Fir, one cottonwood, three Big -Leaf Maples, and a small cluster of Big -Leaf Maples at the north end. City of Tukwila Response: Existing trees along the top of the riverbank and any observations about them are listed below from north to south: • Large big leaf maple clump which includes a native cherry tree (clump is covered with Clematis) • 42" diameter Cottonwood (covered with Clematis) • 7 Douglas Firs (all approximately 6" in diameter) • 30+" diameter Maple (labeled as 20" on plans) • 20+" diameter Big Leaf Maple (covered with Clematis, labeled as 14" on plans) • Large clump of Big Leaf Maples (covered with English Ivy) • Douglas Fir (approximately 12" diameter) • Douglas Fir (at least 12" diameter) 2. Are there any native trees or shrubs growing below the top of the bank but above the Ordinary High Water Mark? The view photos suggest only blackberries are growing but would would like more information. Applicant Response: The existing river bank is heavily covered with Blackberries. It is difficult to determine if there are any native trees or shrubs on the river bank City of Tukwila Response: The area below the top of the bank but above the Mean High Water Mark is covered with a combination of Himalayan Blackberry, Japanese Knotweed, Boston Ivy and Reed Canarygrass. There are a few native trees located below the top of the bank near the mean high water mark: a Page 3 of 5 Big Leaf Maple covered with Clematis and a large Red Alder in the northern portion of the property; and another large Red Alder above the mean high water mark near the midpoint of the property. 3. Is there any potential for hazardous materials or chemicals to be stored or used at the proposed buildings? If so, how will these be managed such that they will not come into contact with the Duwamish River? Applicant Response: The site is not zoned to contain hazardous materials. All stored chemicals and other materials will be contained within the buildings. The ten foot open space buffer (sidewalk and gravel strip) between the building and the native landscaping at the top of the river provides an opportunity to monitor any potential problems. City of Tukwila Response: We do not know the uses for the proposed warehouse and office spaces at this time. The proposed uses of the site for warehouse and office are permitted within the Commercial/Light Industrial zone in which the project site is located. Use and storage of materials on site will need to comply with all local, state, and federal regulations related to storage and disposal of hazardous materials or chemicals. The use of each tenant space is reviewed for zoning compliance - along with the type of materials used and stored within each tenant space - as part of the tenant improvement permits, associated plumbing permits, and the business license for each tenancy. 4. What is the condition of the adjacent river bank? Is it over -steepened and susceptible to erosion? If so, the bank should be set back and planted with native trees and to a lesser extent native shrubs to provide large trees that can provide shade to the river. Applicant Response: The existing river bank has not been altered by any existing development and has not had any erosion issues for over the last 50 years of ownership. No work is proposed for this area. The 40 foot setback will provide ample protection for the river bank The existing vegetation has limited the natural erosion process. There will be minimal to no site grading due to the proposed building. Therefore, the development should not cause further erosion. City of Tukwila Response: Submittal of a slope stability analysis is required with submittal of the shoreline application, and was included in the geotechnical report submitted by the applicant. This report will be reviewed by the Tukwila Public Works Department. A copy of the report is available upon request. 5. The planting plan shows mostly shrubs to be planted within the 40 foot setback from the Duwamish River. We recommend that native conifer and deciduous trees suitable to the site conditions be planted instead of low growing trees and shrubs. Applicant Response: The proposed landscaping includes 15 new evergreen trees in the open area between the existing trees along the top of the river. Seven of these trees are Pines which could be changed to Firs or Cedars. Only large growing trees are proposed Groundcover and shrub coverage is proposed to Page 4 of 5 protect the ground plane from erosion and to help control any excessive groundwater. We have used this same mix of trees and shrubs strategy on other near by river projects. City of Tukwila Response: Landscape sheet L-2 shows existing trees, and additional trees to be planted within the 40 foot setback from the Duwamish River. I will be working with Sandra Whiting to review the tree species proposed to ensure they are native to the Pacific Northwest. The location, number, and species of existing and proposed trees will also be reviewed to assess their ability to help screen the eastern wall of Building A from view from the shoreline area. 6. How does the proposed building A to be built immediately adjacent to the 40 foot setback comply with the City's existing Shoreline Master Plan requirements for a 60' low impact zone? Applicant Response: Warehouse buildings are considered a low impact use. The proposed landscaping within the 40 foot setback at the top of the river bank is native vegetation as required by the city of Tukwila. City of Tukwila Response: The 60' Low Impact Zone (the area between 40 feet and 100 feet from the mean high water mark) allows structures not exceeding 35 feet in height. Building A as proposed is 32 feet in height within the Low Impact Zone. 7. What low impact development measures will be implemented as part of this project? How will stormwater be managed? Applicant Response: All site and building roof water will be directed away from the river to an underground storm sewer system. This drainage system is located about 200 feet from the river where it will connect to Tukwila's storm sewer network City of Tukwila Response: Storm drainage design must comply with the 2009 King County Storm Water Design Manual. The City of Tukwila currently does not have any other regulations which would require implementation of low impact development measures. Page 5 of 5 October 28, 2010 Joanna Funke, AIA Funke Architecture 1411 E. Olive Way Seattle, WA 98122 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Dear Ms. Funke, Thank you for submitting comments during the SEPA notice of application comment period for the Interurban Warehouses & Offices project proposed for construction on parcels 3365901605 and 3365901630. Your comments were reviewed by Tukwila staff and forwarded to the project applicant, Fuller Sears Architects, for a response. Comments 1-4 from your letter seemed most appropriately addressed by the City of Tukwila Public Works Department; the City's and the applicant's comments are both included for comments 5 and 6. Your comments are listed below, with responses shown in italics. 1. It is unclear what right-of-way improvements, if any, are being proposed adjacent to S 146th Street, and we would like to see a more defined scope of work along with details for the proposed improvements. The civil engineering drawings, for example, indicate "Limits of Construction" at the south-west property line adjacent to S 146th St; however, the proposed sidewalk at Interurban Ave S is shown continuing onto S 146th St and terminating an arbitrary distance from the intersection (see C3.1). The landscape architecture drawings (see L2) show street trees and a planter strip along S 146th as well. We understand that the City of Tukwila has designed street improvements to be implemented along the entire length of Interurban Avenue S, including S 146th St, and that the applicant's proposed development would construct features from that design. Our concern is for any improvements at S 146th St to be fully reviewed by the City of Tukwila for: a) consistency with the Master Plan; b) maintenance of two-way vehicular access via S 146th St to the Elburn Property; and c) coordination of street improvements with the existing underground water main and any other utilities in S 146th St for future access and maintenance. City of Tukwila Response: Civil plan sheets under the future Public Works permit will be reviewed by the Public Works Department. There is existing curb/gutter & sidewalk along the North side of S. 147th Street and a portion of this will be removed and re- constructed. Limits of construction as currently shown on plan sheet C3.1, are adequate for review of land use permits. Proposed project is being coordinated with the City's design of the future Interurban Ave. South project. Half - street improvements by the Developer include; curb, gutter, sidewalk, utilities, and landscaping. Improvements including landscaping will be on private property and within Public right-of-way. An Encroachment Agreement will be executed between the Developer and the City. Plantings placed above existing and new underground utilities will be reviewed by the City. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Far: 206- 431-3665 2. The TESC Plan (C2.1) designates S 146th St as the temporary construction entrance. As S 146th St is the only access to the Elburn Property, occupants of the Elburn Property are dependent on the street remaining open at all times during construction to accommodate uninterrupted business traffic. We request that any street closures required due to heavy equipment traffic or any other qualifying construction activity be granted only during non -business hours and that a minimum of 2 -weeks notice be provided to the property owner and tenants. City of Tukwila Response: The temporary construction access shown on plan sheet C2.1 is on private property. South 147th Street will not be fully closed. Some disruption will occur during construction of new curb, gutter, & sidewalk and other activities within the North side of South 147th Street. Traffic control will be provided and affected property owners within the area will be notified prior to start of work. Construction activities will conform to the Manual on Uniform Traffic Control Devices (MUTCD) and Public Works permit conditions. 3. Public utility lines, including gas and sanitary sewer, appear to run through the vacated Maule Avenue right-of-way and underneath the proposed development (See C1.1). Are there provisions in place to access and maintain these utilities during construction and for the life of the project? City of Tukwila Response: There is an existing easement granted to the City of Tukwila for utilities located within the vacated Maule Avenue right-of-way. This easement will remain in place, and existing and proposed Public and Private utilities will be protected and available for access during and after construction. Utilities will be routinely maintained by the City or the property owner as applicable. 4. The existing electrical service to the Elburn Property is provided from an overhead pole that would be demolished and replaced with underground electrical service in the applicant's proposal (See C1.1). The drawing notes that the Owner is to "Coordinate with City of Tukwila Public Works Department prior to construction" (See C3.0). Our concern is that electrical service to the Elburn Property must be maintained without interruption during the course of construction, and that a permanent connection of equal or greater capacity should be provided following demolition of the overhead poles, at no cost to Elburn Investments. City of Tukwila Response: Electrical service to the Elburn Property will be maintained with minimal disruption. The City and the Developer will work with the power provider prior to and during construction. 5. The pedestrian path from Interurban Avenue South to the Green/Duwamish River is planned adjacent to the northern property line of the Elburn Property. This creates a security concern, since the clustered siting of the applicant's buildings leave this path largely hidden from public view. We request that provisions for adequate lighting and surveillance of the path area, at a minimum, be considered during the Design Review discussion. Concerning pedestrian safety, it also appears that the path crosses vehicular traffic in front of the overhead loading doors into Building 'B'. Policy 8.1.2 of the Tukwila Comprehensive Plan has been developed to "ensure that parking lots are not a barrier to pedestrians within commercial areas", and we believe that further development of the pedestrian access through the site may be warranted. Page 2 of 3 City of Tukwila Response: The design of the pedestrian path, including provisions for lighting and surveillance, will be considered during review of the Design Review application and the discussion in the staff report. Regarding pedestrian safety, the applicant clarified provisions for pedestrian safely where pedestrian paths cross vehicular traffic. In front of overhead doors, the pedestrian path will be a raised sidewalk separated from vehicle traffic by a curb. The curb will prevent vehicles from driving through the overhead doors into warehouse buildings 'B', `C', `D , `E , and 'F'. Applicant Response: The shoreline code requires the site to provide public access to the river. The south side ofBuilding A will have lights mounted to the side of the building to provide pedestrian safety along the access path. Where this pathway travels in front of Building B's loading doors, a raised designated concrete sidewalk separates pedestrians from trucks. 6. The trash enclosure for the proposed Building B' is planned near the street access and main entrance to the existing building on the Elburn Property. Policy 8.1.5 of the Tukwila Comprehensive Plan aims to "require mechanical equipment and trash and recycling containers to be incorporated into the overall design of sites and buildings and screened from view". The applicant's drawings indicate an enclosure wall of unknown material (presumably concrete) that is not fully screened by landscaping. We request that the enclosure be placed outside of the required setbacks, as it appears to be, and thoughtfully detailed and/or further screened with landscaping since it would be visible from S 146th Street and the adjacent building on the Elburn Property. City of Tukwila Response: The trash enclosure is required to meet the required building setbacks. As part of review of the Design Review application, the design of the trash enclosure will be examined to ensure that the colors and materials used for the enclosure are consistent with the design of the buildings in the project, and a review of landscaping will be done related to screening of trash/recycling areas. Applicant Response: The intent is to have the trash enclosures blend in with the buildings. Therefore, the trash enclosure is proposed to be constructed of the same concrete block (CMU) material and color as Building B. The enclosure will follow the same setback requirements as the buildings and is adequately screened by landscaping. The proposed landscaping includes the approximate 20 foot area (outside of the property) between the new sidewalk along South 1496 Street and Building B. Extra attention will be given to make sure this area is screened from the neighboring building's entry. Please let me know if you have any questions related to the information above. Sincerely, Jaimie Reavis Assistant Planner Page 3 of 3 November 12, 2010 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Ms. Gretchen Kaehler Assistant State Archaeologist Dept. of Archaeology & Historic Preservation P.O. Box 48343 Olympia, WA 98504-8343 Re: Archaeology Survey Requested - Log 110410 -35 -KI Tukwila land use files under project number PL10-053 — including L10-063 (Shoreline Substantial Development Permit), L10-064 (Variance), L10-065 (Design Review), E10-016 (SEPA) Dear Ms. Kaehler, Thank you for submitting comments during the notice of application comment period for the Interurban Warehouses & Offices project proposed at 14440 Interurban Ave S (parcel numbers 3365901630 and 3365901605, and a portion of parcel number 3365901570) in Tukwila. Your letter was forwarded to the project applicant and property owner. Attached with this letter is a response to your letter from the property owner, Louie Sanft, which was submitted to the City on November 9, 2010. I have had a chance to review your comments and the response provided by Mr. Sanft, and I have outlined the City's approach to addressing comments from the Department of Archaeology & Historic Preservation below. The letter from Mr. Sanft includes information that the project site will be filled, and the development will not require ground disturbance below the existing ground level. A review of the Civil Plans submitted with the project shows that building foundations will be at or above the current grade. However, side sewer lines and detention vaults shown on plans do extend below the existing grade, and the City will need more information on the proposed grades of utility vaults and conduits to determine whether they will also extend below the existing grade. Additionally, information must also be submitted to the City showing the depth of native soils in different areas of the site. This will help us determine whether the work proposed has the potential to disturb the earth to a depth where archaeological resources may be located. The City of Tukwila will add a condition of approval to the Shoreline Substantial Development for this project, to require that project engineers provide additional information on the extent of excavation needed for any development in relation to the depth of native soils. The condition will include the requirement for an archaeological survey including a methodology such as trenching according to the information provided in your letter if information provided by the engineer shows that there is the possibility that native soils will be disturbed. This additional review will occur as part of the building permit review process. Any additional information related to your comments for this project will be forwarded to you for review. Sincerely, Jaimie Reavis Assistant Planner 6300 Southcenter Boulevard. Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 STATE OF WASHINGTON DEPARTMENT OF ARCHAEOLOGY & HISTORIC PRESERVATION 1063 S. Capitol Way, Suite 106 • Olympia, Washington 98501 Mailing address: PO Box 48343 • Olympia, Washington 98504-8343 (360) 586-3065 • Fax Number (360) 586-3067 • Website: www.dahp.wa.gov November 4, 2010 Ms. Jaimie Reavis Assistant Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 In future correspondence please refer to: Log: 110410 -35 -KI Property: Files E10-016, L10-064,110-065, P110-053 interurban Warehouse and Offices Re: Archaeology - Survey Requested Dear Ms. Reavis: We have reviewed the materials forwarded to our office for the proposed project referenced above. The area has a high probability for archaeological resources. The project area is on the west bank of the Green River. It is approximately 850 feet from a precontact and historic period Native American village site. This site was identified on the contemporary bank of the Duwamish River during trenching for a sewer project and was listed on the National Register of historic Places in 1996. Similar sites may be within the project area. The scale of the proposed ground disturbing actions would destroy any archaeological resources present. Identification during construction is not a recommended detection method because inadvertent discoveries often result in costly construction delays and damage to the resource. Therefore, we request a professional archaeological survey of the project area be conducted prior to ground disturbing activities. We also recommend consultation with the concerned Tribes' cultural committees and staff regarding cultural resource issues. Because of the presence of flood deposits within the project area we recommend the survey include methodology such as trenching to be able to adequately examine the subsurface stratigraphy in the project area and identify the presence of archaeological resources. Please be aware that archaeological resources are protected from knowing disturbance on both public and private lands in Washington States. Chapter 27.53.095 RCW allows the Department of Archaeology and Historic Preservation to issue civil penalties for the violation of this statute in an amount up to five thousand dollars, in addition to site restoration costs and investigative costs. Also, these remedies do not prevent concerned tribes from undertaking civil action in state or federal court, or law enforcement agencies from undertaking criminal investigation or prosecution. Chapter 27.44.050 RCW allows the affected Indian Tribe to undertake civil action apart from any criminal prosecution if burials are disturbed. PARTMENT OF ARCHAEOLOGY & HISTORIC PRESERVATION Protect the Past, Sham the Future If any federal funds or permits are involved Section 106 of the National Historic Preservation Act, as amended, and its implementing regulations, 36CFR800, must be followed. This is a separate process from SEPA and requires formal government -to -government consultation with the affected Tribes and this agency. We would appreciate receiving any correspondence or comments from concerned tribes or other parties concerning cultural resource issues that you receive. These comments are based on the information available at the time of this review and on behalf of the State Historic Preservation Officer. Should additional information become available, our assessment may be revised. Thank you for the opportunity to comment on this project and we look forward to receiving the survey report. Should you have any questions, please feel free to contact me at (360) 586-3088 or Gretchen.Kaehler@dahp.wa.gov. Sincerely, Gretchen Kaehler Assistant State Archaeologist (360) 586-3088 gretchen.kaehler@dahp.wa.gov CC. Charlie Sundberg, King County Historic Preservation Laura Murphy, Muckleshoot Tribe Cecile Hansen, Duwamish Tribe Dennis Lewarch, Suquamish Tribe PARTMENT OF ARCHAEOLOGY & HISTORIC PRESERVATION Protect the Post, Shape the Future FULLER -SEARS ARCHITECTS DESIGN REVIEW/VARIANCE INTERURBAN OFFICES & WAREHOUSES 14600 INTERURBAN AVENUE TUKWILA, WASHINGTON 11-18-2010 PL/oos3 / / �¢ \` DuwAM/Sy qIV fR L4N08F \� 9'•8' CONC. SIDEWALK ADJACENT BLDG PARKING CALCULATIONS REQUIRED, WAREHOUSE, 61,441 SF o 1.2000 • 30.7 CARS OFFICE, 9,072 SF o 3.1000 • 27 CARS RETAIL. 2,223 SF o 2.5.1000 • 5.5 CARS 72,736 SF 53 TOTAL PROVIDED. C/LI ZONE 22- LONG 10 x 30 27 - STANDARD (9' X 19') 4 - COMPACT STALLS (8' X 17' ANGLED) 10 - COMPACT STALLS (8' X 189 63 TOTAL (INCL. 4 HC STALLS) (4) LOADING DOCKS (20' x 38') SITE AREA. 141,888 SF (3.3 ACRES) FDIC MARS AREA 150 41, FRE HYDRANT g .r E HYDRANT 1007 ,RAS▪ , 40' RIVER -ENVIRONMENT 60' LOW IMPACT ENVIRONMENT ADJACENT BLDG C/LI ZONE •- FRE HYDRANT 171 L —6' SI/RE CLO`URE 2,223 S (WHSE / OFF RETAIL 30'-0., INEK AEU 269 •t 252 LANDSCAPE SITE PLAN 1" = 30'-0" LANDSCAPE LANDSCAPE BLDG 12,330 SF TOTAL 11,322 SF WHSE LANDSCAPE 5,831 SF TOTAL 4,823 SF WHSE 200' SETBACK LANDSCAPE C/LI ZONE INTERURBAN AVENUE PROPOSED BIKE RACK PROPOSED CITY STREET IMPROVEMENTS 65' BUS CITY PROPOSED BUS SHELTER 0' 15' 30' 80' PL/O -063 SOUTH 147TH ST LJ SHORELINE PERMIT/DESIGN REVIEW SUBMITTAL. LJ cie Q W N ARCHITECTS W • ZZ W0 UtAQZ W 0 cc Q awcc c3 CO CC W CC o W F- ? tG 1 r Job kberOec 1005 »:•w :, atom By 0 S Sew: SITE PLAN Drawing . STE MM. A1.0 2000 FUIIER•SFARS 1' cReejv p'! F k EATIG MUM PURUC ACCESS TO FIVER DANS 119M' t Interurban Avenue S LANIX.C.PE PER are DESC. 4 .SCAR[ P0: Eli, DESIGN UnDSCMC PER an our,: Interurban Avenue S WRIICA1 0(0630 S TREE 0 15 30 60 SCALE 1°=3O' O z 0_ N 0 N z < Z Z w Z M • 0 • U U CC ooU O CC 0' a a o 0o ▪ a0 O M coon Vn d —d S st.d LANDSCAPE .c6HIBIT PLAN STATE OF WASH NCTON REGISIEREH LANDSCAPE ARCHITECT 065404 `M. SEIDEL CERi61CA It N0. 706 EAP.E S. 12/15/12 COUGHLINPORTTER W NDEEN I �J� 1 44711 S'TREE T EXISTING EVERGREEN TREE - TO REMAIN TYPICAL MAULE AVENUE (VACATED) 4 • /® '/® ri® (4 v /® /Q ,4* ,44; Call before you �® 0 10 20 40 D+g SCALE 1'=20' 1-800-424-5555 UNDENGNDUND S R4YE (USA) NOTE: �. /Ak SEE SHEET L-1 AND -4 FOR LANDSCAPE 516263 PLANTING PLANS. ® SEE SHEET L-5 FOR LANDSCAPE PLANT HATERIAL LEGEND. SEE SHEET 1-6 FOR LANDSCAPE PLANTING NOTES AND DETAA5 ■ 1 ■ STREET TREE '7'PICAL FAOPOSED WAJ€iOISE LANDSCAPE BOULDER TYPICAL RIVLR ROCK 6ASIN AREA TYPICAL ENTRY ACCENT TREE TYPICAL Interurban Avenue S .11 • ■ LANDSCAPE PER CI'Y OES:GN • • ■ • • i • P/Jo-os-3 STATE Or WASHINGTON RECISTERED LANDSCAPE ARCHITECT �y �A�tT yfG u, S:OEL, CEPIGTCATE N0. 706 ENP.SS. 12/15/12 PER OWNER COMMENTS z � I n 1,7 c0 Mmr 14844 04. June 16, 2010 AMA KOS Pww iA a5 ...LANDSCAPING TREGROUNDCOVER PLANTING PLAN L-1 PGrrA u 7,/►W'� owrcc n „cat`ow ww neaa Uc.oA117i. MALE SOUK ILAT. YA •ilNl C: (1T5)D1ERS (.EJDI-d1G} IAC COUGH LIN PORTERLUNO EEN . •. •• • •. • • CR -:E10 l?/r e}D EXISTING VEGETATION TO REMAIN TYPICAL 0 10 20 40 SCALE T=20' NOTE: beforeCall you D g. 1-800-424-5555 UNDERGROUND SEANCE (USA) SEE SHEET L• 3 AND L-4 FOR LANDSCAPE SHRU8 PLANING PIANS. SEE SHEET 1-5 FOR LANDSCAPE PLANT VATERLAL LEGEND. SEE SHEET L-6 FOR LANDSCAPE PLANTING NOTES AND DETAILS. SEE PLANT MATERIAL LEGEND FOR TREES TO BE PLANTED UNDER EXISTING DECIDUOUS TREES - TYPICAL SEE PLANT MATERIAL LEGEND FOR TREE STARES TO BE INSTALLED DOWN 12" TO 18" FROM TOP OF THE RIVER BANK TYPICAL EXISTING DECIDUOUS TREE - TO REMAIN TYPICAL DECOMPOSED GRANITE SOFT -SURFACE PATH TYPICAL PICNIC TABLE DEW SULU& PUBJC ACCESS TO RIVER BANK TYPICAL au (.'a,000X saei.Ai007 . PROPOSED WAREHOUSE ENTRY ACCENT TREE L TYPICAL LANDSCAPE BOULDER • TYPICAL DECIDUOUS NATIVE TREE TYPICAL VERTICAL EVERGREEN TREE IYP:CAL :ii: ; _ Iu.ra . Vii.: _ l r i ' L.1] i,:Z W ■ tM6 o7'1 CONSTRUCTION LANDSCAPE PER CITY DESIGN LANDSCAPE PER CITY DESIGN Interurban Avenue S VERTICAL DECIDUOUS TREE TYPICAL C1 LJ O w rn N 14844 June 16, 2010 LKwu 1609Baia w,. T, Rope New, rm. Nlfl1 Brum By MIS 5x1.1'.01 4-11- -0 DMC. s 1..iANDSCAPE TREE GROUNDCOVER PLA, TING PLAN L STATE OF WASH I GTON REGIS 'ERED LANDSCAPE ARCHITEETT Pij - �3 zrb e wn RN..r A ffiI. 771. MINE E 561-0 NM, til 9505E 8 1125)751-6221 (125761-82@ Tu ice Ll v / l / / / /. / BERND BUILDING i EXISTING EVERGREEN TREE - TO REMAIN TYPICAL OQ O. t,© Oi, 0© I'I OAR. AR 9a., Woo MAULE AVENUE (VACATED) v x �1 r \ '� ' X11 Y I. I. PROPOS WARE OXE "F 0 000090 > �I 000 ore 111 4 1 PROPOS WM HOUSE "F LANDSCAPE BOULDER 111 TYPICAL RIVER ROCK BASIN AREA TYPICAL U ink 00, 000 tee. Se 1.`)' LANDSCAPE PER � CITY DESIGN Interurban Avenue S SCALE 1'=20' NOTE: SEE SHEET L.-' AND L-2 FOR LANDSCAPE TREE AND CROUNDCOVER PLANTING PLANS. • • • • • Call before you Dgg. 1-800-424-5555 'JNDERCRJUND SERVICE (USA) SEE SHEET L-5 FOR LANDSCAPE PLANT MATERIAL LEGEND. SEE SHEET L-6 FOR LANDSCAPE PLANTING NOTES AND DETAILS. Puo-os3 PER OWER COMMENTS wart j. �g 14844 E June 16, 2010 PrMbal n Da96 BUM mom WM T.vwe9FANS 5. LANDSCAPE SHRUB PLANTING PLAN GHgV TF WASHSTAINGTE GOTS REGISTERED ) LANDSCAPE/ARCHITECT / l 219215 MA ♦VMJE 50UfA KIM. W1 29011 ARIH'JR,k: SEIDEL (425)251-5211 (125)251-9292 iAV CERTIFICATE N0. I06 COUGHUNPORTERLUNDEEN EXPRES: 12/15/12 4 • 4 4 4 ,r7E_R EXISTING VEGETATION TO REMAIN TYPICAL 0 ID 20 40 Call before you 1-800-424-5555 SCALE r moRERDoommo sEnwce (5sA) NOTE: SEE SHEET 5-1 AND L-2 FOR LANDSCAPE TREE AND CROUNDCOVER PLANTING PLANS. SEE SHEET L-5 FOR LANDSCAPE PLANT MATERIAL 1000100. SEE SHEET L-6 FOR LANDSCAPE PLANTING NOTES AND DETAILS. EXISTING EVERGREEN TREE - TO REMAIN TYPICAL / —EXISTING DECIDIL/ERJS TREE - TO REMAIN 4 TYPICAL DECOMPOSED GRANITE SOFT -SURFACE PATH TYPICAL / EMU% MMHG PUBLIC ACCESS TO RIVER BANK TYPICAL 5 55055410555(051051 • • , A 0 LaiLmi_o_gamrt.rommminamommummicza , 001111.1 11.111111111. - ▪ PROPOSED WHO* 1 1 1 • LANDSCAPE PER CITY DESIGN mIsimm.nommmommumi-on imanni; ea4 :41:611110AUNIMI 0.1 .1111111111111111111 131I4ER410K - SEE ARCHITECTURAL 110AOING DOOR _TyPIGAL - BIKE RACK - SEE ARCHITECTURAL PLANS a IlT145`PW , laden - • 'ijeST:064. 014600 go O 000* 00j - AlicTint -m sin 11411110ill LANDSCAPE PER CITY DESIGN Interurban Avenue S —14c • ,•‘• folio- os3 0▪ E 00 00 m:( 08/19/10 1 PER OWNER COMMENTS d 00 ow war., 14844 June 16, 2010 s3. Chase ,amtrMAG. .1/1111 911017.. Olo Ars r.zo. STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT ARTHUR M. SENO_ ,• 000500 2/10/12 ".t2.„•r, .0ERUHCAT6 MO. 70e 1 LANDSCAPE PLANT MATERIAL LEGEND SYMBOL SIZE COMMON / BOTANICAL NAMES CONDITION SPACING REMARK LANDSCAPE NOTES ED SYMBOL COMMON / BOTANICAL NAMES SIZE CONDITION SPACING QUANTITY REMARKS O® O V O e ® Q Oa ea v O 0 * Q U 0 r 08 ® e O 0 O =� TREES: 18" - 21" 18" - 21" 5' 0.C. 4' 0.C. 55 22 HARDENED GROWTH ASPIDISTRA-IROELAN / AGER CIRCINATUM / *6'-8' HT. .AS SHOWN 7 STAKE & GUY ONE GROWING SEASON; KINNIKINNICK FRAG9ID CA / 60 0 * # VINE MAPLE B&B AS REO'D BAMBOO OLDHAMII / NURSERY GROWN, MULTI -TRUNK, 3 TO 5' 0.9. 10 0104644 BAMBOO 5 CANES MAXIMUM ° II ACE,R RUBRUM 'BOWHALL' / # 1.75° CAL AS SHOWN 9 STAKE &GUY ONE GROVII,NG SEASON: SALAL BOWHALL REO MAPLE B&B NURSERY GROWN FOR STREET TREE CAIAMAGROSTIS ACUTIFLORA 'KARL FOERSTER' / # 1 GALLON 3' 0.9. 15 CREE?NG MAHONIA USE, BRANCHED AT 6' } l,Fh/y V P01 STICHUM MUNITUM / 10 0 *# 910000 PURPUREUS / /! 18" - 21" Z' 'i AMELANCHIER ALNIFCLLA / * 1.75" CAL AS SHOWN 3 STAKE & GUY ONE CROWING SEASON; PACIFIC SERVICEBERRY B&B 1 GALLON 5' 0.9. NURSERY GROWN, MULTI -TRUNK, NO-7\jSPECIMEN 960194IG D0GW000 66454061406500 / *# CORNUS STCLONIFERA 'KELSEYI' / # CORNUS KO'USA // # -8' HT. 6'D&B AS SHOWN 7 SAKE &GUY ONE GROWING SEASON; DOGWOOD p 'fi(.6,-74 ?. RU605 CALYCINOIDES / # 909WESTERN H7105 CORNUTA /AZELNUT * # NURSERY GROWN, MULTI -TRUNK 0 CORNUS NUTTALUI / * 6'-8' HT. AS SHOWN 4 STAKE & GUY ONE GROWING SEASON; 4 PACIFIC DOGWOOD B&B 1 GALLON 2' 0.0 NURSERY GROWN, MUFTI -TRUNK •Yv�•"{1" - PINUS MONTICCLA / # WESTERN 4609 FINE 6'-7' HT. B&B AS SHOWN 42 STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, UN -CUT LEADER ,.�7,� 30 PLACEMENT AS DIRE4'ED BY LANDSCAPE ARCHITECT SCIRPUS MICROCARPUS / * IRIS SF. / * # r ;'J POPULUS TREMULA 'ERECTA' / (.5" CAL. AS SHOWN 14 STAKE & GUY ONE GROWING SEASON; .J SWEDISH COLUMNAR ASPEN 8&D LEUCOTHOE WALTER! 'SCARLETTA' / # 18" - 21" NURSERY GROWN 1', _"7 • PRUNUS SERRULATA 'AMANOGAWA' / # AMANOGAWA CHERRY 2° CAL. B668 25' 0.C. 13 STAKE & GUY ONE GROWING SEASON; NURSERY GROWN FOR STREET TREE -.... 29 DECOMPOSED GRANITE SOFT SURFACE (STREET TREE) 18" - 21" 4' 0.C. 48 USE, BRANCHED AT 6' OREGON GRAPE PRUNUS SERRULATA 'KAWANZAN' / # 1.75" CAL. AS SHOWN 15 STAKE & GUY ONE GROWING SEASON; 18" - 21" KWANZAN CHERRY B&B 3 CANES MINIMUM ORANGE FLAME OREGON GRAPE NURSERY GROWN FOR STREET TREE "a'A BANDERA WEATHERED GRANRE: VARIED SIZES: 36" MINIMUM TO 6' MAXIMUM, 8660916 NERVOSA / * # 18" - 21" USE, BRANCHED AT 6' 64 THUJA PUCATA / * 6'-7' HT. AS SHOWN 28 STAKE & GUY ONE GROWING SEASON; FORM WESTERN RED CEDAR B&B 3' 0.C. 32 NURSERY GROWN, UN -CUT LEADER NOT SHOWN THUJA [LICATA / * 1 GALLON FAIR WEATHER SITE FURNISHINGS AND ACCESSORIES 40 UN -CUT LEADER, TO BE LOCATED URDU 18" - 21" WESTERN RED CEDAR 38 MATCHED HEIGHT AND PACIFIC WAX MYRTLE UNDER THE EXISTING DECIDUOUS TREES SURFACE MOUNT ON CONCRETE FOOTING FORM NAND!NA 00815 ICA /18' - 21' ALONG THE RIVER BANK AS DIRECTED B1 LANDSCAPE ARCHITECT T�, (V 1 IIA SIEWAROVATA / 6'-8' Hi. AS SHOWN 4 STAKE & GUY ONE GROWING SEASON; \V1 /1 MOUNTAIN STEWARTIA B&8 5' 0.9. 54 NURSERY GROWN, LOW BRANCHED NOT SHOWN SA1JX LUCIDA / * LIVE 10' 0.C. 114 3 STAKES AT EACH LOCATION. DOWN 12" 1 GALLON PACIFIC WILLOW STAKES FOUNTAIN GRASS 18" THE TOP OF RIVER BANK AS DIRECT PHORMIUM TENAX / 5 GALLON BY LANDSCAPE /ARCHITECT \ EXISTING EVERGREEN TREE NEW ZEALAND FLAX TO REMAIN, SAVE, AND PROTECT, PROVIDE TREE PROTECTION FENCING PER I� POLYSTICHUM MUNITUM / * 1 GALLON 2' O.C. 55 DETAIL SHEET L-6 1\J/ 0 EXISTING DECIDUOUS TREE TO REMAIN, SAVE, AND PROTECT, PROVIDE TREE PROTECTION FENCING PER DETAIL SHEET L-6 * '# INDICATES NORTHWEST NATIVE PLANT MATERIAL 66 COAST RHODODENDRON INDICATES DROUGHT TOLERANT PLANT MATERIAL ROSA NUTKANA / * # 1 GALLON 5' 0.9. LANDSCAPE NOTES ED SYMBOL COMMON / BOTANICAL NAMES SIZE CONDITION SPACING QUANTITY REMARKS O® O V O e ® Q Oa ea v O 0 * Q U 0 r 08 ® e O 0 O =� SHRUBS: AMELANCHIER ALN!FOUA / *# PACIFIC SERVICEBERRY ARBUTUS UNEDO 'OKTOBER.FEST' / # OKTOBERFEST STRAWBERRY TREE 18" - 21" 18" - 21" 5' 0.C. 4' 0.C. 55 22 HARDENED GROWTH ASPIDISTRA-IROELAN / 1 GALLON 2' O.C. 9 AS RECD CAST PLANTIOR KINNIKINNICK FRAG9ID CA / 60 0 * # t GALLON 24° 0.C. AS REO'D BAMBOO OLDHAMII / 21" - 24" 5' 0.9. 10 0104644 BAMBOO GAULTT-(FRIA SHALLOT/ / 20 0 * # 86600616 CRASSIFOUA / #1 GALLON 2' O.C. 24, SALAL WINTER-BLOOMING BERGENIA R MA(0918 REPENS / 10 0*# CAIAMAGROSTIS ACUTIFLORA 'KARL FOERSTER' / # 1 GALLON 3' 0.9. 15 CREE?NG MAHONIA KARL FOERSTER REED GRASS P01 STICHUM MUNITUM / 10 0 *# 910000 PURPUREUS / /! 18" - 21" 4' 0.C. 47 HARDENED GROWTH ORCHID ROCKROSE if FRACRARIA 04606NSIS / # CORNUS STOLONIFERA / * 1 GALLON 5' 0.9. 20 BEACH STRAWBERRY 960194IG D0GW000 66454061406500 / *# CORNUS STCLONIFERA 'KELSEYI' / # 1 GALLON 3' C.C. 39 '. WOOD STRAWBERRY KELSEY! REOTWIG DOGWOOD p 'fi(.6,-74 ?. RU605 CALYCINOIDES / # 909WESTERN H7105 CORNUTA /AZELNUT * # 1 GALLON 5' C.C. 11 EVERGREEN BRAMBLE CORYLUS CORNUTA 'CALIFORNICA' / * # 5 GALLON 4' 0.9. 4 GREEN FOLIAGE CALIFORNIA HAZELNUT , OESCHAMPSIA CESPITOSA 'HOLCIFORMIS' /* # 1 GALLON 2' 0.0 55 •Yv�•"{1" - PACIFIC HAIR GRASS , EWA/YAWS ALATUS 'COMPACTA' /A 18" - 21" 4' 0.C. 35 SCIRPUS LACUSTRIS / * HARD STEMMED BULRUSH COMPACT 'WINCED 000914US , IT 30 PLACEMENT AS DIRE4'ED BY LANDSCAPE ARCHITECT SCIRPUS MICROCARPUS / * IRIS SF. / * # 1 GALLON 2' 0.C. 29 ':,xky�'.x SMALL -FRUITED BULRUSH PACIFIC COAST IRIS ARCHITECT IRIS TENAX / * LEUCOTHOE WALTER! 'SCARLETTA' / # 18" - 21" 3' 0.C. 40 OREGON IRIS SCARLEITA DROOPING LEUCOTHOE ARCHITECT -.... 29 DECOMPOSED GRANITE SOFT SURFACE MAHONIA AQUIFOL;UM /* # 18" - 21" 4' 0.C. 48 3 CANES MINIMUM OREGON GRAPE TO REMAIN. SAVE, AND PROTECT ' PARKWAY PLANING i . .,... _..g MAHONIA AQUIFOLIUM 'GRANGE FLAME /# 18" - 21" 4' O.C. 50 3 CANES MINIMUM ORANGE FLAME OREGON GRAPE RANDOM 22 BANDERA WEATHERED GRANRE: VARIED SIZES: 36" MINIMUM TO 6' MAXIMUM, 8660916 NERVOSA / * # 18" - 21" 4' C.C. 64 MATCHED HEIGHT AND LONGLEAF 144404I4 ARCHITECT FORM MAHONIA REPENS / * # 1 GALLON 3' 0.C. 32 PATH BOLLARD LIGHTING8 CREEPING MAHONIA FAIR WEATHER SITE FURNISHINGS AND ACCESSORIES MYRICA CAUFORNICA / * # 18" - 21" 4' 0.9. i 38 MATCHED HEIGHT AND PACIFIC WAX MYRTLE SURFACE MOUNT ON CONCRETE FOOTING FORM NAND!NA 00815 ICA /18' - 21' 3' 0.C. 18 3 CANES MIMMUM HEAVENLY BAMBOO # OEMLERIA CERA5IFORMI5 / * 1 GALLON 5' 0.9. 54 INDIAN PLUM PENNISETUM ALOPECUROIDES 'HAMELN' /# 1 GALLON 2' 0.C. 87 FOUNTAIN GRASS PHORMIUM TENAX / 5 GALLON 4' 0.9. 8 GREEN FOLIAGE NEW ZEALAND FLAX POLYSTICHUM MUNITUM / * 1 GALLON 2' O.C. 55 SWORD FERN RHODODENDRON MARCOPHYLLUM / * 18" - 21" 3' 0.C. 66 COAST RHODODENDRON ROSA NUTKANA / * # 1 GALLON 5' 0.9. 96 NOOTKA ROSE RUBUS SPECTABILIS / * # 1 GALLON 5' 0.C. 28 SALMONBERRY SYMPHORICARPOS ALBUS / * # 1 GALLON 5' 0.C. 90 COMMON SNOWBERRY TAXUS BACCATA 'REPANDENS' / 18" - 21° 4' 0.C. 36 HARDENED GROWTH SPREADING ENGLISH YEW FC SYMBOL COMMON / BOTANICAL NAMES SIZE CONDITION SPACING QUANTITY REMARKS Cali before you 1-800-424-5555 UNDERGROUND SERA10E (U5A) 1. ATL LANDSCAPE AREAS WILL BE 0011 AMENDED AND MULCHED TO RETAIN WATER MOISTURE. 2. SOIL AMENDMENTS WILL BE BASED ON A SOIL ANALYSIS BY A CERTIFIED TESTING LABORATORY. 3. NO LAWN AREAS ARE PROPOSED FOR THIS PROJECT. 4. ALL PLANT MATERIAL PROPOSED ARE DROUGHT TOLERANT. 5. ALL LANDSCAPE AREAS WILL RECEIVE A 2' LAYER OF BARK MULCH. 6. LANDSCAPE AREAS WILL RECEIVE A COMPLETE AND OPERABLE PERMANENT BELOW GRADE AUTOMATIC IRRIGATION SYSTEM AS REQUIRED BY THE TUKWIL0 MUNICIPAL CODE CHAPTER 18.52.040, H. 7. IRRIGATION ZONES WILL BE SEPARATED BY PLANT MATERIAL TYPE, WATER NEEDS, AND EXPOSURES. 8. IRRIGATION SYSTEM WILL BE DESIGNED WITH AN AUTOMATIC TIMER AND RAIN SENSOR SWITCH. 9. METAL PICNIC TABLE: WABASH VALLEY MANUFACTURING, INC. DISTRIBUTED BY: NORTHWEST PLAYGROUND EQUIPMENT, INC. 800-726-0031 SIGNATURE SERIES SQUARE TABLE - (60400ND MOUNTING WITH CONCRETE FOOTING STANDARD COLOR WILL BE SELECTED BY OWNER AT TIME OF ORDERING MODEL #59215P 38' TABLE - 3 SEATS - BASIC FRAME (1 TOTAL) INSTALL PER MANUFACTURE'S WRITTEN SPECIFICATIONS LANDSCAPE AREA CALCULATIONS AREA REQUIRED SOUTH 14711 STREET 963 S.F. 161640RBAN AVENUE SOUTH 9,235 S.F. SOUTH 144th STREET 402 S.F. NORTH PROPERTY LINES 1,379 S.F. SOUTH PROPERTY ONES 1.287 S.F. PROVIDED 486 S.F. 3,982 S.F. 420 S.F. 1,379 S.F. 1,287 S.F. SUB -TOTAL 14659. ADDITIONAL LANDSCAPE AREA 11,510 S.F. GRAND TOTAL 14,638 S.F. 20 106 S.F TOTAL EXCESS LANDSCAPE AREA TOTAL R-0-5 LANDSCAPE AREA PARKWAY SIDEWALK TO PROPERLY LINE SOUTH 147th STREET INTERURBAN AVENUE STREET SOUTH 144th STREET 5,468 S.F. 2.217 S.F. 1,444 S.F. 7,600 S.F. 1,293 S.F. PARKING LOT ADJACENT TO STREET - 6 0 15 S.F. PER STALL SCREENED - 57 0 10 S.F. PER STALL TOTAL REQUIRED 90 S.F. 570 S.F. 660 S.F. PROVIDED 1 189 S.F. pLf003 saion CC LLJ Vol 1 Lim 14844 Junee. 1 16, 2010 C a/h4Fe n 24499 ears ocnra (941,5 .am: ARP. sem Wcm 66 OS Rtla "M LANDSCAPE PLANT MATERIAL LEGEND STATE OF WASH NCT04 REGISTERED LANDSCAPE ARCHITECT GHq(iS a.m.. aN.e�c 66.1. suwernr, m6nx sows WM,, 4 8215 WM *ADE Sm EYT, 8l. 95132 9251251-6211 (425251-8182 EAi A TTNURM. SEIDEL CER0FICATE N0. 706 9Y RES 2757'2 :I / ICOUGNLINPORTERLUNDEEN GROUNDCOVERS: I 'jf_'f v' K'' T"9/'2:`°' ARCTOSTAPHYLOS 0VA-URAL / * # 4" POT 24" 0.9. AS RECD HOLD 16" FROM BORDERS, SHRUBS, AND TREES KINNIKINNICK FRAG9ID CA / 60 0 * # t GALLON 24° 0.C. AS REO'D HOLD 16" FROM BORDERS. SHRUBS. AND TREES WSTRAWBERRY GAULTT-(FRIA SHALLOT/ / 20 0 * # 1 GALLON 24" O.C. A5 RECD HOLD 16" FROM BORDERS, SHRUBS, AND TREES SALAL R MA(0918 REPENS / 10 0*# 1 GALLON 24" O.C. AS REO'D HOLD 16° FROM BORDERS, SHRUBS, AND TREES CREE?NG MAHONIA P01 STICHUM MUNITUM / 10 0 *# 1 GALLON 24' O.C. A5 RE0'0 HOLD 16" FROM BORDERS, SHRUBS, AND TREES E '..TIC2± SWORD FERN FRACRARIA 04606NSIS / # 4" POT 18" C.C. AS RECD HOLD 16" FROM BORDERS, SHRUBS, AND TREES BEACH STRAWBERRY 66454061406500 / *# 4" POT 18' 0.9. AS 0E5'0 HOLD 16" FROM BORDERS. SHRUBS, AND TREES '. WOOD STRAWBERRY p 'fi(.6,-74 ?. RU605 CALYCINOIDES / # 4" POT 24" 0.C. AS RECD HOLD 16" FROM BORDERS, SHRUBS, AND TREES EVERGREEN BRAMBLE 04 is s, WASHED RIVER ROCK .A 2" TO 3" DIAMETER, COLOR TO MATCH BANDERA WEATHERED GRAM'= BOULDERS, 4" LAYER •Yv�•"{1" - OVER LANDSCAPE FABRIC SCIRPUS LACUSTRIS / * HARD STEMMED BULRUSH 4" POT 30 PLACEMENT AS DIRE4'ED BY LANDSCAPE ARCHITECT SCIRPUS MICROCARPUS / * 4" POT 30 P14CEMENT AS DIRECTED 8Y LANDSCAPE ':,xky�'.x SMALL -FRUITED BULRUSH ARCHITECT IRIS TENAX / * 4" PO' 40 PLACEMENT AS DIRECTED BY LANDSCAPE OREGON IRIS ARCHITECT -.... 29 DECOMPOSED GRANITE SOFT SURFACE 5/8" MINUS, 3' LAYER OVER LANDSCAPE FABRIC EXISTING VEGETATION TO REMAIN. SAVE, AND PROTECT ' PARKWAY PLANING i . .,... _..g PLANTING PER CRY DESIGN FOR INTERURBAN ANNEN` L g-11BOULDERS 5 4/ RANDOM 22 BANDERA WEATHERED GRANRE: VARIED SIZES: 36" MINIMUM TO 6' MAXIMUM, 60060 SIZES WITH 51.100TH, WORN SURFACE, VARIED SIZES: 36" MINIMUM TO 6' MAXIMUM, PLACEMENT AS DIRECTED BY LANDSCAPE ARCHITECT IY METAL PICNIC TABLEi SEE NOTE NUMBER 9 BELOW PATH BOLLARD LIGHTING8 FAIR WEATHER SITE FURNISHINGS AND ACCESSORIES I.FD SITE LIGHTI49 BOLLARD MODEL SB -1-1 SURFACE MOUNT ON CONCRETE FOOTING CUT -SHEETS AND DETAILS TO BE SUBMITTED BY ELECTRICAL ENGINEER 1. ATL LANDSCAPE AREAS WILL BE 0011 AMENDED AND MULCHED TO RETAIN WATER MOISTURE. 2. SOIL AMENDMENTS WILL BE BASED ON A SOIL ANALYSIS BY A CERTIFIED TESTING LABORATORY. 3. NO LAWN AREAS ARE PROPOSED FOR THIS PROJECT. 4. ALL PLANT MATERIAL PROPOSED ARE DROUGHT TOLERANT. 5. ALL LANDSCAPE AREAS WILL RECEIVE A 2' LAYER OF BARK MULCH. 6. LANDSCAPE AREAS WILL RECEIVE A COMPLETE AND OPERABLE PERMANENT BELOW GRADE AUTOMATIC IRRIGATION SYSTEM AS REQUIRED BY THE TUKWIL0 MUNICIPAL CODE CHAPTER 18.52.040, H. 7. IRRIGATION ZONES WILL BE SEPARATED BY PLANT MATERIAL TYPE, WATER NEEDS, AND EXPOSURES. 8. IRRIGATION SYSTEM WILL BE DESIGNED WITH AN AUTOMATIC TIMER AND RAIN SENSOR SWITCH. 9. METAL PICNIC TABLE: WABASH VALLEY MANUFACTURING, INC. DISTRIBUTED BY: NORTHWEST PLAYGROUND EQUIPMENT, INC. 800-726-0031 SIGNATURE SERIES SQUARE TABLE - (60400ND MOUNTING WITH CONCRETE FOOTING STANDARD COLOR WILL BE SELECTED BY OWNER AT TIME OF ORDERING MODEL #59215P 38' TABLE - 3 SEATS - BASIC FRAME (1 TOTAL) INSTALL PER MANUFACTURE'S WRITTEN SPECIFICATIONS LANDSCAPE AREA CALCULATIONS AREA REQUIRED SOUTH 14711 STREET 963 S.F. 161640RBAN AVENUE SOUTH 9,235 S.F. SOUTH 144th STREET 402 S.F. NORTH PROPERTY LINES 1,379 S.F. SOUTH PROPERTY ONES 1.287 S.F. PROVIDED 486 S.F. 3,982 S.F. 420 S.F. 1,379 S.F. 1,287 S.F. SUB -TOTAL 14659. ADDITIONAL LANDSCAPE AREA 11,510 S.F. GRAND TOTAL 14,638 S.F. 20 106 S.F TOTAL EXCESS LANDSCAPE AREA TOTAL R-0-5 LANDSCAPE AREA PARKWAY SIDEWALK TO PROPERLY LINE SOUTH 147th STREET INTERURBAN AVENUE STREET SOUTH 144th STREET 5,468 S.F. 2.217 S.F. 1,444 S.F. 7,600 S.F. 1,293 S.F. PARKING LOT ADJACENT TO STREET - 6 0 15 S.F. PER STALL SCREENED - 57 0 10 S.F. PER STALL TOTAL REQUIRED 90 S.F. 570 S.F. 660 S.F. PROVIDED 1 189 S.F. pLf003 saion CC LLJ Vol 1 Lim 14844 Junee. 1 16, 2010 C a/h4Fe n 24499 ears ocnra (941,5 .am: ARP. sem Wcm 66 OS Rtla "M LANDSCAPE PLANT MATERIAL LEGEND STATE OF WASH NCT04 REGISTERED LANDSCAPE ARCHITECT GHq(iS a.m.. aN.e�c 66.1. suwernr, m6nx sows WM,, 4 8215 WM *ADE Sm EYT, 8l. 95132 9251251-6211 (425251-8182 EAi A TTNURM. SEIDEL CER0FICATE N0. 706 9Y RES 2757'2 :I / ICOUGNLINPORTERLUNDEEN LIGHTING FIXTURE SCHEDULE SYMBOL TYPE REMARKS 4 1 INDESSA LIGHTING - WET LOCATION WINDOW 80X (522) 2CF026-(2) 26W QUAD TUBE CF (6240-3 BASE) 6-0 L 2 LITHONIA LIGHTING - CONTOUR SERIES, SOFT SQUARE 250W - UGHTING - KAD 4 .-/ C� UTHONIA LIGHTING - HIGH PRESSURE SODIUM - TWF1 1005 - MOUNTED 010' AFF Q CD LITHONIA LIGHTING - TWH WALL -PACK (TWH 175M) METAL HALIDE - MOUNTED 012' AFF Q L-5 LITHONIA LIGHTING - ASF0 COMPACT FLUORESCENT 2/26DTT ,$ L-6 LRH05IA UGIRING - ASB ARCH. BOLLARD - METAL HALIDE 70M / / / / NOTES: Ot ALL UGHTS TO BE PHOTOCELL ON. TIME CLOCK OFF. ® L-3 LIGHTS TO TURN OFF 08 PM. © LIGHTS IN LOW IMPACTED ZONE TO GO OFF 08 PM. 2B • 03 0.t \ ' \ w.4)as . 02,, o 0.0 o.d� 0.0 o\OV',Am/Sp Rivz oo ay R 28t, O 0.1 042._ 0- - 0 0.0 -1370-Ot. • 0 0 - 0 J' "' �d0 a4 0 0 �0 o.o o.o 0 0 no Wyi -- ADJACENT BLDG C/LI ZONE Vim% ;:-.177''' 0""•�yYl 0.'0,1. 0.0 0 °. 000 0.1 0.2�a3- . o- -0.2 0.3 0.1 0.1 0.1 • ^`.. L 3 00 00 az a1 90' RIVER ENVIRONMENT BUILDING 'A' {F9 10.8 1i 0.9 //6.6 /off". 0.4 a.i �d 0.1 0.5 0.s 0.4 0.{ 05 0.6 0] 0.9- M;,d �q> yO.1 80' LOW IMPACT ENVIRONMENT _\L ADJACENT BLDG C/LI ZONE 0. 0.7 07 08 0.7 02 91. a _07.01. ::9s Oy..L]:1_.. 18, a.{. -3... 1:� 15. 0.2 0.1 \ 0,9 1,4 2.1- 23 '1.8:,119% 21 2L 1.3 0.8 0.2 0.1 01. 03 0.7 .7 2 1.5' 12 I4 3.9 2.3 2] 3.8 10 0,2 O3 1 ) 31 2 ] 26 I0.{ 0.1 0.1 0.1 O 1 /29 3,7 �8 0$e.�j. ja4 .2 "]2 81 0,+..- a3 0.1 01 02 05 {08]7/ L_ I... BLDG 'F' '�tI">rF 1NA + t`, BLDG 'E' 2.223 SF%�_' },.q ! 0 0.2 02 01 OS 11.2 3.7 5.5 `�• l.j i8 2e4 1.6 I.. 0 00 0.1', 0.{ �.\.j .;: .- 5 - �• ISL 0.0 0.3 03 02 0.1 0 0 0.] 0.] 0.0 00 OA 0.8 OJ 0.61 1.2 1.7. 2.2 0,] 0.5 22 0,0 38 1.0 i I i 5R °.� 2{ 6.1 9 -4 L 0,6 0.7 1.2 `R 36 38 3 425� 26 3 ,S] 1 36 33 3.3 JJ 15 2'0 49 tla09 0.7 04 05 ..... 1 . _f_„7:2_ I.& 2} 10 &0 ,, ].1; 113 1.6'; . $1.3 1 07 OA T.4 ...L amu- _ Ib.., 1.4 •.i.9 --s6 a 1.2 1.1 10 0.8 OS 9 22 0.0 03 02 O1 0.1 BLDG '0' 0.0 6 03 0,2. 02 0.4 0.5 0.{ 0.3 a1 �_..._. ._,.._M.._...._. s_...._. �...,.._'-.... -0.{ as_..._o-a1 0.1...rn:o-'-o.__._° o__..o:0--no-aa .. o.o ao 1 SITE PLAN -PHOTOMETRIC STUDY 1' = 30.-0" 04 0.2 0.1 0.] 03 0.2 .0 '-n:0 -' 0-'- 0 0 00 6.0-o:o'r 0.0 a0 0.0 0 �n 0.1 -00 0.0 0.0 00--00""00 0,0 0.0 O. INTERURBAN AVENUE 0.0 0 0.0 _...�...., .. s --- o a--�-o:o o.o--oo--o:o"--on-' nn--�o:00ood o.0 ao 00 0.0 0 0 0 0 0 ao 0.0 00 0 00 00 00 0.0 0.0 o.o 00 0' 15' 30' 60' Pl./0-Oa3 S 41 0 0 0 te acgC Liu N Z 0 U ZIL W _ O y O Z03 cc =a c3- cc 1- Y Z 0012 ow. 6012 ti 0164 Propel *no, 9r,rt fis T.1 1 428.4.4 PHOTOMETRIC STUDY Growing Fk Eo. SEE WOWS 9.40 LI -1 .o. 9999 FMB -SEAM INTERURBAN OFFICES & WAREHOUSES 14600 Interurban Ave S Tukwila, WA FULLER -SEARS 1411 1eoWWA 98101, Suite 1306 SeattlARCHITECTS TeI.206.682.6170 DES'I 6a REVI PRESE MT ON SHORE UWE Pg fa 1�11�11f�i� RBA OFFICES WARE OU gag P4/0.—oss- Attachment D OVE BE 18th, 2010 Page 1 PROJECT DESCRIPTION The site is situated at 14600 Interurban Ave S, across the Duwamish River from the Starfire complex, between Interurban Avenue and the Duwamish River. The project proposes five buildings on the 3.3 acre site which will consist of warehouses with an office and a single retail building. The total building area is 72,736 SF. There will be surface parking for 63 cars and 4 large loading docks. The buildings are 30' to 32' tall and will have a separate entrance either fronting or located near Interurban Avenue. Large rollup doors will face the parking area. The buildings will be constructed of concrete block, concrete panels and corrugated metal siding. The building entries are highlighted by storefront windows and metal canopies. Large windows located in the upper half of the concrete block walls face Interurban Avenue. Pedestrians can access the river from Interurban Avenue by following a walkway that passes through / the site. All building entrances are connected / throughout the site by a series of sidewalks. The open space between the buildings and the river proposed to have NW native landscaping to a ance the existing river vegitation. There will be a 2 to 28' landscape buffer between the buildings and/he future city roadway improvements along Interurb n Avenue. OU '14fis y Pit lei ---... R -r CONC. SIDEWALK 40' building setback Picnic area -7- 40. RIVER ERYgOMIENT OW LOW NIPACT ENVIRONMENT pedestrian connection ,ziAc Bum to river C/U ZOITE =WV' TOTAL 11,322 SF WKSE SOW SETBACK �^,t%:-,,.,.;::C=`C'.`i`$'F'P-�..,.e_G:�=".:J.S.� : � -.. q�+r: � ;+Y' ^�� <:: ^�,- :'�c.'�;•.fi.4: «_ .... -+.5. � .?r,<n. .�. —PROPOSED SSI!-RACK— INTERURBAN AVE S FULLER-SEARS Seattle, WA 9811411 Fourth 01 Suite 1306 ARCHITECTS Tel. 206.682.6170 Landscaped setback Proposed Interurban street improvements by Tukwila DESIGN REVIEW PRESENTATION / SHORELINE PERMIT, INTERURBAN OFFICES & WAREHOUSES • QTY PROPOSED BUS SKEETER c0' 13' 90' 60' /0-033 SITE PLAN NOVEMBER 18th, 2010 Page 2 .� i�nrrvgpll II "III'INi1E� Ii�liel!Itl I M.i�ll View from Northwest View from Southwest OVERALL VIEWS OF PROPOSED PROJECT FULLER SEARS Seattle, WA 98101 Suite 1306 ARCHITECTS Tel. 206.682.6170 R. V rxv " ' t /arum 1] Poin A . ; p ' '.-I1n'? grIfUna1A 0 .. , l© -La L' ��' r. o tin PLIt1as'3 20_0 Page 3 Concrete panels View into site from Interurban Ave View looking East from Interurban Ave Interurban Ave S Corrugated metal siding Integral colored concrete block Corrugated metal siding Proposed sign location Integral colored concrete block OVERALL VIEWS OF PROPOSED PROJECT pIJc - C3 FULLER -SEARS 1411 Fourth98101 Suite 1306 Seattle, ARCHITECTS Tel. 206.682.6170 NAA MMIEWN GOi0I II PI o A f la ll ` ri 30jragi OFFICF-4 A NAM HOU van Al 0 Page 4 Concrete panels Corrugated metal siding Pedestrian connection • E y eXiv Loading dock View looking South through site Integral colored concrete block !; r iijl vi d 1 1 Concrete panels Proposed sign location Corrugated metal siding View looking East from Interurban Ave Contrasting colored concrete block OVERALL VIEWS OF PROPOSED PROJECT P 05.5 FULLER 'SEARS 1411 Fourth Ave., Suite 1306 Seattle, WA 98101 ARCHITECTS Tel. 206.682.6170 DunA WORN+):P,541f33IMAYM Il r 0 ELIIK ini0if fra rof�frivou3o wr}c'r§ A WAMICILM§ OV IN i.D ,IR 18t o Page 5 • :' • f o Ly v.71� ..� ♦ r�r2 -tT. r ro: View looking west from Duwamish river (existing) FULLER -SEARS Seattle, WA 98101 1411 Fourth , Suite 1306 ARCHITECTS Tel. 206.682.6170 OVERALL VIEWS OF PROPOSED PROJECT I EZ -3-73 R 12' s n'fl / MOff L.1 01: rt io lTEztJf ._1& 1 Cc}ryzr_E {.$)AvimiLEmai,JtE% PLJo O�S !n'aE lire S IN Page 6 View looking west from Duwamish river (proposed) FULLER -SEARS 1411FoWurth Ave., A 98101 Suite 1306 SeattleARCHITECTS Tel. 206.682.6170 D ES'I G N REVIEW PREISENTATION SHORELLIINE PERMIT, INTERURBAN 0FFIeEES OVERALL VIEWS OF PROPOSED PROJECT WAREHOUSE;S View looking southwest from Duwamish river (existing) View looking southwest from Duwamish river (proposed) OVERALL VIEWS OF PROPOSED PROJECT FULLER -SEARS 1411 Fourth Ave., Suite 1306 Seattle, WA 98101 ARCHITECTS Tel. 206.682.6170 R4V R S Tett OR ME PIM% iriattOOMA Pz/aoss OVE 8t 20) 0 Page 8 0 MY4, ` - relax 0/704010 AMC AOM.14. hlCh (Wm •OttM 1*1 naKa Interurban Avenue S -� 1.3.G. WOICMC �n_. r—' Interurban Avenue S PPG. 0 IS w i LANDSCAPE PLAN PL/0 O$3 FULLER -SEARS 1411 Fourth Ave., Suite 1306 Seattle, WA 98101 ARCHITECTS Tel. 206.682.6170 R S wrogow S 0'1 IS+yI►llc Ir'1EWT0 310 U IMMlel CFA L3 WAR rOU OVE WIAN 8th o Page 9 Wall Pilaster Example (Renton Warehouse) Painted Concrete Base Example (Renton Warehouse) Bike Rack Example Landscaping Example 1771 Window in Concrete Block Example Corrugated Metal Example Corrugated Metal Example .a. IMP Light Example Downspout / Light Example Corrugated Metal / Header Example PicnickTable Example Light Example Pz/a -as3 FULLER -SEARS 1411 Fourth Ave., Suite 1306 Seattle, WA 98101 ARCHITECTS Tel. 206.682.6170 DES'I'GN REVI PRiE4S'ENTQTION 11 SHOR•ELI PER, II TERURBAN OFFICE -"S A WA REIN OU S'EIS NOVEMBER 18th, 2010 Page 10 rh +32'-0" TOP OF PARAPET +0 FLOOR LEVEL [1,1 IF 10" bent metal trim header (M-4) 'I C) 11111111 MM. M=.1 , i„I'°11421g;i:. I I • Imo. pinion 11 -;- 411111111.11 ww.41: 11111411 44ga• Arj • .•';."!A, „ 1-'4 I I NV Proposed sign location Concrete panels (P-2) Vertical corrugated metal siding (M-3) 1' West Elevation rh +37-0" 11 TOP OF PARAPET rh +11-0" Nti B.O. CANOPY +0 FLOOR LEVEL 0 15' 30' 10" bent metal trim header (M-4) Roll -up door (P-3) 0UD BALL • mamma immt,11.. ill111411111111. t C...0 111.11 141111i. I IHiTo111 is111111 1111111' 1 mom Nom t Ems. s wou,„ L1,:i mom, con uijiJiiuu Metal entry canopy (P-1) Vertical corrugated metal siding (M-3) Aluminum storefront Hecosakevl ill111111111 . Min 1111111111 013131.11i1111111'i 11ll i.1111 • IMMO IN 3111011E•111=111 IP= • •• =MIMI MI Concrete panels (P-2) South Elevation Aluminum storefront FULLER -SEARS 1411 Fourth Ave., Suite 1306 Seattle, WA 98101 ARCHITECTS Tel. 206.682.6170 D EsSI G N REVIEW PREsSEINTA TION SHORELINE PERIWIT, IIN T WU RBA N 0 OFFIGE1S 15' 30' Concrete panels (P-3) WA REIH OU,SEIS rl'11/1M .Building A - Elevations NOVEMBER 18th, 2010 Page 11 rh +32'-0" TOP OF PARAPET +0 FLOOR LEVEL Existing trees Vertical corrugated metal siding (M-2) Concrete panels (P-2) Concrete panels (P-4) East Elevation (11 +37-0" 't' TOP OF PARAPET +0 FLOOR LEVEL Existing trees Light Fixtures with downward aim Concrete panels (P-4) Concrete panels (P-3) *';" 11'7 ;•• i. 0 Vertical corrugated metal siding (M-3) - -7 -11411 I r :sr 1h11' North Elevation FULLER -SEARS 1411 Fourth Ave., Suite 1306 Seattle, WA 98101 ARCHITECTS Tel. 206.682.6170 DEeIGN REVI PRBSEINTATION 11 SHOREJLINE INTERURBAN Concrete panels (P-3) 0 1 15' 30' 15' 30' zio ,a,673 Building A - Elevations OFFIC-EIS A WA REIN 0 U.SEIS NOVEMBEIR 18th, 2010 Page 12 rh +32-0" TOP OF PARAPET Metal entry canopy (P-1) th +11'-0" B.O. CANOPY +0 FLOOR LEVEL Bent metal trim header (M-4) Horizontal corrugated metal siding (M-3, recessed) / Vertical corrugated metal siding (M-1) Proposed sign location 6" dia. silver metal downspout +30,_0" th TOP OF PARAPET Nr Integral colored concrete block (CMU -2) West Elevation rh +32-0" Nr TOP OF PARAPET +0 FLOOR LEVEL Aluminum storefront Future bus shelter +30'-0" TOP OF PARAPET Integral colored concrete block (CMU -1) Integral coloredconcrete block (CMU -3) 0 10' 20' Integral colored concrete block (CMU -2) Integral colored concrete block (CMU -1) Integral colored concrete block (CMU -3) Building B - Elevations South Elevation 0 10' Pio -os3 20' FULLER -SEARS 1411 Fourth Ave., Suite 1306 Seattle, WA 98101 ARCHITECTS Tel. 206.682.6170 D&S•IGN REVIIEW PR•ESENT1 TION 1/ S'HOR•EaLIINE P EaRIM IT, INTERURRBAN OFFICNE1S WARRON0USE'S NOVEMBEE;R 18th, 2010 Page 13 11) +30'-0" TOP OF PARAPET +0 FLOOR LEVEL Concrete panels (P-2) 10" bent metal trim header (M-4) Light fixture Vertical corrugated metal siding (M-1) �_ ! iIIIIIIIIIIIIIIIIIIIII Metal entry canopy (P-1) —•dur+11'-0° B B. CANOPY rt _ yam 4n'Akvi East Elevation Concrete panels (P-3) Proposed sign location Aluminum storefront Concrete panels (P-2) Roll -up door (P-3) Concrete panels (P-3) +0 FLOOR LEVEL North Elevation 0 10" bent metal trim header (M-4) 0 Vertical corrugated metal siding (M-1) Aluminum storefront 10' 20' 10' 20' /01./O ..a.<5 Building B -Elevations FULLER SEARS Seattle, WA 98101 1411 Fourth Ave., Suite 1306 ARCHITECTS Tel. 206.682.6170 DESIGN REVIEW P REESEJNTATION 4 SH 0REJLI!N E PERMIT, IINTE'R'URBAN 0FF1&EaS WARFH0U•SE-S NOVE'MBEDR 18th, 2010 Page 14 eh +32'-0" TOP OF PARAPET Metal entry canopy (P-1) FLOOR LEVEL 10" bent metal trim header (M-4) Proposed sign location Integral colored concrete block (CMU -2) Vertical corrugated metal siding (M-1) 6" dia. silver metal downspout Horizontal corrugated metal siding (M-3, recessed) Integral colored concrete block (CMU -1) Vertical corrugated metal siding (M-2) West Elevation 0 15' rh +32'-0" Nr TOP OF PARAPET Vertical corrugated metal siding (M-2) AI +11' B.O. CANOPY FLOOR LEVEL 30' Bent metal trim header (M-4) Proposed sign location Vertical corrugated metal siding (M-2) Concrete panels (P-2) II, �!!II �'Ip l JI' 11 ROTUNDA ►p 11: I I li IV I: I I ii' South Elevation Aluminum storefront 10" bent metal trim (M-4) +30'-0" rh TOP OF PARAPET Roll -up door (P-3) +14'-6" rh B.O. CANOPY Nr Integral colored concrete block (CMU -3) Concrete panels (P-3) 0 15' 30' PL ,€ v0,osj Aluminum storefront Building C - Elevations FULLER -SEARS 1411 Fourth Ave., Suite 1306 Seattle, WA 98101 ARCHITECTS Tel. 206.682.6170 DE.sS'IGN REVI gVi P R'BS'EaN TQTI O N a SHOR•EILINE P OMIIT, INTERURBAN OFFIC-EaS WAREIH0USEsS NOVEMBEJR 18th, 2010 Page 15 rh +32-0" TOP OF PARAPET +0 FLOOR LEVEL 10" bent metal trim header (M-4) Vertical corrugated metal siding (M-2) Concrete panels (P-2) Light fixture Vertical corrugated metal siding (M-2) Vertical corrugated metal siding (M-1) LID1311.1111-31ft !oil], r B g A*. East Elevation 0 411 Fourth FULLER -SEARS Seattle, WA 9810, Suite 1306 1 ARCHITECTS Tel. 206.682.6170 10' 20' rh +30'-0" TOP OF PARAPET +14'-6" B.O. CANOPY Roll -up door (P-3) +0 D&S'IGN FLOOR LEVEL REVIIEW Concrete panels (P-2) Roll -up door (P-3) ' Concrete panels (P-3) Vertical corrugated metal siding (M-1) FP IOH1IIiLllll 1,lI'IIIypII� lll_�'I�ITI 'loo lldi__ a uwn li,lllll 1 ®m �•i SNI ' North Elevation PRE'SEATATION SHOREJLFNE PERMIT, Concrete panels (P-3) INTERURBAN 0FFIG'EES 10" bent metal trim header (M-4) +32'-0" TOP OF PARAPET Proposed sign location +11'-0" rh B.O. CANOPY Metal entry canopy (P-1) Aluminum storefront 10" bent metal trim (M-4) PLio -as WAREH0USEES 0 10' 20' Building C - Elevations NOVEaMBE�R 18th, 2010 Page 16 10" bent metal trim header (M-4) Proposed sign location Integral colored concrete block (CMU -2) Vertical corrugated metal siding (M-1) 6" dia. silver metal downspout Integral colored concrete block (CMU -1) Horizontal corrugated metal siding (M-3, recessed) Vertical corrugated metal siding (M-2) +32'-0" sr TOP OF PARAPET Metal entry canopy (P-1) rh +11'-0" B.O. CANOPY ARe HER R��: h b.,' f7 _ t IJ 4�yl.. tell] it.. _. ......-t ,i1.10, '�[I, _ "}'�«i1kr1+.. _. tYr'''f,H t' .r,I, FLOOR LEVEL West Elevation 0 10' 20' TOP OF PARAPET Vertical corrugated metal siding (M-2) rh B.O. CANOPY Bent metal trim header (M-4) Proposed sign location Vertical corrugated metal siding (M-2) Concrete panels (P-2) +30'-0" (11 TOP OF PARAPET It �UsIAI ' FLOOR LEVEL South Elevation Aluminum storefront 10" bent metal trim (M-4) Roll -up door (P-3) +14'-0° B.O. CANOPY 11 Integral colored concrete block (CMU -3) Concrete panels (P-3) 0 P�.ia -os3 10' 20' Aluminum storefront Building D / E - Elevations FULLER -SEARS 1411 Fourth Ave., Suite 1306 Seattle, WA 98101 ARCHITECTS Tel. 206.682.6170 DE-S'IGN REVIEW PRE-S'E�NT1 TION Q S'H O RE�LIIN E PEIRM1 T, INTERURBAN 0FFIC�EIS b WAREM 0Ue% NOVEMBER 18th, 2010 Page 17 rh +32'-0" TOP OF PARAPET +11'-0" B.O. CANOPY FLOOR LEVEL 10" bent metal trim Vertical corrugated header (M-4) metal siding (M-2) Concrete panels (P-2) Light fixture Vertical corrugated metal siding (M-1) I I' I IItAiIIl111;A1A11F 0 •94 64 0 • (f 0 00 1 East Elevation 0 10' 20' +30'-0" TOP OF PARAPET rh +14'-6" B.O. CANOPY Roll -up door (P-3) +0 •:'„'W.•"�.�''.Y,Y�-'4Jv.v,: 4 .; b`.'�,::'Y 3i. ,-v}�.' �F�;t.x.. .sS �t.-t�.i3s. '4'......x `mac Trash enclosure Concrete panels (P-2) Vertical corrugated metal siding (M-1) 10" bent metal trim header (M-4) +32'-0" rh TOP OF PARAPET Concrete pane s (P-3) Proposed sign location l�����1 �ll FLOOR LEVEL North Elevation Concrete panels (P-3) Metal entry canopy (P-1) Aluminum storefront 10" bent metal trim (M-4) P210 ....o5,s FULLER SEARS. Seattle, WA 98101 1411 Fourth Ave., Suite 1306 ARCHITECTS Tel. 206.682.6170 DEsS•IGN REVIEW P R•EISEEN TAT I O N S'H()RHINE P EaR•M'IT, IiNTERURBAN OFFICE'S WAR•EH0U'SEIS 0 10' 20' Building D / E - Elevations NOVEAMBE'R 180, 2010 Page 18 eh +22'-0° TOP OF PARAPET +0 FLOOR LEVEL Integral colored concrete block (CMU -2) Integral colored concrete block (CMU -1) Proposed sign location Vertical corrugated metal siding (M-2) West Elevation AI +26'-0" TOP OF PARAPET 10" bent metal trim header (M-4) 6" dia. silver metal downspout $111111 IIMII Mk 1 N 1 S DEE 1 Integral colored concrete block (CMU -3) 10" bent metal trim header (M-4) Metal entry canopy (P-1) Aluminum storefront 0 Proposed sign location Vertical corrugated metal siding (M-2) TOP OF PARAPET 7: r L_. rh +11'-0" B.O. CANOPY Metal entry canopy (P-1) +0 FLOOR LEVEL ti in .9 qL' 1• s i •,��,,, ' Ali ff +$.E South Elevation FULLER -SEARS 1411 Fourth Ave., Suite 1306 •Seattle, WA 98101 ARCHITECTS Tel. 206.682.6170 DE$S'IGN REVDEW PR'E/SEaNTATION SH O REaLI'N E 10" bent metal trim (M-4) 10' Integral colored concrete block (CMU -2) Integral colored concrete block (CMU -1) 0 10' PERMIT, INNTERRURBAN 0FFICEsS WARE;HOUSE6 20' 20' Building F - Elevations NOV DMBEER 18th, 2010 Page 19 Vertical corrugated metal siding (M-2) Integral colored concrete block (CMU -2) Integral colored concrete block (CMU -1) rh +26-0° TOP OF PARAPET Metal entry canopy (P-1) FLOOR LEVEL r.1 k' ( (, 1' J t Ii_ _ t.J1;J.1.t.l1 J , t.. j J 1ss • I t 1 J r ._r 1 fob\ I . I I` r Iii '� +22'-0° TOP OF PARAPET East Elevation FULLER.SEARS 1411 Fourth Ave., Suite 1306 Seattle, WA 98101 ARCHITECTS Tel. 206.682.6170 rh +22'-0' TOP OF PARAPET +0 FLOOR LEVEL Roll -up door (P-3) 0 North Elevation Trash enclosure DE-S'IGN REVIEW PRDSE�NT TION S'HOR•E�LINE PERM INTERURBAN OFFICES 10' 20' Vertical corrugated metal siding (M-2) Integral colored concrete block (CMU -2) Integral colored concrete block (CMU -1) 0 10' 20' aio -0373 WA REH 0 U'S•EsS Building F - Elevations NOVEMBER 18th, 2010 Page 20 P-1 M-1 P-2 P-3 P-4 M-2 M-3 M-4 PAINT COLORS METAL SIDING Sandstone (W51) Metal Sates 240a CMU -1 CMU -2 CMU - CONCRETE BLOCK /00 0.64",3 EXTERIOR MATERIALS FULLER -SEARS 1411eoWWA981p�Suite 1306 SeattlARCHITECTS Tei. 206.682.6170 DES' 66i REVI PR+ SE !►1'QT© 0 S 0' UWE PITIWIPT,O N Rs OF ©Et WAPI. OU OVE 8th 201 0 Page 21 October 1, 2010 Steve Sears Fuller Sears Architects 1411 4d' Ave #1306 Seattle, WA 98101 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION Louie Sanft 6120 52nd Avenue South Seattle, WA 98118 RE: Interurban Offices & Warehouses Project Dear Mr. Sears and Mr. Sanft: Your applications for SEPA/Environmental Review (E10-016), Shoreline Substantial Development Permit (L10-063), Variance (L10-064), and Public Hearing Design Review (L10-065) for the property located at 14600 Interurban Ave S are considered complete on October 1, 2010 for the purposes of meeting state mandated time requirements. The determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Please note that the fees for the above applications are flat fees with the exception of the Shoreline Substantial Development Permit. The fee for the Shoreline Substantial Development Permit includes 50 hours of staff review time; any time spent in addition to 50 hours will be billed at a rate of $92 per hour. It is our understanding that Fast Signs will be public manufacturing and installing the public notice board for this project. The City of Tukwila will coordinate the public notice mailing with installation of the public notice board within the next 14 days. Once the public notice board is installed, the public comment period for this project will be 14 days for the SEPA/Environmental Review, Variance, and Public Hearing Design Review applications, and 30 days for the Shoreline Substantial Development application. These notice periods will run concurrently. Please feel free to contact me with any questions at jreavis@ci.tukwila.wa.us or (206) 431-3659. Sincerely, Jaimie Reavis 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 TO: IxI City of Tukwila Department of Community Development ?L i° O f73 File Number E10-016 L10-063 L10-064 L10-065 LAND USE PERMIT ROUTING FORM Building Ix' Planning IXI Public Works ire Dept. UI Police Dept. ISI Parks/Rec Project: Interurban Warehouses & Office (Louie Sanft Property) Address: 14600 Interurban Ave S (parcel #'s 336590-1605 and 336590-1630) Date transmitted: 9/28/2010 Response requested by: 10/13/2010 Staff coordinator: Jaimie Reavis 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.) This project includes four applications, SEPA, Variance, Shoreline, and Design Review. Pre - application meeting under file number PRE10-010. Plan check date: Comments Update date: / di I t 1 0 prepared by Tukwila Fire Department Interdepartmental Memo October 11, 2010 To: Jamie Reavis, DCD From: B/C Tomaso RE: PL10 — 053, L10 — 063, L10 — 064, L10 — 065 & E10 — 016 Fire has the following comment at this time in regard to this project: • Between the driveway of building "B" & "C" to the "A" building, move the Acer Rubrum street tree 10 feet to the West. • Between the driveway of building "C" & "D" to the "A" building, move both of the Acer Rubrum street tree's 10 feet to the West. Also please let the applicant/Owner know that the following is the estimated fire/park impact fee's for this project. I have used the highest impact fee for building "F" as the use -listed covers several categories in the impact fee table. Depending on the actual use at time of construction the impact fees may be reduced. Fire Impact Fees Building "A" Warehouse $ 5,080.00 Building "B" Warehouse $ 762.00 Building "C" Warehouse $ 1,524.00 Building "D" Warehouse $ 762.00 Building "E" Warehouse $ 762.00 Building "F" Office $ 3,248.00 Individual Total's $12,138.00 Combined Impact fee total is $ 32,152.00 Park Impact Fees $ 10,480.00 $ 1,572.00 $ 3,144.00 $ 1,572.00 $ 1,572.00 $ 1,674.00 $ 20,014.00 RECEIVED City of Tukwila SEP 2 8 ZU1U Department of Community Development TUKWILA PUBLIC WORKS t lV LPL)D File Number E10-016 P i. L10-063ur,fE 1_10-064 V t L10-065 1jg LAND USE PERMIT ROUTING FORM TO: ILII Building IX I Planning 0 o bDie lic Works Ix' Fire Dept. Police Dept. Ix' Parks/Rec Project: Interurban Warehouses & Office (Louie Sanft Property) Address: 14600 Interurban Ave S (parcel #'s 336590-1605 and 336590-1630) Date transmitted: 9/28/2010 Response requested by: 10/13/2010 Staff coordinator: Jaimie Reavis 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.) This project includes four applications, SEPA, Variance, Shoreline, and Design Review. Pre - application meeting under file number PRE10-010. (S`e-A- ft e.d-k coIM►evc„)r-s . Plan check date: Comments /Update date: prepared by: MEMORANDUM WWW . c i. tukwi l a. wa . u s Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Jaimie Reavis, Assistant Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: November 1, 2010 SUBJECT: Interurban Warehouses & Offices (Louie Sanft Property) 14600 Interurban Ave. South Parcel Nos.: 336590-1570 / 336590-1605 / 336590-1630 SEPA, Shoreline, Variance, Design Review, and Miscellaneous Comments SEPA — E10-016 Project to comply with Geotechnical Engineering Report, by Geotech Consultants, Inc., dated September 1, 2010; and subsequent geotechnical reports / evaluations. The Environmental Checklist should be revised as follows: B. ENVIRONMENTAL ELEMENTS 14. TRANSPORTATION d. Half -street improvements along Interurban Ave. South & S. 147th Street including; curb, gutter, sidewalk, asphalt pavement, storm drainage, and landscaping. Shoreline — L10-063 The proposed Interurban Warehouses & Offices project is located adjacent to the Green River riverbank. The Application has shown through the civil plans and the Technical Information Report that the required riverbank setback has been met. The Applicant has provided a Geotechnical Engineering Study which identifies the adjacent river bank as stable and provides for construction recommendations and requirements. In addition, Public Works requires a 2.5:1 slope setback from the ordinary high water mark for bank stabilization. Any new building should be a minimum of twenty (20) feet from the top of the 2.5:1 slope setback. Variance — L10-064 No comment. Page 1 of 2 Design Review — L10-065 Traffic Concurrency Certificate Application was completed by Applicant and fee paid under Public Works permit C10-020 in the amount of $7,000.00. Apply for a Food Control Zone Permit (FCZP) — see Bulletin A7 on City of Tukwila web -site. Miscellaneous Comments Proposed project is being coordinated with the City's design of the future Interurban Ave. South project. Half -street improvements by the Developer include; curb, gutter, sidewalk, utilities, and landscaping. Improvements including landscaping will be on private property and within Public right-of-way. An Encroachment Agreement will be executed between the Developer and the City. (See draft agreement — enclosed.) Public Works will prepare and Owner shall sign with Notary, a Storm Water Easement and Maintenance Agreement. City will sign with Notary and have the document recorded at the King County Office of Records. Street infrastructure within Public Right -of -Way and Public Utilities on Private Property (as determined by the City) are to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms, for the Owner(s) signature. Transportation Impact Fee shall apply to future Building Permits — see Bulletin A3 on City of Tukwila web -site. All utilities are required to be underground, per City ordinance. Page 2 of 2 After recording return document to: City of Tukwila Office of the City Clerk 6200 Southcenter Blvd Tukwila, WA 98188 Document Title: Agreement for Encroachment into City Right -of -Way Grantors: City of Tukwila Grantee: A & B Properties Abbreviated Legal Description/STR: That Portion of the NIA, of the NE t/4, Sec. 23, T. 23 N., R. 4 E., WM., in King County, Washington. Full legal description shown on Exhibit 'A' attached hereto and incorporated herein by this reference. AGREEMENT FOR ENCROACHMENT INTO CITY RIGHT-OF-WAY LOCATION: 14400 Interurban Avenue South PARCEL NOS.: 336590-1570 / 336590-1605 / 336590-1630 WHEREAS, A & B Properties ("Grantee") built half -street improvements within the City of Tukwila (the "City") right-of-way at 14400 Interurban Avenue South, as part of Building permit no. D10-xxx; and WHEREAS, Grantee recognizes that the City possesses police powers granted to it by the Washington State Constitution, Art, XI to regulate its rights-of-way and to generally provide for the public health, safety, and welfare; and WHEREAS, the City likewise has the legal authority to abate any obstructions or encroachments of its rights-of-way or utility easements under RCW 7.48; and WHEREAS, Grantee recognizes that should the City at any time require access to the right-of-way at the location described above, the City has the authority to remove any obstructions or encroachments on the right-of-way, including portions of the half -street improvements, and shall charge the cost of such removal to the Grantee or other responsible property owner; and, WHEREAS, Grantee recognizes that the City also has the authority to file a lawsuit requiring removal of any obstructions or encroachments in the right-of-way; NOW THEREFORE, in consideration of the promises and mutual covenants of the parties set forth herein, the sufficiency of which consideration is hereby acknowledged, IT IS HEREBY AGREED AS FOLLOWS: 1. Right -of -Way Use. The City hereby grants to the Grantee, the right and permission to use the City right-of-way for the installation, repair, and maintenance of a half -street improvements constructed within the portion of the right-of-way shown in Page 1 of 5 C:\DOCUME-1\DAVID-1.TUK\LOCALS-1\Temp\XPgrpwise\z draft encroachment agreement 070610.doc Exhibit "B". This permission shall run with the land for the benefit of Grantee and its successors and assigns. Grantee's ability to use the City right-of-way is not exclusive and the City may require relocation in the future. In exchange for and in consideration of the City's agreement to forbear any filing of a lawsuit requiring removal of the obstruction or encroachment created by Grantee on the right-of-way located at the address above and as shown on Exhibit "A", Grantee agrees to these terms and conditions and agrees to defend, indemnify, and hold the City harmless as follows: Grantee agrees to defend, indemnify and hold harmless the City from any and all claims for damages brought by any party regarding the half -street improvements, its location, maintenance, and repair of the same, and shall defend, indemnify and hold harmless the City from all liability for the City's actions taken, if any, to remove the encroachment or obstruction from the City's right-of-way in the event the City is required to do so to install, construct, repair, or otherwise maintain utilities within the City's right- of-way. This indemnification shall include damages, costs, and reasonable attorney's fees, and shall not apply with respect to any willful or negligent tortious act or omission of the City. Whenever the City determines that it is necessary for any of Grantee's facilities to be moved or relocated to accommodate the construction, alteration, repair, or improvement of the right-of-way for purposes of public welfare, health, or safety, City shall notify Grantee in writing of such determination, and Grantee shall, within thirty (30) days, submit plans for such relocation. Within ninety (90) days of the approval by the City of the plans for relocation, Grantee shall relocate the half -street improvements. All costs of moving or relocating such facilities shall be the sole responsibility of Grantee. If during the construction process Grantee or its contractor/subcontractor damages utilities or other public or private property, Grantee shall immediately call 911 if the damage results in a release of natural gas or other hazardous substance or potentially endangers life, health, or property. If, during construction or following completion of the half -street improvements, any of Grantee's action or lack of action to correct a situation related to the half -street improvements that threatens life, health, or property, the City may order Grantee to immediately correct said emergency situation, or at the City's discretion, undertake measures to correct the situation itself. Grantee shall be liable for all costs, expenses, and damages attributed to the emergency as undertaken by the City. The City shall be reimbursed of all costs within thirty (30) days of the completion of the emergency project. This Agreement shall be recorded with King County Records and Grantee shall pay the cost of said recording. Page 2 of 5 C:\DOCUME-1\DAVID—I.TUK\LOCALS-1\Temp\XPgrpwise\z draft encroachment agreement 070610.doc This Agreement shall be a covenant running with the above described real property and burden said real estate, and shall be binding on the successors, heirs and assigns of all parties hereto. CITY OF TUKWILA A & B Properties Bob Giberson Public Works Department By: Its: STATE OF WASHINGTON COUNTY OF KING On this day, before me personally appeared BOB GIBERSON to me known to be the PUBLIC WORKS DIRECTOR for the City of Tukwila, and executed this instrument on behalf of the City of Tukwila in his capacity as PUBLIC WORKS DIRECTOR and acknowledged that he is authorized to do so at their free and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN under my hand and official seal this day of 2010. NOTARY PUBLIC in and for the State of Washington residing at My commission expires: 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 signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the of , a corporation, to be the free and voluntary act of such party for the uses and purposes mentioned in this instrument. Dated Notary Public in and for the State of Washington residing at My appointment expires Approved as to form. Attorney for the City of Tukwila Page 3 of 5 C:\DOCUME—I\DAVID--I.TUK\LOCALS--1\Temp\XPgrpwise\z draft encroachment agreement 070610.doc Exhibit 'A' Property Legal Description Page 4 of 5 C:\DOCUME--1\DAVID-1.TUK\LOCALS-1\Temp\XPgrpwise\z draft encroachment agreement 070610.doc Exhibit 'B' Depiction of Right -of -Way Encroachment Area Page 5 of 5 C:\DOCUME-1\DAVID-1.TUK\LOCALS-1 \Temp\XPgrpwise\z draft encroachment agreement 070610.doc FUER `. SEARS ARCHITECTS To: Louie Sanft Date: March 8, 2011 Project: Interurban Office & Warehouses Project No. #:1005 Reference: Parking Mr. Sanft The city of Tukwila has completed a preliminary review of the parking requirements prior to the buildings being submitted for permit review. A decision was reached on how to calculate each building's parking requirement as defined by their use. Building "A" has 30,498 SF warehouse and 7,516 SF (3,752 SF @ 1st floor, 3,764 SF @ Mezz.) office space. This building will be classified as a "warehouse" use (including the office areas) when calculating parking. 1t The city determined that the building is large enough that the office S /CCc S areas are "accessory" to the warehouse use and the office parking requirement doesn't apply. The remaining buildings on the site will be evaluated slightly different due the ratio of warehouse to office use. Buildings "B", "C" and "D" have a higher percentage of office space compared to warehouse area. The city has determined that the office areas will need to be calculated separately from the warehouse area. Building "B" has 3,432 SF warehouse and 1,881 SF (first floor and Mezz. level) office space. = g SpACS - ‘(psec( CRS Building "C" has 8,743 SF warehouse and 3,762 SF (first floor and Mezz. level) office space. L4 ({ W'S 4, If Spuo2S Building "D" has 7,17 SF warehouse and 3,762 SF (first floor and Mezz. level) office space. 14rJi ( S CtCQ Building "E" will be evaluated as a retail space -2,342 SF (including the 469 SF mezzanine level) . - (p 510462.S 45.: spa Total Parking Summary: 5 1,'(o ( L���, S � Warehouse - 56,990 SF @ 1:2000 - 28.5 stalls gq ` fLUtc-lI i k er‘Acrak Office - 9,405 SF @3:1000 - 28.2 stalls ;..g' Retail - 2,342 SF @ 2.5:1000 - 5.8 stalls (Q Total required - 62.5D C��I 1OQ ccs S C f S�v -C 63 parking stalls are provided Per the above calculations, we comply. bti:IALN5 �S (611112(fticAthOli The city will attach a "condition" to the issued permits stating that ihtp any future expansion of any specific use that increases the required k L"� 1 parking on the site will require a shared parking agreement. More J parking will need to be provided on a neighboring site. Thanks, Tom Jordan cc: Steve Sears, Fuller sears Architects Jaimie Reavis, City of Tukwila Planner 1411 Fourth Avenue, Suite 1306 Seattle, Washington 98101 Tel. 206.682.6170 Fax 206.682.6480 TOP OF RIVER BANK .Isis Iwo '-0• CONC. SDEWALX PARKING CALCULATIONS RF.0I2RP , WAREHOUSE 60,061 SF • 1.2000 • 25 STALLS OFFICE. 17,390 SF o 3.1000 • 62 STALLS 46 RETAIL 1,975 SF • 2.8.1000 • 6 STALLS 68,607 BF 82 TOTAL PROYDEO. 22 - LONG 10 x 80 27 - STANDARD (9' X 19') 4 - COMPACT STALLS (8' X 17' ANGLED) 10 - COMPACT STALLS (8' X 187 S8 TOTAL MCL 4 NC STALLS) (4) LOADING DOCKS (20' z 88') SITE AREA. 141,885 8F (8.8 ACRES) BUILDING "A" 34,712 SF • / (30,729 5F WAREHOUSE) ..• '3152.--(4x 938 SF OFFICE N IST) 31 fo ..--44x 941 5F OFFICE 6 NE72.) Y/ (231 5F NECK / ELEC) •NOT INCLUDING NEII. 40' RIVER 011/111016SENT 50' LOW IMPACT ENVD(ON6LfT ADJACENT BLDG C/LI ZONE 13'-0" pN 200' SETBACK 36-2-e .5c1 2.7 BLDG "E" 2,077 SF • (1,975 5F RET (469 5F OFFICE E (102 SF MECH / •MOT INCLUDING FULLER•SEARS BUILDING 9,156 (7,157 5F (2x 939 SF 0 (2x 942 SF OF (121 SF RE `NOT INCL .,CONES.) IIS NEII. N MBIE1111111111111111VMMIIIIIIIansili 7 =11.1111111W ARCHITECTS oo.' 20 TENANT "C_1• BUILDING C TOT TENANT 'C-2" (FF 24.50') 10,736 SF •(FF 24.50') (8,743 5F WAREHOUSE) (4. (24 939 5F OFFICE 0 1ST) (24 942 5F OFFICE 0 ME22.) 3 (115 SF 9104 / ELEC) •PAT INCLUDING NES. BUILDING "8- 4,491 SF • p (3,432 SF WAREHOUSE) 1 "1 (939 SF OFFICE 0 1ST) � (942 5F OFFICE 8 WEE.) (120 5F NECK / ELEC) 3 •9CM INCLUDING WEE. INTERURBAN AVENUE PROPOSED 8S(E RACK PROPOSED CITY STREET IPROYEIERTS t 5 7 wi-f' �(0 2- o c� 3� 1 Co 2 °Rua. 2 5 .5 s- I fL .c 3 I SITE: PLAN INTERURBAN OFFICES & WAREHOUSES CITY PROPOSED SIPLTER 0' 76' 90' 60' 1.9, 33 z H = `'1,s r-1.'. 6, is ivlct 2c� as t( 6.1/ �)a> etia-v� , ,f�1� JOY-- ' `S ces Z� zs.-Z 32- re6 vir9J no D � BIJ w - l 9 �4, h s It, CIv� c 31r� .t I�- l e P 1(ij P--.-- G.I\ i, 4' t1Grose C1.,,,(c . f'D`j, --�L <<✓€ , f rr� G, / ( . c' v .. (VI C I u e,i_4 0 v,..dcGL (Crl v / Ull u( Pk -,•V teT)'ttd (1.S 5.? - 131d A a L l wa/4Li avc-6- ' i1cM g titl d 3-4-2011 X06 e October 28, 2010 Joanna Funke, AIA Funke Architecture 1411 E. Olive Way Seattle, WA 98122 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Dear Ms. Funke, Thank you for submitting comments during the SEPA notice of application comment period for the Interurban Warehouses & Offices project proposed for construction on parcels 3365901605 and 3365901630. Your comments were reviewed by Tukwila staff and forwarded to the project applicant, Fuller Sears Architects, for a response. Comments 1-4 from your letter seemed most appropriately addressed by the City of Tukwila Public Works Department; the City's and the applicant's comments are both included for comments 5 and 6. Your comments are listed below, with responses shown in italics. 1. It is unclear what right-of-way improvements, if any, are being proposed adjacent to S 146th Street, and we would like to see a more defined scope of work along with details for the proposed improvements. The civil engineering drawings, for example, indicate "Limits of Construction" at the south-west property line adjacent to S 146th St; however, the proposed sidewalk at Interurban Ave S is shown continuing onto S 146th St and terminating an arbitrary distance from the intersection (see C3.1). The landscape architecture drawings (see L2) show street trees and a planter strip along S 146th as well. We understand that the City of Tukwila has designed street improvements to be implemented along the entire length of Interurban Avenue S, including S 146th St, and that the applicant's proposed development would construct features from that design. Our concern is for any improvements at S 146th St to be fully reviewed by the City of Tukwila for: a) consistency with the Master Plan; b) maintenance of two-way vehicular access via S 146th St to the Elburn Property; and c) coordination of street improvements with the existing underground water main and any other utilities in S 146th St for future access and maintenance. City of Tukwila Response: Civil plan sheets under the future Public Works permit will be reviewed by the Public Works Department. There is existing curb/gutter & sidewalk along the North side of S. 147th Street and a portion of this will be removed and re- constructed. Limits of construction as currently shown on plan sheet C3.1, are adequate for review of land use permits. Proposed project is being coordinated with the City's design of the future Interurban Ave. South project. Half: street improvements by the Developer include; curb, gutter, sidewalk, utilities, and landscaping. Improvements including landscaping will be on private property and within Public right-of-way. An Encroachment Agreement will be executed between the Developer and the City. Plantings placed above existing and new underground utilities will be reviewed by the City. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 2. The TESC Plan (C2.1) designates S 146th St as the temporary construction entrance. As S 146th St is the only access to the Elburn Property, occupants of the Elburn Property are dependent on the street remaining open at all times during construction to accommodate .uninterrupted business traffic. We request that any street closures required due to heavy equipment traffic or any other qualifying construction activity be granted only during non -business hours and that a minimum of 2 -weeks notice be provided to the property owner and tenants. City of Tukwila Response: The temporary construction access shown on plan sheet C2.1 is on private property. South 147`h Street will not be fully closed. Some disruption will occur during construction of new curb, gutter, & sidewalk and other activities within the North side of South 147th Street. Traffic control will be provided and affected property owners within the area will be notified prior to start of work. Construction activities will conform to the Manual on Uniform Traffic Control Devices (MUTCD) and Public Works permit conditions. 3. Public utility lines, including gas and sanitary sewer, appear to run through the vacated Maule Avenue right-of-way and underneath the proposed development (See C1.1). Are there provisions in place to access and maintain these utilities during construction and for the life of the project? City of Tukwila Response: There is an existing easement granted to the City of Tukwila for utilities located within the vacated Maule Avenue right-of-way. This easement will remain in place, and existing and proposed Public and Private utilities will be protected and available for access during and after construction. Utilities will be routinely maintained by the City or the property owner as applicable. 4. The existing electrical service to the Elburn Property is provided from an overhead pole that would be demolished and replaced with underground electrical service in the applicant's proposal (See C1.1). The drawing notes that the Owner is to "Coordinate with City of Tukwila Public Works Department prior to construction" (See C3.0). Our concern is that electrical service to the Elburn Property must be maintained without interruption during the course of construction, and that a permanent connection of equal or greater capacity should be provided following demolition of the overhead poles, at no cost to Elburn Investments. City of Tukwila Response: Electrical service to the Elburn Property will be maintained with minimal disruption. The City and the Developer will work with the power provider prior to and during construction. 5. The pedestrian path from Interurban Avenue South to the Green/Duwamish River is planned adjacent to the northern property line of the Elburn Property. This creates a security concern, since the clustered siting of the applicant's buildings leave this path largely hidden from public view. We request that provisions for adequate lighting and surveillance of the path area, at a minimum, be considered during the Design Review discussion. Concerning pedestrian safety, it also appears that the path crosses vehicular traffic in front of the overhead loading doors into Building 13'. Policy 8.1.2 of the Tukwila Comprehensive Plan has been developed to "ensure that parking lots are not a barrier to pedestrians within commercial areas", and we believe that further development of the pedestrian access through the site may be warranted. Page 2 of 3 City of Tukwila Response: The design of the pedestrian path, including provisions for lighting and surveillance, will be considered during review of the Design Review application and the discussion in the staff report. Regarding pedestrian safety, the applicant clarified provisions for pedestrian safety where pedestrian paths cross vehicular traffic. In front of overhead doors, the pedestrian path will be a raised sidewalk separated from vehicle traffic by a curb. The curb will prevent vehicles from driving through the overhead doors into warehouse buildings 'B', `C', 'D', `E', and 'F'. Applicant Response: The shoreline code requires the site to provide public access to the river. The south side of Building A will have lights mounted to the side of the building to provide pedestrian safety along the access path. Where this pathway travels in front of Building B's loading doors, a raised designated concrete sidewalk separates pedestrians from trucks. 6. The trash enclosure for the proposed Building `B' is planned near the street access and main entrance to the existing building on the Elburn Property. Policy 8.1.5 of the Tukwila Comprehensive Plan aims to "require mechanical equipment and trash and recycling containers to be incorporated into the overall design of sites and buildings and screened from view". The applicant's drawings indicate an enclosure wall of unknown material (presumably concrete) that is not fully screened by landscaping. We request that the enclosure be placed outside of the required setbacks, as it appears to be, and thoughtfully detailed and/or further screened with landscaping since it would be visible from S 146th Street and the adjacent building on the Elburn Property. City of Tukwila Response: The trash enclosure is required to meet the required building setbacks. As part of review of the Design Review application, the design of the trash enclosure will be examined to ensure that the colors and materials used for the enclosure are consistent with the design of the buildings in the project, and a review of landscaping will be done related to screening of trash/recycling areas. Applicant Response: The intent is to have the trash enclosures blend in with the buildings. Therefore, the trash enclosure is proposed to be constructed of the same concrete block (CMU) material and color as Building B. The enclosure will follow the same setback requirements as the buildings and is adequately screened by landscaping. The proposed landscaping includes the approximate 20 foot area (outside of the property) between the new sidewalk along South 149th Street and Building B. Extra attention will be given to make sure this area is screened from the neighboring building's entry. Please let me know if you have any questions related to the information above. Sincerely, Jaimie Reavis Assistant Planner Page 3 of 3 minneumilarimi I JII gran funke nomemo Pill 11 I � wiiii-wriiMatia architecture October 19, 2010 Jaimie Reavis, Planner City of Tukwila Department of Community Development Tukwila, WA 98188 VIA E-mail: jreavis@ci.tukwila.wa.us Re: Proposed Development at 14600 Interurban Avenue S. Application Numbers: E10-016, L10-064, PL10-053 Dear Ms. Reavis: 0CT 2 0 20101 DEVELOPMENT COMMUNITY On behalf of Elburn Investments LLC ("Elburn Investments"), owner of property at 14600 Interurban Avenue South (APN No. 3365901650; "Elburn Property"), we have reviewed the application materials for development at the adjacent parcel, also addressed 14600 Interurban Avenue S. We appreciate the opportunity to respond to the proposal and would like the staff and Planning Commission to be informed of our concerns as they pertain to and may affect the Elburn Property. Our concerns below relate primarily to aspects of the design within the southern portion of the project, immediately adjacent to the Elburn Property: 1. It is unclear what right-of-way improvements, if any, are being proposed adjacent to S 146th Street, and we would like to see a more defined scope of work along with details for the proposed improvements. The civil engineering drawings, for example, indicate "Limits of Construction" at the south-west property line adjacent to S 146th St; however, the proposed sidewalk at Interurban Ave S is shown continuing onto S 146th St and terminating an arbitrary distance from the intersection (see C3.1). The landscape architecture drawings (see L2) show street trees and a planter strip along S 146th as well. We understand that the City of Tukwila has designed street improvements to be implemented along the entire length of Interurban Avenue S, including S 146th St, and that the applicant's proposed development would construct features from that design. Our concern is for any improvements at S 146th St to be fully reviewed by the City of Tukwila for: a) consistency with the Master Plan; b) maintenance of two- way vehicular access via S 146th St to the Elburn Property; and c) coordination of street improvements with the existing underground water main and any other utilities in S 146th St for future access and maintenance. A Cr, --P,206.631.2907 • - - "\- / 1 206.374.2283/ J , 1411 E,Olive Way, Seattle, WA 98122_._ •— www.funkearchitecture:com /1 - 2. The TESC Plan (C2.1) designates S 146th St as the temporary construction entrance. As S 146th St is the only access to the Elburn Property, occupants of the Elburn Property are dependent on the street remaining open at all times during construction to accommodate uninterrupted business traffic. We request that any street closures required due to heavy equipment traffic or any other qualifying construction activity be granted only during non- business hours and that a minimum of 2 -weeks notice be provided to the property owner and —ASE- tenants. iSLtenants. r55•17 3. Public utility lines, including gas and sanitary sewer, appear to run through the vacated Maule Avenue right-of-way and underneath the proposed development (See C1.1). Are there provisions in place to access and maintain these utilities during construction and for the life of the project? 4. The existing electrical service to the Elburn Property is provided from an overhead pole that would be demolished and replaced with underground electrical service in the applicant's proposal (See C1.1). The drawing notes that the Owner is, to "Coordinate with City of Tukwila Public Works Department prior to construction" (See C3.0). Our concern is that electrical service to the Elburn Property must be maintained without interruption during the course of construction, and that a permanent connection of equal or greater capacity should be provided following demolition of the overhead poles, at no cost to Elburn Investments. 5. The pedestrian path from Interurban Avenue South to the Green/Duwamish River is planned adjacent to the northern property line of the Elburn Property. This creates a security concern, since the clustered siting of the applicant's buildings leave this path largely hidden from public view. We request that provisions for adequate lighting and surveillance of the path area, at a minimum, be considered during the Design Review discussion. Concerning pedestrian safety, it also appears that the path crosses vehicular traffic in front of the overhead loading doors into Building 'B'. Policy 8.1.2 of the Tukwila Comprehensive Plan has been developed to "ensure that parking lots are not a barrier to pedestrians within commercial areas", and we believe that further development of the pedestrian access through the site may be warranted. 6. The trash enclosure for the proposed Building 'B' is planned near the street access and main entrance to the existing building on the Elburn Property. Policy 8.1.5 of the Tukwila Comprehensive Plan aims to "require mechanical equipment and trash and recycling containers to be incorporated into the overall design of sites and buildings and screened from view". The applicant's drawings indicate an enclosure wall of unknown material (presumably concrete) that is not fully screened by landscaping. We request that the enclosure be placed outside of the required setbacks, as it appears to be, and thoughtfully detailed and/or further screened with landscaping since it would be visible from S 146th Street and the adjacent building on the Elburn Property. Finally, as the review time alloted for this comment period has been limited relative to the scale of the project and the breadth of the applicant's submittal, we will continue to study the application materials for a better understanding of how the Elburn property may be affected. There may be additional concerns that we have not yet identified, and we reserve the right to request the City consider those future concerns during the remainder of their project review. P 2 of 3 We also kindly request that you include Funke Architecture and Elburn Investments LLC on the list of Parties of Public Record for updates regarding further activity on this project. If you have any . questions about these comments or need more information, please contact me at 206-631-2907. Respectfully yours, Joanna Funke, AIA cc: Karen Rathje Manager Elburn Investments LLC 4770 Avery Lane Lake Oswego, Oregon 97035 P 3 of 3 RPC7-n17.0 SE? 21 20101 COMMUN,Tf DEVELOPiaiEC1/4IT ENGINEERING REPORT Preliminary Technical Information Report Interurban Avenue Warehouse September 20, 2010 PREPARED FOR: Louie Sanft A&B Properties 6120 52nd Avenue South Seattle, WA 98118 (206) 930-9324 PREPARED THROUGH: Fuller Sears Architects 1411 4th Avenue, Suite 1306 Seattle, WA 98101 Phone: (206) 682-6170 Contact: Steve Sears PREPARED BY: COUGHLINPORTERLUNDEEN 413 Pine Street, Suite 300 Seattle, Washington 98101 P: (206) 343-0460 Contact: Sean Robertson, P.E. PRELIMARY TECHNICAL INFORMATION REPORT AND HYDROLOGIC ANALYSIS Interurban Avenue Warehouse Coughlin Porter Lundeen Project No. C101203-01 September 20, 2010 TABLE OF CONTENTS Section Page I. PROJECT OVERVIEW 1 GENERAL DESCRIPTION 1 EXISTING CONDITIONS 1 PROPOSED DRAINAGE SYSTEM 1 II. CONDITIONS AND REQUIREMENTS SUMMARY 2 KING COUNTY SURFACE WATER MANAGEMENT DESIGN MANUAL CORE REQUIREMENTS' 2 SPECIAL REQUIREMENTS: 2 PROJECT SPECIFIC REQUIREMENTS' 3 III. OFF-SITE ANALYSIS 3 TASK 1 — STUDY AREA DEFINITION AND MAPS 3 TASK 2 - RESOURCE REVIEW 3 TASK 3 - FIELD INSPECTION 3 TASK 4 -DRAINAGE SYSTEM DESCRIPTION AND PROBLEM DESCRIPTIONS 3 UPSTREAM ANALYSIS 3 DOWNSTREAM ANALYSIS 3 TASK 5 — MITIGATION OF EXISTING OR POTENTIAL PROBLEMS 4 IV. FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN 5 EXISTING SITE HYDROLOGY (PART A) 5 DEVELOPED SITE HYDROLOGY (PART B) 5 PERFORMANCE STANDARDS AND FLOW CONTROL SYSTEM (PARTS C AND D) 5 WATER QUALITY SYSTEM (PART E) 5 STANDARD REQUIREMENTS 5 SPILL CONTROL V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN 8 STANDARD REQUIREMENTS (BASED ON KCSWDM AND SAO): 8 ON-SITE CONVEYANCE 8 VI. SPECIAL REPORTS AND STUDIES 10 VII. OTHER PERMITS 11 VIII. CSWPPP ANALYSIS AND DESIGN 12 STANDARD REQUIREMENTS 12 IX. BOND QUANTITY, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 13 X. OPERATIONS AND MAINTENANCE MANUAL 14 STANDARD MAINTENANCE 14 COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 1 King County Washington LIST OF FIGURES Figure 1- 1'IR Worksheet - Section 1 Figure 2 - Site Location - Section 1 Figure 3 - Drainage Basins, Sub -basins, and Site Characteristics - Section 1 Figure 4 - Floodplain/floodway FEMA Map - Section 1 Figure 5 - SCS Soil Survey - Section 1 LIST OF TABLES Table 1- Existing Site Conditions Area Breakdown 5 Table 2 - Developed Site Conditions Area Breakdown 5 Table 3 - Summary of Water Quality System 6 COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse ii King County Washington I. PROJECT OVERVIEW General Description The following Technical Information Report (TIR) provides the technical information and design analysis required for developing the Drainage and Temporary Erosion and Sedimentation Control Plan (TESC) for Interurban Ave Warehouse. The stormwater design for the project was based on the requirements set forth in the 2009 King County Surface Water Design Manual (KCSWDM) (See Figure 1- Technical Information Report Worksheet) and the City of Tukwila Amendments to the 2009 KCSWDM. Interurban Ave Warehouse is located within the City of Tukwila, located at 14600 Interurban Ave S (See Figure 2 - Site Location). The site is in Section 23, Township 23 North, Range 4 East, Willamette Meridian. The area to be redeveloped is approximately 3.3 acres. The existing site consists of 0.25 -acres impervious area and 3.05 -acres pervious area; while the proposed conditions will consist of 2.84 -acres impervious and 0.46 -acres pervious. The site currently has a vacated street called Maule Ave that runs north to south through the eastern portion of the site. The remainder of the existing site is considered pasture grass. Soils for the area were mapped using the King County Soil Survey maps (See Figure 5 - SCS Soil Survey). The proposed project consists of six new buildings and associated parking. New walkways will be installed throughout the site and a new sidewalk will be installed along Interurban Ave. Asphalt fire lanes will be installed along the east side of the site to provide access to the main warehouse building. A new drive aisle will be installed where the old Maule Ave was located for access through the site. The primary storm drainage for the site is the drainage ditch that runs along the east side of the property. This ditch drains into a 36 -inch culvert north and south of the site. In order to install a new sidewalk along Interurban and to eliminate the hazard from the steep ditch the existing ditch will be replaced with a 36 -inch pipe. Drainage from the site will run to a detention system before discharging to the new 36 -inch culvert. Existing Conditions The site currently slopes from east to west with a highpoint of 25 near the bank of the river and a low point in the existing drainage ditch of 15. Runoff currently surface drains across mostly pasture grass to the existing ditch. A small portion of existing asphalt remains on the site from the vacated Maule Ave. A downstream analysis was done and can be found in Section III. Proposed Drainage System The existing ditch that runs along Interurban Ave will be filled in and replaced with a 36 -inch culvert. The culvert matches the existing culvert size that's north and south of the site. All runoff from the site will be discharged through stormfilter cartridges for water quality before entering a rainstore3 detention system. The detention system is open at the bottom to promote infiltration, but at this time no infiltration is assumed. Discharge from the detention system will be directed to the newly installed 36 -inch culvert. (See Figure 3 - Drainage basins, Sub -Basins, And Site Characteristics). COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 1 King County Washington KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner Louie Sanft (A&B Properties) Phone 206 930-9324 Address 6120 52nd Avenue South Seattle, WA, 98118 Project Engineer Sean Robertson, P.E. Company Coughlin Porter Lundeen, Inc Phone 206 343-0460 Part 3 TYPE OF PERMIT APPLICATION ❑ Landuse Services Subdivison / Short Subd. / UPD ❑ Building Services �M//FF / Commerical / SFR 1' Clearing and Grading ❑ Right -of -Way Use ❑ Other Part 2 PROJECT LOCATION AND DESCRIPTION Project Name Interurban Avenue Warehouse DDES Permit # Location Township 23N Range 4E Section 23 Site Address 14600 Interurban Ave S Tukwila, WA Part 4 OTHER REVIEWS AND PERMITS ❑ DFW HPA ❑ COE 404 ❑ DOE Dam Safety FEMA Floodplain ❑ COE Wetlands ❑ Other _NPDES PI Shoreline Management ❑ Structural Rockery/Vault/ ❑ ESA Section 7 Part 5 PLAN AND REPORT INFORMATION Technical Informati Type of Drainage Review (circle): Date (include revision dates): Date of Final: n Report Ful / Targeted / Large Site Site Improvement Pla 1 Engr. Plans) Type (circle one): 421P/ Modified / mall Site Date (include revision dates): Date of Final: Part 6 ADJUSTMENT APPROVALS Type (circle one): Standar / Complex / Preapplication / Experimental / Blanket Description: (include conditions in TIR Section 2) Date of Approval: 2005 Surface Water Design Manual 1/1/05 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 7 MONITORING REQUIREMENTS Monitoring Required: Start Date: No ip Describe: Completion Date: Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan : N Special District Overlays: Drainage Basin: Green River Stormwater Requirements: 141k-fttiE.t1 1,t4 el PEAre-RATES Part 9 ONSITE AND ADJACENT SENSITIVE AREAS la River/Stream C7 (Lee 4 ❑ Lake ❑ Wetlands ❑ Closed Depression Floodplain loo ` R- ❑ Other g Steep Slope ❑ Erosion Hazard ❑ Landslide Hazard ❑ Coal Mine Hazard ❑ Seismic Hazard ❑ Habitat Protection Part 10 SOILS Soil Type AmC Slopes 0-20 % ❑ High Groundwater Table (within 5 feet) ❑ Other ❑ Sole Source Aquifer ❑ Seeps/Springs Erosion Potential Moderate to severe_ ❑ Additional Sheets Attached 2005 Surface Water Design Manual 1/1/05 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 11 DRAINAGE DESIGN LIMITATIONS REFERENCE LIMITATION / SITE CONSTRAINT ❑ Core 2 — Offsite Analysis ❑ Sensitive/Critical Areas ❑ SEPA ❑ Other ❑ 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: ON e. Offsite Analysis Level: 2 / 3 dated: 3/(1 (r o Flow Control (incl. facility summary sheet) Level: 1 2 / 3 or Exemption Number Small Site MPs Conveyance System Spill containment located at: _CB X and CB X Erosion and Sediment Control ESC Site Supervisor: N /� Contact Phone: After Hours Phone: Maintenance and Operation Responsibility: rivate / Public If Private, Maintenance Lo• Required: Yes /6:...• Financial Guarantees and Liability Provided: Yes / 'o Water Quality.Type: (include facility summary sheet) Basc Sens. Lake / Enhanced Basicm / Bog or Exemp i o. kSpecLandscape Management Plan: Yes //k --- Special ial Requirements (as applicable) Area Specific Drainage Requirements Type: CDA / SDO / MDP / BP / LMP / Shared Fac. / one_ Name: Floodplain/Floodway Delineation Type: Majo / Minor / Exemption / None 100 -year Base Flood Elevation (or range): 23 • o Datum: N D s % Flood Protection Facilities Describe: 6*t ST, N 67 TZ-NefL bPit414— Source Control (comm./industrial landuse) Describe landuse: "X-14 4 D%-, 5•ft-lf r( _ 2005 Surface Water Design Manual 1/1/05 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Describe any structural controls: 2005 Surface Water Design Manual 1/1/05 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Oil Control High -use Site: c/ No Treatment BMP: "2 -Qtr s1e,(-r' F,C 1111 - Maintenance Agreement: Yes / 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 ki•Clearing Limits - - Stabilize Exposed Surfaces aCover Measures a Remove and Restore Temporary ESC Facilities ra Perimeter Protection Clean and Remove All Silt and Debris Ensure ri Traffic Area Stabilization Operation of Permanent Facilities Flag Limits of SAO and open space preservation Sediment Retention areas lEli Surface Water Control ❑ Other 14 Dust Control 0 Construction Sequence Part 14 STORMWATER FACILITY DESCRIPTIONS (Note: Include Facility Summary and Sketch) Flow Control Type/Description Water Quality Type/Description %DetentionUnderground ❑ Infiltration ❑ Regional Facility ❑ Shared Facility ❑ Small Site BMPs ❑ Other Vault 41?-1),1145To/+-E3 - - ❑ Biofiltration ❑ Wetpool Media Filtration ❑ Oil Control ❑ Spill Control ❑ Small Site BMPs -❑ Other Stormfilter vaults Baffles within WQ vaults CB insert Tees_ 2005 Surface Water Design Manual 1/1/05 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 15 EASEMENTS/TRACTS Part 16 STRUCTURAL ANALYSIS ❑ Drainage Easement ❑ Access Easement ❑ Native Growth Protection Covenant ❑ Tract ❑ Other ❑ Cast in Place Vault aRetaining Wall ❑ Rockery > 4' High ❑ Structural on Steep Slope ❑ Other Part 17 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attached Technical Information Report. To the best of my knowledge the information provided here is accurate. z-tp 0 Signed/Date 2005 Surface Water Design Manual 1/1/05 FIGURE 2 - SITE LOCATION Nychts Ave SW Moi 1t' Rd SA, r.' 1t C11 0 O tc O S • N MI 3 J c O 4.o (i)� ', > • c f Q) / /i 4 ./.-' 7 / a• a5 / .0.1 Ie // o° / �.• � 8,40°,. i r'• .o- 4--r' • r �. n h 0 dr y 4ts oti`� P � 814 SIM Ave S <n `o rst' ' i 59th Ave S / 4, Mes ! 1 UMAve S c -1" f- ^ m VIA Ave S H y ua 4 b Ii*" � a ▪ i 44,4,0 5sm Ave S to a ` CO b �if f 55th Avt S 3 oe co osodemRds 0 s` 0 53rd Ave 8 S2nd Ave S N 0, Macadam Rd S .! alb PI S 8:. 51e1Av.S • '52ndAve 5 u, 51st Ave S COUGHLINPORTERLUNDEEN Discharge Point to the Green River Existing 36 -inch Storm Line CO GHLIN ORT _., FIGURE 3 - DRAINAGE BASINS, SUB -BASINS, AND SITE CHARACTERISTICS Green River South Basin (2.50 Acre) 144th Street Detention System (North) Detention tem (South) Existing Building Proposed Building C • 0 Existing Building North Basin: (0.80Acres) Existing: 0.70 Till Pasture 0.10 Impervious Proposed: 0.13 Till grass 0.67 Impervious Detention Volume = 7,133cf South Basin: (2.50Acres) Existing: 2.35 Till Pasture 0.15 Impervious Proposed: 0.33 Till grass 2.17 Impervious Detention Volume = 28,138cf Total Site = 0.80ac + 2.50ac = 3.30acres Proposed Building Propose Building ret ranZ Proposed Building Proposed Building COUGH LINPORTERLU N DEEN North Basin (0.80 Acre) Interurban Avenue 1 Proposed 36 - inch Storm Line Existing 36 -inch Storm Line Interurban Avenue Warehouse King County Washington Interurban Avenue Warehouse King County Washington FIGURE 5 - SCS Soil Survey SHEET NO. 10 KING COUNTY AREA, WASHINGTON (DES MOINES QUADRANGLE) COUG H LI NPORTERLU NDEEN sta. Site Soils Are (Ur) - Urban Land The Geotechnical report found mostly Silty Sand Soils onsite. These are generally Till Soils Interurban Avenue Warehouse King County Washington II. CONDITIONS AND REQUIREMENTS SUMMARY This section will address the requirements set forth by the Core and Special Requirements listed in Chapter 1 of the KCSWDM. King County Surface Water Management Design Manual Core Requirements: 1. Discharge at the Natural Location (1.2.1): All developed flows will be conveyed to the existing discharge points west of the proposed improvements. 2. Off-site Analysis (1.2.2): Refer to Sections III and IV. A Level 1 downstream analysis has been performed. 3. Flow Control (1.2.3): Refer to Section IV. The proposed detention system will detain to pre-existing conditions. Runoff from the site will match the runoff from the existing pasture condition. 4. Conveyance System (1.2.4): Refer to Section V. Closed pipe systems and conveyance channels have been provided for on-site stormwater conveyance. 5. Erosion and Sedimentation Control (1.2.5): Refer to Section IX. The project will construct a series of sediment controls to address the specific conditions at the site. 6. Maintenance and Operations (1.2.6): Refer to Section XI. The proposed storm drainage system will be owned, operated and maintained by the owner. 7. Financial Guarantees and Liability (1.2.7): The owner and contractor will obtain all necessary permits prior to the beginning of construction. The owner will be responsible for required bonds. 8. Water Quality (1.2.8): Refer to Section IV.E. Water quality treatment will be provided for runoff from the pollution generating surfaces. Stormfilter cartridge catch basins are proposed for water quality treatment. Special Requirements: Special Requirement #1. Other Adopted Area -Specific Requirements Section 1.3.1 • Critical Drainage Areas (CDAs): Not Applicable • Master Drainage Plans (MDPs): There are no known master drainage plans covering this project site. • Basin Plans (BPs): The project is located within the Green River Basin Plan. • Lake Management Plans(LMPs): Not Applicable • Shared Facility Drainage Plans(SFDPs): Not Applicable Special Requirement #2. Flood Hazard Area Delineation, Section 1.3.2: See Figure 4 for 100 -yr flood zone. No work affecting the flood storage will take place within the 100 -yr flood zone. The existing drainage ditch on the west side of the site is shown as part of the flood zone, only because it fills up during a large storm even. This ditch will be replaced with a 36 -inch culvert and no flood storage will be taken away from the green river. Special Requirement #3. Flood Protection Facilities, Section 1.3.3: Not Applicable, project will not disturb existing river embankment. Special Requirement #4. Source Controls, Section 1.34: Not Applicable Special Requirement #5. Oil Control: The stormfilter cartridges with ZPG media will provide both sediment and oil control for the site. COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 2 King County Washington Project Specific Requirements: There are no additional requirements for this portion of the project. Design and construction will abide by requirements set forth in these documents and King County. COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 3 King County Washington III. OFF-SITE ANALYSIS Task 1- Study Area Definition and Maps The site discharges to a 36 -inch culvert that runs down South 144th St. This pipe runs east 650 -feet and discharges directly to the Green River (See Figure 3). Task 2 - Resource Review a) b) c) d) e) f) g) h) i) 1) k) 1) Adopted Basin Plans Floodplain/floodway (FEMA) Maps Off-site Analysis Reports Sensitive Areas Folio Drainage Complaints and Studies Road Drainage Problems King County Soils Survey: Wetland Inventory Maps: Migrating Rivers Study DOE's Section 303d List of Polluted Waters KC Designated Water Quality Problems Critical Drainage Area Maps: Task 3 - Field Inspection Green River Drainage Basin Site is within the 100 -yr floodplain (See Figure 4) None available See Figure 4 - FEMA Map None Available None Available See Figure 5 - SCS Soil Survey No Wetlands None Available Category 5 Waters No WQ Problems Not in Critical Drainage Areas. Site visits have been made to gather information including an analysis of the discharge from the site. This field visit took place Friday, March 19, 2010. There were some minor precipitation events during the week prior, with partly cloudy conditions and temperatures in the upper 40's (degrees F) on the day of the site visit. Please refer to Task 4, Downstream Analysis below for more information. Task 4 - Drainage System Description and Problem Descriptions The site has a maximum change in elevation of 10 -feet. The high point of the site is at elevation 26 feet along the southeast edge of the property, with the low point of the site at approximately 16 feet at the west edge of the site. The site generally slopes to the west. The site sheet flows directly to the drainage ditch along the west side of the property. On-site soils are classified as Ur (Urban Fill) per King County Soil Survey maps (See Figure 5). Per the geotechnical analysis done the site soils consist mostly of "Till". See (soils report) in section VI for further information regarding the on-site soils. Upstream Analysis The high point of the site is the existing Green River embankment along the east side of the site. The north and south properties currently drain west to the conveyance ditch that runs along the west side of the property. An existing drainage ditch collects all water from interurban Ave protecting the site from runoff from the west side of the property. There is no upstream water that enters the site from the north, east, west or south sides of the site. Downstream Analysis The existing site slopes generally towards the west side of the property. Runoff flows off site in an existing drainage ditch. The ditch flows north to a 36 -inch culvert. This culvert turns east at South 144th St. The pipe then heads 650 -feet east before it discharges to the Green River. (See Figure 3) COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 3 King County Washington Task 5 - Mitigation of Existing or Potential Problems The site discharges directly to the Green River. There are no known problems with the discharge pipes between the site and the River. The proposed development will detain runoff to at or below existing runoff rates and will not adversely affect the downstream system. COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 4 King County Washington IV. FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN Existing Site Hydrology (Part A) The existing site totals 3.3 acres and is mostly undeveloped. A vacated street called Maule Ave runs through the western portion of the site. The remainder of the site is existing pasture grass. These conditions are summarized in Table 1 below. Table 1- Existing Site Conditions Area Breakdown Land Cover Area Description Impervious Area Pervious& Landscape Total Site 0.25 acres 3.05 acres 3.30 acres Existing Maule Ave Existing field Total site area Developed Site Hydrology (Part B) The site will consist of 6 new buildings with associated parking lots and access roads. Landscaping pockets will be installed throughout the site. A large landscaped buffer will be located along the east side of the site to provide a 40 -foot offset from the river high water mark. These conditions are summarized in table 2 below. Table 2 - Developed Site Conditions Area Breakdown Land Cover Impervious Area Pervious& Landscape Total Percentage of Impervious Area Area Description 2.84 acres 0.46 acres 3.30 acres 86.1% Building roof, driveway, parking lots Associated landscaping Total site area Performance Standards and Flow Control System (Parts C and D) The site is required to detain to preexisting conditions. The site is currently pasture with a small amount of impervious. A detention system has been designed by using Rainstore3 blocks. The detention system provides 94% void space through an interlocking web of plastic blocks. It allows for shallow detention systems and has an open bottom for promoting infiltration. No infiltration has been assumed at this time to be conservative. The site has been spit into two basins (North and South Basins). Each basin has a detention system to detain runoff prior to discharging offsite (See figure 3). Water Quality System (Part E) Standard Requirements This project will provide water quality in accordance with basic water quality requirements of the KCSWDM (section 6.4.2). Water quality treatment will be performed by localized stormfiler cartridge catch basins, upstream of detention. A summary of the water quality facilities is provided in the following table. COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 5 King County Washington Table 3 - Summary of Water Quality System Stormfilter Catch Basins Impervious Contributing Area 1.30 acres Pervious Contributing Area 0.10 acres Design Flow 0.17 cfs* Required Cartridges 10.0 Total Cartridges 10 *35% of the developed 2 -yr storm The total site will have 10 cartridges supplied by three catch basins with 3-4 cartridge in each. Spill Control Spill control is required for projects constructing or replacing onsite pipe systems that receive runoff from pollution -generating surfaces such as parking lots (1.2.4-G). Spill control measures are intended to temporarily detain oil or other floatable pollutants and prevent them from entering the downstream storm system (4.2.1). Spill control will be provided by the stormfilter cartridges with ZPG media. Flow Control and Discharge Requirements The proposed project is over 22,000 square feet and approximately 82% impervious, therefore flow control facilities must be provided per KCSWDM 5.2.1.3. Flow will be controlled by two detention facilities providing a total of 35,271cf of storage. The facilities will discharge to the existing sites discharge point along the west side of the site. COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 6 King County Washington North Basin Detention Calculations MGS FLOOD PROJECT REPORT Program Version: MGSFIood 4.09 Program License Number: 200610002 Run Date: 09/19/2010 7:35 PM Input File Name: North Basin.fld Project Name: Interurban Ave Analysis Title: North Basin Comments: PRECIPITATION INPUT Computational Time Step (Minutes): 60 Extended Precipitation Timeseries Selected Climatic Region Number: 13 Full Period of Record Available used for Routing Precipitation Station : 96004005 Puget East 40 in_5min 10/01/1939-10/01/2097 Evaporation Station : 961040 Puget East 40 in MAP Evaporation Scale Factor : 0.750 HSPF Parameter Region Number: 1 HSPF Parameter Region Name : USGS Default ********** Default HSPF Parameters Used (Not Modified by User) *************** ********************** WATERSHED DEFINITION *********************** SCENARIO: PREDEVELOPED Number of Subbasins: 1 Subbasin : Subbasin 1 Area(Acres) Till Forest 0.000 Till Pasture 0.700 Till Grass 0.000 Outwash Forest 0.000 Outwash Pasture 0.000 Outwash Grass 0.000 Wetland 0.000 Green Roof 0.000 User 2 0.000 Impervious 0.100 Subbasin Total 0.800 SCENARIO: POSTDEVELOPED Number of Subbasins: 1 Subbasin : Subbasin 1 Area(Acres) Till Forest 0.000 Till Pasture 0.000 Till Grass 0.130 Outwash Forest 0.000 Outwash Pasture 0.000 Outwash Grass 0.000 Wetland 0.000 Green Roof 0.000 User 2 0.000 Impervious 0.670 Subbasin Total 0.800 ************************* LINK DATA ******************************* SCENARIO: PREDEVELOPED Number of Links: 0 ************************* LINK DATA ******************************* SCENARIO: POSTDEVELOPED Number of Links: 1 Link Name: Stormtech Chambers Link Type: Structure Downstream Link: None Prismatic Pond Option Used Pond Floor Elevation (ft) : 100.00 Riser Crest Elevation (ft) : 104.00 Max Pond Elevation (ft) : 104.50 Storage Depth (ft) : 4.00 Pond Bottom Length (ft) : 42.2 Pond Bottom Width (ft) : 42.2 Pond Side Slopes (ft/ft) : L1= 0.00 L2= 0.00 W1= 0.00 W2= 0.00 Bottom Area (sq -ft) : 1783. Area at Riser Crest El (sq -ft) : 1,783. (acres) n n41 IVolume at Riser Crest (cu -ft) : 7,133. (ac -ft) : 0.164 Area at Max Elevation (sq -ft) : 1783. (acres) : 0.041 Vol at Max Elevation (cu -ft) : 8,204. (ac -ft) : 0.188 Constant Infiltration Option Used Infiltration Rate (in/hr): 0.00 Riser Geometry Riser Structure Type Riser Diameter (in) Common Length (ft) Riser Crest Elevation Hydraulic Structure Geometry Number of Devices: 2 ---Device Number Device Type Control Elevation (ft) Diameter (in) Orientation Elbow --- Device Number Device Type Control Elevation (ft) Length (in) Height (in) Orientation Elbow : Circular : 12.00 : 0.010 : 104.00 ft Circular Orifice 100.00 0.78 Horizontal No 2 --- : Vertical Rectangular Orifice : 103.00 : 0.25 : 12.00 : Vertical : No **********************FLOOD FREQUENCY AND DURATION STATISTICS******************* SCENARIO: PREDEVELOPED Number of Subbasins: 1 Number of Links: 0 SCENARIO: POSTDEVELOPED Number of Subbasins: 1 Number of Links: 1 ********** Subbasin: Subbasin 1 ********** Flood Frequency Data(cfs) (Recurrence Interval Computed Using Gringorten Plotting Position) Tr (yrs) Flood Peak (cfs) 2 -Year 5 -Year 10 -Year 25 -Year 50 -Year 100 -Year 200 -Year 0.194 0.247 0.285 0.333 0.367 0.417 0.456 ********** Link: Stormtech Chambers ********** Link Inflow Frequency Stats Flood Frequency Data(cfs) (Recurrence Interval Computed Using Gringorten Plotting Position) Tr (yrs) Flood Peak (cfs) 2 -Year 0.194 5 -Year 0.247 10 -Year 0.285 25 -Year 0.333 50 -Year 0.367 100 -Year 0.417 200 -Year 0.456 ********** Link: Stormtech Chambers ********** Link WSEL Stats WSEL Frequency Data(ft) (Recurrence Interval Computed Using Gringorten Plotting Position) Tr (yrs) WSEL Peak (ft) 1.05 -Year 101.157 1.11 -Year 101.342 1.25 -Year 101.601 2.00 -Year 101.978 3.33 -Year 102.467 5 -Year 102.833 10 -Year 103.418 25 -Year 103.834 50 -Year 104.009 100 -Year 104.042 ***********Water Quality Facility Data ************* SCENARIO: PREDEVELOPED Number of Links: 0 -SCENARIO: POSTDEVELOPED Number of Links: 1 ********** Link: Stormtech Chambers ********** Basic Wet Pond Volume (91 % Exceedance): 3070. cu -ft Computed Large Wet Pond Volume, 1.5*Basic Volume: 4604. cu -ft Infiltration/Filtration Statistics Total Runoff Volume (ac -ft): 321.89 Total Runoff Infiltrated (ac -ft): 0.00, 0.00% Total Runoff Filtered (ac -ft): 0.00, 0.00% Percent Treated (Infiltrated+Filtered)/Total Volume: 0.00% ***********Compliance Point Results ************* Scenario Predeveloped Compliance Subbasin: Subbasin 1 Scenario Postdeveloped Compliance Link: Stormtech Chambers *** Point of Compliance Flow Frequency Data *** Recurrence Interval Computed Using Gringorten Plotting Position Predevelopment Runoff Postdevelopment Runoff Tr (Years) Discharge (cfs) Tr (Years) Discharge (cfs) 2 -Year 0.046 2 -Year 0.023 5 -Year 0.068 5 -Year 0.027 10 -Year 0.085 10 -Year 0.045 25 -Year 0.117 25 -Year 0.079 50 -Year 0.132 50 -Year 0.111 100 -Year 0.148 100 -Year 0.183 200 -Year 0.190 200 -Year 0.210 ** Record too Short to Compute Peak Discharge for These Recurrence Intervals **** Flow Duration Performance According to Dept. of Ecology Criteria **** Excursion at Predeveloped %Q2 (Must be Less Than 0%): -2.8% PASS Maximum Excursion from %%Q2 to Q2 (Must be Less Than 0%): -2.8% PASS Maximum Excursion from Q2 to Q50 (Must be less than 10%): -12.7% PASS Percent Excursion from Q2 to Q50 (Must be less than 50%): 0.0% PASS POND MEETS ALL DURATION DESIGN CRITERIA: PASS South Basin Detention Calculations MGS FLOOD PROJECT REPORT Program Version: MGSFIood 4.07 Program License Number: 200610002 Run Date: 08/19/2010 3:46 PM Input File Name: South Basin.fld Project Name: Interurban Ave Analysis Title: South Basin Comments: PRECIPITATION INPUT Computational Time Step (Minutes): 60 Extended Precipitation Timeseries Selected Climatic Region Number: 13 Full Period of Record Available used for Routing Precipitation Station : 96004005 Puget East 40 in_5min 10/01/1939-10/01/2097 Evaporation Station : 961040 Puget East 40 in MAP Evaporation Scale Factor : 0.750 HSPF Parameter Region Number: 1 HSPF Parameter Region Name : USGS Default ********************** WATERSHED DEFINITION *********************** SCENARIO: PREDEVELOPED Number of Subbasins: 1 Subbasin : Subbasin 1 Area(Acres) Till Forest 0.000 Till Pasture 2.350 Till Grass 0.000 Outwash Forest 0.000 Outwash Pasture 0.000 Outwash Grass 0.000 Wetland 0.000 Green Roof 0.000 User 2 0.000 Impervious 0.150 Subbasin Total 2.500 SCENARIO: POSTDEVELOPED Number of Subbasins: 1 Subbasin : Subbasin 1 Area(Acres) Till Forest 0.000 Till Pasture 0.000 Till Grass 0.330 Outwash Forest 0.000 Outwash Pasture 0.000 Outwash Grass 0.000 Wetland 0.000 Green Roof 0.000 User 2 0.000 Impervious 2.170 Subbasin Total 2.500 ************************* LINK DATA ******************************* SCENARIO: PREDEVELOPED Number of Links: 0 ************************* LINK DATA ******************************* SCENARIO: POSTDEVELOPED Number of Links: 1 Link Name: Rainstore3 Link Type: Structure Downstream Link: None Prismatic Pond Option Used Pond Floor Elevation (ft) : 100.00 Riser Crest Elevation (ft) Max Pond Elevation (ft) : 104.50 Storage Depth (ft) : 4.00 Pond Bottom Length (ft) : 237.2 Pond Bottom Width (ft) : 29.7 Pond Side Slopes (ft/ft) : L1= 0.00 Bottom Area (sq -ft) : 7034. Area at Riser Crest El (sq -ft) : 7,034. (acres) : 0.161 Volume at Riser Crest (cu -ft) : 28,138. (ac-tt) : U.b4b Area at Max Elevation (sq -ft) : 7034. (acres) : 0.161 Vol at Max Elevation (cu -ft) : 32,358. (ac -ft) : 0.743 104.00 L2= 0.00 W1= 0.00 W2= 0.00 Constant Infiltration Option Used Infiltration Rate (in/hr): 0.00 Riser Geometry Riser Structure Type : Circular Riser Diameter (in) : 18.00 Common Length (ft) : 0.016 Riser Crest Elevation : 104.00 ft Hydraulic Structure Geometry Number of Devices: 2 ---Device Number 1 --- Device Type : Circular Orifice Control Elevation (ft) : 100.00 Diameter (in) : 1.21 Orientation : Horizontal Elbow : No --- Device Number 2 --- Device Type : Vertical Rectangular Orifice Control Elevation (ft) : 101.90 Length (in) : 0.19 Height (in) : 25.19 Orientation : Vertical Elbow : No **********************FLOOD FREQUENCY AND DURATION STATISTICS******************* SCENARIO: PREDEVELOPED Number of Subbasins: 1 Number of Links: 0 SCENARIO: POSTDEVELOPED Number of Subbasins: 1 Number of Links: 1 ********** Subbasin: Subbasin 1 ********** Flood Frequency Data(cfs) (Recurrence Interval Computed Using Gringorten Plotting Position) Tr (yrs) Flood Peak (cfs) 2 -Year 0.624 5 -Year 0.791 10 -Year 0.908 25 -Year 1.057 50 -Year 1.176 100 -Year 1.332 200 -Year 1.449 ********** Link: Rainstore3 ********** Link Inflow Frequency Stats Flood Frequency Data(cfs) (Recurrence Interval Computed Using Gringorten Plotting Position) Tr (yrs) Flood Peak (cfs) 2 -Year 0.624 5 -Year 0.791 10 -Year 0.908 25 -Year 1.057 50 -Year 1.176 100 -Year 1.332 200 -Year 1.449 ********** Link: Rainstore3 ********** Link WSEL Stats WSEL Frequency Data(ft) (Recurrence Interval Computed Using Gringorten Plotting Position) Tr (yrs) WSEL Peak (ft) 1.05 -Year 101.170 1.11 -Year 101.299 1.25 -Year 101.540 2.00 -Year 102.043 3.33 -Year 102.335 5 -Year 102.703 10 -Year 103.200 25 -Year 103.585 50 -Year 103.913 100 -Year 104.034 ***********Water Quality Facility Data ************* SCENARIO: PREDEVELOPED Number of Links: 0 SCENARIO: POSTDEVELOPED Number of Links: 1 ********** Link: Rainstore3 ********** Basic Wet Pond Volume (91 % Exceedance): 9834. cu -ft Computed Large Wet Pond Volume, 1.5*Basic Volume: 14751. cu -ft Infiltration/Filtration Statistics Total Runoff Volume (ac -ft): 1024.34 Total Runoff Infiltrated (ac -ft): 0.00, 0.00% Total Runoff Filtered (ac -ft): 0.00, 0.00% Percent Treated (Infiltrated+Filtered)/Total Volume: 0.00% ***********Compliance Point Results ************* Scenario Predeveloped Compliance Subbasin: Subbasin 1 Scenario Postdeveloped Compliance Link: Rainstore3 *** Point of Compliance Flow Frequency Data *** Recurrence Interval Computed Using Gringorten Plotting Position Predevelopment Runoff Postdevelopment Runoff Tr (Years) Discharge (cfs) Tr (Years) Discharge (cfs) 2 -Year 0.108 2 -Year 0.058 5 -Year 0.172 5 -Year 0.094 10 -Year 0.227 10 -Year 0.132 25 -Year 0.309 25 -Year 0.169 50 -Year 0.357 50 -Year 0.196 100 -Year 0.416 100 -Year 0.313 200 -Year 0.531 200 -Year 0.327 ** Record too Short to Compute Peak Discharge for These Recurrence Intervals **** Flow Duration Performance According to Dept. of Ecology Criteria **** Excursion at Predeveloped %%Q2 (Must be Less Than 0%): -2.8% PASS Maximum Excursion from %%Q2 to Q2 (Must be Less Than 0%): -2.3% PASS Maximum Excursion from Q2 to Q50 (Must be Tess than 10%): 9.5% PASS Percent Excursion from Q2 to Q50 (Must be Tess than 50%): 10.6% PASS POND MEETS ALL DURATION DESIGN CRITERIA: PASS Water Quality Calculations MGS FLOOD PROJECT REPORT Program Version: MGSFIood 4.09 Program License Number: 200610002 Run Date: 09/19/2010 5:35 PM Input File Name: PGIS Basin.fld Project Name: Interurban Ave Analysis Title: PGIS Basin Comments: PRECIPITATION INPUT Computational Time Step (Minutes): 15 Extended Precipitation Timeseries Selected Climatic Region Number: 13 Full Period of Record Available used for Routing Precipitation Station : 96004005 Puget East 40 in_5min 10/01/1939-10/01/2097 Evaporation Station : 961040 Puget East 40 in MAP Evaporation Scale Factor : 0.750 HSPF Parameter Region Number: 1 HSPF Parameter Region Name : USGS Default ********** Default HSPF Parameters Used (Not Modified by User) *************** ********************** WATERSHED DEFINITION *********************** SCENARIO: PREDEVELOPED Number of Subbasins: 1 Subbasin : Subbasin 1 Area(Acres) Till Forest 0.000 Till Pasture 0.000 Till Grass 0.100 Outwash Forest 0.000 Outwash Pasture 0.000 Outwash Grass 0.000 Wetland 0.000 Green Roof 0.000 User 2 0.000 Impervious 1.300 282.36 1.432 282.36 1.432 ***Point of Compliance Flow Frequency Data *** Recurrence Interval Computed Using Gringorten Plotting Position Predevelopment Runoff Postdevelopment Runoff Tr (Years) Discharge (cfs) Tr (Years) Discharge (cfs) 2 -Year 0.493 12 -Year 0.493 5 -Year 0.637 o -Year u.03/ 10 -Year 0.736 10 -Year 0.736 25 -Year 0.934 25 -Year 0.934 50 -Year 1.159 50 -Year 1.159 100 -Year 1.370 100 -Year 1.370 200 -Year 1.412 200 -Year 1.412 ** Record too Short to Compute Peak Discharge for These Recurrence Intervals ***Point of Compliance Flow Duration Data *** Predevelopment Runoff Postdevelopment Runoff Discharge Exceedance Discharge Exceedance (cfs) Probability (cfs) Probability 0.000E+00 1.0000E+00 0.000E+00 7.162E-03 1.2549E-01 7.162E-03 0.014 8.6095E-02 0.014 0.021 6.5237E-02 0.021 0.029 5.1682E-02 0.029 0.036 4.2168E-02 0.036 0.043 3.4964E-02 0.043 0.050 2.9225E-02 0.050 0.057 2.4531E-02 0.057 0.064 2.0588E-02 0.064 0.072 1.7353E-02 0.072 0.079 1.4675E-02 0.079 0.086 1.2482E-02 0.086 0.093 1.0645E-02 0.093 0.100 9.1277E-03 0.100 0.107 7.8352E-03 0.107 0.115 6.7592E-03 0.115 0.122 5.8800E-03 0.122 0.129 5.1334E-03 0.129 0.136 4.5241E-03 0.136 0.143 3.9927E-03 0.143 0.150 3.5124E-03 0.150 0.158 3.0986E-03 0.158 0.165 2.7358E-03 0.165 0.172 2.4261E-03 0.172 0.179 2.1478E-03 0.179 0.186 1.9138E-03 0.186 0.193 1.7032E-03 0.193 0.201 1.5126E-03 0.201 0.208 1.3474E-03 0.208 0.215 1.2018E-03 0.215 0.222 1.0680E-03 0.222 1.0000E+00 1.2549E-01 8.6095E-02 6.5237E-02 5.1682E-02 4.2168E-02 3.4964E-02 2.9225E-02 2.4531 E-02 2.0588E-02 1.7353E-02 1.4675E-02 1.2482E-02 1.0645E-02 9.1277E-03 7.8352E-03 6.7592E-03 5.8800E-03 5.1334E-03 4.5241 E-03 3.9927E-03 3.5124 E-03 3.0986E-03 2.7358E-03 2.4261 E-03 2.1478E-03 1.9138E-03 1.7032E-03 1.5126E-03 1.3474E-03 1.2018E-03 1.0680E-03 V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN This section discusses the criteria that will be used to analyze and design the proposed storm conveyance system. Standard Requirements (based on KCSWDM and SAO): 1. Facilities must convey the 100 -year flow without overtopping the crown of the roadway, flooding buildings, and if sheet flow occurs it must pass through a drainage easement. The new pipe systems were designed to convey the 100 -year flow without overtopping. 2. New pipe systems and culverts must convey the 25 -year flow with at least 0.5 feet of freeboard. (1.2.4- 1). The new pipe systems were designed to convey the 25 -year flow with at least 0.5 feet of freeboard. 3. Bridges must convey the 100 -year flow and provide a minimum of two feet, varying up to six feet, of clearance based on 25% of the mean channel width. (1.2.4-2)(4.3.5-6). N/A This project does not propose a bridge. 4. Drainage ditches must convey the 25 -year flow with 0.5 feet of freeboard and the 100 -year flow without overtopping. (1.2.4-2). Drainage ditches will be designed to convey the 100 -year storm event with 0.5 feet of free -board for this proposed development. 5. Floodplain Crossings must not increase the base flood elevation by more than 0.01 feet [41(83.C)] and shall not reduce the flood storage volume [37(82.A)]. Piers shall not be constructed in the FEMA floodway. [41(83.F.1)]. The only work being done within the floodplain is the filling in of the existing ditch along Interurban Ave. This ditch currently floods during storms. The ditch will be replaced with a 36 -inch pipe to match the piped system north and south of the site. No flood storage volume from the river will be lost. 6. Stream Crossings shall require a bridge for class 1 streams that does not disturb or banks. For type 2 and type 3 steams, open bottom culverts or other method may be used that will not harm the stream or inhibit fish passage. [60(95.B)]. There are no stream crossings associated with the construction of this project. 7. Discharge at natural location is required and must produce no significant impacts to the downstream property (1.2.1-1). The project will discharge to the existing discharge location. The site currently discharges to the ditch along Interurban Ave. The proposed storm system will continue to discharge to that point. On-site Conveyance Existing Conditions: Storm water discharges along the west side of the property, through sheet flow across existing pasture grass. (See Section 3 and figure 3 for further information). COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 8 King County Washington Developed Storm system description: The developed site will discharge detained runoff to the newly installed 36 -inch culvert that will replace the ditch that exists along Interurban Ave. The site has been split into two areas with localized detention systems. Runoff from the site discharges at two locations, one at the north side of the site and one at the center of the site. KCRTS Modeling: No conveyance modeling has been done at this time. Conveyance analysis will be submitted as part of the final report. Outfalls Energy dissipation is required for all outfalls, rock erosion protection at a minimum. (1.2.3-3). Existing energy dissipation has been provided at the outlet pipe discharge point to the Green River. COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 9 King County Washington VI. SPECIAL REPORTS AND STUDIES 1. Geotechnical Engineering Study; Proposed Interurban Offices and Warehouse Development Tukwila, Washington. Prepared by Geotech Consultants, Inc. on September 1, 2010. COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 10 King County Washington GEOTECH CONSULTANTS, INC. 13256 Northeast 20th Street, Suite 16 Bellevue, Washington 98005 (425) 747-5618 FAX (425) 747-8561 September 1, 2010 JN 10208 A & B Properties 6120 - 52nd Avenue South Seattle, Washington 98118 via email Attention: Louie Sanft Subject: Transmittal Letter— Geotechnical Engineering Study Proposed Interurban Offices and Warehouse Development 14400 Interurban Avenue South Tukwila, Washington Dear Mr. Sanft: We are pleased to present this geotechnical engineering report for the commercial project to be constructed in Tukwila. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design considerations for foundations, subsurface drainage, and slope stability. This work was authorized by your acceptance of our proposal, P-8003, dated July 20, 2010. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. cc: Fuller Sears Architects — Steve Sears via email Coughlin Porter Lundeen — Tim Grant via email Respectfully submitted, GEOTECH CONSULTANTS, INC. Marc R. McGinnis, P.E. Principal 1,111 err. 1A1, GEOTECHNICAL ENGINEERING STUDY Interurban Offices and Warehouse Development 14400 Interurban Avenue South Tukwila, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed five commercial buildings containing offices and warehouses to be located at 14400 Interurban Avenue South in Tukwila. We initially conducted a geotechnical study of the site and published our findings in the Geotechnical Engineering Study dated May 21, 2002. The site investigation at that time consisted of excavating 11 test pits located throughout the site (shown on Site Exploration Plan, Plate 2). Since this initial report was published, the size of the project has increased, and a 2,275 square - foot building was added to the north of the initial project limits. This current report is intended to supersede our previous report. We were provided with site plans and a topographic map. Fuller Sears Architects developed these plans, which are dated March 05, 2010. Based on these plans, and our discussions with the project team, we understand that the development will consist of five separate buildings. These buildings will generally contain office and warehouse space, with northernmost building currently intended to be used for retail space. The buildings will either have high -bay roofs or second stories. The four western buildings are currently planned to be a combination of concrete tilt -up and masonry construction, and the Targe eastern building will be mostly of concrete tilt -up construction. Several feet of fill will be placed above the existing grades to reach the floor slab and finish grade elevations through the site. The eastern building will likely have several depressed loading docks. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site. The property is irregularly shaped, and is bordered by Interurban Avenue South to the west and the Green River to the east. The site is currently undeveloped, and is mostly covered with grass. The ground surface is generally relatively flat, with some local lower areas. However, near Interurban Avenue South multiple berms exist run north and south along the length of the property. The berms are approximately 5 — 7 feet in height. Along the eastern edge of the property, the bank of the Green River is very steep. The elevation of the property near the river appears to be approximately 15 feet above the high water elevation. We reviewed aeriaLpboiographs for the site._ands.awjo igns of instability or significant changes in the course or banks of the river near the site between 1936 and the present, There_are_existing .commercial.buildings_on-_the properties-to.the_north, south and d west of the site. We understand_that_A&B—Properties—owns-several_of these structures. They have apparen r_Cr1TFr4-1 r`r M I11 TAAITC IAIr: A & B Properties September 1, 2010 JN 10208 Page 2 utilized conventionaLfou.ndations and display no obvious signs of excessive differential foundation se tlement. SUBSURFACE The subsurface conditions were recently explored by drilling borings at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The borings were drilled on August 8, 2010 using a truck -mounted, hollow -stem auger drill. Samples were taken at varying intervals with a standard penetration sampler. This split -spoon sampler, which has a 2 -inch outside diameter, is driven into the soil with a 140 -pound hammer falling 30 inches. The number of blows required to advance the sampler a given distance is an indication of the soil density or consistency. A geotechnical engineer from our staff observed the drilling process, logged the test borings, and obtained representative samples of the soil encountered. The Test Boring Logs are attached as Plates 3 through 6. The Togs of test pits excavated in 2002 for our previous report have been included as an appendix at the end of this report. Soil Conditions A thin layer of silty sand fill was observed below the ground surface in some of the earlier test pits. The native soils encountered in the test pits and borings consisted of a 15 to 20 foot layer of loose silt and sandy silt. These unconsolidated soils are alluvial sediments deposited by past flooding and meandering of rivers through the area. Beneath the silt, a thick layer (25 feet thick) of medium -dense sand was encountered in the borings. This sand has been deposited by fast flowing water, creating its relatively compact condition. Beneath the sand is loose silt that extended to the maximum depth explored, which was 50 feet below existing ground surface. We completed moisture content analyses on the soils within the upper 15 feet. The results indicate that the alluvial silt has a moisture content of 30 percent to nearly 50 percent, which is relatively high. Groundwater Conditions Groundwater seepage was observed at a depth of 14 to 18 feet in the recent borings. The borings were conducted during summer and were left open for only a short time period. Therefore, the seepage levels on the logs represent the location of transient water seepage and may not indicate the static groundwater level. Groundwater levels encountered during drilling can be deceptive, because seepage into the boring can be blocked or slowed by the auger itself. The previous test pits, which were excavated near the end of spring, found shallower zones of seepage. It should be noted that groundwater levels vary seasonally with rainfall and other factors. The stratification lines on the Togs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. If a transition in soil type occurred between samples in the r_Frrr r w r11AICI 11 TAAITC IAIr: A & B Properties September 1, 2010 JN 10208 Page 3 borings, the depth of the transition was interpreted. The relative densities and moisture descriptions indicated on the logs are interpretive descriptions based on the conditions observed during excavation and drilling. CONCLUSIONS AND RECOMMENDATIONS GENERAL THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY RELYING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The explorations conducted for this study and our previous geotechnical report found alluvial silts and sands. The upper silt layer is quite loose and these soils have high: moisture contents. As a result, the silt is moderately to highly compressible. Based on our calculations, conventional foundations placed directly on these soils would undergo post -construction settlements in excess of 4 inches. We expect that the nearby buildings have likely undergone this magnitude of long-term settlement, but we understand that it has been relatively uniform and has not caused significant damage to these older commercial buildings. While this is encouraging, we still recommend that a preload be used to induce a substantial amount of consolidation in the underlying soils before the buildings are built using conventional foundations. Recommendations for preloading of each of the building pads are give in Preloading Program below. The foundations for the buildings should be placed over at least 2 feet of compacted gravelly structural fill or cement -treated soil after completion of the preload, which will likely need to remain in place several months. This fill will need to be imported, as the on-site soils are unsuitable to reuse for any structural fill on the project. We further recommend that all perimeter footings be continuous and be heavily reinforced to further reduce the potential for noticeable differential settlement. These continuous footings should be sufficiently reinforced that they could theoretically span a minimum distance of 10 feet without support. This creates a very stiff footing. As we have discussed, the above measures will dramatically reduce the potential for differential settlement in the buildings. The alluvial soils will certainly undergo post -construction consolidation, but the intent is to make that settlement as uniform as possible. Masonry construction is one of the most settlement -sensitive building materials, often showing small cracks with very limited foundation movement. If masonry construction is used, this type of cosmetic damage may become evident in the exterior walls over time, but it should not present structural concerns. The banks of the Green River are very steep along the site and through the adjacent properties. The proposed eastern building will be located at least 20 feet from the crest of this riverbank, which is a similar setback to several nearby structures. In order to assess the past- performance of the riverbanks through this area, we researched aerial photographs extending back to 1936. There were no indications of instability or dramatic migrations of the course of the Green River during that time period. The riverbanks have been subjected to multiple flooding episodes, and two moderate- sized earthquakes. Based on this past performance, the potential for instability under typical conditions appears low, and the building setback should be sufficient to prevent adverse impacts to the stability of the slope. We recommend no filling above the existing grade within 10 feet of the slope, in order to avoid adversely impacting slope stability. Runoff from the development should be GEOTECH CONSULTANTS, INC. A & B Properties September 1, 2010 JN 10208 Page 4 directed away from the slope. By collecting runoff from the new impervious areas, the stability of the slope should be improved. The high moisture content of the upper silt soils, makes them very moisture sensitive. This soil will become easily softened under equipment traffic, so will need to be protected with a thick layer of structural fill or rock. In its current condition, excavated soil will not be reusable for any structural fill, even for backfill of utility trenches in Toad -bearing areas, such under pavements. If the on-site soil is to be reused as structural fill, it would need to be treated with cement, and then be properly placed and compacted. Wet weather grading and earthwork will be more difficult and expensive on this site due to the moisture sensitivity of the alluvial soils. The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. Existing pavements, vegetation and ground cover should remain in place wherever possible until a particular area will be graded. The ground surface should be graded so that runoff is not directed onto adjoining properties or toward the Green River. We anticipate that a silt fence will be needed around the downslope sides of any cleared areas. Rocked construction access roads should be extended into the site to reduce the amount of soil or mud carried off the property by trucks and equipment. Wherever possible, these roads should follow the alignment of planned pavements, and trucks should not be allowed to drive off of the rock -covered areas. Cut slopes and soil stockpiles should be covered with plastic during wet weather. Following rough grading, it may be necessary to mulch or hydroseed bare areas that will not be immediately covered with landscaping or an impervious surface. As with any site, additional erosion control measures may need to be implemented to address conditions encountered during the actual grading and construction activities. The drainage and/or waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even be transmitted from slabs and foundation walls due to the concrete curing process. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but not limited to, moisture problems with flooring systems, excessively moist air within occupied areas, and the growth of molds, fungi, and other biological organisms that may be harmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical, to prevent a build up of excessive water vapor within the planned structure. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations. /'_Crrr r'IJ r'r,k,C, 11 TAAITC IAI!` A & B Properties September 1, 2010 SEISMIC CONSIDERATIONS JN 10208 Page 5 In accordance with Table 1613.5.2 of the 2006 and 2009 International Building Code (IBC), the site class within 100 feet of the ground surface is best represented by Site Class Type E (Soft Site Class). The medium -dense sand soils that lie beneath the water table have a low potential for liquefaction during the design earthquake, and the silt soils above the water table are not liquefiable. As noted in the USGS website, the mapped spectral acceleration value for a 0.2 second (Ss) and 1.0 second period (S1) equals 1.44g and 0.49g, respectively. PRELOADING PROGRAM Before placing the surcharge (preload) fill, structural fill should be placed to the design finish grade in the areas to be preloaded. Then, a surcharge fill of at least 5 feet above the finish grade should be added to provide additional preload. This is intended to induce as much settlement as possible prior to building construction. The surcharge fill does not have to meet any specific requirements, except that it should have a minimum in-place total density of 120 pounds per cubic foot (pcf). If the surcharge fill is to be used later as fill on another part of the site, we recommend it meet the requirements for structural fill (Le., contain no organics and be compactable). Structural fill placed in wet weather should contain no more than 5 percent fines passing the No. 200 sieve. The side slopes of the surcharge fill should be inclined no steeper than 1:1 (Horizontal:Vertical), and the top of the surcharge should extend at least 5 feet beyond the building perimeter. If future expansion is anticipated, the surcharge should extend at least 15 feet in the direction of the future addition. The extra surcharge is to reduce the possibility of differential settlement from future building or surcharge loads. No fill berms for landscaping purposes should be placed near the building, since the addition of any fill could induce further settlement. Prior to the placement of any fill, we recommend installing settlement markers in the area to be preloaded. Care should be taken to protect these markers from disturbance by construction equipment. The markers should be surveyed by a licensed surveyor during fill and surcharge placement, and then at intervals of two, four, eight, 16, 32, and so forth days after the completion of the fill placement. Initial readings should show the existing ground elevation, and the readings taken during the placement of the surcharge should show the surcharge fill thickness. When the primary settlement is completed, the surcharge fill may be removed. The resulting exposed subgrade should be proof -rolled, and any loose areas should be overexcavated and replaced by structural fill. CONVENTIONAL FOUNDATIONS We recommend that continuous and individual spread footings have minimum widths of 16 and 24 inches, respectively. Exterior footings should also be bottomed at least 18 inches below the lowest adjacent finish ground surface for protection against frost and erosion. The local building codes should be reviewed to determine if different footing widths or embedment depths are required. An allowable bearing pressure of 2,500 pounds per square foot (psf) is appropriate for footings. A one-third increase in this design bearing pressure may be used when considering short-term wind or seismic Toads. Lateral Toads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level structural fill. /'C/1TG/'LI /s/11.IC111 TA,ITC 1I1/^ A & B Properties September 1, 2010 JN 10208 Page 6 We recommend using the following ultimate values for the foundation's resistance to lateral loading: PARAMETER Coefficient of Friction Passive Earth Pressure ULTIMATE VALUE 0.40 250 pcf Where: (I) pcf is pounds per cubic foot, and (Ii) passive earth pressure is computed using the equivalent fluid density. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate values. SLABS -ON -GRADE Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through the soil to the new constructed space above it. This can affect moisture -sensitive flooring, cause imperfections or damage to the slab, or simply allow excessive water vapor into the space above the slab. All interior slabs -on -grade should be underlain by a capillary break or drainage layer consisting of a minimum 4 -inch thickness of gravel or crushed rock that has a fines content (percent passing the No. 200 sieve) of less than 3 percent and a sand content (percent passing the No. 4 sieve) of no more than 10 percent. As noted by the American Concrete Institute (ACI) in the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below any on -grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture -sensitive equipment or products. ACI also notes that vapor retarders, such as 6 -mil plastic sheeting, have been used in the past, but are now recommending a minimum 10 -mil thickness. A vapor retarder is defined as a material with a permeance of less than 0.3 perms, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers of the admixtures should be consulted. Where vapor retarders are used under slabs, their edges should overlap by at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.01 perms when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. We recommend placing concrete slabs over at least 1 foot of structural fill to provide more uniform support for the slab where the subgrade is soft or settles more rapidly than the surrounding ground. Rebar should be provided in heavily -loaded slab areas, or those that will be subjected to forklift traffic. Isolation joints should be provided where the slabs intersect columns and walls. Control and expansion joints should also be used to control cracking from expansion and contraction. Saw cuts or preformed strip joints used to control shrinkage cracking should extend through the upper one- fourth of the slab. The spacing of control or expansion joints depends on the slab shape and the amount of steel placed in it. Reducing the water -to -cement ratio of the concrete and curing the GEOTECH CONSULTANTS, INC. A & B Properties September 1, 2010 JN 10208 Page 7 concrete, by preventing the evaporation of free water until cement hydration occurs, will also reduce shrinkage cracking. DRAINAGE CONSIDERATIONS Foundation drains should be used where (1) crawl spaces or basements will be below a structure, (2) a slab is below the outside grade, or (3) the outside grade does not slope downward from a building. Drains should also be placed at the base of all earth -retaining walls. These drains should be surrounded by at least 6 inches of 1 -inch -minus, washed rock and then wrapped in non -woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is attached to this report as Plate 7. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. The excavations and site should be graded so that surface water is directed away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to a building should slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. PAVEMENT AREAS The pavement section should be supported on at least 12 inches of imported granular structural fill or cement -treated on-site soil. The pavement subgrade must be in a stable, non -yielding condition at the time of paving. Granular structural fill or geotextile fabric may be needed to stabilize soft, wet, or unstable areas. To evaluate pavement subgrade strength, we recommend that a proof roll be completed with a loaded dump truck immediately before paving. In most instances where unstable subgrade conditions are encountered, an additional 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural fill beneath pavements are given in the section entitled General Earthwork and Structural Fill. The performance of site pavements is directly related to the strength and stability of the underlying subgrade. The pavement for lightly loaded traffic and parking areas should consist of 2 inches of asphalt concrete (AC) over 4 inches of crushed rock base (CRB) or 3 inches of asphalt -treated base (ATB). We recommend providing heavily loaded areas with 3 inches of AC over 6 inches of CRB or 4 inches of ATB. Heavily loaded areas are typically main driveways, dumpster sites, or areas with truck traffic. Increased maintenance and more frequent repairs should be expected if thinner pavement sections are used. The pavement section recommendations and guidelines presented in this report are based on our experience in the area and on what has been successful in similar situations. Any pavements, especially those underlain by loose soils, may require some maintenance and repair of limited areas as the pavement ages. Cracks in the pavement should be sealed as soon as possible after they become evident, in order to reduce the potential for degradation of the subgrade from infiltration of surface water. For the same reason, it is also prudent to seal the surface of the GEOTECH CONSULTANTS, INC. A & B Properties September 1, 2010 JN 10208 Page 8 pavement after it has been in use for several years. To provide for a design without the need for any maintenance or repair would be uneconomical. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: LOCATION OF FILL PLACEMENT Beneath footings, slabs or walkwa s MINIMUM .RELATIVE COMPACTION 95% Filled slopes and behind retainin• walls 90% Beneath pavements 95% for upper 12 inches of subgrade; 90% below that level Where: Minimum Relative Compaction is the ratio, expressed in percentages, of the compacted dry density to the maximum dry density, as determined in accordance with ASTM Test Designation D 1557-91 (Modified Proctor). Structural fill to be placed and compacted during wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three- quarter -inch sieve. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the test pits and borings are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those /s C/ITGr. J 1,/141C111 TA AMC min A & B Properties September 1, 2010 JN 10208 Page 9 observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in test pits and borings. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of A&B Properties, and its representatives, for specific application to this project and site. Our recommendations and conclusions are based on observed site materials, and selective laboratory testing and engineering analyses. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not . intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Our services also do not include assessing or minimizing the potential for biological hazards, such as mold, bacteria, mildew and fungi in either the existing or proposed site development. ADDITIONAL SERVICES Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services when requested by you or your representatives. Please be aware that we can only document site work we actually observe. It is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not. The scope of our work did not include an environmental assessment, but we can provide this service, if requested. GEOTECH CONSULTANTS, INC. A & B Properties September 1, 2010 The following plates are attached to complete this report: JN 10208 Page 10 Plate 1 Vicinity Map Plate 2 Site Exploration Plan Plates 3 - 6 Test Boring Logs Plate 7 Typical Footing Drain Detail Appendix Test Pit Logs from Previous Study We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. MRM/JLH: jyb Respectfully submitted, GEOTECH CONSULTANTS, INC. m-i\J &of Jason L. Hinds Geotechnical Engineer vFlt/Yfp27146 A ?1• nTTk tv c. UN i Marc R. McGinnis, P.E. Principal N l4§IAioros ftECorp an:d/or twppli,det:All;rigFhls.re erre GEOTECH CONSULTANTS, INC. (Source: Microsoft Streets and Trips) VICINITY MAP 14400 Interurban Avenue South Tukwila, Washington Job No: I Date: 10208 I Aug 2010 IPlate: 1 Interurban Avenue TP -8 B-1 Proposed / Buildings TP -9 A TP -10 I 7 TP -11 I 0 TP -7 N TP -6 TP -5 TP -4 Cb B-2 GEOTECH CONSULTANTS, INC. B-3 ' C� % Legend: 0 Test boring location (2010) / p Test pit location (2002) % (Approximate locations) SITE EXPLORATION PLAN 14400 Interurban Avenue South Tukwila, Washington Job No: I Date: 10208 I Aug.2010 !Plate: No Scale 2 5 10 15 20 25 30 35 40 45 odc BORING 1 Description _ — _ — 29.7% — 41.5% ' —35.9% — — - - — — ' — ' — — — V 6 4 12 10 20 29 33 18— 5 1 2 4 6 8 6 inches of topsoil Brown, mottled with orange and gray SILT, low plasticity, moist, loose -becomes gray, SILT, wet, medium stiff to stiff ML Black SAND, medium to fine grained, wet, medium dense SP Light gray sandy SILT with some shells and organics, low plasticity, wet, loose ML ilii * Test boring log continued on next page. BORING LOG 14400 Interurban Avenue South Tukwila, Washington Job 10208 Date: I Logged by: IP/ate: Aug 2010 JLH 3 45 50 � 5°°� �ti� BORING 1 (cont) o �a�° ti° 4t 5c" •S Description * Test boring was terminated at 50 feet on August 9 2010. * Groundwater seepage was encountered at 14 feet during drilling. GEOTECH CONSULTANTS, INC. BORING LOG 14400 Interurban Avenue South Tukwila, Washington Job (Date: I Logged by: IP/ate: 10208 Aug 2010 JLH 4 1111 Light gray SILT with some shells and organics, low plasticity, wet, stiff ML 12 10 1111 * Test boring was terminated at 50 feet on August 9 2010. * Groundwater seepage was encountered at 14 feet during drilling. GEOTECH CONSULTANTS, INC. BORING LOG 14400 Interurban Avenue South Tukwila, Washington Job (Date: I Logged by: IP/ate: 10208 Aug 2010 JLH 4 10 15 20 25 30 35 40 45 BORING 2 ,SQro1 �tia�� 5a ..‘S - Description — 30.8% 37.1% _— 35.3% 48.1% — — NMI 37.2% 33.7% 10 12 30 28 1 1 1 12 inches of topsoil ML Brown, sandy SILT, non plastic, moist, loose -becomes brown, mottled with orange and gray -becomes gray SILT Dark gray to black with some orange particles SAND, medium to fine grained, wet, medium dense * Test boring was terminated at feet 30 during drilling on August 9, 2010. * Groundwater seepage was encountered at 14 feet during drilling. ,to GEOTECH CONSULTANTS, INC. BORING LOG 14400 Interurban Avenue South Tukwila, Washington Job 10208 Date: Aug 2010 Logged by: JLH Plate: 5 10 15 20 25 30 35 40 45 BORING 3 4 5 4 Description 17% — 35.4% 28.6% 6% — 36.1% IMM VIM — OBI 13 18 23 i 1 1 6 inches of topsoil ML Brown, sandy SILT, non plastic, moist, loose -becomes brown, mottled with orange and gray SILT, low plasticity Brown SAND Tense, medium to fine grained, moist, loose ML Brown, mottled with orange and gray SILT, low plasticity, moist, loose -becomes gray, SILT, low plasticity, moist, stiff Black with some orange particles SAND, medium to fine grained, wet, medium dense * Test boring was terminated at 30 feet on August 9, 2010. * Groundwater seepage was encountered at 18 feet during drilling. Alt GEOTECH CONSULTANTS, INC. BORING LOG 14400 Interurban Avenue South Tukwila, Washington Job Date: 10208 I Aug 2010 Logged by: JLH (Plate: 6 Slope backfill away from foundation. Provide surface drains where necessary. Backfill (See text for requirements) Washed Rock (7/8" min. size) 4" min. Tightline Roof Drain (Do not connect to footing drain) Nonwoven Geotextile Filter Fabric od o000000� o loo o :o 0 oo:o co o:o oo :o oo °o qo o:o: • ° o o . - o 0 oo® o:o° U:.D, '0•••" 0•• ;o- ...J.Oti,e0 °.'o.•o.ope'•b 0o •b0••V.o0'°.:02p 00 J..�b0o•3,e;f`.6-.4:�•p.A•p O0..o00'o0 000Q.•p;..0pA0'0Oo00&pDo�°Oa.oeQ0 opQ ,`p0 • 4" Perforated Hard PVC Pipe (Invert at least 6 inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) Vapor Retarder/Barrier and Capillary Break/Drainage Layer (Refer to Report text) NOTES: (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage, waterproofing, and slab considerations. FOOTING DRAIN DETAIL 14400 Interurban Avenue South Tukwila, Washington Job No: I Date: 10208 I Aug.2010 Plate: 7 Appendix — Test Pit Logs from Previous Study 1440 Interurban Avenue South Tukwila, Washington GEOTECH CONSULTANTS, INC. IMO 5 10 15 1 {e `\ 91 CP \S - TEST TEST PIT 1 Description Brown, silty SAND, rooted, fine-grained, very moist, loose -becomes loose to medium -dense, no roots ML Brown, sandy SILT to SILT, low -plasticity, very moist, medium -stiff to stiff -becomes more silty * Test Pit was terminated at 12 feet on April 24, 2002. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 00 TEST PIT .2 Description IMO 5 ISM ONO 10 NOM MEM 15 i SM Brown, silty SAND, rooted, fine-grained, very moist, loose -becomes loose to medium -dense, no roots Brown, sandy SILT to SILT, low -plasticity, very moist, medium -stiff to stiff -becomes more silty * Test Pit was terminated at 9 feet on April 24, 2002. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. TEST NT LOG 14400 Interurban Avenue South Tukwila, Washington Job No: Date: Logged by: P 02131 May 2002 ! late: JMJ 1 3 1 TEST PIT 3 Description 10 IME 15 M Brown, silty SAND, rooted, fine-grained, very moist, loose -becomes loose to medium -dense, no roots ML 11 Brown, sandy SILT to SILT, low -plasticity, very moist, medium -stiff to stiff -becomes more silty * Test Pit was terminated at 10 feet on April 24, 2002. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 9 CP TEST PIT 4 Description MEE 5 10 IMO 15 SM Brown, silty SAND, rooted, fine-grained, very moist, loose -becomes loose to medium -dense, no roots • ML Brown, sandy SILT to SILT, low -plasticity, very moist, medium -stiff -becomes mottled with orange • * Test Pit was terminated at 10 feet on April 24, 2002. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. GEOTECH CONSULTANTS, INC. TEST PIT LOG 14400 Interurban Avenue South Tukwila, Washington 'JobON o: pDate 20D2 )Logged by: Plate: 4 JJ 1 10 15 10 TEST PIT 5 Description ZEN - NMI NNW 0§e:0,to 9 FILL Brown, silty SAND with concrete debris, very moist, Ioose(FILL) Brown, silty SAND, fine-grained, very moist, loose to medium -dense titi� I! ML Brown, sandy SILT to SILT, very moist, medium -stiff becomes wet -becomes gray mottled with orange * Test Pit was terminated at 10 feet on April 24, 2002. * Slight groundwater seepage was observed at 7 feet during excavation. * Moderate caving was observed below 6 feet during excavation. TEST PIT 6 Description MEV N MI 15 — rirTar HI Brown, silty SAND with concrete debris, fine-grained, very moist, loose(FILL) Brown, silty SAND, fine-grained, very moist, loose Brown, SILT, low -plasticity, very moist, medium -stiff -becomes mottled with orange -becomes gray mottled with orange * Test Pit was terminated at 10 feet on April 24, 2002. * Slight groundwater seepage was observed at 6.5 feet, and moderate seepage wasobserved at 10 feet during excavation. * No caving was observed during excavation. TEST PIT LOG 14400 Interurban Avenue South Tukwila, Washington JJob No: )Date: 'Logged by: IPIate: 02131 J May 2002 JMJ 5 TEST PIT 7 Description 10 15-- 10 15 1 FILL ML Brown, silty SAND with concrete debris, fine-grained, very moist, loose (FILL) Brown, silty SAND, fine-grained, very moist, loose Brown, SILT, low -plasticity, very moist, medium -stiff -becomes mottled with orange -becomes gray mottled with orange * Test Pit was terminated at 10 feet on April 24, 2002. * Slight groundwater seepage was observed at 6.5 feet, and moderate groundwater seepage was observed at 10 feet during excavation. * No caving was observed during excavation. • oi.° 0:0 16 c, cP 4)? TEST PIT 8 Description Ina ONO FILL •Brown SILT, low -plasticity, very moist, medium -stiff (possible fill) L Brown mottled with orange SILT, low -plasticity, very moist, medium -stiff -becomes blue -gray * Test Pit was terminated at 12 feet on April 24, 2002. * Moderate groundwater seepage was observed at 11.5 feet during excavation. * No caving was observed during excavation. GEOTECH CONSULTANTS, INC. TEST PIT LOG 14400 Interurban Avenue South Tukwila, Washington I Jo ON : 1Da a:2002 !Logged by: )Plate: 6 ,Q01 CP TEST PIT 9 Description 10 - 15 FILL Brown SILT, low -plasticity, very moist, medium -stiff (possible fill) Brown mottled with orange SILT, low -plasticity, very moist, medium -stiff -becomes blue -gray * Test Pit was terminated at 12 feet on April 24, 2002. * Moderate groundwater seepage was observed at 11.5 feet during excavation. * No caving was observed during excavation. TEST PIT 10 Description - 1101. 10 15 -- FI LL. Brown, silty SAND with debris, fine- to medium -grained, very moist, loose Brown mottled with orange SILT, low -plasticity, very moist, medium -stiff ML -becomes-blue-gray • * Test Pit was terminated at 10 feet on April 24, 2002. * Slight groundwater seepage was observed at 10 feet during excavation. * No caving was observed during excavation. TEST PIT LOG 14400 Interurban Avenue South Tukwila, Washington Job No: Date: Logged by: 'P/ate: 02131 J May 2002 I JMJ 7 vi 94 ca 4S 10 MIEMI 15 TEST PIT 11 Description Brown, sandy SILT to SILT, low -plasticity, very moist, medium -stiff -becomes brown mottled with orange, wet * Test Pit was terminated at 10 feet on April 24, 2002. * Slight groundwater seepage was observed at 9.5 feet during excavation. * No caving was observed during excavation. • i TEST NT LOG 14400 Interurban Avenue South Tukwila, Washington IJob No: 02131JMJ i `Daty 2002 Logged by: 'Plate: 8 1 VII. OTHER PERMITS This project will require a building permit from King County, Utility Develop Extensions for water from the Utility Department, and an NPDES permit from the Department of Ecology. The NPDES will include a SWPPP and a spill prevention and cleanup report (included in the SWPPP). See Section 8 for a copy of the SWPPP. Additional a shoreline permit will be required because of the proximate of the work to the Green River. COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 11 King County Washington VIII. CSWPPP ANALYSIS AND DESIGN This section lists the requirements that will be used when designing the TESC plan for this site. A copy of the Draft SWPPP will be included in this section on the following pages at permit submittal. The SWPPP will be finalized after a contractor is brought on board. No SWPPP has been attached at this time. Standard Requirements Erosion/Sedimentation Plan shall include the following: 1. Facilities required include: Catch basin filter socks. (1.2.5-1). The project will provide sediment protection at the existing catch basins and maintain existing hardscaped areas until areas will be re - paved 2. Timing - For the period between November 1 through March 1 disturbed areas greater than 5,000 square feet left undisturbed for more than 12 hours must be covered with mulch, sodding, or plastic covering. A construction phasing plan shall be provided to ensure that erosion control measures are installed prior to clearing and grading. (1.2.5-1). Notes addressing each of these items have been placed on the civil engineering plans. 3. Planning - Plan shall limit tributary drainage to an area to be cleared and graded. Delineate dimension, stake and flag clearing limits (1.2.5-1). The clearing limits have been indicated on the TESC plan. Notes addressing this item have been placed on the civil engineering plans. 4. Revegetation - Revegetate areas to be cleared as soon as practicable after grading. (1.2.5-1). Notes addressing this item have been placed on the civil engineering plans. COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 12 King County Washington IX. BOND QUANTITY, FACILITY SUMMARIES, AND DECLARATION OF COVENANT A Bond Quantity Worksheet will be included in this section on the following pages at permit submittal. No worksheet has been attached at this time. A Facilities Summaries Sheet will be included in this section on the following pages at permit submittal. A Declaration of Covenant will be included in this section on the following pages at permit submittal. COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 13 King County Washington X. OPERATION AND MAINTENANCE MANUAL Standard Maintenance Per standards set forth in the King County Surface Water Design Manual, the owner will maintain facilities. Sections of the King County Storm Water Management Design Manual outlining the Operations and Maintenance of these facilities will be included in this section on the following pages at building permit submittal. COUGHLINPORTERLUNDEEN Interurban Avenue Warehouse 14 King County Washington INTERURBAN OFFICE & WAREHOUSE TUKWILA, WA PLANT MATERIAL PHOTO LEGEND REGENED SEP 2 7 2010 COMMUNTI DEVELOPMENT FOR FULLER -SEARS ARCHITECTS 1411 FOURTH AVENUE, SUITE 1306 SEATTLE, WA 98101 (206) 682-6170 BY BARGHAUSEN CONSULTING ENGINEERS 18125 72ND Avenue South Kent, Washington 98032 (425) 251-6222 BCE # 12790 SEPTEMBER 24, 2010 11 Page TREES 2IPage ACER RUBRUM `BOWHALL' BOWHALL RED MAPLE HABIT, MATURE FALL COLOR HABIT, YOUNG LEAF 31 Page HABIT, MATURE FLOWER ACER CIRCINATUM VINE MAPLE FALL COLOR LEAF 41 Page ---------,, Port -Orford Cedar '(. Chaniarroparig 1,11,,,.:oni:ma ;,1,•11“..,,:e. ,..:: P. -I; k,.1,,,, - °;.e,., c...' • • . HABIT, YOUNG FALL/WINTER COLOR CHAMAECYPARIS LAWSONIANA PORT ORFORD CEDAR HABIT, MATURE NEEDLES AND CONES 51 Page CORNUS KOUSA KOUSA DOGWOOD HABIT, FLOWERING HABIT, MATURE FLOWER FRUIT Wage DAVID IA INVOLUCRATA DOVE TREE HABIT, YOUNG HABIT, MATURE FLOWER 7IPage PINUS MONTICOLA WESTERN WHITE PINE HABIT, YOUNG HABIT, MATURE NEEDLES AND CONES 81 Page POPULUS TREMULA `ERECTA' SWEDISH COLUMNAR ASPEN HABIT, SUMMER LEAF HABIT, FALL 91 Page PRUNUS SERRULATA `KWANZAN' KWANZAN FLOWERING CHERRY HABIT, YOUNG HABIT, MATURE FLOWERS IN BLOOM - SPRING 101Page GOA 1,6 tt‘ .?" s' 'VG ENG% STEWARTIA OVATA MOUNTAIN STEWARTIA HABIT, YOUNG 2003 Floridata.corn HABIT, MATURE LEAF/FLOWER FLOWER 111Page STYRAX OBASSIA FRAGRANT SNOWBELL HABIT, MATURE 121Page o ZSG .44 `,'� g; ~G ENNGG04 PRUNUS SERRULATA `AMANOGAWA' AMANOGAWA CHERRY © Michael A. Dirr HABIT, YOUNG HABIT, MATURE IN FLOWER FALL LEAF LEAF/FLOWER 13 1 Page SHRUBS 141 Page colriA0z •-"..:111idide Or ----4:- -4 o6 17Plig1/4-- s: $ i've ENGIO* AMELANCHIER ALNIFOLIA PACIFIC SERVICEBERRY HABIT, YOUNG WITH FLOWERS HABIT, MATURE WITH FLOWERS LEAVES AND FRUITS FLOWERS 151Page ARBUTUS UNEDO 'OKTOBERFEST' OKTOBERFEST STRAWBERRY TREE HABIT, MATURE LEAVES AND FRUITS 16 1 y ASPIDISTRA ELATIOR CAST -IRON -PLANT MATURE GROUPING LEAVES FLOWER AND STEMS 171 Page BAMBOO OLDHAMII OLDHAM BAMBOO MATURE GROUPING YOUNG GROUPING LEAVES AND STALK 181 Page 0 Co - G N GI BERGENIA CRASSIFOIJA WINTER -BLOOMING BERGENIA CALAMAGROSTIS ACUTIFLORA 'KARL FORESTER' KARL FORESTER REED GRASS HABIT, YOUNG HABIT, MATURE MASSING 201 Page CISTUS PURPUREUS ORCHID ROCKROSE HABIT, MATURE MASSING HABIT, MASSING IN BLOOM LEAF FLOWER HABIT, MATURE MASSING CORNUS STOLONIFERA REDTWIG DOGWOOD HABIT, MASSING WINTER LEAF STEM 221 Page CORNUS STOLONIFERA 'KELSEYI' KELSEYI REDTWIG DOGWOOD HABIT, MATURE MASSING HABIT, MASSING WINTER LEAF FRUIT 014A u100 z CORYLUS CORNUTA WESTERN HAZELNUT MATURE MASSING NEW GROWTH, CATKINS LEAF, FALL COLOR LEAVES 24 1Page HA itG •0 4.42.4 Et4G‘" EUONYMUS ALATUS 'COMPACTA' COMPACT WINGED EUONYMUS HABIT, MATURE MASSING HABIT, MATURE MASSING AUTUMN HELICTOTRICHON SEMPERVIRENS BLUE OAT GRASS HABIT, MATURE MASS PLANTING WITH PLUMES 261 Page HEMEROCALLIS HYBRIDS DAYLILY HABIT, MATURE GROUPING 1144 ' - - • % I ,,,:i".1::,.... .......... -",._ , • -:' ‘,',,.„`' ,... .0.---,-- -:t, ,.., . , .....,,‘„,......... -,:,-i . •._ Vf7 - 40 - \i- - A „' _ yt II- -.4,J• \ , -, , : -7.....': .....? 1. „I.\ ....,.,„\ N 71 ' Jr, FLOWER LEUCOTHOE WALTERI `SCARLETTA' SCARLETTA DROOPING LEUCOTHOE HABIT, MATURE GROUPING AUTUMN COLORING 281 Page MAHONIA AQUIFOLIUM TALL OREGON GRAPE HABIT, MATURE LEAF AND FLOWER 29 1 MAHONIA AQUIFOLIUM 'ORANGE FLAME' ORANGE FLAME OREGON GRAPE HABIT, MATURE GROUPING LEAF 30 NANDINA DOMESTICA `COMPACTA' COMPACT HEAVENLY BAMBOO HABIT, YOUNG, SUMMER / SPRING HABIT, MATURE, FALL 311 Page cot -IA 4/ 1. AN 0 03 z OEMLERIA CERASIFORMIS INDIAN PLUM HABIT, MATURE GROUPING HABIT, MATURE AUTUMN LEAF AND FRUIT FLOWER 32 1Page PENNISETUM ALOPECUROIDES 'HAMELIN' HAMELIN FOUNTAIN GRASS PLANT FORM, SPRING/SUMMER PLANT FORM, FALL/WINTER WITH PLUMES 33IPage PHORMIUM TENAX NEW ZEALAND FLAX HABIT, MATURE LEAVES 341Page HABIT POLYSTICHUM MUNITUM WESTERN SWORD FERN HABIT, MATURE GROUPING 351 Page �c'�aLs PRUNUS LAUROCERASUS `MOUNT VERNON' 2 MOUNT VERNON LAUREL • NQ ENGt'f fr HABIT, MATURE GROUPING 361 Page PRUNUS LUSITANICA PORTUGAL LAUREL HABIT, MATURE GROUPING LEAF AND FLOWER 37 1 ccrriAl!icJda ir1li A1644441 RHODODENDRON `PJM' NO COMMON NAME HABIT, MATURE GROUPING LEAF AND FLOWER 381 Page 014 A 41, eiw-- CO 'VG ENG04 4,; 00 i.. . , . , ' ii---,:, ROSA NUTKANA NOOTKA ROSE HABIT, MATURE GROUPING LEAF AND FLOWER 39 HABIT, MATURE GROUPING FLOWER RUBUS SPECTABILIS SALMONBERRY LEAF FRUIT 401 Page Gt{AVs ao NG ENGIN SYMPHORICARPOS ALBUS COMMON SNOWI3ERRY HABIT, MATURE GROUPING HABIT, MATURE GROUPING WITH FRUIT LEAF AND FRUIT FLOWER 41 I i' TAXUS BACCATA `REPANDENS' SPREADING ENGILSH YEW HABIT, MATURE GROUPING HABIT, YOUNG NEEDLES 421 Page TAXUS BACCATA TASTIGIATA' IRISH YEW HABIT, MATURE GROUPING AUTUMN COLOR rup: tont INate 'verek 43IPage GROUNDCOVERS 44IPage HA ARCTOSTAPHYLOS UVA-URSI '<4� KINNIKINNICK Ca 0 1. sG ay. NG ENG1t4 HABIT, MATURE WITH FLOWERS LEAVES AND FLOWERS 4511': HABIT, MATURE WITH FLOWERS MAHONIA REPENS CREEPING MAHONIA HABIT, MATURE GROUPING FLOWERS LEAF AND FRUIT 461 Page „pH 441„ CO 0 0 r. NG ENG,- NEPHROLEPIS CORDIFLORA SWORD FERN HABIT, MATURE GROUPING FRONDS 47IPage 44G"A(I Z, 4‘coo 1 i/ r.,�, z E <r,HG ENGIN P Z GAULTHERIA SHALLON SALAL HABIT, MATURE GROUPING HABIT, MATURE WITH FLOWERS LEAVES AND FLOWERS FRUIT 481 Page FRAGRARIA CHILOENSIS BEACH STRAWBERRY HABIT, MATURE LEAVES AND FLOWERS 491 Page HABIT, MATURE GROUPING WITH FRUIT :".• 0, 44. --• t:, • .,-• 14...' ..:' . '‘ 24' . ;,, ' ts"e'r. ., .,4 ;1, , . • i --, ,„.... •,.. : 4 '.' ' i \"',...!, .." • . I •-•,..... ... — r .1....?". :r, 4 '."-.,% • ' ik. 66.,...., rkee'4 .. -•,- .4,,,,,........:. .0.'4 '1 0.7) ''''''''.. I- .i.1.70 , - ., *6 s''.*"' ,,,,,, . -' ... .. 174, .....'''....* ' " .z.,., ,, -A.. 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IL ,,, N r - - ,,:-,,, ‘,.' , • 1 'k ....7.'"•:.''''',1 /NM& LEAF RUBUS CALYCINOIDES EVERGREEN BRAMBLE \-Nt\ • • • or' • • •",„4", , q-,4; ^ ‘'s - • • 4 ' '• '• ".••• "," -ZO 4 • - ' tv • • • "". •-• • " • - r , HABIT FRUIT 501Page o 1 I- iE ~G ENGIN HABIT, MATURE GROUPING FLOWER SCIRPUS LACUSTRIS HARD STEMMED BULRUSH 511 Page SCIRPUS MICROCARPUS SMALL FRUITED BULRUSH HABIT, MATURE GROUPING HABIT, MATURE GROUPING FLOWERING 52IPage eHA1's CO z s<, meg. NG ENGIN Z HABIT, MATURE GROUPING IRIS TENAX OREGON IRIS HABIT, MATURE GROUPING FLOWER 531 Page Interurban Warehouses and Offices 14600 Interurban Ave. Tukwila, WA DESIGN REVIEW CRITERIA 1 Relationship of Structure to Site - L;[ The front buildings along Interurban Ave reinforces the street edge by forming a consistent articulated wall. The five buildings provide 3 breaks between the building masses to afford framed views to the building at the rear of the site. These spaces between the front buildings are positioned to provide access both visual and pedestrian access which is well positioned to maximize accessibility to all buildings on site. The narrowness of these openings effectively screens the majority of the parking as well as the loading areas from public view along Interurban Avenue. 2. Relationship of Structure & Site to Adjoining Area - The proposed design's 2 -story massing and proximity of street facade to street edge is similar to the buildings directly across Interurban Ave South. The office building to the south of S 149th Street along the east side of Interurban Ave also supports this massing and setback approach. This relationship supports the current sense of density that is consistent with the City's goals. Site vehicular access from Interurban Ave is clearly identifiable by being placed between openings in the building masses. Only 2 access points occur along 820 feet of frontage and is supplemented by site access from South 144th Street. Secondary vehicular circulation is provided behind the first tier of buildings to interconnect all parking and loading and reduce the amount of traffic access and exiting from Interurban Ave. Pedestrian circulation paths serve direct access from the sidewalk directly to each frontage building entrance. Secondary entrance doors are also provided along the street facing facades. Clearly defined pedestrian circulation paths are provided to connect the frontage buildings to the larger building to the east via raised concrete walkways or clearly defined contrasting concrete walks which are flush with the asphalt drive aisles. Landscape along adjoining properties to the north and south is consistent and supportive to the established landscape on those properties. Loading and trash enclosures are on the back side are effectively screened by the frontage buildings along Interurban Ave. 3. Landscape and Site Treatment - Other than the existing swale along Interurban Ave, which will be filled, the property is relatively flat. Pedestrian circulation grades are relatively flat with minor ramp transitions to provide safe and convenient on-site circulation. With -in the 200 foot shorelines area the project provides native NW plants and landscape along the east side of the property to buffer views of the building form the river area and the park across the river. A picnic area will be provided at the SE property corner overlooking the river and be connected to Interurban Ave via a pedestrian connection. Generous landscaping is provided between the frontage buildings and Interurban Ave (See landscape plan). 4. Building Design - The architectural design has a relationship to immediate surroundings, and the regional vernacular as well as being appropriate to the City's design review goals. As mentioned before the building is compatible with the scale and placement of adjoining significant buildings along 4 Interurban Ave. The building facade designs are surfaced, modulated and detailed with materials that are appropriate to their location and visibility. The notion of Public vs. Private and proximity to view point is important to our design. We believe the Interurban frontage is the most immediate pedestrian and automobile exposure and warrants the most design emphasis. The colored entrance elements are placed at the entrance corners and provide prominent exposure by being proud of the other east facing walls. These corners are surfaced in 2 corrugated metal siding colors with similar contrasting metal trims. The walls between these entrance features are in various colored and textured concrete block. This texture and variety will be appreciated and needed due to its proximity to Interurban Ave. The walls are effectively subdivided with a contrasting base masonry, belt course, crown course and expressed rain leaders. An additional green corrugated wall will occur at the building centers as well as in -set corrugated "gaskets" between the corner features and masonry walls. Large windows with headers will provide additional interest and natural light to the interiors. The east facades provide a very interesting pubic facade with wall and roof modulation and as well as various materials. The backside of these frontage buildings will be less complex and more straightforward. Concrete tilt panels will have an interesting pattern of reveals and contrasting colors. All colors and materials are earth -toned and compatible with our natural environment. The larger building to the east takes its design clues from the frontage building. Entrance features reflect the 2 -story use of the office portion of the interiors, yet rendered in a third corrugated metal color. The north and south tilt -concrete walls are detailed and colored similar to the backside of the frontage buildings. The east or river facade is handled differently in respect to the outlook from the river as well as the park to the east. Although the building will have limited visibility due the established trees and significant amount of landscape to be added, a more varied approach to the facade will be provided. The concrete tilt panels will be enhanced with significant corrugated metal panels and multi colors to effectively break-up the scale of the wall. Windows and doors will be in a natural anodized color. Canopies are painted steel with corrugated metal roof and suspension rods. Parapets will be in various heights and materials and topped with bent metal trim. Mechanical equipment or other utility hardware on roof will be screened from view behind parapets. Roof skylights are provided for natural day lighting. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories will be harmonious with building design. 5. Miscellaneous Structures and Street Furniture - Miscellaneous structures and street furniture are designed to be an integral part of the architectural concept and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. See landscape package. 6. Consistency with the City's Comprehensive Plan and Development Regulations - The Interurban Avenue South Corridor Plan describes this site as residing in the Middle Section. The middle section is a mixed-use area and the historic heart of old Tukwila. The development pattern of Interurban Avenue was influenced heavily by the railroad and industrial uses it served. Consequently, a broad mixture of uses and building forms can be found. The City's goal is for the Interurban Avenue South Corridor to have a varied mix of office, commercial, recreational, high-density residential and light industrial uses. Our warehouse and retail uses support that goal. We meet all the City's Development Regulations except for the front setback requirements. We are asking for a variance for reducing the required 20 foot setback to 5 to 7 feet. See variance application for details. Stare of Washington Comity of King City of Tukwila U T j .' T 1_)Kl)V ..i Department of Community Development 6360 S ru he c ;e/. Boulevard, f ' i - ?ci, TVA 9818, Telephone: (206) 431-3670 FAX 206 431-3665 t -rural: tukplai rci.tukwila.w a.us AFFIDAVIT •' '..' 1' A1..,...AT-1 rN AND POST PUk .l._,IC'INFORRATION SIGN(S) C7 .,i 210 COMMUNITY DEVELOPMENT C/ Lri PRINK NAME) understand that Section 15J 04,1 10 of the Tulavila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on the Public Notice Board(s) in accordance with Section 15.104.1 10 and the other applicable guidelines a-crc_ ponied on the property located at so as to be clearly seen from etach ri ght-of-way primary vehicular access to the property for application file number I herewith authorize the Citi{ of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner Or within fourteen (14) days of a Notice letter. • Applicant or Project fv1arta«er's Signature On this day personally appeared before me L. -1(./%-e S to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the sante as his/her voluntary act: and deed for the uses and purposes mentioned therein. SU1ISCRII3fa.) ANI) SWORN to before inc this 1214 ClaV o' . aeNgNgi ... bp -0 A t), .NOTARY PUBLICin and .;eaee%%attC ��ht /j .......... �aO OT4 ttl. G .,i _U 'Q 1 commission expires 011 :v04 54' ymiii itGeG%a= LI 9-13 iiiO���'It,U% \" O? iiiii 20 1 0 for the State of Washington Z._. __-13 __ OF TUKWILA Department of-Cotnt;rankr Devetripttvent 6300 .South enter -Boulevard, Tukwila WA 98188 Telephone: (206) 431-36701 FAX l" (206) 431-3665 E-mail: tukpLtn a i;i,tul wile_ yaus AFFIDAWT OF OWNERSHIP AND HOI_,I) Al PERM ..SS!.ON T() ENTER PROPERTY SM COMMUN'TI DEVELOPW'ENT STATE Of SVASI1INCiTON COUNTY OF KING 'Hie undersigned being duh- sworn and upon oath states as follows: 1. 1 un the current owner of the property which is the subject of this application. A11 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. =1. 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 retbnd of lives. SS EXECUTED at St14 - (city), IArif • (state). 00 rt- o , 20 / 0 Print Name Lati t ' f J Address (0120._... 59-11 /9ve n sere !nq Phone Number 6V, • _q __. c_2_i-- Signature On this day personally appeared before me 2-- 0i); e eel 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. 51.1135CRIBEI) AND SWORN fO BEFORE ME ON THIS eVAN G040% ♦, tit; OTA . pG //__ . ti Ste *W \"lti/-049- �'. /UBLIG via _ 4%,;•4!'22,• 4'4 WAS�''co e°` DAY Or � J' ?0 /0 - )131.dC in and for the State of' Washington PA Planning Forms a Eon s\fiAI:App-6-06.do , 12/04,'06 lvly Commission expires 00 2 Z, 3 CITY OF TUKWILA Department of Community Developm fit: C E +' ! 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-365'7 n 2310 E-mail: tukplan@ci.tukwila.wa.us COMMUN.T! DEVELOPwecENT PUBLIC HEARING DESIGN REVIEW APPLICATION NAME OF PROJECT/DEVELOPMENT: bi,-7,�t,e,4-A✓ D 'e- Gt7,1,7a 1 LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. I DD //7/7�.-02f3,99l, >t- 11_7:7,1 tW/G.0- LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). �36�go (406 2366-10/.730 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: 57-0-1,-e- Jee9- -f cS00970-5 7-0cTl Address: Pi -if 7h,42 ' i444- Phone: 20 !i Cos I 70 FAX: '29(e CP g Z (B *66' E-mail: Signature. DOHA Date: 174 jib P:\Planning Forms \ Applications \ BARApp-6-06.doc December 4, 2006 FOR STAFF USE ONLY Permits Plus Type P -DR Planner: File Number: L) 0 — V G Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: bi,-7,�t,e,4-A✓ D 'e- Gt7,1,7a 1 LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. I DD //7/7�.-02f3,99l, >t- 11_7:7,1 tW/G.0- LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). �36�go (406 2366-10/.730 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: 57-0-1,-e- Jee9- -f cS00970-5 7-0cTl Address: Pi -if 7h,42 ' i444- Phone: 20 !i Cos I 70 FAX: '29(e CP g Z (B *66' E-mail: Signature. DOHA Date: 174 jib P:\Planning Forms \ Applications \ BARApp-6-06.doc December 4, 2006 s . ` mai wawa` !(.i. . -` 1,,1 EAST. YEDETATION MICK cRERn, RivEw 'i.,.. fir'"' • OETIGRUM Puss ACCESS TO KKR MM TYvr a )014.1.16104611, RECEIVE!) ENTRY ADZE, TREE TYPCAL Interurban Avenue S ( SPE" LANDSCAPE PER CRY CMOS LANDSCAPE PER are DESIGN Interurban Avenue S APICAL DECIDUOUS TREE TYPICAL 0 COWMIN TI GuuArrwiT o , ,n r UJ W —J 8 y 14844 DM. June 16, 2010 PngAI a SSP.. BRI¢ clo.= Mia .n.: mt. am Deme RN Ra SAL ,'.RD _- 8 a.M LAT D, LANDSCAPE c �fcXHIBIT PLAN L o Ir o �1 i �r► OKA` F P Ss STATE OF CO ,, - SCALE 1'=30' WASH NGro �./ REGI m'� l�.�Ia. EMwm�.M 1.1 SRAM PI - a -O LANDSC TECT i •.. 1 Q,5 MO MOUE 301111 rt1.T... 5191 ad 1.15)15, -Dm (mJD1-e1@ 1u ARINOR M. :IDSL CERT0CA1E N0. 708 7COUGHUNPORTEAWNDEEN EXPIRES: 12/15/10 6 • • • • • l* /. t • ♦c§' r • • EXISTING EVERGREEN TREE - TO REMAIN TYPICAL MAULE AVENUE (VACATED) 14, L• • • e • ••• •• •• • ■ STREET TREE TYPICAL FROP06E1) WAIEC UEE "E' VERTICA. DECIDUOUS TREE TYPICAL LANDSCAPE BOULDER TYPICAL RIVER ROCK BASIN AREA TYPICAL • A. ENTRY ACCENT TREE TYPICAL Interurban Avenue S LANDSCAPE PER CITY DESIGN • ■ ■ 0 10 20 s0 ..� SCALE 1'-20' NOTE. Call before you D g. 1-800-424-5555 SEE SHEET L.-3 AND 1-4 FOR LANDSCAPE SHRUB PLANTING PLAINS. SEE SHEET L-5 FOR LANDSCAPE PUNT LATERAL LEGEND. SFE SHEET L-6 FOR LANDSCAPE PUNTING NOTES AND DETNIS. r' -!CT'' 1 Un9ERLU011ND SEANCE (USA) STATE OF WASHINGTON REGISTERED LAN PER OWNER COMM 0 m w 0 Q H ■ LLJ J fnW c • 14844 June 16, 2010 aux onto � .wows sm. O Gem Gy AW Sok Y.f: aI ar a =1 TREE /GROUNANDSCAPINGDCOVER -IPAk. TING PLAN L-1 g` �GHAliS `/61:1:0."7:tr, Dome LANDSCAPE ARC�y`NS:'?Ou )LoAIOF 911(1600.25I� 001-6213142512514111 TIO06n: COUGHLINPORTERLU• 105061.12/15/10 I lM1I 60 • 4/•0, vP •,',,,' 411s,,, / • fir* • v • • GEE'- i7' j -RIVER EXISTING VEGETATION TO REMAIN TYPICAL ) pY,( ftv✓ %V EXISTING EVERGREEN TREE - TO REMAIN TYPICAL (4 I 0 1 0 20 40 SCALE 1=20' NOTE: CaII before you D;g. 1-800-424-5555 GEE SHEET L- 3 AND L-4 FOR LANDSCAPE SHRUB PLANTING PLANS. SEE SHEET L-5 FOR LANDSCAPE PLANT MATERIAL LEGEND. SEE SHEET L-6 FOR LANDSCAPE PLANTING NOTES AND DETAILS. UNOCRGROUND SERVICE (USA) EXISTING- DECIOU•OUS _. TREE - TO REMAIN -. TYPICAL SOFT -SURFACE PATH=.— TYPICAL Sv1..,{,fi Tr i.,Anq rr�q TRASH ENCLOSURE TYPICAL EXISTING BALDING PUBLIC ACCESS TO RIVER BANK TYPICAL &OC Cu!,ASEPSiA/IIGA3 737 1 • • PROPOSED WAREHOUSE ENTRY ACCENT TREE TYPICAL LANDSCAPE BOULDER • TYPICAL DECIDUOUS NATIVE TREE TYPICAL VERTICAL EVERGREEN TREE TYPICAL BIKE RACK - SEE ARCHITECTURAL PLANS CI' RECEIVE!] • Cn Z:3 COMMUN,ry DLVELOPVEiT V • �-.gym\ • - CONSTRUCTION LANDSCAPE PER - L>�'•L LANDSCAPE PER CITY DESIGN CRY DESIGN LAG Interurban Avenue S VERTICAL DECIDUOUS TREE TYPICAL NO - SS 19/10 PER OWNER COM 0 4(1 0 z C>5 000 m ® �c >Y c c2 off® o - '• D3 c 0 1. L �Y z �N cct 0 14844 m oo� June 16, 2010 Rt 06u00Y.A0R 144.14.44 14., umaP SEM 0cw 8T. A. 0 ANDSCAPE TREE GROUNDC OVER PLAo NG PLAN L-2 0H4 W 7 UM nuewc 8 (8315 0242 AVMS 5011X, K[M. WA 98013 425)251_2212 (430)3514382 FAM 2 COUGNLINPORTERLUNDEEN STATE OF WASH NGTON REGISTERE LANDSCAPE AN -fl CT SEIDEL CERT; ATE' NO. 706 q, _ /103L EXPIRES: i2/iti/ID / 0 E%5114 0.111:01G /r ip© 0© 00 ✓- r 050 O oto EXISTING EVERGREEN TREE - TO REMAIN TYPICAL MAULE AVENUE (VACATED)• *ea .4010. 4619' 1f yt 1 C�� PROPOSED ••P 0 00 A ea go 9 06000P ! O 0 00 116 0 —17 000 0 00 0 / • • - — H PROPOSED WAREHCOSE ••e LANDSCAPE BOULDER TYPICAL RIVER ROCK BASIN AREA TYPICAL • • • • • • 1 ■ Interurban Avenue S LANDSCAPE PER CITY DESIGN • • • ■ • • ■ 40 4, /4 /4, / /• 41 C44 L SCALE 1=20' NOTE: • • • Cali before you Dig. 1-800-424-5555 UNOESGROUNO SERVICE (USA) SEE SHEET L-1 AND L-2 FOR LANDSCAPE TREE AND GROUNDCOVER PLANTING PLANS. SEE SHEET L-5 FOR LANDSCAPE PIANT MATERIAL LEGEND. SEE SHEET L-6 TOR LANDSCAPE PLANTING NOTES AND DETAILS. L. !0'053 r'V^ DEVELGPIYEi1T gigC F 41400, W gati y� 14844 L June 16, 2010 ,•V R: mama sare O.. By LSSu.4 '.Mi STATE OF WASHINGTON REGISTERE LANDSCAPE A ATE NO. 706 EXPIRES: 12/15/10 LANDSCAPE SHRUB LANIING PLAN L QGHAVS ' n�w_rrw, ‘N. 'Et ,ca 6 EPIDe MCMV AUtO Icor, 4 +761.32 (40)2.1 -em (42s)22 -elm 132 z COUGHLINPORTERLUNDEEN' • • • • • • •• • 777, 0 10 20 40 SCALE 1°=20' NOTE; Cali before you Dgg. 1-800-424-5555 SEE SHEET L-1 AND L-2 FOR LANDSCAPE TREE AND GROUNDCOVER PLANTING PLANS. SEE SHEET t-5 FOR LANDSCAPE PLANT MATERIAL LEGEND. SEE SHEET L-6 FOR LANDSCAPE PLANTING NOTES AND DETAILS. UNDERGROUND SERNCE (USA) EXISTING VEGETATION TO REMAIN TYPICAL EXISTING EVERGREEN TREE - TO REMAIN TYPICAL • EXISTING DECIDUOUS TREE - 10 REMAIN TYPICAL • e% • • q/ , ✓° ` • / Afm, • • \I \> V Y'64' sNr �:d 4' - • STV vP Cd J D • SOFT -SURFACE PATH TYPICAL PICNIC TABLE EXSTNO BUIL G PUBLIC ACCESS TO RIVER BANK ic i,1 �epCA t� (nlY�u�ra Nw os { \G1^ r eu; cvrnz t�'r ;. ,—, ,• . ,�((,,r 5r✓4,10 ..rr 1 „yL 1 1*- ho ‘4,1141,6! A ` iJkits 0001-vr u[�ct� 01 ySGt��( t�vCa (Y� 0 '1 -9.-"®;72)--W-C6:..„1 ti 1 © d "1.4 e 0 k41EP ® FRITOSED WAREHOUSE ® ■ ■ 1 aV- PER OWNER COMMENTS cn co 0 O 410001 Cig gtCX tioet Y. .11p BIKE RACK - SEE ARCHITECTURAL PLANS O Qo K°-'e'E' o?ouoo oTo0 LANDSCAPE PER CITY DESIGN LANDSCAPE PER CITY DESIGN Interurban Avenue S 14844 June 16, 2010 Prndoci. Clunx B1eICE tlY' ABI. SEM i..� bo n BY MB Shoe f LANDSCAPE SHRUB E.6TING PLAN L 6-053 STATE OF WASHINGT REGISTE RECElt'Ea LANDSCAPE COwrauN:r, OEVELOPL:E;dT ((.215 )IIID NNE SOON, BOR. 9,9*22 4a)a1-en (.alai-mez rAA LANDSCAPE PLANT MATERIAL LEGEND SYMBOL COMMON / BOTANICAL NAMES SIZE CONDITION SPACING QUANTITY REMARKS .7 \ 0 / -± o 'vT�y T \.1 21' i, ,� YW: AI' t5-5 1 '1 OEXISTING * lL-r' TREES: ACER RUBRUM 'BOWHALL' / # 9OWHALL RED MAPLE ACER CIRCINATUM /* VINE MAPLE CHAMAECYPARIS LAWSONIANA / \./" PORT ORFORD CEDAR � 6 L" CORNUS KOUSA / # 60256 DOGWOOD DAVIDIA INVOLUCRATA / DOVE TREE PINUS MONTICOLA / til. (6 WESTERN WHITE PINE V POPULUS TREMULA 'ERECTA' / SWEDISH COLUMNAR ASPEN PRUNUS SERRUTATA 'KAWANZAN' / # KWANZAN CHERRY STEWARTIA OVATA /6'-8' MOUNTAIN STEWART'IA # STYRAX OBASSIA / 4 FRAGANT SNOWBELL 9 PRUNUS SERRUTATA 'AMANOGAWA' / # AMANOGAWA CHERRY (STREET TREE) EXISTING 1ECUYlt15 TREE -EVERGREEN TREE INDICATES NORTHWEST NATIVE PLANT MATERIAL INDICATES -NORTHWEST NATIVE-PLANT"'MATERtAL - 1.75' CAL. B&B 6'-8' HT. B&B 6'-7' HT. B&B 6'-8' HR. B&B 1.75' CAL 8&8 6'-7' HT. B&B 1.5" CAL B&8 1.75' CAL. B&B M. B&B 6'-8' HT. 8&8 2 CAE 8&B AS SHOWN AS SHOWN AS SHOWN A5 SHOWN AS SHOWN AS SHOWN AS SHOWN AS SHOWN AS SHOWN AS SHOWN 25' 0.C. 9 7 28 7 3 42 14 I5 4 4 13 STAKE & GUY ONE GROWING SEASON; NURSERY GROWN FOR STREET TREE USE, BRANCHED AT 6' STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, MULTI -TRUNK, 3 TO 5 CANES MAXIMUM STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, UN -CUT LEADER STEVE & GUY ONE CROWING SEASON; NURSERY GROWN, MULTI -TRUNK STARE &GUY ONE 0906180 SEASON; NURSER' GROWN, MULTI -TRUNK, SPECIMEN STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, UN -CUT LEADER STAKE & GUY ONE GROWING SEASON; NURSERY CROWN STAKE & GUY ONE GROWING SEASON; NURSERY GROWN FOR STREET TREE USE, BRANCHED AT 6' STAKE & GUY ONE GROWING SEASON; NURSERY GROWN. LOW BRANCHED STAKE & GUY ONE GROWING SEA -SON: NURSERY CROWN, MULTI-TRUNK STAKE & GUY ONE CROWING SEASON; NURSERY GROWN FOR STREET TREE USE. BRANCHED AT 6' TO REMAIN, SAVE. AND PROTECT TO REMAIN, SAVE. AND PROTECT LANDSCAPE NOTES SYMBOL COMMON / BOTANICAL NAMES SIZE CONDITION SPACING OUANT01' REMARKS O ,7j, / 0 CI \� OCOR860NUS O O �1 `GJ 0 O O .0 O O CO B y 0 17 YJ p O O ED /_1 \..� 0 SHRUBS: AMEIANCHIER ALNIFOLIA / * PACIFIC SERVICEBERRY /"\ ARBUTUS UNEDD 'OKTOBERFEST' / # OKTOBERFEST STRAWBERRY TREE ASPIDISTRA ELATIOR / CAST-IRON PLANT BAMBOO OLDHAMII / OLDHAM BAMBOO -BERGENIA CRASSIFOUA / #1 WINTER -BLOOMING 8ERGENW CAIAMAGROS IS ACUTIFLORA 'KARL FOERSTER' / # KARL FOERSTER REED l GRASS CI OROCKROSE Tf RCHID 18410 STOLDOGWOODONIFERA / * CORNUS STOLONIFERA 'KELSEYI' / # KELSEYI REDTWIG DOGWOOD CORYLUS CORNUTA / * WESTERN HAZELNUT 650NYMUS ALAWINGED EUONYMUS TUS 'COMPACTA' / COMPACT HEUCTOTRICHON SEMPERVIRENS / # BLUE OAT GRASS HEMEROCALLIS HYBRIDS / # DAYULY LEUCOTHOE WALTER! 'SCARLETTA' / # SCARLETIA DROOPING LEUCOTHOE 144909 A AOUIFODUM / *'` OREGON GRAPE MAHONIA A001E01_08 'ORANGE FLAME' / # ORANGE FLAME OREGON GRAPE 9ANIINA 00960000 / # HEAVENLY BAMBOO OEMLERLA CERASIFORMIS / * INDIAN PLUM PENNISEIUM ALOPECUROIDES 'HAMELN' / # FOUNTAIN GRASS PHORMNM TENAX !L NEW ZEA D F / W( POLYSTICHUM MUNITUM / * WESTERN SWORD FERN ._._ ___� PRUNUS LAUROCERASUS 'MOUNT VERNON' / . MOUNT VERNON LAUREL if PRUNUS LUSITANICA /# L PORTUGAL LAURELA'" RHODODENDRON PJM' / NO COMMON NAME ROSA NUTKANA / * NOOTKA ROSE RU8U5 SPECTARIIIS / *' -_ SALMONBERRY SYMPHORICARPOS ALBUS / * #„ COMMON SNOWBERRY TAXUS BACCATA 'REPANDENS' / SPREADING ENGLISH YEW TAXS BACCATA 'FASTIGIATA' / IRISH YEW 18" - 21' 18" - 21" 1 GALLON 21' - 24' GALLON 1 GALLON 18' - 21' 1 GALLON 1 GALLON 1 GALLON 1E' - 27' 1 CATION 1 GALLON 18' - 21" 18' - 2.7" 18' - 21' 18' - 21' 1 GALLON 1 GALL ON 5 GALLON 1 GALLON 1 GALLON 18" - 21" 8' - 21' 1 GALLON 1 GALLON 1 GALLON 18» - 2.1' 3' HT. 5' O.C. 4' O.C. 2' 0.C. S' O.C. 2' O.C. 3' 0.C. 4' 0.C. 5' O.C. 3' O.C. 5' O.C. 4' O.C. 2' 0.0 2' 0.C. 3' O.C. 4' O.C. 4' O.C. 3' 0.C. 5' O.C. 2' 0.C. 4' 0.C. 2' 0.C. 3' 0.0. 4' 0.C. 3' O.C. 5' O.C. 5' O.C. 5' O.C. 4' O.C. 4' 0.C. 55 79 9 10 39 15 47 20 39 11 78 19 29 40 34 63 11 54 121 12 54 21 54 66 92 28 90 43 13 440506605 GROWTH F HARDENED GROWTH 1 3 CANES MINIMUM 3 CANES MINIMUM 3 CANES MINIMUM GREEN FOLIAGE MATCHED HEIGHT AND FORM HARDENED GROWTH MATCHED HEIGHT AND FORM SYMBOL COMMON / BOTANICAL NAMES ,cA, SIZE / CONDITION SPACING QUANTITY REMARKS CaII before you 1-800-424-5555 UNDERGROUND SERMCE (USA) 101,: -MMI GROUNDCOVERS: ARCTOSTAPHYIOS UVA-URSI / * ;#�. �"+v� KINNIKINNICK �11 ' ARCTOSTAPHYLOS UVA-URSI /'' 80 R * #A ..._ KINNIKINNICK_ _ MAH ONlAA-REPEN5 / 10 R CREEPING MAH NIA NEPHROLEPIS CORDIFLOIA / 5 X * # SWORD FERN- S 4_i, u:. A�n GAU_LLTHASHALLON SLL_ON J 5 X *#,„ FRAGRARIA CHILOENSIS / *`#�� BEACH STRAWBERRY RU805 CALYCINOIDES / # EVERGREEN 880981E WASHED RIVER ROCK W/ LANDSCAPE FABRIC SCIRPUS IACU5TRIS / HARD STEMMED BULRUSH SCIRPUS 810800ARPU5 / ,K SMALL -FRUITED BULRUSH IRIS TENAX / OREGON IRIS 4 EXISTING VEGETATION PARKWAY PLANTING BOULDERS METAL PICNIC TABLEI PATH BOLLARD LIGHTING rF7 v 4' POT 1 GALLON 1 GALLON 1 GALLON 1 GALLON 4" POT 4' POT 4' POI 4' POT 4" POT 24' 0.C. 36'..'0. . 36'' 0.C. 36'IO.C. I 36')0.0. �i" 0.C. '} 24" 0.C. RANDOM AS REVD AS REVD AS REVD AS REVD AS REVD A5 REVD A5 REVD 30 30 40 22 8 HOLD 16' FROM BORDERS, SHRUBS. AND TREES HOLD 16" FROM BORDERS, SHRUBS, AND TREES HOLD 16" FROM BORDERS, SHRUBS, AND TREES HOLD 16' FROM BORDERS, SHRUBS, ANO TREES HOLD 16" FROM BORDERS, SHRUBS, AND TREES HOLD 16" FROM BORDERS. SHRUBS, AND TREES HOLD 16" FROM BORDERS, SHRUBS. AND TREES COLOR TO MATCH BANDERA WEATHERED GRANITE BOULDERS, 4' LAYER PLACEMEY.T AS DIRECTED BY LANDSCAPE ARCHITECT PLACEMENT AS DIRECTED BY LANDSCAPE ARCHITECT PLACEMENT AS DIRECTED BY LANDSCAPE ARCHITECT TO REMAIN, SAVE, AND PROTECT PUNNI110 PER CITY DESIGN FOR INTERURBAN ANENUE BANDERA WEATHERED GRANITE: VARIE�^MID SIZES WITH SMINIMUM TO 6' SMOOTH. WORN MIXED SURFACE. VARIED SIZES: 36' MINIMUM TO 6' MAXIMUM, PLACEMENT AS DIRECTED BY LANDSCAPE ARCHITECT SEE NOTE NUMBER 9 BELOW FAIR WEATHER SITE FURNISHINGS AND ACCESSORIES LED SITE UGHTING BOLLARD MODEL 5B-1-1 SURFACE MOUNT ON CONCRETE FOOTING CUT -SHEETS AND DETAILS TO 8E SUBMITTED BY ELECTRICAL ENGINEER 1 - '� 6' 2 fes, fr AAAA-• 6 1 k� • y -- RA F ,.y `, 2" • +'r ,� { "A' / :1 .. AAAA... .. ... il ;, N LT hA ��it l4 1. ALL LANDSCAPE AREAS WILL BE SOIL AMENDED AND MULCHED TO RETAIN WATER MOISTURE. 2. SOIL AMENDMENTS WILL 8E BASED ON A SOIL ANALYSIS 8Y A CERTIFIED TESTING LABORATORY. 3. NO LAWN AREAS ARE PROPOSED FOR THIS PROJECT. 4. ALL PLANT MATERIAL PROPOSED ARE DROUGHT TOLERANT. 5. ALL LANDSCAPE AREAS WILL RECEIVE A 2' LAYER OF BARK MULCH. 6. LANDSCAPE AREAS WILL RECEIVE A COMPLETE AND OPERABLE PERMANENT BELOW GRADE AUTOMATIC IRRIGATION SYSTEM AS REQUIRED BY THE TUKWILA MUNICIPAL CODE CHAPTER 18.52.040. H. 7. IRRIGATION ZONES WILL BE SEPARATED 8Y PLANT MATERIAL TYPE. WATER NEEDS, AND EXPOSURES. 8. IRRIGATION SYSTEM WILL BE DESIGNED WITH AN AUTOMATIC TIMER AND RAIN SENSOR SWITCH. 9. METAL PICNIC TABLE: WABASH VALLEY MANUFACTURING, INC. DISTRIBUTED 8Y: NORTHWEST PLAYGROUND EQUIPMENT, INC. 800-726-0031 SIGNATURE SERIES SQUARE TABLE - INGROUND MOUNTING WITH CONCRETE FOOTING STANDARD COLOR W111 BE SELECTED BY OWNER AT TIME OF ORDERING MODEL #'SG215P 38' TABLE - 3 SEATS - BASIC FRAME (1 TOTAL) INSTALL PER MANUFACTURES WRITTEN SPECIFICATIONS (iso' STATE OF WASHINGTON REGISTER LANDSCAPE ARTHUR M. 51EIDEL CERTIFICATE. N0. 706 EXPIRES 12/15/(0 R COMMENTS 0 CC a 0 N 14844 June 16, 2010 r092ERAL OVav Ora, 6Y MIS Solt: r.20.1 Mud Lek LANDSCAPE PLANT M+AEERIAL LEGEND 18415 1210 AIME 20221, IRM, WA NOV v 1425)251-6222 (425)251-0182 422 LANDSCAPE PLANTING NOTES AND MATERIALS SCOPE OF WORK FURNISH ALL MATERIALS. LABOR. EQUIPMENT AND RELATED ITEMS NECESSARY TO ACCOMPLISH TOPSOIL. TREATMENT AND PREPARATION OE SOIL, FINISH GRADING, PLACEMENT OF SPECIFIED PLANT MATERIALS, FERTILIZER, STAKING, 53004-4, CLEAN --UP, DEBRIS REMOVAL, AND 90 -DAY MAINTENANCE. 0UALIFICA1IONS: LANDSCAPE CONTRACTOR TO BE SKILLED AND KNOY/LEDGEP.DLE IN THE FIELD 00 WORK AND HAVE A MINIMUM FOR FIVE (5) YEAR'S EXPERIENCE INSTALLING SIMILAR WORK. CONTRACTOR TO BE -LICENSED TO PER0ORM THE WORK SPECIFIED WITHIN THE PRESIDING JURISDICTION. JOB CONDITIONS: IT I5 THE CONTRACTOR'S RESPONSIBILITY TO REVIEW THE SITE AND REPORT 654 DISCREPANCIES TO THE OWNER OR THE OWNER'S REPRESENTATIVES. ALL PLANT MATERIAL AND FINISH GRADES ARE SUBJECT TO APPROVAL BY THE OWNER. PROTECTION: SAVE AND PROTECT ALL EXISTING PLANTINGS SHOWN TO REMAIN. DO NOT PLANT UNTIL OTHER CONSTRUCTION OPERATIONS WHICH CONFLICT HAVE BEEN COMPLETED. 10 AN IRRIGATION SYSTEM 15 TO BE INSTALLED DO NOT PLANT UNTIL THE SYSTEM THAS BEEN INSTALLED, TESTED, AND APPROVED BY THE OWNER. HANDLE PLANTS WITH CARE - JO NOT DAMAGE OR BREAK ROOT SYSTEM, BARK, OR BRANCHES. REPAIR AND/OR REPLACE ITEMS DAMAGED AS A RESULT OF WORK, OR WORK NOT IN COMPLIANCE WITH PLANS AND SPECIFICATIONS, AS DIRECTED BY OWNER AT NO ADDITIONAL COST TO THE OWNER. REPAIR OF EXISTING PLANTINGS: DURING THE COURSE OF WORK. REPAIR ALL EXISTING PLANTING AREAS BY PRUNING DEAD GROWTH, RE-ESTABLISHING FINISH GRADE AND RE -MULCHING TO SPECIFIED DEPTH. REPAIR OF IRRIGATION SYSTEM: DURING THE COURSE OF WORK, REPAIR ANY DAMAGE TO THE IRRIGATION SYSTEM TO MATCH CONDITIONS PRIOR. TO THE DAMAGE. GUARANTEE: GUARANTEE AI.L PLANT MATERIAL FOR A PERIOD OE ONE YEAR FROM DATE OF FINAL ACCEPTANCE OF THE JOB BY OWNER. 90 -DAY MAINTENANCE: CONTRACTOR TO PROVIDE OWNER WITH A SCOPE OF WORK Al TIME OF INITIAL_ PROJECT BID TO PROVIDE LANDSCAPE AND IRRIGATION MANTENANCE FOR 90 DAYS FOLLOV/ING COMPLETION OF .PROJECT (ACCEPTANCE) OF FACILITY BY OWNER. WORK TO INCLUDE MAINTENANCE A5 DESCRIBED BELOW, IN PLANTING AND IRRIGATION FAAINTENANCE. MATERIALS: PIANT MATERIALS: PLANT MATERIALS TO BE GRADE NO. 1, SIZED IN ACCORDANCE WITH (MN) AMERICAN STANDARDS FOR NURSERY STOCK (ANSI 260.1-1996). PRUNE PLANTS RECEIVED FROM THE NURSERY ONLY UPON AUTHORIZATION 9Y THE LANDSCAPE ARCHITECT. "8 h 9" INDICATES BALLED AND BURLAPPE0, "CONT." INDICATES CONTAINER; "BR" INDICATES BARE ROOT: "CAL" INDICATES CALIPER AT 6" ABOVE SOIL LINE; "GAL" INDICATES GALLON. A) SPECIFIED PLANT CANOPY SIZE OR CALIPER IS THE MINIMUM ACCEPTABLE CONTAINER OR BALL SIZE ESTABLISHES MINIMUM PST CONDITION TO BE PROVIDED. 8) QUALITY: PLANT MATERIAL 10 COMPLY WITH STATE AND FEDERAL LAWS FOR DISEASE INSPECTION, PLANTS TO BE FULLY LIVE, VIGOROUS, WELL FORMED, WITH WELL DEVELOPED FIBROUS ROOT SYSTEMS. ROOT BALLS 00 PLANTS TO BE SOLID AND FIRMLY HELD TOGETHER, SECURELY CONTAINED AND PROTECTED FROM INJURY AND DESICCATION. PLANTS DETERMINED BY LANDSCAPE ARCHITECT TO HAVE BEEN DAMAGED; TAME DEFORMITIES OF STEM, BRANCHES, OR ROOTS: LACK SYMMETRY, HAVE MULTIPLE LEADERS OR 'Y" CROTCHES LESS THAN 30 DEGREES IN TREES, OR DO NOT MEET SIZE OR ANSI STANDARDS WILL BE REJECTED. PLANT MATERIAL TO BE FROM A SINGLE NURSERY SOURCE FOR EACH SPECIFIED SPECIES/HYBRID. NURSERY SOURCES TO BE THOSE LOCATED IN THE SAME REGION AS THE JOB SITE. C) SUBSTITUTION: NO SUBSTITUTION OF PLANT MATERIAL, SPECIES OR VARIETY, WILL 8E PERMITTED UNLESS WRITTEN EVIDENCE IS SUBMITTED TO THE OWNER FROM TWO QUALIFIED PLANT BROKERAGE OFFICES. SUBSTITUTIONS WHICH ARE PERMITTED TO 8E IN WRITING FROM THE OWNER AND LANDSCAPE ARCHITECT. THE SPECIFIED SI70, SPECIES AND NEAREST VARIETY, AS APPROVED, TO BE FURNISHED. SUBSTITUTIONS MAY REOUIRE SUBMITTAL TO REMSEO LANDSCAPE PLAN TO CITY FOR APPROVAL. SOIL PREPARATION: TOPSOIL, AMENDMENT. AND BACKFILL, ARE GENERAL REQUIREMENTS FOR ALL LANDSCAPE AREAS. UNLESS NOTED OTHERWISE ON THE PLANS. SOIL AMENDMENTS AND FERTIUZER NOTED BELOW ARE TO BE 5500 FOR BID PRICE BASIS ONLY. SPECIFIC AMENDMENTS. AND FERTIUZERS WILL BE MADE AFTER SOIL SAMPLES ARE LABORATORY TESTED BY THE CONTRACTOR. PROVIDE CHANGE ORDER FOR ADDITIONAL. OR REDUCTION OF MATERIALS REQUIRED OR NOT REQUIRED BY THE SOILS REPORT. SOIL FERTILITY AND AGRICULTURAL SUITABILITY ANALYSIS: AFTER ROUGH GRADING AND PRIOR 'TO SOIL PREPARATION, CONTRACTOR TO OBTAIN TWO REPRESENTATIVE SOIL SAMPLES, FROM LOCATIONS AS DIRECTED BY THE LANDSCAPE ARCHITECT, TO NORTHERN LIGHTS ANALYTICAL & CONSULTING INC. RAVENSDALE WA, TEL. 253-653-5770 OR, EQUIVAI. ENT TESTING LABORATORY, FOR TEST #A05-2. SUBMIT RESULTS TO LANDSCAPE ARCHITECT FOR REVIEW. IF ON-SITE TOPSOIL HAS BEEN STOCKPILED. A TEST IS TO 8E COMPLETED FOR IT. ALSO. TESTS TO INCLUDE FERTILITY ANO SUITABILITY ANALYSIS WITH WRITTEN RECOMMENDATIONS FOR SOIL AMENDMENT, FERTILIZER, CONDITIONERS, APPLICATION RATES, ANG POST -CONSTRUCTION MAINTENANCE PROGRAM. TESTS 10 BE CONTRACTED WITH AND PAID FOR BY THE CONTRACTOR. A) TOPSOIL: CONTRACTOR IS RESPONSIBLE FOR SUPPLYING ALL TOPSOIL AND FOR DETERMINING THE VOLUME OF TOPSOIL REQUIRED PER THE INFORMATION ON PLANS AND NOTED HERE -IN. CONTRACTOR IS RESPONSIBLE FOR ANY NECESSARY WEED CONTROL RESULITNG FROM CONTAMINATED OFF SITE SOURCES. 8) TOPSOIL TO CONSIST OF WINTER MIX AS PRODUCED AND REMIXED BY PACIFIC TOPSOILS. INC. WINTER MIX -0 CONSIST OF 1/3 9Y VOLUME SANDY LOAM, 1/3 BY VOLUME COMPOSTED GARDEN MULCH, AND 1/3 BY VOLUME COARSE WASHED SAND OR EQUIVALENT. AT MINIMUM, TOPSOIL PRODUCTS BROUGHT ON SITE TO CONTAIN AMENDMENTS AS UST ED IN "C". C) TOPSOIL TO INCLUDE THE FOLLOWING AMENDMENTS A5 NECESSARY: THE FOLLOWING AMOUNT PER 1,000 SQUARE FEET: 1. 6 -CUBIC YARDS ORGANIC COMPOST. COMPOST TO 'BE FREE OR NON-FARM ANIMAL SOURCES. NOR TO BE FROM SOURCES CONTAINING REDWOOD OF CEDAR PRODUCTS. 7.. 30 -POUNDS NITROFORM (38-0-0) 3. 5 -POUNDS AMMONIUM SULFATE 4. 40 -POUNDS CALCIUM CARBONATE LIMESTONE 5. 40 --POUNDS DOLOMITE LIMESTONE 6. S-OUNES BORON (AS BORAX) ALL AMENDMENTS TO BE THOROUGHLY MIXED PRIOR TO INCORPORATION INTO TOPSOIL. 0) PLANTING BACKFILL FOR ALL TREES. SHRUBS, AND GROUNDCOVERS: 1. 0.6 -CUBIC YARDS PER VOLUME TOPSOIL 2. 0.4 -CUBIC YARDS ORGANIC COMPOST. 3. 3 -POUNDS 511800ORM (38-0-0) 4. 1 -POUNDS AMMONIUM SULFATE 5. 2 -POUNDS CALCIUM CARBONATE LIMESTONE 6. 2 -POUNDS DOLOMITE LIMESTONE E) TOPSOIL PREPARATION AND INSTALLATION: 1. VERIFY SUBGRADES TO -7 INCITES BELOW FINISH ELEVATION IN ALL LANDSCAPE AREAS, EXCEPT AREAS NOTED ON PLANS. THIS ACCOMMODATES TOPSOIL. AMENDMENTS, AND MULCH. 2. ERADICATE ANY SURFACE VEGETATION ROOTED IN THE SUB -GRADE PRIOR TO SUB -GRADE PREPARATION. 3. THOROUGHLY SCARIFY AND RIP ALL LANDSCAPE SUE -GRADES WHICH HAVE BECOME COMPACTED TO A DEPTH 00 12 INCHES WITH MULTIPLE PASSES, 90 DEGREES TO EACH OTHER. SCARIFY AREAS INACCESSIBLE TO MECHANIZED EQUIPMENT OR AROUND EXISTING PLANTINGS NOTED TO REMAIN WITH HAND TOOLS. 4. REMOVE SOIL LUMPS, ROCK, VEGETATION AND/OR DEBRIS LARGER THAN. 2 INCHES FROM ALL SUB -GRADE PRIOR TO PLACEMENT OF SPECIFIED TOPSOIL. 5. REMOVE ANY ASPHALT EXTENDING BEYOND 6 INCHES FROM CURBS INTO ADJACENT LANDSCAPE AREAS. 6. PARKING LOT PLANTER ISLANDS TO BE OVER EXCAVATED BY BACKHOE. REMOVE PAVING WASTE, GRAVEL BASE MATERIAL AND UNDERLYING SUB501'_ TO 18 INCHES BELOW TOP OF PAVING. SCARIFY AND OVER EXCAVATE PLANT 80 BOTTOM 12 INCHES TO MINIMIZE STRUCTURAL COMPACTION. F) TOPSOIL PLACEMENT: PLACE 2 INCHES OF TOPSOIL AND AMENDMENTS OVER THE PREPARED SUB -GRADE AND THOROUGHLY 90105100 WITH MULTIPLE PASSES INTO THE TOP 6 INCHES OF SUB -GRADE FOR A TOl'AL DEPTH OF 8 INCHES. PLACE AN ADDITIONAL 2 INCHES LIFT OR TOPSOIL OVER THE AMENDED SOIL AS A SURFACES COURSE. PLACE ADDITIONAL TOPSOIL AS REQUIRED TO MEET FINISH ELEVATIONS IN AREAS INDICATED TO BE MOUNTED. BARK MULCH (TOPURESSING): ONE -HALF-INCH (1/2") SIZE, TO ONE-QUARTER (1/4'), I.E.. "FINE," HEMLOCK/FIR BARK. STAKES: 2 -INCH DIAMETER 8Y 5 -FOOT MINIMUM LODGEPOI.E PINE STAKES. GUY MATERIAL: 1 -INCH WIDE POLYETHYLENE CHAIN LOCK TYPE TIES: OR, 3/8" DIAMETER RUBBER. N0 WIRE HERBICIDE: • HERBICIDE IS NOT RECOMMENDED FOR THE FIRST YEAR AFTER INSTALLATION. ANTI -DESICCANT: "WILT -PROOF," 48 HOURS PRIOR 70 SHIPMENT TO 517E FROM JUNE 1 THROUGH SEPTEMBER. THOROUGHLY ROOT WATER PLANTS PRIOR TO DELIVERY. PLANT MATERIAL DELIVERED TO SITE TO BE KEPT CONTINUALLY MOIST THROUGH INSTALLATION. EXECUTION: FINISH GRADES: FINE GRADE AND REMOVE ROCKS AND FOREIGN OBJECTS OVER 2 INCHES DIAMETER FROM TOP SURFACE OF PREPARED LANDSCAPE AREAS. FINISH ELEVATIONS TO BE DEFINED AS 3 INCHES BELOW CURBS, WALKS AND/OR OTHER ADJACENT HARDSCAPE FOR ALL PLANTING BED AREAS. FINISH GRADE REFER TO GRADES 58108 TO INSTALLATION OF MULCH. ALL 0I51511 GRADES TO BE SMOOTH EVEN GRADES, LIGHTLY COMPACTED, AS SHOWN ON THE PLAN AND DETAILED, PROVIDE POSITIVE DRAINAGE AWAY FROM BUILDINGS AND STRUCTURES. SITE CIVIL DRAWINGS IDENTIFY FINAL ELEVATIONS. TREES: ARRANGE TREES ON SITE IN PROPOSED LOCATIONS PER DRAWINGS. EXCAVATE PIT, PLANT AND STAKE OR GUY, AS CALLED 001 AND DETAILED. ALL TREES AND SUPPORTS TO STAND VERTICAL. BACKFILL SHALL BE PIT SPOILS. SETTLE BACKFILL USING WATER ONLY. NO MECHANICAL COMPACTION. SHRUBS: INSTALL SHRUBS AS SPECIFIED FOR TREES. GROUNDCOVERS: EXCAVATE PITS TO A MINIMUM OF 3 INCHES BELOW, AND TWICE THE ROOT BALL DIAMETER. WATER THOROUGHLY AND TAKE CARE TO ENSURE THAT ROOT CROWN IS AT PROPER GRADE, AS DETAILED. MULCH: MULCH All LANDSCAPE MEAS. APPLY SUFFICIENT QUANTITY TO PROVIDE A 2 -INCA DEPTH. UTILITY CLEARANCES: FIELD ADJUST PLANT LOCATIONS FOR 8-0005 SEPARATION OF TREES/SHRUBS AND 2 -FOOT SEPARATION FOR GROUNDCOVER FROM FIRE HYDRANTS AND UTILITY VAULTS. PLANTING MAINTENANCE: CONTRACTOR TO MAINTAIN PLANTINGS THROUGH COMPLETED INSTALLATION, AND UNTIL ACCEPTANCE OF LANDSCAPE INSTALLATION. PLANTING MAINTENANCE TO INCLUDE WATERING, WEEDING, CULTIVATING, TIGHTENING AND REPAIRING OF TREE GUYS, RESETTING PLANTS TO PROPER GRADES OR POSITION, AND RE-ESTABLISHING SETTLED GRADES. HERBICIDE IS NOT RECOMMENDED FOR ONE YEAR FOLLOWING LANDSCAPE INSTALLATION. INCLUDED IS REPLACEMENT OF DEAD PLANTS AND PLANTS SHOWING LOSS OF 40 PERCENT OR MORE OF CANOPY. IRRIGATION MAINTENANCE: THE IRRIGATION SYSTEM TO BE MAINTAINED INCLUDING ADJUSTMENTS FOR BALANCED WATER DISTRIBUTION AND PRECIPITATION. FAILED OR MALFUNCTIONING IRRIGATION EQUIPMENT SHALL BE REPLACED AND/OR CORRECTED. PLANTING AND IRRIGATION MAINTENANCE TO INCLUDE THOSE OPERATIONS NECESSARY TO THE PROPER GROWTH AND SURVIVAL OF ALL PLANT MATERIALS, CONTRACTOR TO PROVIDE THIS WORK IN ADDITION TO SPECIFIC WARRANTY/GUARANTEES. (2 I.ODGEPOLE STAKES; TIE AT APPROX. 1/3 TO 1 2 HEIGHT OF TREE WITH FLEXIBLE RUBBER TIE IN F CURE EIGHT PATTERN. STAKES AND TREE PLUMB 3" DEEP SAUCER FOR WATER 2" DEEP MULCH 0.9508, ___—__ ................. ..� REMOVE AL1 TIES, WRAP & CONTAINERS. --� FREE PERIMETER ROOTS I'80M 5055080 BALL EXCAVATE TREE PIT AT A MIN. OF 2 T,MES DIA. 00 6001 BALL AT BALL CENTER, TAPERING PIT GRADE TO FINISH GRADE PIT SPOILS, NURSERY BALL WASTE BACKFILL SET BALL ON UNDISTURBED SUBGRAOE, OR COMPACTED SOIL. NOTE: LIGHT FERTILIZER OVER PLANING BED AFTER BACKFTI ONLY; NO FERTILIZER IN PLANTING PIT. WORK PERIMETER ROOTS FREE OF NURSERY BALL. BALL & PIT TO BE COURSELY SCARIFIED. EVERGREEN TREE PLANTING/STAKING DETAIL NOT TO SCALE PRUNE DAMAGED TWIGS AFTER. PLANTING PLACE IN VERT. POSITION: DOUBLE LEADERS WILL BE REJECTED 9010: KEEP R00TOALL MOIST AND PROTECTED AT AU. TIMES. HOLO CROWN OF R001BALL AT OR JUST ABOVE FINISH GRADE. PROTECT TRUNK AND LIMBS FROM INJURY. BACKFILL TO 6E SETTLED USING WATER ONLY - NO MECHANICAL COMPACTION. REMOVE ALL WRAP, TIES & CONTAINERS. REGARDLESS OF MATERIAL. (2) LODGEPOLE STAKES, PLUMB�EWITH ELASTIC CHAIN - REMOVE AF AFTER RUBBER8 GROWING SEASON FIGURE EIGHT; PROTECTIVE WRAPPING DURING SHIPMENT TO SITE AND INSTALLATION REMOVE AT COMPLETION OF PLANTING HOLD MULCH BACK FROM TRUNK 8" TO 10" FINISH GRADE PREPARE PLANTING BED PER SPEC'S; AT MIN., LOSSEN AND MIX SOIL TO 18" OR DEPTH OF ROOTBALL AND 2 TIMES BALL DIA. SOIL TO 16" 0R DEPTH 00 R00TBALL AND 2 TIMES BALL DIA REMOVE Al WR P T S N C/NTAIN AWAY FROM PERIMETER ROOTSNII'. ER •IL SET BALL ON UNDISTURBED BASE OR COMPACTED MOUND UNDER BALL PENETRATION TO SUBBASE (+) 24" DECIDUOUS TREE PLANTING/STAKING DETAIL NOT TO SCALE 2" MULCH LAYER FEATHER EXCESS SOIL UNDER MULCH 1" MULCH AT CROWN - -1/2" ABOVE GRADE 1" ABOVE GRADE—, NOTE: REMOVE CONTAINER AND WORK ROOTS FREE or SOIL. BACKFILL TO BE SETTLED USING 66588 ONLY. SEE PLANT LIST FOR PLANT SPACING. LFS9944M119ALICW-V.YIESG eE 10800,4lCQIWIA¢lfg_Asd LAMER ( PANTED BEFORE MULCH) ( PLANTED BEFORE LAJLCH ) GROUNDCOVER PLANTING DETAIL NOT TO SCALE 800.0 PLANTS FROM EDGE OF PLANTER AS NOTED ON PLANT LIS BED UNE EDGE CURB/WALK -- ter-SPACING AS CALLED OUT ON PLAN/PLANT LIST PLANT MATERIAL SPACING DETAIL HOLD PLANTS FROM EDGE OF PLANTER AS NOTED ON PLANT LIST NOTE: THIS SPACING APPLIES TO CROUNOCOVER AND FORMAL SHRUB ROW PLACEMENT. NOT TO SCALE MULCH AT CURB DETAIL Cali before you D;g. 1-800-424-5555 274" MULCH LAYER 1" MAX. TOP 00 CURB TO TOP OF MULCH CURE UNDERGROUND SENY,CE (USA) NOT TO SCALE OVER ALL. TOPSOIL DEPTH OF 3 FEET BERM HEIGHT 6" MIN SOIL LINE: 3" 10 MULCH _ TOPSOIL SETTLED (COMPACTED CONDITION) /CURB A `1-INTS 11/2" & DRA0'IN AT LOW DMAX. SPACING SUBGRADE REMOVE EXCESS GRAVEL -'-11111.0,1',,1, AND PAVING COARSE TRANSITION FROM TOPSOIL TO SUBSOIL NOTE: OVER EXCAVATE PARKING LOT PIANTER5 TO LOOSEN COMPACTED SUBBASE GRADING A PARKING LOT PLANTERS DETAIL — PAVING (SEE (CIVIL PLANS) 12" MAX. UP NOT TO SCALE RECEIVED 0000-053 s• CV5LOPS tY DEVELOPMENT w 3 0 0 cn co 0 0, N S VI CO C 12 tl ICC W vi yt FW ck J =i = X W Q 77 60 Num.: 14844 N. June 16, 2010 95859 5 uve. awn aa:2ml Prop0 Mona, 0.80104 seu Pam OF AM SW Las LANDSCAPE PLANTING DETAILS Shat 6 STATE OF WASH NGTON REGIS TERE LANDSCAPE A M. SE DEL CERTIFICATE N0. 706 ExP4000: 12/15/107 11,0011-000 01000 ombeamr. 1801512MAC SPJ11LRAT, 1YA 99012 1+25051-- 822 (425051-8782 FAN COUGHLIN PORTERLUNDEEN LANDSCAPE IRRIGATION LEGEND DESCRIPTION SPRINKLER HEADS: RAINBIRD 18012 -SAM -PRS POP-UP FOR SPRAY HEADS SYMBOL NOZZLE PSI GPM PRECIP. RADIUS • • • Q O O RAINBIRD 5 0, H, T, 0 SERIES 30 0.41, 0.20, 0.13, 0.10 1.83 5' Nal) "O L'4 °O RAINBRD 8 F, H, T, 0 SERIES 30 1.05, 0.52. 0.35, 0.26 1.83 8' ©®t 01 O ® RAINBIRD 10 1, H, 1, 0 SERIES 3D 1.58, 0.79, 0.53, 0.39 1.75 10' • • O O O G RAINBIRD 12 F. T0. TT, H. T, Q SERIES 30 2.60, 1.95, 1.74, 1.30, 0.87, 0.65 2.01 12' RAIN8:RD 15 F, T0, Ti, H, T. 0 SERIES 30 3.73, 2 78, 2.48, 1.85, 1.23, 0.92 1.83 15' Li 881018RD 15 SST. EST SERIES 30 1.21, 0.61 - 4'430715' RAINBIRD 1604-SA8-R16 30 1.60, 1.20, 1.07, 0.80, 0.53, 0.40 - 16' r•'. i- RAINBIRD 1804-S4M-921 30 3.0O3 2.25. 2.00, 1.50, 1.00, 0.75 - 21' • RA9BIRD 100/150 PEB REMOTE CONTROL VALVE, IN VALVE BOX, ONE VALVE PER 80X HUNTER WRC WIRELESS R0N-CLIX WITH RECEIVER, COORDINATE 6)1594 GENERAL CONTRACTOR AND OWNER PRIGR TO THE START 01 ANY WORK <-\ RNNBIRD ESP -16 -LX 16 STATION AUTOMATIC CONTROLLER (80900 RE CONNECTION); PROVIDE GRCUND AND "." BATTERIES PER MFR. SPECS., COORDINATE 45TH GENERAL/ELECTRICAL CCNIFNCT0R5 ANO OWNER PRIOR TO THE START OF ANY WORK Q RA1013190 44RC 1- QUICK COUPLING VALVE. ;N VALVE BOX, PROADE (2) KEYS AND S MELS r PLASTIC BALL VALVE, MATCH LINE SIZE, IN VALVE BOX WILKINS 950 XLT- 1' DOUBLE CHECK VALVE (STATE APPROVED); TEST AND CERTIFICATION BY P.O.C. g03 TESTERLICENSED BACKFLOW W K NS 850 - BALL ALVE, SIZE TO MATCH PIPE CARSON INDUSTRIES #1730 (TWO AT 4.0.0.) GRADE LEVEL VAULT WITH BOLT LOCK LID - - - - MAINLINE - CLASS 200 PVC (18" COVER); SIZE PER PLAN, 2" SIZE MINIMUM LATERAL - CUSS 200 PVC (12' COVER); SIZE PER PLAN, 3/4' SIZE MINIMUM SEE SHEET L-9 FOR CLASS 200 PIPE SIZING CHART SLEEVE - CLASS 160 (509-26) PVC; 24" MINIMUM COVER AT VEHICLE CROSSINGS, TIYICE THE SIZE OF THE INSERT PIPE AND/OR WIRES, 4" SIZE MINIMUM TYPICAL VALVE CALL -OUT - VALVE STATION NUMBER VALVE GPM X X VALVE SIZE EXISTING VEGETATION TO REMAIN, SAVE, AND PROTECT EXISI150 TREE 10 REMAIN, SAVE, AND PROTECT 991001705 SHOWN OIAGRAMATICALLY FOR PLAN CLARITY. COMMON TRENCH AND PLACE EQUIPMENT tN LANDSCAPE; MANIFOLD GROUPED VALVES IN ADJACENT SHRUB AREAS WHERE FEASIBLE. • • EXISTING EVERGREEN TREE - TO REMAIN TYPICAL 11AAUCE AVENUE (VACATED) 'a.'"`V ® t ®• Call before yo�u 0 119- 0 20 00 DY.7' ri F a ® SCALE 1'=20' 1-800-424-5555 / UNDERGROUND SERNCE (USP) /® /® /® • ''® 1 1 at�1 5 1 GT` ■ ■ _ 414■ PROPOSED WAFEHOUSE 19 14.8 19 11.3 Z MAINZ INE L7-'1 LANDSCAPE TYPICAL RIVER ROCK TYPICAL BOULDER BASIN AREA ■ ■ ■ ■ ■ ■ _ 0 --- —— — ■ Interurban Avenue S NOTE: SEE SHEET L-7 FOR LANDSCAPE IRRIGATION LEGEND. SEE SHEET L-9 FOR LANDSCAPE IRRIGATION NOTES AND 0000 .5. OLID -a53 P.SCi' . .7 COMVIUN.I 4 IY0VELOPu,O,0 STAT. OF WASHINGTON REGISTER LANDSCAPE SEIDEL CERP.EICAIE N0. 706 ■ EXPIRES: 12/15/10 ;114844 666 June 16, 2010 429044 N Dans ME ❑+E2425 4,,,,a Wm: won �.,, ey N6)1.21 LANDSCAPE IRRIGATION PLAN ▪ L / 2 vpHAU@ eV ,Fi T vim 4WNM 19215 72016 .2017.1E 781V01 2047. INA 98112 020251 -em 015)251-882 PI a COUGNLIN PORT MOND EEN ,zo • • GREEN 211 fz-E.tit? • EXISTING EVERGREEN TREE - TO REMAIN TYPICAL EXISTING VEGETATION 10 REMAIN TYPICAL before you Call 0 10 20 40 DIg. 1-800-424-5555 SCALE 1 =20' UNDERGROUND smnct. (USA) NOTE, SEE SHEET L-7 FOR LANDSCAPE IRRIGATION LEGEND. SEE SHEET L-9 FOR LANDSCAPE IRRIGATION NOTES AND DETAILS. EX1SSND BUONO AX conI645SOUT4A07R1 Ti 5. 10 _IFt - HC or- - PROPOSED WAFEHOUSE 11190106 - --- MOUNT RAIN -SENSOR 014 WEATHER EXPOSED PORTION OF EXTERIOR WALL AT 8. 9 601040.• INSTALL PER MANUFACTURER'S WRITTEN INSTRUCTIONS_ MOUNT CONTROLLER ON EXTERIOR WALL! INPUT: 117VAC +1-1010 60 Hz. OUTPUT: 26.5 VAC. 1.5 AILOCATION PER ELECTRICAL PLANS, AS DESIGNATED.: INSTALL 2 1/2" DIA. PVC CONDUIT FOR 24V ELECTRICAL WIRING FROM THE CONTROLLER TO LANDSCAPE AREA. PANT CONDUIT TO MATCH BUILDING COLOR 1 1 0 LANDSCAPE BOULDER TYPICAL 44j9 E 01. 4511020145410(1 P.O.C. AT 11/2 N WATER EE CML PLANS 18, 4111144000,...,1Mi417 11:21 Interurban Avenue S LET 0 0) ,X4 =117= _ _112.1=4.311Z - 114266 Z1T1.41 11- Ib FIESTEVED PL.. /0.-05-3 DEVELOPMENT 00 LJ 00 PER O'ER COMMENTS zI844—(t..dert 0 O • >, • Oe 03 co 0 STATE OF WASHINGT REGISTE LANDS ':„••••,-; 14844 .June 16, 2010 9446 ,, Cr... mccE ...E, ::,..r.K.4.1114? 9.1. 8A. `...L5 N,6sc APE ,iIR I9 TION PLAN ,....,_-, L -8 ., ..4„ . . .,.., T„,,,*4442 - ='... • DILA M. SEIDEL : , AO' i Lvas=.1 7' 127: i ---..,....Nu.u.N......,.,,N.....Nmuul .0 „,., ow, ..,,, „,.,,,,,,,., a: C 0UGMLINPORTERLUNDEEN 7:9 LANDSCAPE IRRIGATION NOTES 1. GENERAL CONTRACTOR AND LANDSCAPE CONTRACTOR TO COORDINATE: A. INSTALLATION OF 1108 ELECTRICAL SERVICE FROM ELECTRICAL SOURCE TO AUTOMATIC CONTROLLER, INCLUDING WIRE HOOK-UP INTO MOUNTED CONTROLLER. IRRIGATION CONTRACTOR WILL MOUNT CONTROLLER PER DESIGN AND COORDINATE WITH GENERAL CONTRACTOR. B. INSTALLATION OF IRRIGATION/SERVICE METER AND STUB TO IRRIGATION POINT OF CONNECTION, 168 UTILITY PLAN(S). PROVIDE STANDARD THREADED STUB -OUT WITH THREADED CAP ON DISCHARGE SIDE OF METER. STUB -OUT TO 8E INSTAL. LED APPROXIMATELY 18 INCHES BELOW FINISH GRADE. C. VERIFICATION OF STATIC WATER PRESSURE AT POINT -OF -CONNECTION (P.O.C.) CONTRACTOR SHALL NOTIFY OWNER AND BARGIIAUSEN CONSULTING 06014EERS, INC., OF ANY VARIATION IN STATIC PRESSURE OVER 5 PSI GREATER/LESS THAN DESIGN PRESSURE. D. INSTALLATION OF SLEEVING. 2. SYSTEM HAS BEEN DESIGNED FOR XX GPM AT XX P01. SIATIC PRESSURE BY WATER DEPARTMENT TEST/CALCULATION XX PSI. 3. ALL WORK PER LOCAL CODE. INSTALLATION PER MANUFACTURER'S WRITTEN SPECIFICATIONS. 4. ALL VALVES TO BE PLACED IN "CARSON" GRADE LEVEL BOXES WITH BOLT -LOCK LIDS (OR APPROVED EQUIVALENT). SET 80040 2 INCHES HIGHER THAN FINISH GRADE IN MULCH AREAS AND FLUSH WITH FINSH GRADE IN LAWN AREAS. JUMBO BOX FOR CHECK VALVE, 10" ROUND BOX FOR GATE/QUICK COUPLER/WIRE SPLICES, AND 12' STANDARD FOR CONTROL VALVES, PROVIDE BOX EXTENSIONS AS REQUIRED. 5. MAINUNE PIPE TO BE BURIED 18 INCHES AND LATERALS 12 INCHES BELOW FINISH GRADE. NO ROCK OR DEBRIS TO BE BACKFILLED OVER PIPE. 6. HEAD AND LINE POSITIONING IS DIAGRAMMATIC ON PLAN- ADJUS7 IN FIELD AS NECESSARY FOR ADEQUATE COVERAGE. VALVES TO BE POSITIONED ADJACENT TO PAVEMENT/CURDS, IN SHRUB BEDS WHERE POSSIBLE. 7. PROVIDE OWNER WITH TWO (2) 0E1'5 "AS -BUILT" DRAWINGS AND (3) SETS OF OPERATOR'S MANUALS UPON COMPLETION. INSTRUCT OWNER AS TO PROPER OPERATION AND WINTERIZATION OF THE IRRIGATION SYSTEM. 8. FAMILIARIZE OWNERS FACILITY OPERATOR WITH IRRIGATION SYSTEM FUNCTION, CONTROLLER PROGRAMMING, SYSTEM OPERATION AND MAINTENANCE REQUIREMENTS. 9. SPRINKLERS ON RISERS WILL NOT BE ALLOWED UNLESS NOTED ON PLANS. 10. RADIUS REDUCTION TO BE MADE BY USE OF PRESSURE ADJUSTMENT, SCREENS, AND/OR ALTERNATE NOZZLES. IN -NOZZLE ADJUSTMENT 10 LIMITED TO 10 PERCENT FOR SPRAY HEADS AND PER MANUFACTURER'S LIMITS FOR OTHER SPRINKLERS. SPRINKLER SPACING NOT EXCEED 60% OF THE DIAMETER OF THE PUBLISHED DATA. 11. ALT CONTROL WIRE SPLICES TO BE MADE AT VALVE BOXES WITH WATER TIGHT ELECTRICAL SPLICES, 3M, SCOTT'S LOCK SEAL LACK 3576-78, OR EQUIVALENT. 12. EACH VALVE BOX TO CONTAIN A MINIMUM 00 TWO (2) SPARE ORANGE CONTROL WIRES FOR JACKETED WIRE. ROUTE SPARE WIRES FROM THE CONTROLLER TO THE LAST VALVE OF EACH MAINLINE BRANCH. COMMON WIRE TO 8E WHITE. SINGLE STRAND WIRE TO BE A MINIMUM OF 14 GAUGE. 13. ALL ELECTRICAL EQUIPMENT TO BE U.L. TESTED AND APPROVED, AND BEAR THE U.L. LABEL. 14. CROSS CONNECTION PROTECTION INSPECTION REQUIRED. THE BACKFLOW DEVICE. TO BE TESTED UPON THE ORIGINAL INSTALLATION. THE TESTING TO BE PERFORMED BY A PERSON HOLDING A CURRENT CERTIFICATE AS A BACKFLOW TESTER. THE TEST REPORT TO 80 SUBMITTED TO THE LOCAL WATER DISTRICT. OR PURVEYOR, AND OWNER WITH A COPY TO BARGHAUSEN CONSULTING 060160ER5, INC. CONTRACTOR TO INCLUDE TESTING IN THE SCOPE OF WORK. OWNER IS RESPONSIBLE FOR ANNUAL INSPECTIONS AFTER THE INTIAL. INSPECTION. 15. CONTRACTOR TO PROVIDE SYSTEM WINTERIZATION/SPRING SERVICE WHEN INSTALLATION HAS BEEN COMPLETED WITHIN 90 DAYS 00 NOVEMBER 1 FOR WINTERIZATION, OR MAY 15 FOR SPRING SERVICE. SERVICE TO BE PERFORMED AS NEAR AS PRACTICAL TO THE ABOVE DATES, OR AS FREEZE/PRECIPITATION CONDI0ON5 DETERMINE SERVICE NEED. 16, IRRIGATION SCHEDULING: THE IRRIGATION CONTROLLER CONTAINS A WATER BUDGET FEATURE. PERIODIC (WEEKLY) ADJUSTMENT OF THE WATER SCHEDULE 15 INTENDED TO E` MADE VIA BUDGET ADJUSTMENT. RE -ADJUST WATERING DAYS AT 100 PERCENT BUDGET WHEN ADJUSTMENT EXCEEDS 305. SET CONTROLLER FOR HIGHEST ETo WATER SCHEDULE. BASED ON PUBLISHED LOCAL EVAPOTRANSPIRATION DATA. SYSTEM HAS SEEN DESIGNED FOR 50 TO 80 PERCENT DISTRIBUTION UNIFORMITY. LAWN ZONES SHOULD 80 SCHEDULED FOR 100 PERCENT REPLA.^.EM,ENT FACTOR ON A TYPICAL MINIMUM 3 -DAY CYCLE. SHRUB ZONES SHOULD BE PROGRAMMED AT 40 TO 70 PERCENT OF THE MONTHLY LAWN WATER REQUIREMENT ON A ONCE PER WEEK CYCLE. ALL WATERING IN EXCESS OF THE LOCAL ETo ("FIELD RECHARGE") TO BE COMPLETED DURING THE CONSTRUCTION PHASE WHILE THE CONTRACTOR IS ON THE 301/ SITE. OVER WATERING OF LANDSCAPE DUE TO CONTROLLER SCHEDULING TO BE GROUNDS FOR CONTRACTOR TO REPAIR ANY RESULTANT DAMAGES AT CONTRACTOR'S OWN EXPENSE. 17. SUBSTITUTION OF IRRIGATION MAIERAL/EQUIPMENT TO BE MADE ONLY UPON WRITTEN APPROVAL 00 OWNER'S REPRESENTATNE. 18. ALL ZONES TO PASS A MINIMUM DISTRIBUTION UNIFORMITY OF 62 PERCENT, AS TESTED THROUGH AN IRRIGATION ASSOCIATION CERTIFIED WATER AUD11: JUMTH80 LOCKVALVEING 0LI00 WI PVC SCH 60 UNION WILKINS 600 PRES. REDUCING VALVE AS NECESSARY T x S COUPLING: CONTRACTOR TO PROVIDE THREADED FITTING AND CAP ON DISCHARGE SIDE OF MEETING PVC SCH 80 UNTO CHECK VALVE ASSEMBLY --- PER DETAIL THIS SHEET PVC SCH 80 UNION OUICK COUPLING VALVE NOTE: THE BACKFLOW DEVICE 10 HAVE 6" MINIMUM. UNOBSTRUCTED CLEARANCE ON ALL SIDES `--METER STOP IRRIGATION WATER METER - PER CITY STANDARDS PER CITY SIDS. POINT OF CONNECTION (P.O.C.) DETAIL a NOT 10 SCALE TRENCH COTNORION —FIN1011 GRADE PAVING SEE CML. PLANS .TOMPACTEO BACKEILL AT 90% DENSITY (TOPSOIL) Al 9520 DENSITY (STRUCTURAL) A.EE1'E,CONDTIION SLEEVE(5)-.- PVCLATERAL /—PVC MAINLINE VALVE WIRING ALT. WIRE SLEEVE PIPE BED MATERIAL 10 BE CLEAN AND FREE OF ROCK LARGER THAN 1/2" PVC MAINLINE/LATERAL NOTE: DIMENSIONS ARE MINIMUM CLEARANCES. ALL IRRIGATION SLEEVING TRENCH BACKFILL MATERIAL TO BE CLASS "8" OR BETTER (MAX. 00 10% PASSING 00.40 SCREEN) AND 8E COMPACTED TO MIN. 95% OPTIMUM DENSITY PER ASTM D-1557-70 (MODIFIED PROCTOR) SLEEVE/TRENCHING DETAIL NOT TO SCALE VALVE BOX WITH COVER FINISH GRADE 0010K COUPLING VALVE CENTER IN BOX FT. 7/8" GRAVEL SUMP MARLEX ELL - TYPICAL PVC SCH 60 PVC NIPPLE PVC SCH 40 PVC 00501 TEE QUICK COUPLING VALVE ASSEMBLY NOT TO SCALE POP-UP PAVING SPRINKLER FLUSHAT LAWN AND FLUSH WITH MULCH LINE SPRINKLER PVC SCH 80 NIPPLE ---- PVC LATERAL 6" CLEAR OF OBSTRUCTION MULCH CONDITION ADJUST ANGLE AT SLOPE COVERAGE CONDITIONS. 50% OF SLOPE ANGLE - TYPICAL MARLEX 90' ELBOWS PVC SCH 40 TEE SxSxT (SIDE INLET ONLY) NOTE: MANUFACTURER'S LIMITS PREVAIL. FOR INSTALLATION AND ADJUSTMENTS. PROVIDE SWING JOINT' RISERS AT WALKS AND CURBS. 24" FLEXIBLE RISERS ACCEPTABLE ELSEWHERE. POP—UP RISER ASSEMBLY NOT TO SCALE CHECK VALVE ASSEMBLY FROM IRRIGATION WATER SERVICE DOUBLE GRADE LEVEL JUMBLE 80X SIZE TO PERMIT 12" MINIMUN CLEAR FROM WALLS TO TEST COCKS; BOLT LOCK LIS DOUBLE CHECK VALVE (STATE APPROVED ASSEMBLY) RESILIANT SEATED VALVES AND TEST COCKS; INSTALL ASSEMBLY AS SHOWN OR THE TEST COCKS IN HORIZONTAL POSITION, PER LOCAL REQUIREMENTS. PVC MAINLINE PER PLAN PVC SCH 8D NIPPLE AND FEMALE ADAPTER PVC SCH 80 UNION - TYPICAL PVC SCH 80 NIPPLE - TYPICAL 8.0CK AS NCESESARY WITH BRICKS AT EASE OF BOX GRAVEL SUMP -7/8" WASHED GRAVEL. NOTE: INSPECTION OF COMPLETED ASSEMBLY BY CERTIFIED TESTER REQUIRED. NOT TO 5CAlE PVC SCH 80 5x1 90' ELBOW WIRE 41TH WATERPROOF WIRE CONNECTOR - TYPICAL 1191518 GRADE SPEAR WIRE WITH WATERPROOF WIRE CONNECTOR ON CUT END VALVE BOX WITH COVER PVC LATERAL 10 SPRINKLERS SCH 80 NIPPLE AND FEMALE ADAPTOR PVC SCH 80 UNION PVC SCH 80 NIPPLE REMOTE CONTROL VALVE; BODY CLEAR OF SUMP 1 C.F. 7/8" GRAVEL SUMP PVC MAINLINE PVC SCH 80 NIPPLE NOTE1 ONE VALVE PER BOX. PROVIDE EXTRA COILS (18") OF EACH WIRE IN VALVE BOX. COMPACT SOIL AROUND VALVE BOX. USE TEFLON OR FLOWABLE SEALANT IN ALL THREADED FITTINGS, PER MANUFACTURES 5PEC'5. REMOTE CONTROL VALVE ASSEMBLY NOT TO SCALE NOTE: MOUNT ON WEATHER EXPOSED WALL 6'. ABOVE GRADE. RAIN SENSOR DETAIL (WALL MOUNT) NOT '.0 SCALE PIPE SIZE 3/4 " 1 11/4 " 1 1/2 " 2 " 2 1/2" 3 " ^LOW „PM 1 - 10 11 - 16 17 - 26 27 - 35 _n - 55 56 - 80 81 - 120 CLASS 200 PIPE SIZING CHART Pyr ^6 NOT TO SCALE Cali before you 1-800-424-5555 UNDERGROUND 5ERMCE (USA) o 5 E 14844 June 16, 2010 20081414 Cketa,fixla LIMP .40 �s pr. ArtMA 5000. Dov. 6v 3 STATE OF WASHINGTON REGISTER LANDSCAPE A s,n 16. LANDSCAPE IRRIGATION NOTES Aal DETAILS L-9 TIBCAIE N . 706 EXP180S: 12/15/10 o Por+4. au mp -A�2 .W ' 0049 Nw 0 waz14, e¢ u naxwm 6215 02012 A40M0 241-47 21s 1N 98N2 125)251-6723 025)251-6042 FM COUGHLIN PORTER LUNDEEN LIGHTING FIXTURE SCHEDULE SYMBOL TYPE EZ -1 /,_, \\ %% INDE55A LIGHTING - WET LOCATION WINDOW BOX (522) 2CF026-(2) 26W QUAD TUBE CF (0240-3 BASE) 6-L /-1 J UTOONIA LIGHTING - CONTOUR SERIES. SOFT SQUARE 250W - LIGHTING - KAD (.NIA �=) 1005 MOUNTED 010* AFF APRESFF SODIUM - TWF1 J �;-, "` UTHONIA LIGHTING - TWH WALL -PACK (07014 1756) METAL HALIDE - MOUNTED 012 AFF 6.-„, 6--:3)01608IA LIGHTING - ASFO COMPACT FLUORESCENT 2/260TT ,17-1.-.-‘, � THONIA UGH'1NG - ASB ARCH. BOLLARD - METAL HALIDE / / 0.2 0.1 0.1 a3 04 OA' NOTES: Ot ALL UGHT5 TO 8E PHOTOCELL ON, TIME CLOCK OFF. 4, L-3 LIGHTS TO TURN OFF 08 PM. �,S LIGHTS IN LOW IMPACTED ZONE TO GO OFF 00 PM. 02 0.4 0.9 1.4 2.1 23 1.8.. 1.6 2.1 21 1.3 0.6 0.2 0.1 0.2 0.3 0.7 1.2 1.5 3.2 0.2 0.5 1. 7.6 3.1 . 28 7.4 7.4 2.6 0.4 0.1 0.1 02 0.4 1.1 2.9 15 3.11 8.9 4 0.9. 2.3 ' 7.2 6.7 09 G �y C 14, ADJACENT BLDG C/LI ZONE 04 VAS- / 5.1 /1 9.2 X11 6.0 N. .9 24 21.9\ 11 6• 140(T.i1 /'4.0 d3J /34 .6.9 2.1 4. 3.5 5.5 1.. 1.1 25. 16.5. /.06 1.0 16 5.9 8.6 7.9 25 03 0.1 C-) 0.4 3.1/i:_e a3 0.1 21 (.1-1.-D 43 Ib /0.3 0.4 07 .. 1.5 28 5.0 6.7 5.2 1.5 1.0 4.6 04 0.7 (1.'..:1). 0.5 1.1 2.9 5.2 a7 1.9 82 10.0'1.4.5 4 .9 ,53.3 07 N \ o mo 9.'.. 05\ o�o .o.� ao moo.\ s.�` \Ou A.ysN A47 ell \ u 26.� is-\ �O) 0 0 0 0.O -1:rU --0.Q 0 0 O 664----.0 - �0�.00.1 - a1 0.0 0 0 0 0.0 0.0 0 0 0.0 LV -___ "P 0 0 0.0 0.1 0.0 --C.0., 0 450 a 00 0.1 0.1 0.1 01 0.0 0 00 0.0 0.1 O -42 64 d� a�--0 -__0 a0 p.- 0-2 D -J aJ 0.6 BUILDING 0-2 =1 0.1 0.1 0.4 02 0.1 _0.5. _ ▪ 022 0.8 / 22 69 0.3 0.4 0.3 0.6 1.2 1.9 26 2T\1. 1.] 26 4.) ) .3 ;7(1-.238 1.0 ':.21 4.6 ).6 ).8 7.04 Q{.� Ol 14 3.1 5.7 ).6 9.0 \ 4},`�_ ` ' 04 0.4 0.5 0.6 al 0.9 1.1 1.1 1.0 `61.5 24 16 4.2 3.2 1:0 O9 1.3 2.! 3.5 4.6 4.4 • 1.2' 06 10 1.7 2.7 4.3 5.2 - 20 06 0.7 0.7 08 0.7 0.8 06 0.7 0.7 0.7 0.6 O9 1.3 2.0 2.2 20 1.2 1.2 1.3 2.2 2.3 L5 0.9 1.0 1.4 1.8 2.0 1.1 01 0.7 2.0 6 1.4 1.9 1,7 1.6 1.8 1.3 1.0 0.6 0.6 06 5.6 0.7 09 1.2 1.7 2.2 2.1 2.0 1.9 1.6 1.6 1.6 20 2.1 1.9 1.7 1.6 1.4 1.2 1.1 1.0 0.8 05 08 • 1 1.4 1.7 1.6 1.5 1.6 1.7 1.2 07 0.1 0.2 l AJ- Al 1.1 3.3 1.8 83 0.7 0.5 0.8 0.9 20 3.6 4.0 3.7 3.6 35 3.7- 25 2.6 3.7 16 55 53 37 15 20 0.9 03 05 a1:1 3.3 a5 1.8 SI 38 10 - 40' RIVER ENVIRONMENT 80' LOW IMPACT ENVIRONMENT ADJACENT BLDG C/LI ZONE 5.6 9.6 4.4 4.2 V9.2 5.5 -1.5..._1.7 a9 0.6 0.7 1.2 1.91.5 6.7 62 16 3.2 6.0 7.4 1.3-_1.6 7.7 81 2.3 50 9.0 1.5 1.3 - 0.7 00 0.3 1�} 2D 7.7 7.4 co) , : 55 12 h-16 O6 08 L1.E) 4.6 4.4 L-� C-+> L -{i (t-4 ) 5.2 �.�\ N 6.4 0.2 0.1 0.1 02 0.5 1.3 4.0 2 7. \L 4� G BLDG 'F• BLDG 'E• ' 0.3 0.9 '3.] @+12' + Z>• 2,223 SF `/ ID g' 0.1 01 0.2 02 0.3 05 5.5 1.2 17 AF` R 02 as 20 3.6 04 15 0.7 1.2 08.. 0.7 (1-4D1,6a7 0.4 o.s 0.9-r 4.2 a0_.. 2.8 1.0 03 0a 0.3 03 01 0 0 0.0 0.2 0.8 25 3.3 • 0.1 0.3 08 0.2 0.1 0 0 0 0.0 0.1 0.4 1.3' .5 -1.5.6t o }_qSl 61 OA_ 0.0 6n 01.0.2-02 0• Da ^^ 0. Lo o ..D nnn 1 R a0 5,10 60- L-4 BLDG 'D' 2.2 02 0.3 02 0.1 01 C. --D . �a�€ 6.8 a 3.7 1s a> cA 2a 6A d:e�L_`i BLDG •C' ��;6 643 2v to 0.4 02 01 3 0T0L-4 1.1 2.9 1.0 0.5 0.7 1.7 3.6 3.9 0.1 0.1 0.0 0 0 0 00 00 0.2 ' 06 2.6 2.2 29 0.8 23 00 0 0' 0 0.0 0.0 0.0 00 0.0 0.0 00 ' 0 0 00 0.0 0A OA 0.1 0.0 00 0.0 00 0.0 0.0 0.0 0.0 0.0 00 00 0.0 0.0 CO 0.0 D.0 0, 0 0 0 0.0 0.1 0.3 0.1 OS 0.4 03 i.l 00 0 0 0 00 60 00 0.0 0.0 0.0 00 0 0 0 00 00 00 00 00 00 0.0 0.0 0.0 00 0 0 00 0.0 00 00 110 00 CSITE PLAN -PHOTOMETRIC STUDY 1" = 30'-0" INTERURBAN AVENUE 3.8 21 07 03 0.1 01 01 L -i g0 Ds 02 01 0.0 03 02 0 9 a all- o.�ojy n 4a 06-0.0L-Si6 00 00 00 00 0.0 0.0 00 00 0 0.0 00 01 00 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 0 0 0 0 0.0 nCJ� 00 0.0 0.0 0.0 4.3 16 1. Oa 01 0.6 4.0 9.6 12 0. 0.2 01 c‘i=j) 0.0 a0 0.0 B LDG 'B• 0 0 0 0 00 0 0.0 00 00 00 0.0 0.0 00 00 0 0.0 0.0 00 00 00 0.0 00 0' 16' 30' 60' °EVE/0I0.0E4T .60 ICE W DC Limo 0 LU U e5 EE LL. (�i) O N Z O Q < W �'► CC 4IC W 3 CCZ - 1- 0012 6a PHOTOMETRIC STUDY Oro, 001. sr! 30.448 LI -1 2000 f1W i AAS INTERURBAN OFFICES & WAREHOUSE 14440 INTERURBAN AVE S PL10-053 E10-016 S E PA L10-063 SHORELINE L10-064 VARIANCE L10-065 DESIGN REVIEW L10-069 LAND DIVISION L10-064 VARIANCE City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CHAIR, BILL ARTHUR; VICE -CHAIR, MARGARET BRATCHER; COMMISSIONERS, GEORGE MAUNA, LYNN PETERSON, BROOKE ALFORD, THOMAS MCLEOD, AND LOUISE STRANDER BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING NOVEMBER 18, 2010 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS CALL TO ORDER ATTENDANCE ADOPTION OF 10-28-10 MINUTES IV. CASE NUMBER: APPLICANT: REQUEST: LOCATION: Director's report Adjourn L10-064, L10-065 Steve Sears, Fuller Sears Architects on behalf of property owner Louie Sanft Request for a variance to setback requirements and design review approval for development of approximately 72,700 square feet of warehouse, office, and retail space on a 3.3 acre site adjacent to the Green River. The project includes 63 parking spaces and 4 loading spaces, frontage improvements, landscaping, and a picnic area along the shoreline. 14440 Interurban Avenue South (parcel numbers 3365901630 and 3365901605) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 I -A pee 4 a ern r tbvtdct4l art J-rtc rv►' 121 Ami-Ote-u 5-e �t Y a c+ 4v ;wet/ c+iry • v�sn�£ to r ► a -6,ci 1 (oat 'c ",) i1 G1,'vl 6 14AI Department of Community Development November 18, 2010 s Interurban Warehouses & Offices Variance & Design Review Presentation Overview • Site Characteristics • Variance (L10-064) — Discussion of project in relation to review criteria — Staff recommendations • Design Review (L10-065) — Discussion of project in relation to review criteria — Staff recommendations F,c.tcf Site i� o -tea 614 , vl i'/ro b« ANI -e Le(C:l(C ►�� CA -1 e;xf X66 .ka yrroj.F1cTtzc) c-1- S r f{ 2 V-CFv\ x& UG -e) Site Characteristics • 3.3 acre site on three parcels • Frontage along Interurban Ave S 144th Street, S 147th Street • Green River • Maule Avenue Commercial / Light Industrial •t yar-d -settkIc 25' • cond d ac 12.5' Roy\ 11ia.c[L is etrytt- 10` S1` � 111; 'rte 6176 ,1,6 - :Q site r(a4k i- .t,e 0 ( c f X41 44-tt fs It act cL 0� It21r011i - 5 t(etc i ' %co(:‹ A10-144) I`I¢, 6 l fJ1 -it,„___ li 5f - [Le "T1,' (t'Yt{ IN. Ivki -f� 5 r 5 hU& wok Gt/r1 cry 10 1buck. rei v ittnbvk /,v1 a m d lLte -s-erenc 771 if'V se lbck way vet�ry'044-e�t Variance Request Requirements: Front yard setback 25'; Second yard setbacks 12.5' Variance Front Yard Setback along Interurban Ave S Maule Avenue Right -of -Way • Extends along east side of Interurban Ave S i •Historic Interurban Railway right-of- 11( ight-of- i"l (S Sr ^Gti7F�t rs �;�Lre Crus „,de Iyirc,ruf Conditions of Street Vacation: is C inaitc • City shall retain access to utility i.Q / opirth, �t Vatt'w Ln1e'urlxw' c t1'(�w Ce � � R-61-0JO cull” Y par 7 � pre'�.11 y k(tl � 10 l ece r ✓� �e� be- iijeo n 37rifaryrb,'%l (C U'dcp``L'Cc tvv-eci h-e�.k- �� z 4 • Vacated through separate agreements corridor • Dedication to the City of 20 feet of property on east side of Interurban 031s ch7 5140 ',;(f( a J- v-1/ tv 5 l `f (1ia j a Ave_ »ve {z^ -t-Le kz?)i!?wrrre�w 5hyr of 7 c'ck - V -y, vnCz• ` e r bC� /4xe he "pc S or '"ILL ,vVi yj j ' l yivcgv7f c1 -.tow r ,� �? t�,l ��r ; h1 Sireej r_0-1,0 1c)(a.-teal ) PA -6-34c _c_il'e,6 Gra 11,1 vs;,.?c..(-- evo (A. uncre-ivc, ( t (de 41-icru4a4 6(6e -cavil qec_1- 7ciAcr1ri-ciS back_ Joviek k ?„0' afo-re d diced- v7ds 'f7rei.,0 6, coi,) 41, AmAi 2.2,2,6k, -t-Le -,14)- tiocty #ns ofriv€AutA.1 a5 6 ri,b Variance Second Front -Yard Setback along S 147th Street Right -of -Way Serves as Driveway Street Dead -Ends at Green River cdia -1-e) em12 f OtSf ;6; Keep f 4k ,16e 7,„( e 4-viluV64( t iao-U1 des -i e4-4(cE curb 6-74-1 5 1 (-41-41 t&I arignMitiellite &'(••e; 4.41cese- Itice (la cmiird .C7 01'7 )aui re,ifru4/1-1-=, fr ci-76,t,,Int_ 6714-Th.y crid-e 5 h go -0th Iirte 17/6"n 41.4wk‘Cari Variance Request Setback and amount of landscaping from building face to curb is equal to amount required by code except in front of Building B Neen • Is Wrm / 11,7 LS 'CZ IIIII. I I IIII M=argiMihal * iOgring= pviv-Alf ,„),/;c ce J1 -j- e3-Oac1'-- tara,t 6-y- K u(2.fils p61t" / au/ter- ands fyys_. air<of //1 ( a Id Variance Request Variance Request Recommendation: Approval — P-oopperty owner will be required to enter Into right-of-way eritr-o. _ II scent agre •. - -t with City of Tukwila for mainten. --oflan•sc- •' : ithin the right-of-wa .'n enance shall be required for the life o e project. ,/ t• 111( (oc& of 5 i9vif tI'r1 to v -74/1-0'.ure711 AveS 66446i An u (y- G9) ) div& ) f 7 c 116._S ICi)c -f*ofEroL t, kve /Itch (A)fr•ti►ny �u5 c Oji c(4-wc'J 1 c -S S uueIJ k S IL�c S Stt--e,t • )t/c14y lot. rave�v:c'ai� ce,- i•t 5t teriz ac4 ( w t ie(See� (kj c, krt'v G.Irn ,4,-(ogiuvt Ave j f Ific) yr .w'c-I tra6,1 Cid •-tkce (Or hi,- 5 ILi4 5 S lcr7'7ci 4i-4re Design Review Criteria Relationship of Structure to Site v'„fr) If5 Iam(13 fe25 vlrar arc? 55 i5a -two AI j1 -S-�-eer, �s-fyfuwl a .45 i5 prdv(dIci%% t`icyn?,�6^0/001 - 1 viido-tJ efirfruice Fee t. - Design Review Criteria Relationship of Structure and Site to Adjoining Area .3 L 1 v✓ 1-1 GMM G( �-e o'lnVz'tf y std v'�-1 osed -lo Conn.ec f rvbiic ,e riztlivuku5 for- 17.10att ed with'vx rIA1'i VI (cry' ../r-cc.EI 19.2. �Y �. -t-b,r►17vncet1,7�� Lw -e Iu pm.ty k- ))htc to fv CIS `' S 1 dS (:11 art D�-rkQflyCt` Sr J- /5 10 7 wow de5;61,0 arf? w I<��tc9t� , �hct���n. I'm/Anti PY1Priki%ol1 mol wfrri.et( 117 (iicr5 wnC1 `flame-rf<,)5 — rvi areas Ivo ItkL l ice' t'- <,ee'r' 'jiL 12ey4 V ve-- ( 51 t(cee s Aft ni ! & k l t 10 ' / l V 5N/ci (' /i// ( S (01' davWf color t.owtore--e coley✓ « Crnuv ccvrse (ane-r"rfl--c 2(o c,L Jr* Design Review Criteria Relationship of Structure and Site to Adjoining Area Structures Adjacent to Interurban Ave S of bake] area w/ & b-€-1 cool e. G -t" is fe-r in fo(KffC Ww 10 �` ((Adro'vivn tly 30 -1 + r rye co fes✓ a S 1, c 11- t e Darn vp / fern wivzdo-wSI vMiCc 1 41 hori-wntI ,i(/ heA pc IUs{ ISP rfi (1A4q-Ifiai?rvt b(a elm L 4L1s '.51- I' -/-1i5 ;tvn i 1CW 1 414 ea S e c171 (vcCtS j 1(101 1' ' I Vl G Wv i iijoirrru j (� rani '5 cy r act ►� biffe c 5 via Vf Glul6_ 1CwG� 04 -wird- �i ird - f �ciru0/1 w a l ( cv✓CaS f~ s, Design Review Criteria Relationship of Structure and Site to Adjoining Area Structures Adjacent to: S 144th Street S 147th Street South Elevation - Building B East Elevation - Building F North Elevation - Building F putio w��1I (nth/As , dow,srooLs, t m odAiid-7V7I -4-- v ' c4%J h rn-r wlti (� lyY-ea `iicyet .115 ( ��(o-t?c,( vld ebri(a nriv if- h!(S v ~kild (1( 4ika55(hLs. v . +e4- , I -pe asrk kit 4- dig%rri- (0101' t wvuovd d , ,1 Sid' 4 Cc n r-_-eg -1-11-1-- fn c t u cL G. yj 4L ( o tuy -f14 G{ jTff.lT%f1s6'(6vro ;I,2G( ) LL d 4 Ice, Pl.P) I aCJd fl& r5idf'e nota &Cu1.tviioz�l o dew/T4 Du . �ti s 12 v"vt9 S aGae -zJ -v 1'2¢�iStei I CU" 1�� -»clvye_ -free-5 cm.ke (z uvrtl tom' -7'e5 a .4(43 w-It1 lull, so Design Review Criteria Relationship of Structure and Site to Adjoining Area Structures Within Parking and Loading Area: Design Review Criteria Relationship of Structure and Site to Adjoining Area Structures Adjacent to Shoreline: C41 y rytry , n Vy Design Review Criteria Landscaping and Site Treatment: pg44, 5./117)21(r -e 5-fre Ravi ,roryza 5117-1e klu IwIct 04re thvt 11•1 1061*IM tavidslif d'-'6(TA coluop-1 --c) vYitaufi-V opyb-vidt 47uruitli c‘ cJiAtt2 kv i1Cfrn3045 .11,4/14k eAltiot ovvt:;_ U5' Design Review Criteria Landscaping and Site Treatment: Native Plantings Landscape Design 1,x(1, Nei mo 1r/civil ,5 Design Review Criteria Building Design Building Modulation Design Review Criteria Building Design mildew heu oegt5 h /o c,' 4- I/ cer;cf-e 4-7// vp Design Review Criteria Building Design Design Review Criteria Building Design — Building A South Elevation West Elevation Design Review Criteria Building Design — Building A North Elevation East Elevation Design Review Criteria Building Design — Building B West Elevation South Elevation Design Review Criteria Building Design — Building B North Elevation East Elevation Design Review Criteria Building Design — Building C South Elevation West Elevation Design Review Criteria Building Design — Building C North Elevation East Elevation Design Review Criteria Building Design — Building D/E South Elevation West Elevation Design Review Criteria Building Design — Building D/E North Elevation East Elevation Design Review Criteria Building Design — Building F West Elevation South Elevation East Elevation North Elevation Design Review Criteria Miscellaneous Structures and Street Furniture Lighting Picnic Table Bicycle Parking lire h -ef^ cl.) ✓- Il Ize i-6.71M-Pvc,iecf >E- c-0-11py.-e"Z furl cl (I ah-cl -4v Wtc'-fzJ- ZLC to Ivy5 rot c-. ;- has la-ebvi v con -f at+ w *L 1► eco \JJCL e +o e rAIfni KR. ttikdlto-V 2�Q fi c k --‘- cyc(k. LCTV1 i ( t 'VS to (a.k'Gf cIriVC casteS G(2,1 C Ji i G G, DIeast- 0/D - 4e ce. -Iv eh. -hi t i GFLCIuSvr C Ib reA/(`.ytcQ Io raiz ye4 //Ai art, ce5‘, Design Review Criteria Miscellaneous Structures and Street Furniture Trash Enclosures vF td9 3 tAiiI( , 19(ck2d vp. 9ASE Cc,tz rS i5; IL(CeSSG -k h2 f fi'/t I f'ci he_ reit/ iut n( i is rve �c S waste's ✓e�V���iy1'`�"� '/ v-- 65 prd j Consistency with Comprehensive Plan Project is consistent with policies in the following sections of the Tukwila Comprehensive Plan (see staff report for specific policies): • Community Image • General Transportation Corridor • Transportation Design Review Recommendations Recommendation: Approval with the following condition: 1. If a change in trash enclosure locations is necessary to meet Allied Waste's requirements, the revised locations shall be reviewed administratively as part of the building permit process for the project. 1 Questions - submitted by email 1) Why does the walkway to the picnic table stop short of the i gevl decomposed granite path? —Ai_ wg(ic.w&y -Iv r 01(6_ -+z w t l j IO C -t; W46(.5( Gfre. p cavts ire ( n canscj-1-avvit- 1 1_1I?� . 61? items �r f 2)Are invasive plantings located on the riverbank being removed.r �cf . �Icvvc ve � �r Th,,, -6,(14„ wrerrr were r��ouv�c/ �S j'a'to; �,,�/ "le ,, �.��1,,5 fi,] 1 o i of ie he e an the bike race cRki (� 6Y- cavus, Yt"wi mi at arethe colors of the picnictable d` he i kid ow u lunhK w; in iyirs ant( rc,7,•c -ice = woiturt( wcracp d -watt -I , 19,4 cln�nne c����ci<<iit fwd.( k(o co e)-ittn V? ( 614.,? ,c-( 4) The lighting is proposed to be switched off at 8PM in the low impact ` iodine- ve-�lZlz` zone of the shoreline. Is this adequate for all seasons and time K(rwtc r-tvrrhrv1-i , changes to keep spillover light out of river? Any security concerns // with lack of_Iight after 8 PM in his area? , / - j. w/ II I h I vr2e 11, e i s --ib pt w&24t 5iv, ll oVeK IV -Ike r, y61/ i aivt d 1 k- e. Yj' ,1r -c. 7:a5 aria d if (4 et/gym 1 pc -15- 51lav[d 0.150 he / Kei�/evifi y It 71.7 i � �ri+-m s to , l) ( t� Jt/ 5) oncern about moaulation and articulation where buildings face the -1-1,, 6.ivev u 'Pu. 7+ i e2.i e0 t -Jkc frfl 1ViJ /fl ? V0tLfr CvtdIi<< ita,,cii will 1 street. Si`5 (tiv�u ySi`5 a, pr )ecfi'S � ui; ` si�fl I � uJ LI lu M' Cluri 1-1 tke day; J MO 1iG ��c t'��- 5f1'Yv1 Y�C���ucv�r-��/ rcw YVeiv1 -(' soyli 4c 01N 14-frir; vS�c S October 28, 2010 Joanna Funke, AIA Funke Architecture 1411 E. Olive Way Seattle, WA 98122 Dear Ms. Funke, City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Thank you for submitting comments during the SEPA notice of application comment period for the Interurban Warehouses & Offices project proposed for construction on parcels 3365901605 and 3365901630. Your comments were reviewed by Tukwila staff and forwarded to the project applicant, Fuller Sears Architects, for a response. Comments 1-4 from your letter seemed most appropriately addressed by the City of Tukwila Public Works Department; the City's and the applicant's comments are both included for comments 5 and 6. Your comments are listed below, with responses shown in italics. 1. It is unclear what right-of-way improvements, if any, are being proposed adjacent to S 146th Street, and we would like to see a more defined scope of work along with details for the proposed improvements. The civil engineering drawings, for example, indicate "Limits of Construction" at the south-west property line adjacent to S 146th St; however, the proposed sidewalk at Interurban Ave S is shown continuing onto S 146th St and terminating an arbitrary distance from the intersection (see C3.1). The landscape architecture drawings (see L2) show street trees and a planter strip along S 146th as well. We understand that the City of Tukwila has designed street improvements to be implemented along the entire length of Interurban Avenue S, including S 146th St, and that the applicant's proposed development would construct features from that design. Our concern is for any improvements at S 146th St to be fully reviewed by the City of Tukwila for: a) consistency with the Master Plan; b) maintenance of two-way vehicular access via S 146th St to the Elburn Property; and c) coordination of street improvements with the existing underground water main and any other utilities in S 146th St for future access and maintenance. City of Tukwila Response: Civil plan sheets under the future Public Works permit will be reviewed by the Public Works Department. There is existing curb/gutter & sidewalk along the North side of S. 147th Street and a portion of this will be removed and re- constructed. Limits of construction as currently shown on plan sheet C3.1, are adequate for review of land use permits. Proposed project is being coordinated with the City's design of the future Interurban Ave. South project. Half street improvements by the Developer include; curb, gutter, sidewalk, utilities, and landscaping. Improvements including landscaping will be on private property and within Public right-of-way. An Encroachment Agreement will be executed between the Developer and the City. Plantings placed above existing and new underground utilities will be reviewed by the City. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 2. The TESC Plan (C2.1) designates S 146th St as the temporary construction entrance. As S 146th St is the only access to the Elburn Property, occupants of the Elburn Property are dependent on the street remaining open at all times during construction to accommodate uninterrupted business traffic. We request that any street closures required due to heavy equipment traffic or any other qualifying construction activity be granted only during non -business hours and that a minimum of 2 -weeks notice be provided to the property owner and tenants. City of Tukwila Response: The temporary construction access shown on plan sheet C2.1 is on private property. South 147th Street will not be fully closed. Some disruption will occur during construction of new curb, gutter, & sidewalk and other activities within the North side of South 147th Street. Traffic control will be provided and affected property owners within the area will be notified prior to start of work. Construction activities will conform to the Manual on Uniform Traffic Control Devices (MUTCD) and Public Works permit conditions. 3. Public utility lines, including gas and sanitary sewer, appear to run through the vacated Maule Avenue right-of-way and underneath the proposed development (See C1.1). Are there provisions in place to access and maintain these utilities during construction and for the life of the project? City of Tukwila Response: There is an existing easement granted to the City of Tukwila for utilities located within the vacated Maule Avenue right-of-way. This easement will remain in place, and existing and proposed Public and Private utilities will be protected and available for access during and after construction. Utilities will be routinely maintained by the City or the property owner as applicable. 4. The existing electrical service to the Elburn Property is provided from an overhead pole that would be demolished and replaced with underground electrical service in the applicant's proposal (See C1.1). The drawing notes that the Owner is to "Coordinate with City of Tukwila Public Works Department prior to construction" (See C3.0). Our concern is that electrical service to the Elburn Property must be maintained without interruption during the course of construction, and that a permanent connection of equal or greater capacity should be provided following demolition of the overhead poles, at no cost to Elburn Investments. City of Tukwila Response: Electrical service to the Elburn Property will be maintained with minimal disruption. The City and the Developer will work with the power provider prior to and during construction. 5. The pedestrian path from Interurban Avenue South to the Green/Duwamish River is planned adjacent to the northern property line of the Elburn Property. This creates a security concern, since the clustered siting of the applicant's buildings leave this path largely hidden from public view. We request that provisions for adequate lighting and surveillance of the path area, at a minimum, be considered during the Design Review discussion. Concerning pedestrian safety, it also appears that the path crosses vehicular traffic in front of the overhead loading doors into Building `B'. Policy 8.1.2 of the Tukwila Comprehensive Plan has been developed to "ensure that parking lots are not a barrier to pedestrians within commercial areas", and we believe that further development of the pedestrian access through the site may be warranted. Page 2 of 3 City of Tukwila Response: The design of the pedestrian path, including provisions for lighting and surveillance, will be considered during review of the Design Review application and the discussion in the staff report. Regarding pedestrian safety, the applicant clarified provisions for pedestrian safety where pedestrian paths cross vehicular traffic. In front of overhead doors, the pedestrian path will be a raised sidewalk separated from vehicle traffic by a curb. The curb will prevent vehicles from driving through the overhead doors into warehouse buildings `B', 'C', 'D', `E', and 'F'. Applicant Response: The shoreline code requires the site to provide public access to the river. The south side of Building A will have lights mounted to the side of the building to provide pedestrian safety along the access path. Where this pathway travels in front of Building B's loading doors, a raised designated concrete sidewalk separates pedestrians from trucks. 6. The trash enclosure for the proposed Building `B' is planned near the street access and main entrance to the existing building on the Elburn Property. Policy 8.1.5 of the Tukwila Comprehensive Plan aims to "require mechanical equipment and trash and recycling containers to be incorporated into the overall design of sites and buildings and screened from view". The applicant's drawings indicate an enclosure wall of unknown material (presumably concrete) that is not fully screened by landscaping. We request that the enclosure be placed outside of the required setbacks, as it appears to be, and thoughtfully detailed and/or further screened with landscaping since it would be visible from S 146th Street and the adjacent building on the Elburn Property. City of Tukwila Response: The trash enclosure is required to meet the required building setbacks. As part of review of the Design Review application, the design of the trash enclosure will be examined to ensure that the colors and materials used for the enclosure are consistent with the design of the buildings in the project, and a review of landscaping will be done related to screening of trash/recycling areas. Applicant Response: The intent is to have the trash enclosures blend in with the buildings. Therefore, the trash enclosure is proposed to be constructed of the same concrete block (CMU) material and color as Building B. The enclosure will follow the same setback requirements as the buildings and is adequately screened by landscaping. The proposed landscaping includes the approximate 20 foot area (outside of the property) between the new sidewalk along South 149th Street and Building B. Extra attention will be given to make sure this area is screened from the neighboring building's entry. Please let me know if you have any questions related to the information above. Sincerely, ,4'1114,—e 1 Jaimie Reavis Assistant Planner Page 3 of 3 October 1, 2010 Steve Sears Fuller Sears Architects 1411 4d' Ave #1306 Seattle, WA 98101 City of Tukwila Department. of Community Development NOTICE OF COMPLETE APPLICATION Louie Sanft 6120 52nd Avenue South Seattle, WA 98118 RE: Interurban Offices & Warehouses Project Dear Mr. Sears and Mr. Sanft: Jim Haggerton, Mayor Jack Pace, Director Your applications for SEPA/Environmental Review (E10-016), Shoreline Substantial Development Permit (L10-063), Variance (L10-064), and Public Hearing Design Review (L10-065) for the property located at 14600 Interurban Ave S are considered complete on October 1, 2010 for the purposes of meeting state mandated time requirements. The determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Please note that the fees for the above applications are flat fees with the exception of the Shoreline Substantial Development Permit. The fee for the Shoreline Substantial Development Permit includes 50 hours of staff review time; any time spent in addition to 50 hours will be billed at a rate of $92 per hour. It is our understanding that Fast Signs will be public manufacturing and installing the public notice board for this project. The City of Tukwila will coordinate the public notice mailing with installation of the public notice board within the next 14 days. Once the public notice board is installed, the public comment period for this project will be 14 days for the SEPA/Environmental Review, Variance, and Public Hearing Design Review applications, and 30 days for the Shoreline Substantial Development application. These notice periods will run concurrently. Please feel free to contact me with any questions at jreavis@ci.tukwila.wa.us or (206) 431-3659. Sincerely, Jaimie Reavis 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 Interurban Warehouses and Offices 14600 Interurban Ave. Tukwila, WA ZONING CODE VARIANCE Variance Request Description: COMMON: Y DEVELOPW EE4T The current Zoning Code requires a 25 foot setback along Interurban Ave. This setback requires the buildings to be a minimum of 25 feet form the property line. Due to an increase in the ROW width the resultant property width decreased by 20 feet. The proposed variance provides a 26.25- 28.25 foot setback from the street curb to the face of building for the majority of the street -front. Therefore the proposed landscape width is very similar to the City's required setback.. A bus turn out at the south frontage provides a narrower setback in that area. The applicant requests the allowable setback be decreased to 5 feet from the property line along Interurban Ave. Zoning Code Variance Criteria Discussion: 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located; Several years ago the current owner of the property entered into a land swap to vacate Maule Ave, which paralleled Interurban Ave through the middle of his property. Previous to this land swap the conceptual design placed the currently proposed frontage buildings along Interurban Ave. At that time they provided a 25 -foot front yard setback to the property line. Following the land swap, due to the widening of the Interurban ROW (not the actual street) the setback was reduced to 5 feet. It was never the owner's intent to disqualify himself from the proposed development and actually could have accommodated the existing Maule Ave had he not entered into that agreement with the City. Therefore the proposed setback between the frontage buildings and the street edge is the same as could have been built years ago. There have been no changes in the front yard setback requirements during this time. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; See above description. In addition the proposed project was allowable prior to the described land swap and therefore could have been permitted and constructed on this property as well as on adjacent properties. 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated; The granting of this variance will provide a building placement, which is similar to what would have been created with the earlier ROW condition prior to the land swap. The traffic, views, light, aesthetic will remain the same as the earlier allowable design. 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan; The Comprehensive Use Policy Plan indicates this property is within the Interurban Avenue South Corridor and is zoned C/LI, Commercial/ Light Industrial. The policies of the Interurban Corridor supports light industrial and commercial uses. The policies also allows up to 3 story buildings. We are proposing 1-2 story buildings of light industrial/commercial use with a small amount of retail which is compatible with the land Use policies and the established development pattern along Interurban Ave. 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. Without the variance, the uses proposed for the property as zoned would be severely restricted due to the setback required along Interurban Ave. This unusual setback is the result of the before mentioned land swap, not the actual setback the City originally intended. CITY OF TUKWILA FSE C =N7n Department of Community Development 9 • 2�1O 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3;Tt t' v cLOP1YiE�IT E-mail: tukplan@ci.tukwila.wa.us ZONING OR SIGN CODE VARIANCE APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -SV or P -VAR Planner: File Number: 1-- 0 — o & q Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT:j� G'LJy' ! 2,et-i0 as• �s LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. t7 0 /4/7-0.12-412-4504-A1 Ay,. 7 1 otkviL 4 - LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). g3Gr4'o117oti, 341;610.1gc. 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: j % il�� S,�i9�-S / �a1Ll ie-- S-0i41?e Address: / *l t 41-77-` fit/' G O - 1-0 al4/0/ ii'/7 77 Phone: 2tr(, 6, Si— Co l '7 ( E-mail: �s Efrikr tp pc-Lco/y.sE#9- a5 Signature: P:\Planning Forms\Applications\Variance-6-06.doc FAX: 02o'(� 6' $Z 66+ bo Gave Date: glzIto December 4, 2006 ♦•e•♦•4•riii;•i ii u IVIV as r4Iii suaaiai • - _ _ _ d __ —' \Tt\`IrlJd(N •Ufa oh-- —Bun= 1�1 �/ r/�- ai;i: 1) ) r"�f777r117"777�II1777 .:• '. k k • c Il �� r.c c► r ► riiina cll,nr cr l3'ftir3�3?7� 00:r.37•�>�• 1 a.4la, a - c6 e c' 'vn vvrVY�rYr �r�p\r�WPMir��1!!IfG�G1 nq e c c ::: - yl.� t.�� a,i'ay(ai-n,a3a,fr -W ANNWA. 31 32 33 1 3 ia,aaaau .40..1)t) 'E:e.. )U01lll17UU 00 � r aaaaa 70:0u900000000) a,aa�i3� ia.ai>'00000t J0tVJJi'lt1U�� ��ac�a:a�ca�ara�aaa�a,a�a�aa�ca�a'a�ara�a u ou a a�a�� ��Oa�O�0000O03�a000�009uliJOJVU`/UU-0 l60Cecb�C�c�C�O Occ00000390� 00(h3000�)OU JJ ez--- ,./ / //,/ .I\ \\._ AcAWOG lEO INTERURBAN—AVE S Ifi't AVA �. ,,a.,�»_!;G �:ii.�„�• \�����- �♦♦ ♦ ,a +a,a,a,a�,a,a,ao/�l raa. �; ai�,S/�'ya,na,51/5-745]n.5,.t. ]i ]]] rya %" •/mvgve: PRELIMINARY PLANT SCHEDULE STAMPED ASPHALT 2,370 SF REMOVE BURLAP & TWINE OFF TOP 1/3 OF ROOTBALL 2" BARK MULCH FINISH GRADE TOPSOIL TYPE A BREAK SIDES & BOTTOMS OF PLANTING PIT TO ALLOW FOR ROOT PENETRATION RECOMPACT SUBGRADE BELOW ROOT BALL TO ENSURE THAT ROOT FLARE WILL NOT SETTLE BELOW GROUND UNE TYPICAL SHRUB/ GROUND COVER PLANTING DETAIL NTS PREVAILING WIND TREE STAKE ROOTBALL GENERAL LANDSCAPE NOTES 1. ALL PLANT MATERIALS SHALL MEET THE AMERICAN STANDARDS FOR NURSERY STOCK, ANSI Z60.1-1990 OR MOST CURRENT VERSION. 2. PLANT, MAINTAIN AND WARRANTY AS PER SPECIAL PROVISIONS. 3. DO NOT SUBSTITUTE SPECIES WITHOUT THE APPROVAL OF THE ENGINEER. 4. ALL PLANTERS SHALL RECEIVE 6" TOPSOIL TYPE A, AND 2" OF BARK MULCH. ALL SEEDED AREAS TO RECEIVE 2" OF TOPSOIL TYPE A, UNLESS OTHERWISE NOTED. II II-III -I 111,41414141 RIO 0I 7.' NOTES: / 1. TREE PIT SHALL NOT BE LESS THAN \`, (2) 11MES ROOT BALL DIAMETER. 2. CUT ALL 11ES AND FOLD BACK BURLAP FROM UPPER 1/3 OF ROOT BALI- 3. ALL 3. REMOVE AU. PLASTIC AND TWINE TYPICAL TREE PLANTING DETAIL NTS SEE THIS SHEET FOR PLANTING SCHEDULE AND DETAILS TREE SPECIMEN, NEVER CUT CENTRAL LEADER INTERLOCKING PLASTIC TIES, 11E AT 2/3 TREE HEIGHT. DO NOT OVERTIGHTEN 2"0 WOOD STAKE ROOT FLARE SHALL BE LOCATED ABOVE GROUND LINE 2" MULCH, KEEP AWAY FROM TREE TRUNK CONC SIDEWALK TOPSOIL TYPE A SCARIFYS SIDE & BOTTOM OF PLANTING PIT TO ALLOW FOR ROOT PENETRATION RECOMPACT SUBGRADE TO PREVENT SETTLING it 3 F NM v PUBLIC WORKS Z7EPT_ *ENGINEERING *STREETS *WATER* SEWER *BUILDING * by designed drawn checked proj eng Arai dir field bk no EM EM EG NA date 5/10 5/10 5/10 5/10 KPCi 763 95 Avenue 14 Seattle, WA98109 (206) 286-1640 www.lgg.com 1117 6roadrre) Suite 301 Tacoma, WA 98402 (253) 627-0720 90% REVIEW SUBMITTAL INTERURBAN AVENUE S LANDSCAPE SCHEDULE AND DETAILS no date revisions 83 99 file no 0436LPN07,dwg scale N/A date 07/2010 SYMBOL BOTANICAL NAME/ COMMON NAME QTY SIZE REMARKS TREES O T1 MAGNOUA GRANDIFLORA 'EDITH BOGUE'/ EDITH BOGUE SOUTHERN MAGNOLIA 2" CAL 10'-12' HT. T2 PRUNUS SERRULATA 'AMANOGAWA'/ AMANOGAWA CHERRY 2" CAL. 10'-12' HT. BBB WELL BRANCHED T3 FAGUS SYLVATICA 'DAWYCK PURPLE'/ DAWYCK PURPLE BEECH 2" CAL. 10'-12' HT. T4 PYRUS CALLERYANA 'GLENS FORM'/ CHANTICLEER PEAR 2" CAL. 10'-12' HT. T5 CERCIDIPHYLLUM JAPONICUM/ KATSURA TREE 2" CAL. 10'-12' HT. SHRUBS EDSI EUONYMUS FORTUNEI'GREENLANE'/ GREENLANE EUONYMUS 18"-24" HT. S2 CISTUS X PURPUREUS/ PURPLE ROCK ROSE 2 GAL. CONT. FULL AND BUSHY OS3 VIBURNUM OPULUS 'COMPACTUM'/ DWARF EUROPEAN CRANBERRY 15"-18" HT. CONT. FULL AND BUSHY ,..m. S4 CORNUS SANGUINEA 'MIDWINTER FIRE'/ MIDWINTER FIRE DOGWOOD 18"-24" HT. B&B OR CONT., FULL © S5 ESCALLONIA 'COMPAKTA'/ COMPACT ESCALLONIA 18"-24" HT. B8B OR CONT., FULL S6 EUONYMUS JAPONICUS 'MONESS'/ SILVER PRINCESS BOXLEAF EUONYMUS 15"-18" HT. B&B OR CONT., FULL ...... S7 NANDINA DOMESTICA 'FIREPOWER'/ FIREPOWER HEAVENLY BAMBOO 2 GAL CONT. © .0...0' S8 FOTHERGILLA GARDENII/ DWARF FOTHERGILLA 2 GAL CONT. Sg CHAENOMELES 'JET TRAIL'/ FLOWERING QUINCE Sio POTENTILLA FRUTICOSA 'SUNSET/ SUNSET POTENTILLA 2 GAL. CONT. B8B OR CONT., FULL Osil PITTOSPORUM TOBIRA 'SHIMA'/ CREAM DE MINT DWARF MOCK ORANGE -rte S12 BERBERIS BUXIFOUA 'NANA./ DWARF MAGELLAN BARBERRY 0 S13 LAVANDULA X INTERMEDIA 'PROVENCE'/ PROVENCE FRENCH LAVENDER OS14 CORNUS STOLONIFERA 'KELSEYI'/ DWARF RED TWIG DOGWOOD 15"-18" HT. CONT. FULL AND BUSHY S15 ROSA X 'NOARE'/ RED FLOWER CARPET 2 GAL. CONT. BBB OR CONT., FULL S16 BERBERIS THUNBERGII 'CRIMSON PYGMY'/ CRIMSON PYGMY DWARF BARBERRY GROUNDCOVER �.�.� ..; GC1 RUBUS CALYCINOIDES/ CREEPING BRAMBLE 1 GAL CONT. 24" O.C. TRI. SP. TYP. GC2 FRAGARIA CHILOENSIS 'PINK PANDA'/ PINK PANDA STRAWBERRY 1 GAL. CONT. 24" O.C. TRI. SP. TYP. GC3 EUONYMUS FORTUNEI'COLORATA'/ PURPLE LEAF WINTER CREEPER 1 GAL. CONT. 24" O.C. TRI. SP. TYP. GC4 COTONEASTER DAMMERI/ BEARBERRY COTONEASTER 1 GAL. CONT. 24° O.C. TRI. SP. TYP. �l RESTORATION PLANTING 70,000 SF STAMPED ASPHALT 2,370 SF REMOVE BURLAP & TWINE OFF TOP 1/3 OF ROOTBALL 2" BARK MULCH FINISH GRADE TOPSOIL TYPE A BREAK SIDES & BOTTOMS OF PLANTING PIT TO ALLOW FOR ROOT PENETRATION RECOMPACT SUBGRADE BELOW ROOT BALL TO ENSURE THAT ROOT FLARE WILL NOT SETTLE BELOW GROUND UNE TYPICAL SHRUB/ GROUND COVER PLANTING DETAIL NTS PREVAILING WIND TREE STAKE ROOTBALL GENERAL LANDSCAPE NOTES 1. ALL PLANT MATERIALS SHALL MEET THE AMERICAN STANDARDS FOR NURSERY STOCK, ANSI Z60.1-1990 OR MOST CURRENT VERSION. 2. PLANT, MAINTAIN AND WARRANTY AS PER SPECIAL PROVISIONS. 3. DO NOT SUBSTITUTE SPECIES WITHOUT THE APPROVAL OF THE ENGINEER. 4. ALL PLANTERS SHALL RECEIVE 6" TOPSOIL TYPE A, AND 2" OF BARK MULCH. ALL SEEDED AREAS TO RECEIVE 2" OF TOPSOIL TYPE A, UNLESS OTHERWISE NOTED. II II-III -I 111,41414141 RIO 0I 7.' NOTES: / 1. TREE PIT SHALL NOT BE LESS THAN \`, (2) 11MES ROOT BALL DIAMETER. 2. CUT ALL 11ES AND FOLD BACK BURLAP FROM UPPER 1/3 OF ROOT BALI- 3. ALL 3. REMOVE AU. PLASTIC AND TWINE TYPICAL TREE PLANTING DETAIL NTS SEE THIS SHEET FOR PLANTING SCHEDULE AND DETAILS TREE SPECIMEN, NEVER CUT CENTRAL LEADER INTERLOCKING PLASTIC TIES, 11E AT 2/3 TREE HEIGHT. DO NOT OVERTIGHTEN 2"0 WOOD STAKE ROOT FLARE SHALL BE LOCATED ABOVE GROUND LINE 2" MULCH, KEEP AWAY FROM TREE TRUNK CONC SIDEWALK TOPSOIL TYPE A SCARIFYS SIDE & BOTTOM OF PLANTING PIT TO ALLOW FOR ROOT PENETRATION RECOMPACT SUBGRADE TO PREVENT SETTLING it 3 F NM v PUBLIC WORKS Z7EPT_ *ENGINEERING *STREETS *WATER* SEWER *BUILDING * by designed drawn checked proj eng Arai dir field bk no EM EM EG NA date 5/10 5/10 5/10 5/10 KPCi 763 95 Avenue 14 Seattle, WA98109 (206) 286-1640 www.lgg.com 1117 6roadrre) Suite 301 Tacoma, WA 98402 (253) 627-0720 90% REVIEW SUBMITTAL INTERURBAN AVENUE S LANDSCAPE SCHEDULE AND DETAILS no date revisions 83 99 file no 0436LPN07,dwg scale N/A date 07/2010 (TEAMSTER`' BIIILDIiNG, 114675 Mil <1 I--"fc• I i UMVU 1 ti -e, Jug VI -UN l� .10,60'11 / / /' / / / O i; - --r-- Sig ---- �/ -- ) }-- Er" I H./ u QUI n.,1 ^^' – -.-;'• 04, wri7,41i:iarauu'aragtwa... -• r :..... r.: r r r : rr. [14501 CONSTRUCTION NOTES 01 STAMPED ASPHALT THIS AREA. r) it —1 p_ so til 77/777 i 7� OI I j -1111-1b11 01-1 01� OH «.arar .♦O ..—_..--.- r.�Q OOG,. roe.r>.. ... ,... •a,•»•r ))ru,.l♦p0 _ Off er -- `IF 1 z — F() ro E Fn 9 w w CT, w 40 FC Ir 0 FC <LiJ F.U. \ 41 INTERURBAN AVE S z 1 4 i to U va3 !lutar3ii )) �s0 .aa- �a au �uaauaea� a E aau a:?� Ybi as uui3taia a�ira ��'aiaana 12;12.1W192,)M 42 JJJJ V p ))•r)))JJ) elr 43 —w �-- w 0) ..c/®-/ A®Aib:4) TWA®��®ni-++ �►��+_A, \�-- �-=`\r i mF;u3d!?vyF a'irmreylto!��r. fIr 4)1f lll`i101 / �!;G�SSf-I �t.�. •—c - Hc , --°- '--.- — C��'—e- iii ).p•,�uo ur> >)»)»> ):§ii\/���+\++) wa\ ��74,1=52,F=..••••• +\ 1 2,F ..•♦♦• IVO •s )7 /ii/ti F0 • ori Ott 011 uH OH oh 00 rrT --.- E r 0 5 10 20 40 SCALE IN FEET Ori 60 )-- f0 ------------ S AC SEE SHEET 83 FOR PLANTING SCHEDULE AND'DETAILS P L TBLIC WORK S DEPT_ *ENGINEERING *SMEETS *WATER*SEWER+BUILDING+ 1908 fieldbkno 753 91h Avenue N Seattle, WA 98109 (206) 286-1640 wmv.l,p.cam 1117 Broadway Sulle 501 Tacoma, WA 98402 (253) 627-0720 90% REVIEW SUBMITTAL INTERURBAN AVENUE S LANDSCAPE PLAN STA 39+00 TO STA 44+00 no date revisions 80 99 file no 0436LPN04,dw0 scale WA date 07/2010 LANDSCAPE PLANT MATERIAL LEGEND COMMON / 80TAN:CAL NAMES SIZE CONDI-WTI SPACING oLlo TOY REMARKS o3) / O TREES: ACER RJBRUO '8041'9811' / 8041941 RCD MAPLE ACER CIRCINATUM / * VINE MAPLE CHAVAECYP0RIS 4AW50NANA / PORT ORFORD CEDAR -'1� 009X55 KOl158 / KOUSA 00GN000 # MONA INVOLIICRAIA / 80145 TREE PINUS15706051954(W:iR0 AE /PINE *.6'-7' 4NURSERY POPUWS IB680 A 'ERECTA' / SW' -£DISH COLUMNAR ASPEN PRUNUS 508081914 '4158467014' / # 04124201! CHERRY 51(55ARPA O+ATA / # 60001AN 5160 111 5169,48 034555 /6'-8' 594016// SNONBELL # PRUNUS SEERRULAIA 'A81610C✓.NA' / # ,WA105A51 (4/68914 (STREET TREE) 1.75- CAL. B&B 6'-8' HT. B&B 6'_7' M. B&B 6'-8' M. B&8 1.75' CAL 889 441. 888 1.5' CAL D&B 1.75' CAL. 13&8 6'-6' 01. 8&8 141. e&8 2' CAL- 13*8 AS SHORN A5 SHOWN AS StfO4M A5 590014 AS 5910005 45 5HDAT4 AS 500014 A5 SHOWN AS S}rOaN AS 590411 25' 0.8. 7 28 7 3 42 14 15 4 4 I3 & STAKE GUY ONE 0901,56 SEASON; NURSERY GROAT! FOR STREET TREE USE. BRANCHED AT 6' STAKE & GW ONE 6904150 SEASON; NURSERY GROAN. 60111-14804. 3 TO 5 CANES 94(1900 STAKE &GUY ONE 6904;556 SEASON:`` NURSERY GROAN. UN -WI LEADER STAKE & GUY ONE 09001NG 5E/SON; NU95ERf GROAN. mail -TRUNK STATE & GUY ONE GROATS 55450:4; NURSERY GROAN, MULTI -TRUNK, SPECIAL!: STAKE & GUY ONE 0569100 SEASON: GROAN, UN -CUL LEADER STAKE & GUY ONE 6904'•1:6 SEASON; NURSERY 09005 STAKE & GW ONE 6908:46 SEASON: NURSERY 6009,14 FOR STREET TREE USE. BRANCHED AT 6' STAISE 1 GUY ONE 0008.115 5045091; NURSERY GROAN. LO4 BRANCHED STAKE & GUY ONE 05095/50 0(1100; NURSERY GROWN. MULTI-7RU11K STAKE & GUY ONE 0004142 SEASON "`• 4UR5ER0 GROAN FOR STREET TREE USE. BRANCHED AT 6' Substitute with Western Red Cedar or other native Evergreen tree within 200' shoreline buffer - ' I -r O Substitute Cornus Nulalii or Amelancher�' `j Alndolia within 200 shoreline buffer A..1\ / ,,.: -',1 bG7 Substitute Evergreen Huckleberry and/or Low Oregon Grape within 200' shoreline buffer 49,11 110' ,_- 4� i / — O(81114110 * 7/ # Evergreen These two types of laurel should not be used anywhere on site; instead use Pacific Wax Myrtle (Myrica Catifornica) for areas where screening is needed. Evergreen Huckleberry (Vaccinum Ovalum) can be used in other areas where screening is not critical. (055010 9£80619006 TREE Deciduous TO REVA44. SAVE, AND PROTECT ` L f S E�*RGAWA: TREE ILO.CATE5 50975405/ NAIVE PUNT VA1E4Vd E P11 0,41841. INMATES 410RTHN115E 84171AN Indicates Non -Native LANDSCAPE NOTES SYMBOL COMMON / 001/141CAL NAVES 0 O SHRUBS: AVE1AVCHIER 943117OR41- A PACIFIC 5ER5CFBFRHI .!, mann UNEDO '0010BERFE51' / # 0010BERFEST STRAWBERRY TREE 8518045184 -IRON E141PLA40R / 0451 849800 010 11 / 010868 805000 Bergenia is not native - within 200' shoreline buffer, substitute native sword fern, deer fern, or salal 0 0 e. KARL FOERSI(4 REED GRASS 015105 P8054206 5 / # ORCHID ROCKROSE CORNUS 5101000E7A / * RED10,8 DOGW000 (094105 STOLON.FERA .5011m. / # KELSOI REDFW'6 0065000 C0R1105 C094UTA / WESTERN HAZELNUT SIZE C0?401110N SPACING 18' - 21' 5' 0.C. 18' - 21' 1 GALLON 21' - 24' 1 GALLON (R' / # 1 CA10N 18' -21' Euonymus is non-native; in 200' shoreline buffer, substitute evergreen huckleberry, low Oregon grape (Mahnnia Narvocal For Blue Oat Grass w/in 200' shoreline buffer, substitute idaho fescue or deschampsia Substitute any native iris for daylilly 0 0 0 LE0001401 061101 'SCARLETTA' / 5CA4LETIA DR005,N: LE000THOE 614210149 400180104 /* # OREGON CRAPE Substitute Tall Oregon Grape (Mahonia Aquifolium) w/in 200' shoreline buffer 5450)48 000/55101 / 9019111.0 019500 # OEMLER5 CERASGORM,S / * oRrAra tor In 200' buffer, substitute with Idaho Fescue (Fesluca Romeri) or Deschamsia Caospitosa 'Substitute Phormium Tenax with Sisyrinchium Californicum POU'511CH08 9,111910 / 5E5TER11 SWORD TERN .10.4.1610106-bwRct rAvn • In 200' shoreline buffer, substitute with native Rhododendrum Macrophyllum. 805.1 I:UTKA6A / * # NOOIKA 805E RU9U5 SP-6CTA9.US / * # 59600NBE9RY SYMPH011CARP05 4815 / * # COM405 500AB001?' 0- 0 In 200' shoreline buffer (near Bldg B), substitute with Mahonia Nervosa TANUS BACCATA TASTLC6T1 / 1058 YEW GALLON 1 00105 1 GALLON 18' - 2," 4 GALLON 1 GALLO'4 18'- 21' 1. 0.C. 2' 0.0 5' 0.0 2' OC. 3' e.0 e O.C. 5' 0.C. 3' 0.C. 5' 0.C. 4' 0.C. 3' 0.C. 16' - 74' 4' O.C. 18' - 21' 4' 0.C. 48' - 21' 3' OC. 1 GALLON 5' 0.C. 1 6AU.011 2' 0.C. 5 GALLON 4' 0.C. 1 64'14.05 0.C. I G1.1014 3' 0.0. 18' - 21' 4 0.C. 18' - 21' 3' 0.C. 5' 0.C. 1 0411015 0.C. 1 GA11015 5' O.C. 16' - 24' 3' rt. 4' 0.C. 0.C. CUM:111Y REVARKS 55 19 39 5 20 19 29 54 21 92 90 HARDENED 0ROMH Substitute native sword fern (Polystichum Minutum) or deer fern SYMBOL COMMON / BOTANICAL RAVES SIZE C00011105 SPACING 0UANTHY REMARKS Cali before you Dig. 1-800-424-5555 40060506100 5CRv.1i (USA) GROUNDC0VERSt ARCTOSIAPHYLOS 414A-0951 / * '#- RiNtaf1\NICK HARDENED 690018 If this is going to be planted/ wit lin the pathway behind Bldg A, then use a native groundcover that will endure being walked on - something like Fraoaria Vesca FC fii::'l't, 3 CANES 84JAI4, 3 CA5E5 811.000 3 CANES LAN 1114 GREEN FOLIAGE 6%1044E0 HEIGHT AND FORM HARDENED GROWTH 9,410600 HEIGHT 9/47 FORM R6i05TAPHYL05 WA-UR5 9AHON'A-RE 8040 50 SWORDFERN / CAULTHER1 0941011 / SALA 806090916 66110 1511 / * BEACH STRAWBERRY RUBUS CAYCINO,DES / # (0(8048(44 894991E Kinnickinnid4 does not do well in the shade. This planting area is close to buildings, where plantings can be e,ppacted to be in the shade. Substitute other native groundcover such as Fragaria Vesca. 800* too*1 5044— WASHED 9AER ROCK W/ LANDSCAPE FABRIC 5CtRPUS L40001RS / * HARD 51E4MED BULRUSH SCRPU5 MiCROCA5PUS / * SUALL-FRU3E0 BULRUSH 1011 1E5AX / * OREGON IRS EXISTING 1£6£74005 PARKWAY 191AN1450 BOULDERS METAL P,CN C TABLE PATH BOLLARD IJOH4ING 4' POT 1 GALLON 1 GALLON 1 GALLON 1 GALLON 24' 0.C. 36 0.0 36' 36' b.0 36' 0.0 4' P01 • 29" O.C. 4' POT 4' PDT 4' POT 4' P01 12` 0.0 24' 0.0. 941000 AR RE0'D dVREO'D AS RE0'0 AS REVD A5 REO'D AS RE0'0 A5 RE0'D 30 30 40 12 HOLD 16' FROM BORDERS. SHRUBS. AND TREES Change to 18" O.C. I HOLD 16' FRO0 BORDERS. SHRUBS. AND TREES HOLD 16' FROM BORDERS, SHRUBS, AND TREES HOLD /6' FROM BORDERS. SHRUBS, AND TREES HOLD 16' FROM BORDERS, SHRUBS, AND TREES HOLD 16' TR014 BORDERS, SHRU81, AND TREES HOLD 16' FROM BORDERS. SHRUBS. AND TREES COLOR 10 MATCH BANDERA WEATHERED GRANITE 80010£95. 4' LAYER PLACEMENT A5 0496C160 BY LANDSCAPE A.RCMREC1 PLACENEl11 AS DIRECTED BY LANDSCAPE ARCHITECT f,11LkEgEECLIT A5 DIRECTED BY tAVOSCA°E 10 REMAIN, SAVE. AND PROTECT P169:n116 PER CITY DESIGN FOR 101FRUR011 A14ENUE 0440094 WEATHERED 0545416, VAR.ED 51285: 36' V 046100 TO 6' MAA,VU0, VIXED SIZES SIN 590018. WORN SURFACE, 084,£0 SIZES: 36' 9,5400 TO 6' MAAM.U69, PLACEUE11 AS 015061£0 80 LANDSCAPE ARCHITECT SEE NOTE 44808ER 9 BEM FAR HEATHER 541E 1090.183:05 AND 4C0(0000ES LED 511E UG4TWG BOLLARD 1400E1 5B-1-1 SURFACE MOUNT ON CONCRETE FOOTING CUT -SHEETS AND DETAILS TO BE 508841TED BY EIEC1RI AL UNG4NEER 1. ALL LANDSCAPE ARE/5 Y!LL 8E SOIL A9ENDED AND 851094ED TO REIMS WATER 601STURE. 2. 501 A1END8EITS WNL BE BASED ON 6 501 ANALYSIS 8Y A CERTIFIED 1E11040 LABORATORY. 3. NO LAWN AREAS ARE PROPOSED FOR THIS PROJECT. 4. ALL PAT V,41ERAL PROPOSED ARE DROUGHT TOLERANT. 5. ALL LANDSCAPE AREAS WLL RECE51 A 2' LAYER OF HARE GULCH. 6. LANDSCAPE AREAS 1i:ll RECE01( A COMPLETE AND OPERABLE PiRVANEN1 00104 GRADE A'J10V8RC 199:541404 SYSTE0 A5 RE0VR80 BY THE TUKW.IA 4UN:GPAL CODE CHAPTER 18.52,040. H. 7. 156100140/4 ZONES 10:1 BE SEPARATED 8Y PLANT 941£941 TYPE. WATER NEEDS. AND 050000RES. 409,0114014 5050E0 W:t1 80 00546500 4424 424 497005140 1:0E9 AND 61441 SEN509 5991C0. 811AL PIC08 TABLE: WABASH VALLEY MAINUFAC1URU40. I4NC. 01579011180 BY: 50011151(57 1914146ROU110 E0U4P0E17, INC. 600-726-0031 SIGNATURE 5ERE5 SQUARE TABLE - NIGROU 147 8004411140 W1FH CONCRETE FOOTING STANDARD COLOR W"1L 8E SELECTED BY 001409 AT LvE OF 00[£9146 MODEL 951215P 38' TABLE - 3 SEATS - 80504 1960E (1 TOTAL) 411516/1 PER MANUFACTURE'S WRITTEN SPECIFICAI,0N5 8 9. STATE OF WASH NGT REGIS LANDSCA AR 148 CERTIFICATE 110. £.14815 12/10/10 h PER OWNER COMMENTS 0 0, 0 14844 June 18, 2010 m<w 9.11 44 e4a *00,50 6,40 00 :1444 041 C L..+ 1/ 446 Smc1'. 144 LANDSCAPE PLANT Y ALIATERIAL LEGEND L- 5 COUGHLINPORT ERLUNDEEN \�:; "P L.•••4. Y \ `�`� ' �\ �r \ ., \ u. \ - \ • GREEN Rii,.eR \ f..StiL 1 nMMN -10 <CLOS 10 6•.LI 0.4 • rrs Drift KUM RIM Interurban Avenue S .,wEE Cns : u P. • CrISCN `O' Interurban Avenue S sccra recoous ,•u • PER OWNER COMMENTS 0 O 8 z .1T frool W L im SCALE 1'=30' STATE OF WASHINGI0N REGIS LANDSCAP. „1'A U. SEM cwrk.c ATE no. T06 E'.PAES. 1I/*/10 9. • 14544 June 15. 2010 9d V�. LANDSCAPE EXHIBIT PLAN L - trig,Auo kir) err laS,Powat. tuts >m w.cso.:s w:. u wou csysl-uu (11T11-041 ru COUGNUNPOATEALUNDEEN ,\/¢ten. 3 \ 0 8C'�f _'•B�CONC. SWEWALK ADJACENT BLDG C/LI ZONE KO of 41EgRta PARKING CALCULATIONS REQUIRED. WAREHOUSE. 61,441 8F o 1,2000 • 80.7 CARS OFFICE. 9,072 SF o 8.1000 • 27 CARS RETAIL. 2,228 SF o 2.6.1000 • 6.6 CARS 72,736 SF 63 TOTAL PROVIDED, 22- LONG 10 x 30 27 - STANDARD (9' X 19') 4 - COMPACT STALLS (8' X 17' ANOLED) 10 - COMPACT STALLS (8' X 16') 63 TOTAL (INCL. 4 HC STALLS) (4) LOADING DOCKS (20' x 88) SITE AREA, 141,868 SF (3.8 ACRES) 40' RIVER ENVIRONMENT BUILDING ® - -99413 SF T0TAt- ®35,58/1, SF PICNIC URE AREA _.1=I PA PA (6'%17) 141 60' LOW IMPACT ENVIRONMENT ADJACENT BLDG C/LI ZONE PROPOSED BIKE RACK 13'-0" BLDG 'F' NCLOSURE 2,223 S (WHSE / OFF RETAIL BLDG 'E' 6,900 SF TOTAL 4,892 SF WHSE BLDG •D' 5,831 SF TOTAL 4,823 S'' WHSE 30 -0 DRIVE AISLE BLDG 'C' 12,330 SF TOTAL 11,322 SF WHSE 814E NSLE •, .11129 �LD- G�B' 6,831 SF TOTAL 4,823 SF WHSE 200' SETBACK 1" LANDSCAPE ▪ LANDSCAPE C/LI ZONE FULLER'SEARS INTERURBAN AVENUE SITE PLAN PROPOSED BIKE RACK PROPOSED CITY STREET IMPROVEMENTS CITY PROPOSED BUS SHELTER 70' BUS 0' 15' 30' 80' SOUTH 149TH 81 0' 15' 30' 80' ARCHITECTS INTERURBAN OFFICES & WAREHOUSES 11-5-2010 / / 4.9 / •• I I 1 rs.: I j ••• Sus Ssas• I '•'•1 • • ‘1, % • I 1 I CDVICINITY MAP NTS •••,, 1 ‘. '2.4se :11:--Le4t74418 arIVE4 t'IL 41. RIVER BANK MANTA/MANCE PATHWAY (GRAVEL) • --- . ••••• I _ 1 11 0%/11411I ‘; 1 4 ••,;•,. •••••••• 1 -4' CONC. SIDEWALK PARKING CALCULATIONS MEM WAREHOUSE, 61,441 SF • 63000 • 10.7 CARS OFFICE, 0,072 SF • 34000 • 27 CARS RETAIL, 2,223 SF • 244000 • 6.6 CARE 72,730 SF 63 TOTAL ENTLYILIM 22 • LOKO 10 x 30 29 - STANDARD ID X DM t2 - COMPACT STALLS (6' X101 43 TOTAL (POOL 4 HC STALLS) (4) LOADINO DOCKS (20' x 34) INTE AREA. 141,565 SF (3.3 ACRES • 40' RIVER –ENVIRONMENT 60' LOW IMPACT ENVIRONMENT ADJACENT EDO C/U ZONE _44599 200' SETBACK PROPOSED CITY —IRISHINEDITOt– -)1 919 SITE PLAN = BITERUREIAN AVENUE PROPOSED CITY PROP0S/33 STREET RIME RACK 11,9110YENENTS SHORELINE PERMIT/DESIGN REVIEW SUBMITTAL 0 11•40, 1003 Cy. Oposiss • 0•S• S Soss • V•••7 •••• Cns• 0 P•st INS SITE PLAN I a▪ s. St OAK frail Ma A1.0 ca woo NINEMENIS ••••rtitalra 974,tyelivLe ricekt-E0J2 'kittE+ALee_ce , Y Le- c 04,5c d_eat laebtiebK to,ey 1(414. 4=Av)76 a5faem 6frawik v 041a vlikt (4,k41„Je, - 1 19-e cQ& eI rj %eg / 14ve ted -S rtv747 N J(GCZ cdtoo-y ri ; r'tD7 p 1f't2 / t 05-wd o% rv\-eo rei44-wea ylo a4-e4re,p, tay4mbi-e_ - no f r-5-514/ Sar 1 tNhfriKe (07251w467,7 4Zif/l rK2,5 VOP OF RIVER BANK 94 buivAPAI -.181, Iwo 4:1? '-0' CONC. SIDEWALK PARKING CALCULATIONS REQUIRED. WAREHOUSE. 58,508 SF • 12000 • 29 STALLS OFFICE. 8,474 8F • 3,1000 • 25 STALLS RETAIL. 1,975 SF • 2.5,1000 • 5 STALLS 08,957 8F 09 TOTAL PROVIDED. 22- LONG 10 x 80 27 - STANDARD (9' X 19') 4 - COMPACT STALLS (8' X 17' ANGLED) 10 - COMPACT STALLS (8' X 15') 83 TOTAL (INCL. 4 HC STALLS) (4) LOADING DOCKS (20' x 88') SITE AREA. 141,868 SF (3.3 ACRES) C/LI ZONE 40' RIVER ENVIRONMENT PICNIC TABLE AREA BUILDING "A' 34,712 SF (34,481 SF wAREHOUSE) (4x 941 SF OFFICE @ mEzz.) (231 SF MECH / ELEC) .NOT INCLUDING MEZZ. 60' LOW IMPACT ENVIRONMENT (70 ADJACENT BLDG C/LI ZONE NEW RETAINING WALL EXISTING EDGE OF PAVEMENT PROPOSED BIKE RACK of RE 1S-0" 8 07 miimpre • prALIMMIMOWNWelarnill a) BLDG "1" 2,077 SF . t• (1,975 SF RET • (469 SF OFFICE . Ii (102 SF MUCH / .NOT INCLUDING EZZ.) EC) EZZ. 82'-8" 3C-0" 3 17C-0" 71'-0" 200' SETBACK TENANT "0-1" (FF 25.17') "'5 BUILD 9,5 (9,035 97 (24942070 (121 SF .NOT 2471 F WAREHOUSE) F CE ME22.) C / ELEC) D NG 8777. DRIVE AISLE 2 TENANT "7-1" BUILDING "C" 714: M" 0 (FF 24.50') 10,736 SF • I (10,621 SF WAREHOUSE) .c., (2x2:FMEFC/:Z.) (116 F CHELEC) .NOT INCLUDING MEZZ. ORM 45977 U BUILDING "B" 4,491 SF . (4,371 5F WAREHOUSE) (942 SF OFFICE @ MEZZ.) b., (1205FMECH/ELEC) `NOT INCLUDING MFR. 42'-0" LANDSCAPE 2- FULLER SEARS a947 E 20 INTERURBAN AVENUE SITE PLAN _777 PROPOSED BIKE RACK PROPOSED CITY STREET IMPROVEMENTS CITY PROPOSED BUS SHELTER 65' BUS C0' 15' 30' 80' ARCHITECTS INTERURBAN OFFICES & WAREHOUSES Pao,- as 3-7-2011 ) / ) °'m\\\ \ / aw• e\� ) Cr I e. t iN, V sw..- 1. !.•-' 4 44.47444.4 o ) CDVICINITY MAP NTS -0 RM2 BANK YAMTASIANCE PATHWAY (GRAVEL) -04 CONC. $DEWALX PARK!(0 CALCULATION. 1460141694 WAREHOUSE, 61.441 SF • 62000 • 30.7 CARS OFFICE. 5,072 SF • 3.1000 • 27 CARS MAL. 2,223 SF • 2.6.1000 • 6A CARS 72,736 SF 63 707AL PRO VEO. 22 - LOW 10 . 30 29 • STANDARD (.' X w) 12 • COMPACT STALLS (S' X 16) 63 TOTAL OWL. 4 NC STALLS) (4) LOADING DOCKS (20' s 36') SITE AREA. 141,684 SF (3.3 ACRES) 40' 81762 -OIV610NMEXT 14550 60' LOW 6/PACT ENVIRONMENT ADJACENT SL00 C/U ZONE 200' .!TRAGI( SITE PLAN 1• = 30'_U - t• c/u Z INTERURBAN AVENUE PROPOSED CITY — --Wl II4/46TER- PROPOSED CITY STREET BPROVEMENTS PROP0660 SSM RACK pia -053 SHORELINE PERMIT/DESIGN REVIEW SUBMITTAL i 10 411 gra Lim W N W O VO Q 0 W Z u. OOmy Occ4 awm� ce 01 CC ill 4" CC 4 C�3 I— mF 1005 • "07-. SITE PLAN l8. Woe II WOK 9.4 A1.0 O rood RIIH.gAK 11111.0141 TTTTT INTERURBAN OFFICES & WAREHOUSE 14440 INTERURBAN AVE S PL10-053 E10-016 S E PA L10-063 SHORELINE L10-064 VARIANCE L10-065 DESIGN REVIEW L10-069 LAND DIVISION L10-063 SHORELINE ffe A Vo frir Northwest RegiNav"I,dOffice • 3190 160th Avenue SE • Bellevue, Washington 98008-5452 • (425) 649-7000 STATE OF WASHINGTON DEPARTMENT OF ECOLOGY December 01, 2010 Steve Sears Fuller Sears Architects 1411 Fourth Avenue, #1306 Seattle, WA 98101: Re: City of Tukwila Permit L10-063 Approved Louie Sandt - Applicant Shoreline Substantial Development Permit 397 Dear Mr. Sears: On November 18, 2010 the Department of Ecology received notice that the City of Tukwila approved Louie Sandt's application for an SDP.` The permit is for construction of approximately 72,700 square feet of warehouse, office, and retail space on a 3.3 acre site. The project will include 63 parking spaces, 4 loading spaces, and development of a picnic area within shoreline jurisdiction of the Green River. By law, local governments must review all SDPs for compliance with: • The Shoreline Management Act (Chapter 90.58 RCW) • Ecology's Substantial Development Permit approval criteria (Chapter 173-27-150 WAC) • The Tukwila Local Shoreline Master Program Local governments, after reviewing SDPs for compliance, are required to submit them to Ecology. Your approved SDP has been received by Ecology. What Happens Next? Before you begin activities authorized by this permit, the law requires you wait at least 21 days from the "date of receipt" - the date you receive this letter. Date of receipt is defined in RCW 43.21B.001 as: (1) "Business days" means Monday through Friday exclusive of any state or federal holiday. (2) "Date of receipt" means: (a) Five business days after the date of mailing; or (b) The date of actual receipt, when the actual receipt date can be proven by a preponderance of the evidence. The recipient's sworn affidavit or declaration indicating the date of receipt, which is unchallenged by the agency, shall constitute sufficient evidence of actual receipt. The date of actual receipt, however, may not exceed forty-five days from the date of mailing. Steve Sears December 1, 2010 2 of2 This waiting period allows anyone (including you) who disagrees with any aspect of this permit, to appeal the decision to the state Shorelines Hearings Board. You must wait for the conclusion of an appeal before you can begin the activities authorized -by this permit. The Shorelines Hearings Board will notify you by letter if they receive an appeal. We recommend you contact the Shorelines Hearings Board before you begin permit activities to ensure no appeal has been received. They can be reached at (360) 459-6327 or http://www.eho.wa.gov/ If you want to appeal this decision, you can find appeal instructions (Chapter 461-08 WAC) at the Shorelines Hearings Board website above. They are also posted on the website of the Washington State Legislature at: http://apps.leg.wa.gov/wac. Other federal, state and•local permits may be required in addition to this shoreline permit. If you have any questions about this letter, please contact David Radabaugh at (425) 649-4260. Sincerely, David Radabaugh, Shoreline Speci.t 'st Shorelands and Environmental Assistance Program By certified mail: 7010 1060 0000 7466 3953 cc: Louie Sandt, Applicant Jamie Reaves, City of Tukwila City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206-431-3665 Web site: http.//www.ci.tukwila.wa.us SHORELINE MANAGEMENT ACT OF 1971 PERMIT FOR SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT File Number: L10-063 Applied: 09/24/2010 Approved: 11/17/2010 Expiration: A permit is hereby granted to: FULLER SEARS ARCHITECTS to: Construct a 72,700 square feet of warehouse, office, and retail use within six buildings. The project includes associated parking and loading spaces, landscaping, frontage improvements, and a picnic area along the shoreline. The subject site includes parcel numbers 3365901605, 3365901570, 3365901630. Upon the following property: Address: 14440 INTERURBAN AV S TUKW Parcel Number: 3365901605 , Section/Township/Range: N 1/4, N.E.1/4, Sec. 23, T.23 N, R.4 E The following master program provisions are applicable to this development: Tukwila Shoreline Master Program Development under this permit shall comply with the following conditions. 1: Prior to the issuance of the building permit applicant shall provide additional information to the City on the extent of proposed excavation in relation to the depth of native soils. This information shall be shared with the State Department of Archaeology and Historic Preservation (DAHP) prior to any ground disturbance. If the project requires excavation into native soils, an archaeological survey shall be required. The survey shall include information according to guidance provided by the DAHP. The applicant shall follow all local, state, and federal regulations in the event that archaeological or paleontological resources are encountered. This permit is granted pursuant to the Shoreline Management Act of 1971 and nothing in this permit shall excuse the applicant from compliance with any other Federal, State or local statutes, ordinances or regulations applicable to this project, but not inconsistent with the Shoreline Management Act (Chapter 90.58 RCW). This permit may be rescinded pursuant to RCW 90.58.140(8) in the event the permittee fails to comply with the project as approved and any conditions thereof. CONSTRUCTION PURSUANT TO THIS PERMIT MAY NOT BEGIN AND IS NOT AUTHORIZED UNTIL TWENTY-ONE (21) DAYS FROM THE DATE OF FILING WITH THE DEPARTMENT OF ECOLOGY (D.O.E.) AS DEFINED IN RCW 90.58.140(6) AND WAC 173-14-090, OR UNTIL ALL REVIEW PROCEEDINGS INITIATED WITHIN TWENTY-ONE (21) DAYS FROM THE DATE OF SUCH FILING HAVE TERMINATED; EXCEPT AS PROVIDED IN RCW 90.58.140(5)(a)(b)(c). Pursuant to RCW 90.58.180 the decision by the City of Tukwila to issue this Shoreline Substantial Development Permit may only be appealed to the Shoreline Hearing Board. Appeals must be filed with the Shorelines Hearing Board within 21 -days from the filing of this permit with D.O.E. as defined in RCW 90.58.140. For more detail information on appeals, refer to RCW 90.58 and WAC 461.08. Date: ace, Director of Department of Community Development Construction must begin within 2 years from the effective date of the permit. The effective date of a substantial development permit shall be the date of filing as provided in RCW 90.58.140(6). ^Inc CI-1(I14FI IKIFA City of Tukwila Department of Community Development NOTICE OF DECISION TO: Steve Sears, Fuller Sears Architects, Applicant Louie Sanft, Owner King County Assessor, Accounting Division Washington State Department of Ecology Gary Kriedt, King County Metro Lori Kittredge, King County Metro Karen Walter, Muckleshoot Indian Tribe Joanna Funke, AIA, Funke Architecture Gretchen Kaehler, Department of Archaeology and Historic Preservation Jim Haggerton, Mayor Jack Pace, Director November 17, 2010 This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L10-063 Applicant: Steve Sears of Fuller Sears Architects, on behalf of property owner Louie Sanft. Type of Permit Applied for: Shoreline Substantial Development Permit Project Description: Construction of approximately 72,700 square feet of warehouse, office, and retail space on a 3.3 acre site adjacent to the Green River. The project includes 63 parking spaces and 4 loading spaces, frontage improvements, landscaping, and a picnic area along the shoreline. Location: 14440 Interurban Ave S (parcel numbers 3365901630 and 3365901605, and a portion of parcel number 3365901570) — on the east side of Interurban Ave S in between S 144th Street and S 147th Street. Associated Files: E10-016 SEPA/Environmental Review L10-064 Variance L10-065 Design Review C 10-020 Traffic Concurrency Certificate PRE10-010 Pre -Application Meeting Comprehensive Plan Designation/Zoning District: Commercial/Light Industrial (C/LI) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 II. DECISION SEPA Determination: The City 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: The City Community Development Director has determined that the application for a Shoreline Substantial Development Permit does comply with applicable City and state code requirements and has approved that application, subject to the following condition based on the fmdings and conclusions contained in the staff report: 1) Prior to the issuanceof the building permit applicant shall provide additional information to the City on the extent of proposed excavation in relation to the depth of native soils. This information shall be shared with the State Department of Archaeology and Historic Preservation (DAHP) prior to any ground disturbance. If the project requires excavation into native soils, an archaeological survey shall be required. The survey shall include information according to guidance provided by the DAHP. The applicant shall follow all local, state, and federal regulations in the event that archaeological or paleontological resources are encountered. The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. HI. YOUR APPEAL RIGHTS One administrative appeal to the Shorelines Hearings Board of the Decision is permitted. Any person appealing to the Shorelines Hearings Board may raise certain SEPA issues as part of the appeal to the Shorelines Hearings Board. Appellants should consult the rules and procedures of the Shorelines Hearings Board for details. IV. PROCEDURES AND TIME FOR APPEALING The requirements and procedures for appeals to the Shorelines Hearings Board are set forth in RCW 90.58 and WAC 461.08. V. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the Shoreline Substantial Development Permit are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at 206-431-3659 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must bremoved at the expiation of the appeal period unless an appeal is filed. Departm City of Tt7kwila t of Community Development Page 2 of 2 city of .l uftwit c Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance 8s Scoping Notice Project Name: Interurban Warehouse & Offices, Louie Sanft Board of Appeals Agenda Packet Project Number: Notice of Action Planning Commission Agenda Packet Mailing requested by: Jaimie Reavis Official Notice Short Subdivision Agenda Mailer's signature: Notice of Application X Shoreline Mgmt Permit .Y Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 X Other: I Nv Pi ce of DectS(v. Was mailed to each of the addresses listed/attached on this 17 day of _November in the year 2010 W:\USERS\TERI\AFFIDAVIT OF DISTRIBUTION.DOC Project Name: Interurban Warehouse & Offices, Louie Sanft Project Number: A Mailing requested by: Jaimie Reavis xi Mailer's signature: € �� / %.i C/( (/ .Y W:\USERS\TERI\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 ( ) Office of Archaeology ( ) Transportation Department (WSDOT NW) ( ) Dept of Natural Resources ( ) Office of the Governor ( ) WA State Community Development ( ) WA Fisheries & Wildlife WASHINGTON STATE AGENCIES \ ( ) Dept of Social & Health Services Dept of Ecology NW Regional Office, Shoreland Division j ) Dept of Ecology, SEPA Office of Attorney General ( ) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div ( ) KC Dept of Parks & Recreation ( ) KC 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 ( ) Tukwila School District ( ) Tukwila Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOOLS/LIBRARIES ( ) Foster Library ( ) KC Public Library System ( ) Highline School District ( ) Seattle School District ( ) Renton School District ( ) Westfield Mall Library ( ) QWEST Communications ( ) Seattle City Light ( ) Puget Sound Energy ( ) Highline Water District ( ) Seattle Planning &Dev/Water Dept ( ) Comcast Section 5 UTILITIES ( ) BP Olympic Pipeline ( ) Val-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Seattle Public Utilities ( ) Allied 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 * (00 Cultural Resources ( ) Fisheries Program ),k, A Wildlife Program Duwamish Indian Tribe Section 7 OTHER LOCAL AGENCIES ( ) Puget 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 • .�:Kye+n2�i6 r \. 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 (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The Notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. 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 received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) ' Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) — Site plan, with mean high water mark & improvements — Cross-sections of site with structures & shoreline — Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application 1=1 J _Q/ Affidavit of Distribution (notice was ailed) P:Admin\Admin Forms\Agency Checklist Louie Sanfer A&B Properties 6120 52na Ave S Seattle, WA 98118 Gary Kriedt 201 S. Jackson St. Seattle, WA 98104-3856 KSC-TR-0413 4s. Karen Walter ✓Iuckleshoot Indian Tribe 9015 172nd Ave SE uburn, WA 98092 i om Jordan Fuller Sears Architects 1411 4th Ave #1306 Seattle, WA 98101 Lori Kittredge 201 S. Jackson St. Seattle, WA 98104-3856 KSC-TR-0413 Ms. Gretchen Kaehler DAHP P.O. Box 48343 Olympia, WA 98504-8343 Steve Sears Fuller Sears Architects 1411 4th Ave #1306 Seattle, WA 98101 Joanna Funke, AIA 1411 E. Olive Way Seattle, WA 98122 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director MEMORANDUM DATE: November 17, 2010 TO: Jack Pace, Director, Department of Community Development FM: Jaimie Reavis, Assistant Planner RE: Shoreline Permit: L10-063: Interurban Warehouses & Offices 1. PROJECT DESCRIPTION: The proposal is to construct approximately 72,700 square feet of primarily warehouse and office space, and a small amount of retail space, within six buildings. Also included in the project are 63 parking spaces, 4 loading spaces, frontage improvements along Interurban Ave S, and landscaping. The site is approximately 3.3 acres in size, and is vacant with the exception of a narrow street which is a public utility corridor. The utility corridor located on the project site was formerly a public street known as Maule Ave which was vacated in 2000. The project site is located on the east side of Interurban Ave S, in between S 144th Street and S 147m Street, within the Commercial Light Industrial (C/LI) District. Two existing tax parcels, and a portion of another tax parcel will be combined to make up the project site The Green River is located adjacent to the project site to the east, running the entire length of the project site north to south. A large portion of the project site is within the 200 foot buffer of the mean high water mark of the Green River. Other land use permits associated with this review include a Variance request to front yard and second front yard setback standards along Interurban Ave S and S 147th Street, respectively, Public Hearing Design Review, SEPA/Environmental Review, a Boundary Line Adjustment, and a Binding Site Improvement Plan. 2. POLICIES OF THE SMA/SMP: The site is within the jurisdiction of the Tukwila Shoreline Management Program (SMP). This program was adopted in June, 1974 and amended March 16, 1982. The City's SMP was reviewed and approved by the State Department of Ecology as being consistent with the State Shoreline Management Act, adopted in 1971. The Shoreline Master Program establishes three management environments adjacent to the Green/Duwamish River: River Environment: An impact buffer area which provides for resource protection, flood control maintenance, pollution control and landscape enhancement. This zone includes the first 40 feet landward from the mean high water mark. Low Impact Environment: A transition area intended to minimize physical and visual impact on the river zone while accommodating shoreline development. This zone includes the 60 -foot -wide area between the River Environment and 100 feet from the mean high water mark. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 High Impact Environment: An area to provide for more intensive use of the shoreline resource. This zone includes the area from 100 feet to 200 feet from the mean high water mark. The applicable policies of the City's Shoreline Management Program are set forth below along with a discussion of the proposed project. City of Tukwila Shoreline Master Plan: Overall Goals: 1. Promote reasonable and appropriate use of the shorelines, which will promote and enhance public interest. 2. Protect against adverse effects against the public health, the land, its vegetation and wildlife and the waters and their aquatic life within Tukwila. 3. Protect public rights of navigation. 4. Recognize and protect private property rights consistent with public interest. 5. Maintain a high quality of environment along the shorelines of Tukwila. 6. Preserve and protect fragile natural resources and culturally significant features. 7. Provide safe and reasonable access for the public to the shorelines. 8. Recognize, protect, and improve aquatic habitats and spawning grounds of the Green River, which are invaluable natural resources. 9. Recognize, protect and improve those wildlife habitats, which are valuable natural resources of the State. 10. Encourage recreational activities unique to or dependent upon the use of the river which benefit the public interest. Response: River Environment Within the River Environment; the area comprised of the first 40 feet landward of the mean high water mark of the Green River, existing trees will be protected, and native species plantings including trees, shrubs, and groundcover will be added. Additionally, 114 willow stakes will be added to the area just below the top of the riverbank to provide some native vegetation within the area between the top of the bank and the mean high water mark. A picnic area is planned in the River Environment at the south end of the project site. The picnic area includes a picnic table, a soft surface path of decomposed granite, and native species trees, shrubs, and groundcover. Low Impact Environment The eastern half of Building A, associated fire lanes, trash enclosures, and the picnic area providing access to the shoreline area are located within the Low Impact Environment. These uses are consistent with those allowed in the Low Impact Environment per TMC 18.44.140, which include structures not exceeding 35 feet in height and parking/loading and storage facilities adequately screened or landscaped. Building A is proposed to be 32 feet tall within the Low Impact Environment and the fire access lanes are completely outside of the 40 -foot River Environment per TMC 18.44.130, section B, number 1. High Impact Environment The western half of Building A; parking and loading areas; and the eastern portion of Building B and an associated trash enclosure are located within the High Impact Environment. Allowable uses within the High Impact Environment management zone are the same as those allowed within the underlying zoning JR Page 2 of 10 11/16/2010 2:11:00 PM H:\Design Review\Sanft Design Review\L10-063_Interurban Warehouses&Offices_Shoreline SR.doc designation. The remainder of the proposed development is located outside of the 200 -foot shoreline buffer. Overall Goals The subject property is located on the east side of Interurban Ave S, between S 144th Street and S 147th Street (parcel numbers 3365901630 and 3365901605, and a portion of parcel number 3365901570). The zoning designation of the project site is Commercial/Light Industrial (C/LI). The proposed use of the project is primarily warehouse with associated offices. A small amount of retail is also proposed on the north end of the site within Building F. Warehouse, office, and retail uses are permitted uses within the C/LI zoning district. Surrounding land uses include a two-story office building and a two story motel development to the south, multi -story office buildings to the west across Interurban Ave S, a large warehouse building (approximately 30 feet tall) and other warehouse and offices to the north. The Green River is adjacent to the east, across which is located the Green River Trail, Fort Dent and the Starfire Sports Complex. Given that the proposed uses as they are arranged on site are permitted within the different river environments as well as the underlying zoning district, this project will promote reasonable and appropriate use of the shoreline consistent with private property rights. Most of the activity associated with warehouse and office uses occurs within a building or within the parking and loading areas. Warehouse design typically requires large overhead doors through which large trucks can drive for delivery and loading/unloading of goods. These areas are typically unsightly, and loading/unloading activities can generate noise during hours of operation. The design as proposed locates the overhead doors and loading/unloading areas in the middle area of the site rather than at the back side of the development close to the riverbank. This design helps to promote the public interest by screening the loading/unloading area from view from the shoreline and concentrating activity and noise at the middle of the site away from the riverbank. Several mature trees are located on the east side of the site at the top of the riverbank, and additional trees are located in the area between the top of the riverbank and the mean high watermark. All of these trees are proposed to remain on site, and native plants will also be interspersed with ornamental plantings throughout all landscaping areas on site. The river is not navigable in this section except by kayaks and canoes, and the project will not interfere with navigation of the river. There are no known culturally significant features on the site. However, there is a possibility that such features could be located on the site, especially since the area across the river from the project site where the Black River and the Green River converge to form the Duwamish River, was once a winter village of the Duwamish Tribe. As a condition of approval of this permit, additional information on the extent of excavation needed for all development on the site in relation to the depth of native soils shall be provided to the City of Tukwila and shared with the State Department of Archaeology and Historic Preservation (DAHP). If the project requires excavation into native soils, an archaeological survey shall be required. The survey shall include information as determined by the DAHP. The applicant shall follow all local, state, and federal regulations in the event that archaeological or paleontological resources are encountered. A picnic area is proposed for the benefit of providing safe and reasonable access to the shoreline for employees and visitors of the site. JR Page 3 of 10 11/16/2010 2:11:00 PM H:\Design Review\Sanft Design Review\L10-063_Interurban Warehouses&Offices_Shoreline SR.doc Economic Development Element Goals: 1. Encourage economic development along shorelines that will enhance the quality of life for the residents of Tukwila with minimum disruption of the environment. 2. Encourage economic development along shorelines that will result in long-term over short-term benefits for the river shoreline. 3. Recognize the quality of the existing economic activities along the river and discourage any future economic activities that may be of less quality. 4. Encourage inland location of development so that access along the shorelines is enhanced. 5. Encourage commercial development of public recreational facilities consistent with shoreline goals and policies. Response: The development of this site with 72,700 square feet of warehouse, office, and retail uses will generate construction jobs and bring businesses and permanent jobs to the City of Tukwila. The project site is part of a large C/LI zoning district located on the east side of Interurban Ave S which extends north -south from the south end of Foster Golf Course to the area just south of the project site at S 147th Street. The design of the project is organized in a way that concentrates intensive use of the site for loading and unloading in the middle of the site, within the High Impact Environment and the area landward of the 200 -foot shoreline buffer. Recreational facilities on the site will include a picnic table adjacent to the riverbank, and a pathway connecting the project site to the picnic area. Public Access Element Goals: 1. Encourage safe, convenient and diversified access for the public to the shorelines of Tukwila. 2. Assure that the intrusions created by public access will not endanger life, property or have adverse effects on fragile natural features. 3. Increase public access to publicly owned shorelines. 4. Encourage public access to privately owned shorelines, consistent with private property rights. 5. Encourage inland location of development so that access along shorelines is enhanced. Response: The primary feature of the site design that provides access to the river is the picnic area, proposed at the southeastern corner of the site. The pathway through the site leading to the picnic area is located within the 20 -foot wide fire access lane on the south side of the building. The pathway through the fire lane connects to sidewalks adjacent to Building B and the public street frontage of Interurban Ave S. The picnic area and pathway will be able to be seen from Interurban Ave S; this area of the site represents the only area of the shoreline that will be able to be viewed from the public right-of-way. Proposed Building A, which is building closest to the Green River, is set back 40 feet from the mean high watermark as required by the Tukwila Shoreline Master Program. This setback area allows space for the shoreline area between Building A and the top of the riverbank to be enhanced with native species trees, shrubs, and groundcover. JR Page 4 of 10 11/16/2010 2:11:00 PM H:\Design Review \Sanft Design Review\L10-063_Interurban Warehouses&Offices_ Shoreline SR.doc Circulation Element Goals: 1. Encourage a safe, convenient and diversified circulation system to assure efficient movement of persons during their daily and other activities with minimum disruption to the shoreline environment and minimum conflict between the different users. 2. Encourage a balanced system for transporting people and moving goods in existing corridors. Response: There are two driveways off Interurban Ave S and one driveway off S 144th Street which provide vehicle access to the project site. Driveways off Interurban Ave S are located in between buildings C and D, and buildings B and C, and connect to the main access drive and associated parking and loading areas within the site. The applicant originally proposed a fire access lane along the east side of Building A within the River Environment. However, the project was redesigned to minimize the amount of paved area within the River Environment while at the same time providing fire access lanes along the north and south sides of Building A to meet fire access requirements. A new sidewalk along Interurban Ave S, separated from the street by a landscape strip with street trees, will be constructed per the required frontage improvements. Sidewalks connecting the public sidewalk to the buildings adjacent to Interurban Ave S are proposed. Additionally, a pedestrian circulation system is planned which will connect parking areas to building entrances. These walkways are raised, curbed walkways when adjacent to buildings (including the east, north, and south sides of building C, the south side of building D, and the north side of building B). Pedestrian paths connecting the main parking area in the middle of the site to the entrances to Building A, areas where the pedestrian walkway crosses driveways, and the pathway connecting to the picnic area are proposed to be flush with the asphalt of the drive aisle, but will be constructed of concrete to provide a contrasting material that delineates the pedestrian space and provides greater visibility to the pedestrians in these area. Additionally, an existing bus stop, located on the northeast corner of Interurban Ave S and S 147th Street, will be relocated to the north, in front of Building B, as part of this project. A new landing pad has been designed as part of the frontage improvements for Interurban Ave S, and the new sidewalks constructed along Interurban Ave S will enhance pedestrian access to and from this bus stop. Recreational Element Goals: 1. Encourage recreational activities and related facilities unique to or dependent upon the use of the river, which benefit the public interest. 2. Encourage diverse, convenient and adequate recreational opportunities along the shorelines for the local residents and a reasonable number of transient users. Response: The picnic area proposed on the south side of the project site will allow visitors to the site to access the shoreline. A pathway is shown which connects the picnic area to the parking and loading area within the project site, as well as to the public sidewalk along Interurban Ave S. Shoreline Use Element Goals: 1. Encourage appropriate development in suitable locations without diminishing the quality of environment along the shorelines of the river. 2. Shoreline activities should be consistent with the overall goals for development along the river. JR Page 5 of 10 11/16/2010 2:11:00 PM H:\Design Review\Sanft Design Review\L10-063_Interurban Warehouses&Offices_Shoreline SR.doc Response: Proposed use of this site for warehousing, office, and retail with associated required parking and landscaping is consistent with the zoning and comprehensive plan land use designation for the area, as well as the uses specified in the shoreline management environment designations. Native landscaping proposed for the project will improve the quality of the environment on the portion of the site located within the 200 foot buffer from the river. Landscaping, as well as aesthetic aspects of the project, will be reviewed by the Board of Architectural Review. Conservation Element Goals: 1. Encourage preservation of unique, fragile and scenic elements, and of non-renewable natural resources; assure continued utilization of the renewable resources. 2. Encourage the preservation of as much as possible of the natural character of the river and its shoreline. 3. Encourage the preservation of resources and ecology of the river and its shoreline. 4. Water quality in the river should be sufficiently high to permit human use and provide a suitable use and habitat for desirable forms of aquatic life. Response: There are several existing mature trees located at the top of the riverbank, including two large clumps of Big Leaf Maples, 30 -plus inch diameter Big Leaf Maple, a 20 -plus inch Big Leaf Maple, a 42 - inch diameter Cottonwood tree, and nine Douglas Fir trees. Additionally, there are three mature trees located in the area of the shoreline between the top of the riverbank and the mean high water mark. These include a Big Leaf Maple, and two large Red Alders. All of these trees will be protected, and will remain on site after construction of the project is complete. Additional native plantings, including trees, shrubs, and groundcover will be added within the 40 -foot River Environment. The existing and proposed vegetation will help preserve the natural character of the river by being concentrated in the area of the site closest to the river, and by helping to screen the development from view. Historic/Cultural Element Goals: 1. Protect or restore areas having historic, cultural, educational or scientific values. 2. The long-term effects upon the river must be considered over short-term benefits, economic or otherwise. Response: This site is across the river from a site that was a winter village for the Duwamish Tribe. There are no known historic or cultural resources on the project site, but there is the possibility that they exist on site due to the project site's location along the shoreline and close proximity to a site which is known to have historic and cultural resources. As a condition of approval of this permit, project engineers shall provide additional information on the extent of excavation needed for development of the site, including foundations and utilities, in relation to the depth of native soils. This information shall be provided with the building permit application, prior to any ground disturbance. If this information shows that excavation into native soils is necessary, the property owner will be required to commission an archaeological survey which includes a methodology such as trenching to be able to adequately examine the subsurface stratigraphy in the project area and identify the presence of archaeological resources. The property owner and his representatives shall comply with all local, state, and federal laws in the case that archaeological or paleontological artifacts are encountered. JR Page 6 of 10 11/16/2010 2:11:00 PM H:\Design Review\Sanft Design Review\L10-063_Interurban Warehouses&Offices_Shoreline SR.doc Long-term benefits will be provided to the shoreline through the preservation of existing trees along the shoreline and by planting additional native vegetation, including trees, shrubs, and groundcover. Additional trees to be added to the shoreline within the River Environment include 53 evergreen trees and 114 willow stakes. 3. SHORELINE REGULATIONS: Following are the relevant review criteria as contained in the Tukwila Shoreline Regulations (Tukwila Municipal Code, Chapter 18.44) as applied by the City of Tukwila. A. TMC 18.44.110 General Shoreline Regulations All uses within the shoreline overlay district must conform to the following general regulations: 1. The use is in conformance with the regulations of the underlying zone district. Response: The zoning on this parcel is Commercial/Light Industrial (C/LI). The warehouse, office, and retail uses proposed for the site are permitted uses in the C/LI zone. The Tukwila Board of Architectural Review will review the project at a public hearing to consider the design of the building, site, and landscaping. 2. The use does not conflict with the goals and policies of the shoreline master program or the provisions of the Shoreline Act and shoreline regulations. Response: Section 2, above is a discussion of the goals of the City's adopted Shoreline Management Program. The proposed project will be consistent with the City's adopted Shoreline Management Program. 3. No structures or accessory facilities shall be located over the river unless such structure protects or promotes the public interest. Response: This project does not propose any structures or accessory facilities located over the river. 4. There shall be no disruption of existing trees or vegetation within the river environment unless necessary for public safety or flood control, or if allowed as part of an approved shoreline substantial development permit; Response: All existing trees located within the river environment are proposed to remain undisturbed on the site as part of the completed project. All other vegetation within the river environment is made up of invasive species. Any removal of vegetation within the shoreline buffer shall require a permit from the City of Tukwila. S. No effluent shall be discharged into the Green River which exceeds the water quality classification as established by the State for the adjacent portion of the river. Response: The storm water drainage system will be designed and constructed in accordance with the standards and specifications of the 1999 King County Surface Water Design Manual. The applicant is also required to obtain an NPDES permit for the construction phase of the project. JR Page 7 of 10 11/16/2010 2:11:00 PM H:\Design Review\Sanft Design Review\L10-063_Interurban Warehouses&Offices_Shoreline SR.doc 6. All State and federal water quality regulations shall be strictly complied with. Response: The project will comply with all State and federal water quality regulations. 7. Wildlife habitat in and along the river should be protected. Response: Wildlife habitat in and along the river will not be altered by the construction of this project. Existing trees on the project site will be protected, and additional native plantings are proposed to enhance the quality of wildlife habitat within the 200 foot buffer from the mean high water mark of the Green River. 8. All perimeters of landfills or other land forms susceptible to erosion shall be provided with vegetation, retaining walls or other satisfactory mechanisms for erosion prevention. Response: A Temporary Erosion and Sedimentation Control plan has been developed for this project, and will be reviewed as part of the Public Works permit. The addition of willow stakes below the top of the riverbank is meant to provide additional, native vegetation with minimal disturbance to the steep bank of the river. 9. All necessary permits shall be obtained from federal, State, County or municipal agencies. Response: An NPDES permit is required, to be obtained by the applicant from the State Department of Ecology. Additionally, the State Department of Ecology will review the shoreline permit. 10. Dredging for purposes other than for navigational improvements or flood control is prohibited. Response: No dredging is involved with this project. 11. Mining is prohibited along the river shoreline. Response: No mining is involved with this project. 12. Solid waste disposal is prohibited along the river shoreline. Response: Most of the trash and recycling enclosures for the project are located on the western half of the site outside of the shoreline area. Two trash and recycling enclosures are proposed at the east side of Building A, at least 40 feet from the mean high water mark of the Green River. The trash and recycling enclosures are proposed to be constructed of concrete and painted to match the colors used on adjacent buildings. A large number of trees and shrubs are planned to be clustered around the trash and recycling enclosures in all areas of the site to provide screening. 13. No property will be acquired for public use without dedication by or just compensation to the owner. Response: A public utility right-of-way is located on the project site, within the former Maule Avenue right-of-way. The City of Tukwila retains access rights to this area according to an easement. In exchange for vacation of the Maule Avenue right-of-way, the property owner dedicated the easterly 20 feet adjacent to Interurban Ave S to the City of Tukwila. The applicant is proposing to count City of Tukwila right-of-way along Interurban Ave S and S 147th Street towards the front yard setback requirements through a separate Variance application. The project JR Page 8 of 10 11/16/2010 2:11:00 PM H:\Design Review\Sanft Design Review\L10-063_Interurban Warehouses&Offices_Shoreline SR.doc includes construction of frontage improvements within the right-of-way of Interurban Ave S and S 147th Street. 14. Landfilling is prohibited within the river channel unless such landfill is determined by the Planning Commission to protect or promote the public interest. Response: This project does not propose any landfilling within the river channel. 15. Notwithstanding any provisions of this Code to the contrary, removal of any cottonwood tree within the river environment or the low impact environment, which tree is 12 inches or greater in diameter as measured 4.5 feet above grade, shall be subject to the requirements of TMC Chapter 18.54, Tree Regulations. Response: No trees are proposed for removal as part of this project. A tree clearing permit and mitigation, including tree replacement, is required for removal of any vegetation within the 200 - foot buffer from the Green River. 4. COMMENTS: In response to the notice of application, written comments were received from King County Metro; the Muckleshoot Indian Tribe Fisheries Division; Joanna Funke, representative for Elburn Investments LLC (property owner of 14600 Interurban Avenue South - parcel no. 3365901650); and the Washington State Department of Archaeology and Historic Preservation. Each set of comments along with the City's and the applicant's response is attached with this report. 5. SEPA: A Determination of Non -Significance was issued on November 2, 2010. The comment/appeal period closed on Monday, November 16, 2010 at 5:00 p.m. No appeals or comments were received on the DNS. CONCLUSIONS 1. The project meets the goals and policies of the City of Tukwila Shoreline Master Program. 2. The project site is located within the Commercial/Light Industrial zoning district. The proposed use of the site as a warehouse, office, and retail development is consistent with the comprehensive land use and zoning designations. 3. The project site is located within River Environment, the Low Impact Environment and the High Impact Environment shoreline management zones. The picnic area and native plantings proposed within the River Environment are allowed uses according to TMC 18.44.130 Specific Shoreline Regulations — River Environment. Within the Low Impact Environment, the fire access lanes, trash enclosures, landscaping comprised of native plantings, and Building A (which has a proposed height of 32 feet) are allowed uses according to TMC 18.44.140 Specific Use Regulations — Low - Impact Environment. The west side of Building A, the east side of Building B, landscaping areas, and parking and loading areas are located within the High Impact Environment. These uses are all allowed within the High Impact Environment shoreline management area since they are allowable uses within the underlying C/LI zoning district. 4. The project is designed to locate truck loading bays and parking areas away from the riverbank, screened by Building A and a large number of native plantings which will be clustered within the first 40 feet from the mean high water mark. Preservation of existing mature trees on the site, the JR Page 9 of 10 11/16/2010 2:11:00 PM H:\Design Review\Sanft Design Review\L10-063_Interurban Warehouses&Offices_Shoreline SR.doc addition of native plantings within the 200 -foot buffer of the mean high water mark of the Green River, pedestrian connections within the development connecting to the public right-of-way, frontage improvements along Interurban Ave S and S 147th Street, and a picnic area along the riverbank will promote and enhance the public interest. Additionally, construction of the project will bring new businesses and jobs to Tukwila. 5. Wildlife habitat in and along the river will not be disturbed by the construction of this project. 6. There is an historic Native American village site within 850 feet of the project site, across the river to the east. The State of Washington Department of Archaeology and Historic Preservation (DAHP) submitted comments during the Notice of Application period expressing concern that ground disturbance on the site has the possibility to disturb archaeological resources. As a condition of approval, additional information on the extent of excavation needed for all development on the site in relation to the depth of native soils shall be provided to the City of Tukwila and shared with the DAHP prior to any ground disturbance. If the project requires excavation into native soils, an archaeological survey shall be required, to include a methodology such as trenching according to guidance provided by the DAHP. 7. The project will comply with all state and federal water quality regulations. 8. A Determination of Non -Significance was issued on November 2, 2010; no appeals were received by 5:00 p.m. on the November 16, 2010 deadline. 6. RECOMMENDATION Approve the shoreline substantial development permit with the following condition: 1) Prior to the issuance of the building permit applicant shall provide additional information to the City on the extent of proposed excavation in relation to the depth of native soils. This information shall be shared with the State Department of Archaeology and Historic Preservation (DAHP) prior to any ground disturbance. If the project requires excavation into native soils, an archaeological survey shall be required. The survey shall include information according to guidance provided by the DAHP. The applicant shall follow all local, state, and federal regulations in the event that archaeological or paleontological resources are encountered. ATTACHMENTS Public Comments and Responses JR Page 10 of 10 11/16/2010 2:11:00 PM H:\Design Review\Sanft Design Review\L10-063_Interurban Warehouses&Offices_Shoreline SR.doc November 12, 2010 City Jf Tukwila • Jim Haggerton, Mayor Department of Community Development Mr. Gary Kriedt Senior Environmental Planner Metro Transit 201 South Jackson St., MS KSC-TR-0431 Seattle, WA 98104-3856 Dear Mr. Kriedt and Ms. Kittredge, Ms. Lori Kittredge Transit Route Facilities Planner South District & Vashon Island 201 S Jackson Street, KSC-TR-0413 Seattle, WA 98104-3856 Jack Pace, Director Thank you for submitting comments during the notice of application comment period for the Interurban Warehouses & Offices project proposed at 14440 Interurban Ave S (parcel numbers 3365901630 and 3365901605, and a portion of parcel number 3365901570) in Tukwila. The City of Tukwila has coordinated with the project applicant, Tom Jordan, to respond to your comments, which were submitted to the City on October 13, 2010 and October 28, 2010 and are included as an attachment to this letter. Project plans have been revised by the applicant to show the bus landing pad farther to the north, to meet King County Metro's requirements. We request that any further coordination of the bus landing location be addressed during the building permit review process. Sincerely, Jaimie Reavis Assistant Planner 6300 Southcenter Boulevard. Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Comments Submitted by Gary Kriedt on 10/13/2020 KC Metro Transit staff reviewed the Interurban Warehouses & Offices project Notice of Application, E 10-016, L10-063, L10-064, L10-065, PL 10-053, and we have the following comments. The project is near a bus stop along northbound Interurban Ave. S at S 147th St. (bus stop number 80692, east side of Interurban). The bus stop is sub -standard with no sidewalk or accessible "landing pad." Metro requests that the developer contact Lori Kittredge, Transit Planner, at (206) 263-3751, lori.kittredge@kingcounty.gov, to discuss moving bus stop 80692 approximately 70 feet north from its current location, plus providing a landing pad and pedestrian access. Thank you! Gary Kriedt, Senior Environmental Planner Metro Transit 201 South Jackson St., MS KSC-TR-0431 Seattle, WA 98104-3856 (206) 684-1166 fax: (206)-684-1900 gary.kriedt@kingcounty.gov Comments Submitted by Lori Kittredge on 10/28/2010 Hi Jaimie, I had a chance to review this design, and it shows the landing pad and footing in the correct order, but could you shift both landing pad and shelter footing a little north, the north end of the landing pad should be 70' north of the curb cut, so the back of the bus doesn't block the curb cut area. The ADA landing pad should be a 10'x10' section of concrete from the curb (includes parking strip and/or sidewalk). The Contractor shall use KC Metro's standards for landing pad with thickened edge at curb and a B21 footing with solar grounding wire. Standards for these can be found at http://your.kingcounty.gov/kcdot/transit/dcs/standards/PassFac/Construction/index.htm. Please see drawings under Construction Plans (D 102, D103, D111). If you have problems accessing the website contact Jeff Suter at (206) 684-1302. The footing will need to be inspected by our inspector prior to the concrete pour. Please contact Paul Miller at 206-684-2221 with 72 hours notice for inspection. Looks like there are no trees planned in the bus stop which is great, and the shrubs are ok. When is this project scheduled to begin? We'd like to keep this bus stop open as long as possible, but contact the Construction Coordinator at 206-684-2732 two weeks prior to construction of the sidewalk etc and they'll set up a temporary bus stop. At that time, we can remove the bus stop sign and post. When construction is completed, I'll reinstall the post and sign and have the curbs painted. The ridership is just under what we require for a shelter at this time, we'll install the shelter once ridership reaches 25 people per day. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 Please let me know if you have questions. Lori Kittredge King County Metro SW Facilities Planner Phone 206-263-3751 e-mail: lori.kittredge@kingcounty.gov Page 2 of 2 November 12, 2010 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Ms. Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 172nd Ave SE Auburn, WA 98092 Re: Shoreline Substantial Development Comments — Interurban Warehouses & Offices Project Dear Ms. Walter, Thank you for submitting additional comments during the notice of application comment period for the Interurban Warehouses & Offices project proposed at 14440 Interurban Ave S (parcel numbers 3365901630 and 3365901605, and a portion of parcel number 3365901570) in Tukwila. Below are comments submitted to the City of Tukwila on November 4, 2010, followed by the City of Tukwila response in italics. These comments and responses supplement the original comments you submitted on October 15, and City responses sent on October 21 and October 26. Comments submitted on November 4, 2010 1. Green River bank stability Per the soils report, the bank of the Green River along this site is very steep. The report continues to note that based on a review of aerial photographs, there are no signs of instability or significant changes in the course or banks of the river near the site between 1936 and the present. This information seems inadequate in describing the potential for bank failure due to toe erosion or other types of erosion. Additional information should be provided to demonstrate that the toe of the slope along the property and the bank will not result in failure in the future. If the bank does not need to be modified to reduce the over -steepened condition which increases the potential for bank failure, then the existing nonnative vegetation should be removed and the bank be planted with native trees and to a lesser extent native shrubs to increase the riparian function compared to the existing nonnative species identified as Himalayan Blackberry, Japanese Knotweed, Boston Ivy and Reed Canarygrass. It is particularly important to remove and eliminate nonnative Japanese Knotweed as it is a highly aggressive species that can be difficult and costly to control if not eradicated before it spreads further. City of Tukwila Response: The Tukwila Public Works Department has reviewed the geotechnical report submitted for this project. The geotechnical report states that the building setback of 20 feet from the crest of the riverbank should be sufficient to prevent adverse impacts to the stability of the slope. The proposed setback of the building from the mean high water mark allows room for a 2.5:1:00 slope of the bank of the river plus an additional 20 feet. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 Existing vegetation, including several mature trees within the first 40 feet from the mean high water mark, will remain undisturbed, helping to reduce slope instability near the riverbank The City of Tukwila does not have a code basis to require removal of the non-native, invasive species in the area between the top of the riverbank and the mean high water mark. Additionally, this area is one section of a much larger length of the shoreline area that is overrun by non-native species including Himalayan Blackberry, Japanese Knotweed, Boston Ivy and Reed Canarygrass. In the absence of a larger enhancement program that would address invasive species to the north and south of the project site, removal of non-native species from the area between the top of the riverbank and the mean high water mark would only temporarily keep these species from occupying the riverbank associated with this project. Additional trees, shrubs, and groundcover are planned to be added to the 40 foot buffer from the mean high water mark, including 53 evergreen trees and 114 willow stakes below the top of the riverbank. 2. Planting plan in 40' setback Per the applicant and City's responses, it appears that the planting plan will be modified. As we noted previously, the planting plan for the 40 foot setback from the Duwamish River should have the majority of the plants be native conifer and deciduous trees suitable to the site conditions be planted instead of low growing trees and shrubs to add to the existing native trees and increase riparian function and potential future salmon habitat. City of Tukwila Response: Planting located within the 200 foot shoreline buffer has been modified to include species native to the Pacific Northwest. The plantings within the 40 foot buffer include native conifer and deciduous trees, including a large number of Western Red Cedar trees and willow stakes which will be added 12 to 18 inches below the top of the riverbank These plantings, as well as native shrubs and groundcover to be added to the 40 foot buffer, will help increase riparian function and potential future salmon habitat. 3. Low impact development for stormwater management Low impact development techniques should be incorporated into the project. The City's response indicates that the 2009 King County Stormwater Manual will be used to manage stormwater from the project. It appears that low impact development techniques are included in the 2009 Manual in Chapter 5. The need for low impact development techniques is discussed on page 3-4, which states: "Engineered facilities cannot mitigate all of the hydrologic impacts of development. Detention facilities do not mitigate seasonal volume shifts, wetland water level fluctuations, groundwater recharge reductions, or base flow changes. Such impacts can be further reduced through the use of Low Impact Development (LID) techniques, beginning with careful site planning. For instance, clustering of units to reduce impervious cover while maintaining site density is an effective way to limit hydrologic change. Preserving native vegetation and minimizing soil disturbance or compaction in pervious areas also reduces hydrologic change. Such non -engineered mitigation measures are encouraged by the County and are discussed in Chapter 5 of this manual and are referred to as Flow Control BMPs. Other LID stormwater management approaches, such as permeable Page 2 of 5 pavements, bioretention, green roofs, and rainwater harvesting can be effective in reducing increases in surface water volumes. The incorporation of these concepts in the design of the project is required, as detailed in Chapter 5 and Appendix C. Many of these approaches will result in a reduction in flow control facility size, so the flow control BMP requirements in Chapter 5 should be carefully considered and applied to maximize the benefits of this approach." City of Tukwila Response: The Rainstore3 detention vault proposed for the project allows for shallow detention systems and has an open bottom to promote infiltration. Storm drainage collected in these vaults will be detained except during extended periods of rain, when the detention system could be filled to capacity and stormwater would then be directed to the City stormwater system. The preservation of existing trees on the east side of the project site is another example of LID techniques included with the proposed project. Comments submitted on October 15, 2010 1. The Landscape and Tree planting plan shows existing trees along the top of the river bank. What species of trees are these existing trees? Applicant Response: Most of the existing trees are Douglas Fir, one cottonwood, three Big -Leaf Maples, and a small cluster of Big -Leaf Maples at the north end City of Tukwila Response: Existing trees along the top of the riverbank and any observations about them are listed below from north to south: • Large big leaf maple clump which includes a native cherry tree (clump is covered with Clematis) • 42" diameter Cottonwood (covered with Clematis) • 7 Douglas Firs (all approximately 6" in diameter) • 30+" diameter Maple (labeled as 20" on plans) • 20+" diameter Big Leaf Maple (covered with Clematis, labeled as 14" on plans) • Large clump of Big Leaf Maples (covered with English Ivy) • Douglas Fir (approximately 12" diameter) • Douglas Fir (at least 12" diameter) 2. Are there any native trees or shrubs growing below the top of the bank but above the Ordinary High Water Mark? The view photos suggest only blackberries are growing but would would like more information. Applicant Response: The existing river bank is heavily covered with Blackberries. It is difficult to determine if there are any native trees or shrubs on the river bank City of Tukwila Response: The area below the top of the bank but above the Mean High Water Mark is covered with a combination of Himalayan Blackberry, Japanese Knotweed, Boston Ivy and Reed Canarygrass. There are a few native trees located below the top of the bank near the mean high water mark: a Page 3 of 5 Big Leaf Maple covered with Clematis and a large Red Alder in the northern portion of the property; and another large Red Alder above the mean high water mark near the midpoint of the property. 3. Is there any potential for hazardous materials or chemicals to be stored or used at the proposed buildings? If so, how will these be managed such that they will not come into contact with the Duwamish River? Applicant Response: The site is not zoned to contain hazardous materials. All stored chemicals and other materials will be contained within the buildings. The ten foot open space buffer (sidewalk and gravel strip) between the building and the native landscaping at the top of the river provides an opportunity to monitor any potential problems. City of Tukwila Response: We do not know the uses for the proposed warehouse and office spaces at this time. The proposed uses of the site for warehouse and office are permitted within the Commercial/Light Industrial zone in which the project site is located. Use and storage of materials on site will need to comply with all local, state, and federal regulations related to storage and disposal of hazardous materials or chemicals. The use of each tenant space is reviewed for zoning compliance - along with the type of materials used and stored within each tenant space - as part of the tenant improvement permits, associated plumbing permits, and the business license for each tenancy. 4. What is the condition of the adjacent river bank? Is it over -steepened and susceptible to erosion? If so, the bank -should be set back and planted with native trees and to a lesser extent native shrubs to provide large trees that can provide shade to the river. Applicant Response: The existing river bank has not been altered by any existing development and has not had any erosion issues for over the last 50 years of ownership. No work is proposed for this area. The 40 foot setback will provide ample protection for the river bank The existing vegetation has limited the natural erosion process. There will be minimal to no site grading due to the proposed building. Therefore, the development should not cause further erosion. City of Tukwila Response: Submittal of a slope stability analysis is required with submittal of the shoreline application, and was included in the geotechnical report submitted by the applicant. This report will be reviewed by the Tukwila Public Works Department. A copy of the report is available upon request. 5. The planting plan shows mostly shrubs to be planted within the 40 foot setback from the Duwamish River. We recommend that native conifer and deciduous trees suitable to the site conditions be planted instead of low growing trees and shrubs. Applicant Response: The proposed landscaping includes 15 new evergreen trees in the open area between the existing trees along the top of the river. Seven of these trees are Pines which could be changed to Firs or Cedars. Only large growing trees are proposed Groundcover and shrub coverage is proposed to Page 4 of 5 protect the ground plane from erosion and to help control any excessive groundwater. We have used this same mix of trees and shrubs strategy on other near by river projects. City of Tukwila Response: Landscape sheet L-2 shows existing trees, and additional trees to be planted within the 40 foot setback from the Duwamish River. I will be working with Sandra Whiting to review the tree species proposed to ensure they are native to the Pacific Northwest. The location, number, and species of existing and proposed trees will also be reviewed to assess their ability to help screen the eastern wall of Building A from view from the shoreline area. 6. How does the proposed building A to be built immediately adjacent to the 40 foot setback comply with the City's existing Shoreline Master Plan requirements for a 60' low impact zone? Applicant Response: Warehouse buildings are considered a low impact use. The proposed landscaping within the 40 foot setback at the top of the river bank is native vegetation as required by the city of Tukwila. City of Tukwila Response: The 60' Low Impact Zone (the area between 40 feet and 100 feet from the mean high water mark) allows structures not exceeding 35 feet in height. Building A as proposed is 32 feet in height within the Low Impact Zone. 7. What low impact development measures will be implemented as part of this project? How will stormwater be managed? Applicant Response: All site and building roof water will be directed away from the river to an underground storm sewer system. This drainage system is located about 200 feet from the river where it will connect to Tukwila's storm sewer network City of Tukwila Response: Storm drainage design must comply with the 2009 King County Storm Water Design Manual. The City of Tukwila currently does not have any other regulations which would require implementation of low impact development measures. Page 5 of 5 October 28, 2010 Joanna Funke, AIA Funke Architecture 1411 E. Olive Way Seattle, WA 98122 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Dear Ms. Funke, Thank you for submitting comments during the SEPA notice of application comment period for the Interurban Warehouses & Offices project proposed for construction on parcels 3365901605 and 3365901630. Your comments were reviewed by Tukwila staff and forwarded to the project applicant, Fuller Sears Architects, for a response. Comments 1-4 from your letter seemed most appropriately addressed by the City of Tukwila Public Works Department; the City's and the applicant's comments are both included for comments 5 and 6. Your comments are listed below, with responses shown in italics. 1. It is unclear what right-of-way improvements, if any, are being proposed adjacent to S 146th Street, and we would like to see a more defined scope of work along with details for the proposed improvements. The civil engineering drawings, for example, indicate "Limits of Construction" at the south-west property line adjacent to S 146th St; however, the proposed sidewalk at Interurban Ave S is shown continuing onto S 146th St and terminating an arbitrary distance from the intersection (see C3.1). The landscape architecture drawings (see L2) show street trees and a planter strip along S 146th as well. We understand that the City of Tukwila has designed street improvements to be implemented along the entire length of Interurban Avenue S, including S 146th St, and that the applicant's proposed development would construct features from that design. Our concern is for any improvements at S 146th St to be fully reviewed by the City of Tukwila for: a) consistency with the Master Plan; b) maintenance of two-way vehicular access via S 146th St to the Elbum Property; and c) coordination of street improvements with the existing underground water main and any other utilities in S 146th St for future access and maintenance. City of Tukwila Response: Civil plan sheets under the future Public Works permit will be reviewed by the Public Works Department. There is existing curb/gutter & sidewalk along the North side of S. 147th Street and a portion of this will be removed and re- constructed Limits of construction as currently shown on plan sheet C3.1, are adequate for review of land use permits. Proposed project is being coordinated with the City's design of the future Interurban Ave. South project. Half: street improvements by the Developer include; curb, gutter, sidewalk, utilities, and landscaping. Improvements including landscaping will be on private property and within Public right-of-way. An Encroachment Agreement will be executed between the Developer and the City. Plantings placed above existing and new underground utilities will be reviewed by the City. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 2. The TESC Plan (C2.1) designates S 146th St as the temporary construction entrance. As S 146th St is the only access to the Elburn Property, occupants of the Elburn Property are dependent on the street remaining open at all times during construction to accommodate uninterrupted business traffic. We request that any street closures required due to heavy equipment traffic or any other qualifying construction activity be granted only during non -business hours and that a minimum of 2 -weeks notice be provided to the property owner and tenants. City of Tukwila Response: The temporary construction access shown on plan sheet C2.1 is on private property. South 147th Street will not be fully closed. Some disruption will occur during construction of new curb, gutter, & sidewalk and other activities within the North side of South 147th Street. Traffic control will be provided and affected property owners within the area will be notified prior to start of work. Construction activities will conform to the Manual on Uniform Traffic Control Devices (MUTCD) and Public Works permit conditions. 3. Public utility lines, including gas and sanitary sewer, appear to run through the vacated Maule Avenue right-of-way and underneath the proposed development (See C1.1). Are there provisions in place to access and maintain these utilities during construction and for the life of the project? City of Tukwila Response: There is an existing easement granted to the City of Tukwila for utilities located within the vacated Maule Avenue right-of-way. This easement will remain in place, and existing and proposed Public and Private utilities will be protected and available for access during and after construction. Utilities will be routinely maintained by the City or the property owner as applicable. 4. The existing electrical service to the Elburn Property is provided from an overhead pole that would be demolished and replaced with underground electrical service in the applicant's proposal (See C1.1). The drawing notes that the Owner is to "Coordinate with City of Tukwila Public Works Department prior to construction" (See C3.0). Our concern is that electrical service to the Elburn Property must be maintained without interruption during the course of construction, and that a permanent connection of equal or greater capacity should be provided following demolition of the overhead poles, at no cost to Elburn Investments. City of Tukwila Response: Electrical service to the Elburn Property will be maintained with minimal disruption. The City and the Developer will work with the power provider prior to and during construction. 5. The pedestrian path from Interurban Avenue South to the Green/Duwamish River is planned adjacent to the northern property line of the Elburn Property. This creates a security concern, since the clustered siting of the applicant's buildings leave this path largely hidden from public view. We request that provisions for adequate lighting and surveillance of the path area, at a minimum, be considered during the Design Review discussion. Concerning pedestrian safety, it also appears that the path crosses vehicular traffic in front of the overhead loading doors into Building `B'. Policy 8.1.2 of the Tukwila Comprehensive Plan has been developed to "ensure that parking lots are not a barrier to pedestrians within commercial areas", and we believe that further development of the pedestrian access through the site may be warranted. Page 2 of 3 City of Tukwila Response: The design of the pedestrian path, including provisions for lighting and surveillance, will be considered during review of the Design Review application and the discussion in the staff report. Regarding pedestrian safety, the applicant clarified provisions for pedestrian safety where pedestrian paths cross vehicular traffic. In front of overhead doors, the pedestrian path will be a raised sidewalk separated from vehicle traffic by a curb. The curb will prevent vehicles from driving through the overhead doors into warehouse buildings 'B', 'C', 'D', `E', and 'F'. Applicant Response: The shoreline code requires the site to provide public access to the river. The south side of Building A will have lights mounted to the side of the building to provide pedestrian safety along the access path. Where this pathway travels in front of Building B's loading doors, a raised designated concrete sidewalk separates pedestrians from trucks. 6. The trash enclosure for the proposed Building `B' is planned near the street access and main entrance to the existing building on the Elbum Property. Policy 8.1.5 of the Tukwila Comprehensive Plan aims to "require mechanical equipment and trash and recycling containers to be incorporated into the overall design of sites and buildings and screened from view". The applicant's drawings indicate an enclosure wall of unknown material (presumably concrete) that is not fully screened by landscaping. We request that the enclosure be placed outside of the required setbacks, as it appears to be, and thoughtfully detailed and/or further screened with landscaping since it would be visible from S 146th Street and the adjacent building on the Elburn Property. City of Tukwila Response: The trash enclosure is required to meet the required building setbacks. As part of review of the Design Review application, the design of the trash enclosure will be examined to ensure that the colors and materials used for the enclosure are consistent with the design of the buildings in the project, and a review of landscaping will be done related to screening of trash/recycling areas. Applicant Response: The intent is to have the trash enclosures blend in with the buildings. Therefore, the trash enclosure is proposed to be constructed of the same concrete block (CMU) material and color as Building B. The enclosure will follow the same setback requirements as the buildings and is adequately screened by landscaping. The proposed landscaping includes the approximate 20 foot area (outside of the property) between the new sidewalk along South 149`h Street and Building B. Extra attention will be given to make sure this area is screened from the neighboring building's entry. Please let me know if you have any questions related to the information above. Sincerely, Jaimie Reavis Assistant Planner Page 3 of 3 STATE OF WASHINGTON DEPARTMENT OF ARCHAEOLOGY & HISTORIC PRESERVATION 1063 S. Capitol Way, Suite 106 • Olympia, Washington 98501 Mailing address: PO Box 48343 • Olympia, Washington 98504-8343 (360) 586-3065 • Fax Number (360) 586-3067 • Website: www.dahp.wa.gov November 4, 2010 Ms. Jaimie Reavis Assistant Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 In future correspondence please refer to: Log: 110410 -35 -KI Property: Files E10-016, L10-064,110-065, P110-053 interurban Warehouse and Offices Re: Archaeology - Survey Requested Dear Ms. Reavis: We have reviewed the materials forwarded to our office for the proposed project referenced above. The area has a high probability for archaeological resources. The project area is on the west bank of the Green River. It is approximately 850 feet from a precontact and historic period Native American village site. This site was identified on the contemporary bank of the Duwamish River during trenching for a sewer project and was listed on the National Register of historic Places in 1996. Similar sites may be within the project area. The scale of the proposed ground disturbing actions would destroy any archaeological resources present. Identification during construction is not a recommended detection method because inadvertent discoveries often result in costly construction delays and damage to the resource. Therefore, we request a professional archaeological survey of the project area be conducted prior to ground disturbing activities. We also recommend consultation with the concerned Tribes' cultural committees and staff regarding cultural resource issues. Because of the presence of flood deposits within the project area we recommend the survey include methodology such as trenching to be able to adequately examine the subsurface stratigraphy in the project area and identify the presence of archaeological resources. Please be aware that archaeological resources are protected from knowing disturbance on both public and private lands in Washington States. Chapter 27.53.095 RCW allows the Department of Archaeology and Historic Preservation to issue civil penalties for the violation of this statute in an amount up to five thousand dollars, in addition to site restoration costs and investigative costs. Also, these remedies do not prevent concerned tribes from undertaking civil action in state or federal court, or law enforcement agencies from undertaking criminal investigation or prosecution. Chapter 27.44.050 RCW allows the affected Indian Tribe to undertake civil action apart from any criminal prosecution if burials are disturbed. a PARTMENT OF ARCHAEOLOGY & HISTORIC PRESERVATION Protect the Post, Shone the Future If any federal funds or permits are involved Section 106 of the National Historic Preservation Act, as amended, and its implementing regulations, 36CFR800, must be followed. This is a separate process from SEPA and requires formal government -to -government consultation with the affected Tribes and this agency. We would appreciate receiving any correspondence or comments from concerned tribes or other parties concerning cultural resource issues that you receive. These comments are based on the information available at the time of this review and on behalf of the State Historic Preservation Officer. Should additional information become available, our assessment may be revised. Thank you for the opportunity to comment on this project and we look forward to receiving the survey report. Should you have any questions, please feel free to contact me at (360) 586-3088 or Gretchen.Kaehler@dahp.wa.gov. Sincerely, Gretchen Kaehler Assistant State Archaeologist (360) 586-3088 gretchen.kaehler@dahp.wa.gov CC. Charlie Sundberg, King County Historic Preservation Laura Murphy, Muckleshoot Tribe Cecile Hansen, Duwamish Tribe Dennis Lewarch, Suquamish Tribe PARTMENT OF ARCHAEOLOGY & HISTORIC PRESERVATION Protect the Post, Shape the Future November 12, 2010 City _f Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Ms. Gretchen Kaehler Assistant State Archaeologist Dept. of Archaeology & Historic Preservation P.O. Box 48343 Olympia, WA 98504-8343 Re: Archaeology Survey Requested - Log 110410 -35 -KI Tukwila land use files under project number PL10-053 — including L10-063 (Shoreline Substantial Development Permit), L10-064 (Variance), L10-065 (Design Review), E10-016 (SEPA) Dear Ms. Kaehler, Thank you for submitting comments during the notice of application comment period for the Interurban Warehouses & Offices project proposed at 14440 Interurban Ave S (parcel numbers 3365901630 and 3365901605, and a portion of parcel number 3365901570) in Tukwila. Your letter was forwarded to the project applicant and property owner. Attached with this letter is a response to your letter from the property owner, Louie Sanft, which was submitted to the City on November 9, 2010. I have had a chance to review your comments and the response provided by Mr. Sanft, and I have outlined the City's approach to addressing comments from the Department of Archaeology & Historic Preservation below. The letter from Mr. Sanft includes information that the project site will be filled, and the development will not require ground disturbance below the existing ground level. A review of the Civil Plans submitted with the project shows that building foundations will be at or above the current grade. However, side sewer lines and detention vaults shown on plans do extend below the existing grade, and the City will need more information on the proposed grades of utility vaults and conduits to determine whether they will also extend below the existing grade. Additionally, information must also be submitted to the City showing the depth of native soils in different areas of the site. This will help us determine whether the work proposed has the potential to disturb the earth to a depth where archaeological resources may be located. The City of Tukwila will add a condition of approval to the Shoreline Substantial Development for this project, to require that project engineers provide additional information on the extent of excavation needed for any development in relation to the depth of native soils. The condition will include the requirement for an archaeological survey including a methodology such as trenching according to the information provided in your letter if information provided by the engineer shows that there is the possibility that native soils will be disturbed. This additional review will occur as part of the building permit review process. Any additional information related to your comments for this project will be forwarded to you for review. Sincerely, Ji. Jaimie Reavis Assistant Planner 6300 Southcenter Boulevard. Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 C',ity al J tdiutita Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: X Notice of Public Hearing Project Name: Interurban Warehouses & retail space, variance request to setbacks and design review Determination of Non -Significance Mailing requested by: Notice of Public Meeting Mailer's signature: Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this _4 day of November in the year 2010 W:\USERS\TERIWFFIDAVIT OF DISTRIBUTION.DOC Project Name: Interurban Warehouses & retail space, variance request to setbacks and design review Project Number: PL10-053 n, Mailing requested by: Jaimie Reavis //,. Mailer's signature: i ) MP Agi h2 /(J2------- W:\USERS\TERIWFFIDAVIT OF DISTRIBUTION.DOC November 4, 2010 Louie Sanft 6120 — 52nd Ave S Seattle WA 98118 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director RE: Interurban Warehouse Notice Of Public Hearing, PL10-053 Dear Mr. Sanft: There is a fee due on your permit application in the amount of $173.00 to cover mailing the attached public notice. The number of required notices sent for your application was 173 which included property owners and tenants within 500 feet of your project site as well as interested parties and agencies with jurisdiction. The cost is based on the land use fee schedule adopted by Resolution Number 1718 covering Public Notice mailings required for your application. This fee covers the attached notice only. Additional fees may be assessed for future mailings or other review tasks per the fee schedule. This amount needs to be paid before the city can continue processing your permit application. The payment may be paid by cash, check or credit card. The city will accept credit card payments by phone. If paying by check please send the check made out to: City of Tukwila 6300 Southcenter Blvd, Ste 100 Tukwila, WA 98188 If payment is not received within 15 days of this notice your permit application may be put on hold. If you have any questions, please feel free to contact me at 206 431 3670. Sincerely, r /r6,� Teri Sv ahl Administrative Support Technician MD Invoicing Public Mailings.doc Page 1 of 1 11/02/2010 6300 Southcenter Boulevard Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 (n < •o A G < � 74: 3 - fD a o - o C nyG G m < O� M 0 O Q' O- O O' A w 0 m onas0- (D=y<.-� Ts 51 O C O ,, co 0 0 .0 2 a-mC7o• co o oo a - - a -t 0 p. E 0 D ... - -I .o PI N Oei O 0 = 0co O' O" M P fD nC��<2'�Uq G'32 . 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D * 3 cn ko cn Ln rn cn�Dr�n (Cn O OnCi7C V 0 0 LA ()) 00 0rrIDDD0rr1c0(r�700(r�0((nr�7C (r�r7r�(�rn (f�nnnNrn QO ccooaCOCODDZ�DZ DDDZDD(�1 E' O 4 rn mzzz 3 A9O1O93 JO 1d3G 39I33O 1VNOI9321 MN 3S 3AV 1f091 06TE D D D D D D D D D D D D D D D D D D D D D D D D D >>>>>> (D (D (O CO CO CO ✓ I N O O k0 (0 t0 (D t0 .O t0 V do ', (D (0 (O (D (O 1/40 (O CO CO CO CO CO CO CO O w Ln co co O co O co co N O O O O O O v v 41 (D (D %D Oi O w 0 N? 4 41 `-+ N N N 00 41 N w VD (0 Do O CDCD NJ (0 - CO0O CO0W VD VD VD CO CO CO W OA 01 NJ CO CO 958E170T86 (O (0 k0 co co CO O (n (n Ln CD CD (11 11 - O O O - O N CO CO t-+ V lD V Dw W Louie Sanft A&B Properties 6120 52" Ave S Seattle, WA 98118 Gary Kriedt 201 S. Jackson St. Seattle, WA 98104-3856 KSC-TR-0413 Tom Jordan Fuller Sears Architects 1411 4th Ave #1306 Seattle, WA 98101 Lori Kittredge 201 S. Jackson St. Seattle, WA 98104-3856 KSC-TR-0413 v Steve Sears Fuller Sears Architects 1411 4th Ave #1306 Seattle, WA 98101 Joanna Funke, AIA 1411 E. Olive Way Seattle, WA 98122 October 1, 2010 Steve Sears Fuller Sears Architects 1411 4th Ave #1306 Seattle, WA 98101 City of Tukwila Jim Haggerton, Mayor Department of Community Development'-- - Jack Pace, Director NOTICE OF COMPLETE APPLICATION Louie Sanft 6120 52nd Avenue South Seattle, WA 98118 RE: Interurban Offices & Warehouses Project Dear Mr. Sears and Mr. Sanft: Your applications for SEPA/Environmental Review (E10-016), Shoreline Substantial Development Permit (L10-063), Variance (L10-064), and Public Hearing Design Review (L10-065) for the property located at 14600 Interurban Ave S are considered complete on October 1, 2010 for the purposes of meeting state mandated time requirements. The determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Please note that the fees for the above applications are flat fees with the exception of the Shoreline Substantial Development Permit. The fee for the Shoreline Substantial Development Permit includes 50 hours of staff review time; any time spent in addition to 50 hours will be billed at a rate of $92 per hour. It is our understanding that Fast Signs will be public manufacturing and installing the public notice board for this project. The City of Tukwila will coordinate the public notice mailing with installation of the public notice board within the next 14 days. Once the public notice board is installed, the public comment period for this project will be 14 days for the SEPA/Environmental Review, Variance, and Public Hearing Design Review applications, and 30 days for the Shoreline Substantial Development application. These notice periods will run concurrently. Please feel free to contact me with any questions at jreavis@ci.tukwila.wa.us or (206) 431-3659. Sincerely, eZtO �--1' 4t%/k- Jaimie Reavis 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Far: 206- 431-3665 City of Tukwila Department of Community Development POO -0 3 File Number E10-016 L10-063 _ L10-064 L10-065 LAND USE PERMIT ROUTING FORM TO: OBIX1 uilding IXI Planning IXI Public Works IXI Fire Dept. Police Dept. IXI Parks/Rec Project: Interurban Warehouses & Office (Louie Sanft Property) Address: 14600 Interurban Ave S (parcel #'s 336590-1605 and 336590-1630) Date transmitted: 9/28/2010 Response requested by: 10/13/2010 Staff coordinator: Jaimie Reavis 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.) This project includes four applications, SEPA, Variance, Shoreline, and Design Review. Pre - application meeting under file number PRE10--010. , / rite Ct l k L710/crc ce rf � '/ pa •-• Kiti5 toter//�1 1`� r e�a� ve,/ c sorov0/ £?/o( O 4-1? i0;c_d, C/er-z -/ ‘,..' HrPf. (4.T?c 106.6 4 l io` . l C? J/le Jo !Ca% / okr.- P P) �Plan check date: —�.-7 6 Comments -Update date: prepared by: City of Tukwila Department of Community Development File Number E10-016 L10-063 L10-064 L10-065 LAND USE PERMIT ROUTING FORM TO: !XIBuilding 13- lanning Ix! Public Works IXI Fire Dept. Police Dept. IXI Parks/Rec Project: Interurban Warehouses & Office (Louie Sanft Property) Address: 14600 Interurban Ave S (parcel #'s 336590-1605 and 336590-1630) Date transmitted: 9/28/2010 Response requested by: 10/13/2010 Staff coordinator: Jaimie Reavis 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.) This project includes four applications, SEPA, Variance, Shoreline, and Design Review. Pre - application meeting under file number PRE10-010. Plan check date: Comments Update date: prepared by: 9 �t,LA 7 r jr 7 ''• Z= City of Tukwila a John W. Rants, Mayor 7908 Department of Community Development NOTICE OF DECISION September 24, 1996 Louie Sanft 6120 52nd Avenue South Seattle, WA 98118 Steve Lancaster, Director RE: L96-0026 Shoreline Permit L96-0027 Tree Permit Dear Mr. Sanft: This is to inform you that the City of Tukwila has granted approval of the above referenced permits. The shoreline permit has been forwarded to the Department of Ecology for filing. Any appeals of the shoreline permit must be made to the Shoreline Hearings Board within 21 days of the date of filing. The tree permit has been approved with one condition, which is enclosed. Please note the deadlines by which the planting plan and actual planting must be completed. The determination of replacement trees is based upon an estimate as to the number and size of trees removed within the shoreline zone. Enclosed is our analysis on which the estimates were based. Since the tree permit predates adoption of Ordinance No. 1768, appeals would be heard by the Board of Adjustment. Any appeal must be filed within 10 days of the date of this letter. Do t I esitatelo.ca, I me at 431: 3663 rf you have any,c uesrtions on t ese actions. Sincerely, / John Jierson c Associde Planner enclosures: Tree Permit Conditions Tree Replacement Analysis Shoreline Permit uw C.r ,F. 0. z FROM: RE: DATE: City of Tulevi yerthim John W. Rants, Mayor Department of Community Development Steve Lancaster, Director Jack Pace John Jimerson Shoreline and Tree September 17, 1996 Project Files: L96-0026 (Shoreline) L96-0027 (Tree) mits - Louis Sanft PROJECT DESCRIPTION: The applicant is requesting approval of a tree permit and shoreline permit for removal of trees and vegetation within the shoreline overlay zone. The work has already occurred without benefit of the proper permits. The permit applications were submitted subsequent to enforcement actions taken by the City Attorney's office. The property is located at 14440 Interurban Avenue South. The applicant removed several trees from the shoreline zone - the species, size and exact number are unknown. Using aerial photographs it appears there were roughly 18 trees removed from within the shoreline zone. Several other trees located in the northwest comer or the site but out of the shoreline zone were also removed. The applicant also removed what other vegetation may have been on the site (grasses and shrubs). Upon inspection following a complaint, Targe areas of bare ground had been exposed, thus triggering the requirement for a land altering permit. Part 1 - TREE PERMIT A. The clearing of any vegetation within the shoreline zone is subject to a tree permit 4,44444po , it APProtal-w—cautAingsl..4148.*121L provisions for tree retention, tree protection, tree replacement, protection of surrounding" vegetation and habitat and tree relocation. Four of the criteria have been rendered moot because the trees/vegetation have already been removed. Thus, the focus of this review is on tree replacement. Tree Replacement The tree ordinance (18.54 TMC) requires that a certain number of replacement trees be provided for every significant tree removed. The number of replacement trees required ranges from one to eight for each tree removed depending on the size of the removed trees. The larger the tree, the more replacement trees required. Having removed the vegetation prior to obtaining a permit has created difficulties in applying this simple formula. The applicant has failed to adequately document 1) the number of trees removed within the shoreline zone; 2) their size; and 3) their species. The applicant has not provided reliable information as to how many trees were removed. He indicated there were no records, such as invoices or cost estimates between he and the contractor, that indicates how many trees were removed. With his original application submitted on May 31, 1996, he identified 3 trees within the shoreline zone as being removed. Subsequently, he submitted an aerial photograph with a list that indicates five trees (and a sixth that he claims to be a bush) has been removed, along with three holly bushes. This aerial photo shows the location of the 200 foot shoreline zoned further east than did the original application. Based on the lack of information and inconsistencies on the applicant's part, I have reviewed the information available to determine if a reasonably accurate determination could be made as to how many replacement trees would be required. There are three factors that relate to the replacement of trees which we do not have precise information on. They include the location of the shoreline zone, the number of trees removed from within the shoreline zone and the size of those trees removed. Please see Attachments 1 and 2 for my evaluation of these factors using the information we have available. Based on the analysis in these attachments, I recommend that 54 replacement trees be provided. I recommend that the trees be required to be planted prior to the end of October, 1996, and that such planting be based on a planting plan the applicant submits to DCD for approval prior to planting. The reason for the deadline is to ensure the trees will be planted before the winter season arrives. Failure to meet this deadline would mean the trees could not be planted until next spring. Ttte"tl'e'-ordinance-requnrYs a. trllttimtmi-daliperdf"2 -in ctes- '(deciduous} -or"641-kyoY height (coniferous) for replacement trees. ..PART 11- SHORELINE. PERMIT 2. POLICIES OF THE SMA/SMP: The site is within the jurisdiction of the City of Tukwila SMP and is consistent with the goals and policies of that SMP. With implementation of the tree ordinance provisions, it will not adversely affect land use, economic development, public access, circulation or recreation along the shoreline. 3. TUKWILA SHORELINE REGULATIONS: Following are the relevant review criteria as contained in the City of Tukwila Shor Zone (TMC 18.44): 18.44.110 - General Shoreline Regulations All uses within the shoreline zone must conform to the following general regulations: (1) The use is in conformance with the regulations of the underlying zone district. (2) The use does not conflict with the goals and policies of the shoreline master prog or the provisions of the Shoreline Act and shoreline regulations. (3) No structures or accessory facilities shall be located over the river unless structure protects or promotes the public interest. Comment: No use or structures are proposed at this time. (4) There shall be no disruption of existing trees or vegetation within the river environ unless necessary for public safety or flood control, or if allowed as a part of an appr shoreline substantial development permit. Comment: Trees were removed without a shoreline substantial development pe This permit is to bring that activity into compliance. A tree permit has also been ap for and replacement trees will be required. (5) No effluent shall be discharged into the Green River which exceeds the water qu classification. Comment: The project will not discharge effluent into the river. fl.State-end-fecleraFwater-qualitylegalations,shalf*be•strictly-oomptied withv—t Comment: Responsibility of the applicant. No impacts are identified (7) Wildlife habitat in and along the river should be protected. Comment: Habitat for birds and small mammals has been removed. Tree replacer( per the tree ordinance will mitigate. (9) All necessary permits shall be obtained from federal, State, County or muni agencies. Comment: Applicant is requesting approval after the fact. • A Determination of Non -Significance (DNS) was issued on September 4, 1996. The comment period expired without receipt of comments. 6. RECOMMENDATION: Approve the shoreline permit. The primary impacts will be addressed via the tree permit and land altering permit process. Attachment 1 - Shoreline Zone Delineation The applicant has not provided a survey showing the location of the shoreline zone or trees that have been removed, thus making it difficult to apply the requirements of the tree ordinance. The applicant has made two submittals as to the location of the shoreline zone, which conflict with each other. The most recent consists of aerial photograph with the shoreline zone identified and the trees removed from within that zone circled. It shows the shoreline zone being located west of where shown on the original application. Information on file at DCD, my measurements using the same photograph, and a site measurement taken by myself and Gary Schulz, all indicate the shoreline zone is further west (thus encompassing more of the site and more trees) than the applicant has indicated on the photograph. 1. Barghausen Engineers prepared a plan for development of the adjacent site to the north which shows the location of the shoreline. On this plan, the shoreline zone shown is 23 feet further west than the location as identified by the applicant. 2. I have confirmed the scale of the photograph submitted by the applicant appears fairly accurate at 1" = 150'. It has been enlarged - the original was 1 ' _ 2000'. I verified the accuracy of the 150 scale by measuring the building next door to the north. According to plans on file, that building is 60 feet wide. On the photograph it measures 0.4 inches wide. Multiply 150 by 0.4 = 60 feet. I measured from where I thought the shoreline is located - recognizing that with tree cover, difficult scale and the applicants' drawn in line covering the shoreline, there is room for error, but I believe it is a conservative estimate that the applicants line, as measured at the north property line, is at least 10-15 feet too far east. ,r'41 a t''- 3. Gary Schulz and I investigated the site at the time of the violation and took a rough measurement. At that time there were several trees (already substantially pruned and/or cut down) that were in the immediate vicinity of the 200 foot line (which seemedyto correspond more closely with the Barghausen Plan than the Sanft aerial). Conclusion: Lacking a survey, I have evaluated the information we have available. I believe the Barghausen plan to be the best available information, and my measurements, though not extending as far west as the Barghausen plan, concur that the 200 foot zone is further west than has been identified by the applicant. Attachment 2 - How many trees were removed from the shoreline zone? What size were they? How many replacement trees required per the formula (TMC 18.54.130(3))? The applicant identified 5 trees as being cut down (Nos. 2-6 on his list). We concur that those five trees were cut down. The applicant also indicates one unidentified species of a "bush" has been cut down (No. 7 on the list) This vegetation appears substantial on the aerial photograph, and most likely would meet the definition of a tree. The applicant also indicated there were three holly bushes removed. Holly bushes meet the definition of trees in the zoning code and are subject to tree replacement. Total trees identified by the applicant = 9. Upon investigating the complaint, Gary Schulz and I observed that one of these trees shattered where it hit the ground, indicating that it was rotted, and that it likely would have been exempt from the tree permit. In addition, there are other trees that are not circled which appear to be subject to tree removal. Circles added by me and labeled A, B and D indicate where there are at least one tree each that have been removed. Given the scale of the photo and the shadows, it is difficult to determine if other trees are located in those circles. It is possible there are. Trees A and B are near the 200 foot line, but given the errors in the applicants delineation of the shoreline zone it is probable that they are within 200 feet. Circle D is in a denser area of trees and it is difficult to pick out any individual trees. However, upon our field visit, Gary Schulz and I observed several trees in this area that had been substantially pruned - including a cluster of maples with maybe six trunks extending from it, and two poplars. Thus, depending on how many trees the maple cluster would be considered to be, it is probable there were 5 - 8 eight trees located in this area. "qtattrets removed-(exCludingthelotted-tYtie)'ttten-could be'anywhere*onrt'5= 20, depending on the location of the shoreline zone and the number of trees that cannot be identified by the aerial photographs at hand. What size were the trees that were removed? The applicant has indicated that trees are between 8-10 inches in the list he provided on August 29, 1996. There is no supporting documentation as to these sizes. During earlier conversations with the applicant, he indicated he had no idea what size the trees were. Most of these trees were mature as evidenced by photographs of the site from 1986, which leads me to believe the applicant's size estimates are too small. How many trees arn required per the replacement »pu12 Given all the unce«eJwuromndthtther reasonable would b to require rp,c nt for #t e(mid way be#enth estimated number oftrees removed) and assuming haif the trees were 12 - 18 inches in diameter -and the othrh,fw were 8 - 12 incks Applying theformulas th ma total @54mpl2mmtrees wud�brequired (e2)+(g4)=2+3=54. 5L- rtpktu 124 l 'tree5we ? rerj'•,J►',Krcd _ Wt c h i Vu C t If t wi CSUYt j i r t L 1,)ra c.Q�r t `'{ c<O1i c -I'D t/€ / S (f-1 Gwr b. ( 141 47 - G�r fvr-e TU Co-kti, %y w/ ft,1 q 7 (co/ 40-72 1908 City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 John W. Rants, Mayor March 26, 1997 Mr. Louie Sanft 6120 52nd Avenue South Seattle, WA 98118 VIA CERTIFIED MAIL - RETURN RECEIPT REQUESTED Re: Failure to Comply with Tree Planting, Shoreline Permit and Land Altering Requirements: King County Tax Parcels 336590-1605-0 and 336590-160-0 Dear Mr. Sanft: You previously received a letter dated April 18, 1996 from Jim Haney, then serving as City Attorney, detailing your failure to comply with the above referenced requirements. Those matters have yet to be resolved and this letter 'is a follow up on your failure to comply with local regulations and permit requirements. You were previously provided a deadline for installing trees on your property by December 6, 1996. You have failed to do so. The City has been willing to work with you to resolve this matter over the past ten months. You, however, have exhibited a long history of disregard for the City Codes applicable to removal of trees, disregard for the authority of the City with respect to permitting conditions, and for failure to cooperate with the City on these matters. Be advised that you no longer have the ability to delay planting of the required trees. You have ten (10) days from the }„� r4frgttero have the trees,_planted. If the trees are not planted as required, rest ..gSSUreCr that you"w'�'iie'reg"`a' action initiated by the City. Included in that action will be the City's request that fines be imposed in the amount of $100.00 per day from December 6, 1996 and $500.00 per day from December 11, 1996 until the trees are planted, this is in addition to the $776.28 you must pay the City to compensate it for servicing its sewer lift stations when your unpermitted activity resulted in downed power lines. Very Truly Yours, OFFICE OF THE CITY ATTORNEY ert F./Noe MAR 2 fi 1997 z Fz aw O to 0 I_ F to —a LLI zF 1-0 Z~ U0 co w w. F 1-O iii: z U O' January 8, 1997 Mr. Louie Sanft 6120 52nd Avenue South Seattle, WA 98118 Re: Failure to Comply with Tree Planting Requirements imposed as a Condition for the Issuance of Shoreline, Land Altering and Tree Permits: King County Tax Parcels 336590-1605-0 .and 336590-160-0 Dear Mr. Sanft: You have exhibited a long history for disregarding the City Codes applicable to removal of trees and for disregarding the authority of the City with respect to permitting conditions. Since March, 1996 you have exhibited such disregard by choosing to ignore a stop work order issued by the City. You have mployed dilatory actions by failing to apply for necessary permits when directed to do so by City Planning Staff in a Notice and Order dated March 19, 1996. In fact, it was not until after the attorney for the City sent you a letter dated April 18, 1996 that you came to the City to discuss the permitting requirements. Thereafter, it took you over a month to submit your applications on May 31, 1996. Those applications were incomplete as you had not provided mailing labels. Over a month later, on July 8, 1996, after repeated reminders by the City that the applications were incomplete, you provided the mailing labels. At that time you indicated that you disagreed with the a,•,Cytx; a,entoii, numjers ,p trees_you,,,had,T.em9yed from the shoreline. You were invited to produce information establishing the number of trees you claimed were removed but chose not to provide that information. In September, 1996 the City approved the shoreline and tree permits. The tree permit was approved with the condition that you submit a landscape plan for the City's approval and that any trees required to be installed, be planted by October 31, 1996. On October 31, 1996 the trees hadn't been installed. You submitted on that date a sketchy landscape plan for approval. The City on November 13, 1996 approved your landscape plan with conditions. The City extended additional time for you to plant the required trees to December 6, 1996. If the trees were not planted by that date, the matter was to be referred back to the City Attorney's Office. un Lec:ettdser 9, 199 tthe- LLeeS had -riot been planted. To date the trees have not been planted. You cut down trees in the shoreline without a permit in March, 1996, ten months ago. This matter is now before the City Attorney's Office again. You were strongly admonished in the past for your willful disregard of the City's authority and for your failure to comply with the permitting requirements by letter from the attorney for the City dated April 18, 1996. Since that time you have exhibited the same indifference and disregard. This is abundantly evident from the dilatory manner in which you have addressed these important concerns. Be advised that you no longer have the ability to delay planting of the required trees. You have ten (10) days from the date of this letter to have the trees planted. If the trees are not planted as required, rest assured that you will face legal action initiated by the City. Very Truly Yours, OFFICE OF THE CITY ATTORNEY Robert F. Noe cc: Mayor John W. Rants John McFarland, City Administrator Steve Lancaster, Director of Community Development John Jimmerson, Associate Planner City of Tukwila Department of Community Development November 13, 1996 Louie Sanft 6120 52nd Avenue South Seattle, WA 98118 REL9:6=00270 Dear Mr. Sanft: John W. Rants, Mayor Steve Lancaster, Director As you know, the above referenced tree permit was issued subject to a planting plan approved and trees installed by October 31, 1996. This deadline was not met, as the plan was not submitted for our review until October 31st. With this letter, the deadline for completing the planting is being extended to December 6, 1996. The planting plan submitted is minimal, therefore its' approval is subject to the following conditions to ensure the requirements of Chapter 18.54 are met: 1. The replacement trees shall meet current American Association of Nurseryman standards for nursery stock (TMC 18.54.130(3)(C)(ii). 2. Planting and maintenance of required replacement trees shall be in accordance with best management practices for landscaping which ensure the trees long-term health and spl iatal.WM! -48 54..13 ?41w46, ,• :,rat, . 3. Removal of existing vegetation and changing of existing grades for planting of the trees shall be kept to the minimum necessary to ensure the survival and well being of the new trees. No existing trees shall be removed to install the new trees without a tree permit unless the tree is exempt, and horizontal separation between existing and new trees shall be sufficient to ensure continued viability of all trees. 4. No trees shall be planted below the top of the river bank. Trees may be planted on the top of the river bank provided the slopes are not disturbed. 5. Upon completion of the planting, you must call DCD for a final inspection to ensure these requirements have been met (TMC 18.54.180). rr1.e.fxx.✓ruMI.•nv ii.111.1. 41+,11.14,i Y Ir•i1, Ix..r .%n rpt•....X.xn ref 14.04 rr.nvet ..n In II,vn....r. 344 •.svv VF, ... lnne...•.• ere. xn•yr .A.Mxii n..•.r.Mwn.r Y. 110 vrr•.. rn..r 6. In lieu of installing the trees by the December 6th deadline, you may submit a financial guarantee to ensure their installation. The guarantee must be in the form of a cash deposit or assignment of account, in the amount of 150% of the cost of completing the work. An estimate of this cost shall be provided by a professional landscaper. If you pursue this option, the trees will have to be installed by March 31, 1997, or else the City will claim the funds and contract to have the trees installed. To reiterate, the deadline for installing the trees or providing a financial guarantee is December 6, 1996. Failure to meet this deadline will result in the matter being referred back to the City Attorney for further enforcement If you have questions on these matters, please call me at 431-3663. Ste; cerely, merlon Ass• late Planner cc: City Attorney Steve Lancaster Gary Schulz File �,"'T".'�'..----'u'�.a-r.-... a:4?.h.+�rn.. ,.. .T -.^-s. .T'.•1F.:_ri �:.-n�.r.�l�..,� .I.a�I.A.;'r •-i��v.. w.w r. u.�,..vn. I. x����r wrISM An Archaeological Survey of the Sanft Property, Tukwila, King County, Washington by Anthony J. Cagle Prepared for Louie Sanft 6120 52nd Ave. S. Tukwila, WA 98118 CONTAINS CONFIDENTIAL INFORMATION NOT FOR GENERAL DISTRIBUTION January 16, 2012 CA5CADIATARCHAEOLOGY P.O. Box 51058 Seattle, WA 98115 RECtivtu CITY OF TUKVVILA FEB 2 9 2012 PERMIT CENTER CORRECTION LTR# Nk O(DO ABSTRACT Property owner Louie Sanft retained Cascadia Archaeology, LLC to conduct an archaeological survey of a 3.3 acre property located in Tukwila, King County. The property is located immediately adjacent to the Green River with developed properties on two sides and Interurban Ave South on the other. Work was conducted on 12 December, 2011 and consisted of a visual survey of the property and placement of 26 shovel probes. Sediments were largely fine sands and silts typical of alluvial deposits; very little recent fill was encountered. A few recent historic/modern objects were found during subsurface testing, but no other evidence of previous residential structures known to have occupied the site. Cascadia Archaeology, /:/_C 1 San. -Interurban Short Plat Survey TABLE OF CONTENTS ABSTRACT TABLE OF CONTENTS ii LIST OF FIGURES iii INTRODUCTION 1 Project Location and Description 1 SURVEY CONTEXT 1 Geology and Geomorphology 1 Flora and Fauna 5 General Prehistoric Setting 6 Ethnographic Setting 7 Historical Setting 8 Local Archaeological Setting 9 Historic Structures 10 SURVEY EXPECTATIONS AND METHODS 10 Potential for Discovery 10 Field Methods 10 SURVEY RESULTS 11 Sediment Description 11 Cultural Material 12 Historic Structures 14 CONCLUSIONS AND RECOMMENDATIONS 14 REFERENCES CITED 15 APPENDIX A: Shovel Probe Results 19 Cascadia Archaeology, LLC ii Sahli -Interurban Short flat Surrey LIST OF FIGURES Figure 1: Project location. 2 Figure 2 Aerial photo of the Project location and location of probes. 3 Figure 3 Project area from the SE corner 4 Figure 4 Cut in the berm through the old Interurban railroad line 13 Cascadia Archaeology, LLC. 3 Sault -Interurban Short Plat Survey INTRODUCTION The owner of a 3.3 -acre parcel, Mr. Louie Sanft, applied for a building permit from the City of Tukwila to develop a property located in Tukwila, King County. The City required a cultural resource assessment in order to determine whether potentially significant archaeological resources or historic structures were located within the area of potential disturbance (APD). Mr. Sanft retained Cascadia Archaeology, LLC to conduct an archaeological survey of the APD. The following sections of this report include descriptions of the project and its location and summaries of the survey context, research objectives, methods and survey expectations, and the research and survey results. Management recommendations are also provided. Project Location and Description The property is located in the town of Tukwila, Washington, Section 23, Township 23 North, Range 4 East, immediately adjacent to the Green River on its eastern boundary (Figure 1). Properties to both the north and south are developed for industrial/office uses and Interurban Ave S bounds the property on the west. A berm that constitutes the old Interurban railroad is also present just west of the property and east of Interurban Avenue South (Figure 2). Topographically, the property slopes gently away from the river to the east and northeast (Figure 3). Several shallow depressions are also present; their origin is unknown but may bear some relation to residential structures that once occupied the site. Other than several trees at the top of the river bank, the entire property is covered in grass except for a strip of concrete pathway along the west side of the berm. SURVEY CONTEXT Geology and Geomorphology The project area is contained within the lower reach of the Duwamish Valley. The overall geomorphology in this area is determined by both the underlying bedrock and more recent glaciation. The bedrock in the area is part of the Puget Group of primarily Eocene marine arkosic micaceous sandstone, siltstone, and coal beds of the Renton Formation and andesitic tuff-breccias and epiclastic sandstones of the Tukwila Formation (Vine 1962). These coal -bearing strata, especially those in and around Renton, were especially important in the economic and settlement history of the area. The project area lies within the Puget Trough physiographic province in an area that was covered by the Puget lobe of the Cordilleran ice sheet during the late Pleistocene. The surface geology of this region is largely the product of glacial advances and recessions during that period, which over -rode and scoured earlier Pleistocene glacial deposits. Between about 24,000 and 16,000 years before present (yr B.P.) during the final Cascadia Archaeology, LLC 1 San/i-Interurban Shorl I'lai Survey 2 122.28333° W lading IIIb Park °^ 122.26667° W 122.25000° W WGSB4122.23333° W ..viift 47 ,A rp , t k q 20 k7f : ' II ti ,, .1‘1111-7110r b , abik '^ck rt 7----- — .. \ ♦. il 'x0^ kCy�� 8 k pap Ste ■, 6 24 di° LW. ifirr Adz IMFinglAS TN 1 48 •1 •26, 1 so F � 1 25 Tukwila 1 11444.2 { 111 122.28333° W 17i• 122.26667° W 122.25000° W 0 5 1 M V IDOOFEET 9 ._ ._ 1000I TEt Printed from TOPOI 02000 Natimal Oeor aphis Holdio (wwro.topo.cotn) ;f: WGS84 122.23333° W 2 47.45000° N Figure 1: Project location, T.23 N., R. 4 E, Section 23. USGS 7.5' quadrangle Des Moines, WA 1995. Cascadia Archaeology, LLC 2 Sahli -Interurban Short flat Survey Figure 2: Aerial photo of the Project location and location of probes Cascaclia Archaeology, LLC 3 Sahli -Interurban Short Plat Survey Figure 3: Project area from the SE corner, facing NW. widespread episode of glaciation the Puget lobe advanced through the Puget Trough as far south as present-day Tenino. Retreat of the Puget lobe began within about 1,000 years of glacial maximum (Easterbrook 1986; Porter and Swanson 1998). As the ice sheet advanced and retreated, glacial drift, including till and outwash, were deposited over the Puget Trough, forming a drift upland plain between the Olympic and Cascade ranges estimated at up to 3,700 ft. (1,100 m) thick in the Seattle area (Thorson 1980). This upland is characterized by rolling terrain and intermittent north -south trending ridges and troughs now occupied by lakes and rivers. Once the weight of the ice was removed from the land at the end of the Pleistocene, rapid isostatic rebound resulted in emergence of previously inundated lands before ca. 9000 to 8000 B.P. In the vicinity of Everett, marine incursion reached a modern elevation of 30 ft. above sea level because of isostatic rebound (Dethier et al. 1995). Rebound of the land resulted in lower relative sea levels and associated downcutting of rivers. Worldwide sea levels have risen throughout the Holocene, out -pacing the rate of uplift by ca. 7000 B.P. and then slowing considerably after ca. 5000 B.P. (Clague et al. 1982). As the sea level rose, sediments accumulated along middle and lower river courses and deltas built out into Puget Sound. Meandering stream -flow patterns developed as the rivers cut through the recently deposited sediments. 4 Locally, the Vashon advance (ca. 18,000 BP) scoured out the Duwamish/Green River valley down to a depth of over 15 meters (49.2 ft.) below modern sea level, after which the Green, White, and Black rivers incised their way toward the "Duwamish Bay", a marine embayment of Puget Sound that had developed as a steep -sided fjord during glaciation. Then about 5,000 years ago the Osceola mudflow from Mt. Rainier obliterated the existing White River channel, causing it to change course from its southern route to the Puyallup River to cut north to join with the Green River at Auburn (Dragovich et al. 1994; Dunne and Dietrich 1978). From that point until historic times, the Duwamish Valley was slowly filled with sediments from the combined Black, White, and Green Rivers. Also important to the history of the area is White Lake, a small (ca. 1,840 feet across; Larson 1996: 3-31), now drained, lake just across the Green River from the Sanft property, which is currently occupied by Fort Dent State Park. The original depth of the lake is unknown although the area was described as "low, wet bottom" by early surveyors (United States Surveyor General 1862:293, as quoted in Larson 1996:3-31) and may have been fairly shallow. It may represent a kettle lake formed during the glacial retreat, though Larson argues that it is of recent origin (<500 years old) resulting from shifts in the positions of the White and Black Rivers. Two boggy areas still present in the area may represent remnants of White Lake. The completion of the Lake Washington Ship Canal and Government Locks at Ballard were completed in 1917 which lowered the level of Lake Washington and caused the Black River to largely dry up (Dalan et al. 1981). Today it is a very shallow and intermittent stream generally draining surface water. Soils in the Project area consist of a combination of deep, poorly drained silty to clay loams developed in recent alluvial sediments on floodplains and river terraces and more gravelly, well drained soils that developed in sandstone and conglomerates on glacial uplands. Based on soil maps of the area (City of Tukwila 2006), it is expected that those of the Newberg silt loam series will likely be encountered within the project boundaries. Flora and Fauna Native vegetation of the Project area is within the Tsuga heterophylla (western hemlock) vegetation zone typical of the Puget Lowland (Franklin and Dyrness 1973). This zone is characterized by dense coniferous forests with high primary biomass accumulations and long-lived species. Climax forests are dominated by western hemlock and western red cedar with sub -climax Douglas fir. The Puget Lowland is somewhat drier and more moderate in temperature range than is typical of the western hemlock zone. This is largely the result of the Olympic Mountain rain shadow and onshore marine air flow. During the historic period, some portions of the Puget Lowland contained prairies whose extent is now much reduced. The origins and persistence of these prairies until ca. 100 to 150 years ago are likely related to drier soils and frequent fires, and their reduction since then to fire suppression policies. Ethnohistoric and ethnographic records from the Puget Sound region indicate that Native Americans regularly used fire to control vegetation and C:ascadia Archaeology, LLC 5 Sartft-Interurban Short Plat Survey create improved conditions for certain kinds of plant and animal resources (e.g., Boyd 1999; Cooper 1860; Farrar 1917; Norton 1979; Tolmie 1963). This practice likely extends back several thousand years. Floodplains such as the Duwamish Valley are characterized by seasonally saturated soils, boggy areas, and drier soils on natural levees. These areas have been used heavily for agricultural purposes for the past century and a half, but native vegetation remains in limited areas, especially adjacent to rivers and streams. These riparian areas contain stands of cottonwood, red alder, and bigleaf maple with vine maple, salmonberry, sword fern, skunk cabbage, cattails, sedges, and rushes in the understory and in wetlands. Marshes and bogs were common on floodplains and in kettle depressions in the eastern Puget Lowland historically, although many of them have been drained or mined for peat. A wide variety of animal species of economic importance to native peoples during the early historic period reside in the Project vicinity, including black -tailed deer, elk, and black bear, and smaller fur -bearing animals such as beaver, river otter, raccoon, bobcat, and minks and weasels. Birds frequenting the project vicinity seasonally or year-round included a variety of raptors, songbirds, and waterfowl. Numerous species of fish were available as well and were economically very important both prehistorically and historically in both the rivers and the larger Duwamish-Green River estuary. Species include chinook, coho, chum, pink, and steelhead salmon running at different times of the year, sculpin, cod, sole, and perch in saltwater areas, and various freshwater species in the larger rivers and streams, including whitefish and trout. General Prehistoric Setting Human occupation of the Northwest Coast began as glaciers retreated from the area at the end of the Pleistocene ca. 12,000 to 15,000 yr B.P. Evidence for the period before ca. 5000 yr B.P. is primarily in the form of lithic (i.e., stone tools and tool-making debris) sites located on old river terraces at some distance from the current marine shoreline. These sites consist of surface and near -surface scatters of large flake and cobble tools made from locally available volcanic stone including basalt and dacite. Most of the early sites are not dated, although there are a few finds indicating that people were in the region by 10,800 to 11,300 14C yr B.P., including Clovis -type fluted projectile points found on Whidbey Island, in Maple Valley, and near Olympia (Avey 1992). Recently, the remains of extinct bison have been discovered in the San Juan Islands that exhibit marks and breakage patterns likely caused by humans. Radiocarbon samples on the bison bone yielded a secure date of 11,990 14C yr B.P. (Kenady et al. 2010). These early sites are thought to be representative of an economy based on the pursuit of larger land mammals by mobile hunters, but some exploitation of smaller and more localized game, fish, and plant resources likely occurred as well. Other sites, which have not been securely dated in western Washington, but which are thought to represent the period from about 10,000 to as late as 4500 yr B.P., are characterized by what is often referred to as the "Olcott Complex" in the Puget Sound Cascadia Archaeology, LLC 6 Sarft-Interurban Short Plat Survey region. Essentially similar manifestations have been referred to as the Old Cordilleran Culture, the Old Cordilleran Complex, and the Cascade Phase or Complex (Butler 1961; Matson and Coupland 1995). The hallmark of this complex is the lanceolate or willow - leaf shaped projectile point. The associated lithic assemblages tend to have a relatively narrow range of formal tools manufactured from locally available toolstone, especially river cobbles. Compared to archaeological sites of late Holocene age in this region, these sites are notable for the absence or scarcity of cooking stone and rock -lined cooking and heating features. In western Washington, most of the sites consist exclusively of lithic artifacts that are found in open settings characterized by acidic soils where organic remains are rarely preserved. Consequently, few sites associated with this complex have been radiocarbon dated. The highest densities of known Olcott sites are on higher terraces in upper river valleys. This distribution may be partly a function of geological factors conducive to preservation of the sites but also may signify the importance of ungulates in winter subsistence. In the more open vegetation conditions of the early Holocene, these locations would have offered good vistas for monitoring game. The largest known Olcott sites are in upper valleys just below the winter snow line that are the winter yarding areas for ungulates that migrate into the mountains during the summer (Schalk 1988). Sites dating to between ca. 5000/4000 and 2500 yr B.P. indicate a shift toward increased differentiation of site functions and use of more localized resources, including an increasing focus on littoral and marine resources, particularly salmon. In inland and foothill areas, salmon also was extremely important, especially up to the limits of spawning. Shell midden sites appear on the coast after ca. 4000 yr B.P. and are more common after ca. 2500 yr B.P. near the modern shoreline. Earlier middens may have been eroded or inundated by rising sea levels, although significant shifts in land use patterns also took place during this time, suggesting that the proliferation of late -period shell middens is associated with regional population dynamics and other cultural factors. Fully developed marine -oriented cultures on the coast and inland hunting, gathering, and riverine fishing traditions similar to those depicted in the ethnographic record are represented after ca. 2500 yr B.P. Small, special-purpose sites for collection of a limited range of resources also become much more common and are located in places not previously used. Trench embankments surround some coastal sites starting about 1500 B.P., suggesting an increase in regional conflict. The reasons for this are not clear but probably include factors such as higher population densities, resource competition, and changes in social hierarchies. Ethnographic Setting Several tribes are known to have inhabited the area at various times in the historic period and likely represent peoples living in this area for many generations. The Duwamish people occupied a large area in and around Elliott Bay and the Duwamish River. They were dependent on the river for much of their livelihood, not only economically but also for transportation and tied by spiritual attachments to various landforms and resources. Cascadia Archaeology, LLC 7 San/?-haierurban Short Plat Survey Early historic records document the locations of several villages and landforms named by the Duwamish as recorded by T. T. Waterman early in the 20th century (Hilbert et al. 2001). Also occupying the immediate vicinity were the Suquamish to the west, and the Snohomish to the north along the Snohomish River and environs; both of these groups ventured within Duwamish territory for various gatherings, including utilization of salmon runs (Suttles and Lane 1990). The Muckleshoot tribe also occupied the White and Green River areas. An amalgam of several related groups, the Muckleshoot include the Skopamish from the central Green River valley, the Smulkamish, who inhabited the area around Enumclaw, and the Stkamish, Yilalkoamish, Tkwakwamish, and the Buklshuhl, among others (Ruby and Brown 1992). The Muckleshoot Reservation was established in 1874 for peoples originally living in villages on the Green and White rivers. Some people from the Duwamish River were also sent there, while other Duwamish were sent to the Suquamish Reservation on the west side of Puget Sound. Historical Setting All Puget Sound counties share the same early development history following the arrival of Euroamericans and the establishment of a boundary between the United States and Great Britain in 1946. The creation of Washington Territory followed in 1853, along with the arrival of Isaac I. Stevens as Governor and Superintendent of Indian Affairs who established treaties with local Native American Tribes. The first Americans made use of the laws that determined how public lands could be acquired, including Donation Land Claims, Homestead Claims (beginning in the 1860s), pre-emption claims, and simple purchase. Settlers seeking farmland relied on the proximity of water when establishing their claims, so that prairie or river valley lands — such as those formed by the Green, Black, White, and Duwamish Rivers — were settled relatively early. Logging was initially a part of this development since early farmers believed that the best land for farming was where trees grew. Commercial mills were established to process the timber into lumber, shakes, and other products. The first Euroamericans to visit the area were probably fur trappers and traders in the early 19th century. The first recorded visit was by Colonel Isaac Ebey in 1850. Shortly thereafter, settlers started moving in; they included Joseph and Stephan Foster, who claimed land to the west of the Duwamish and began logging operations, using the Duwamish to float the logs to the Yesler mills (Stein 2003, Larson 1996). Henry Tobin also acquired land in the area and built a sawmill on the Black River, which was later burned down by the natives in the first stages of conflict with the European settlers. This conflict also resulted in the creation of Fort Dent which occupied the area immediately south of the confluence that is now occupied by Fort Dent Park. Built by Frederick T. Dent of the Washington National Guard, the fort largely consisted of a single blockhouse and was situated there because the site represented a bottleneck Casco(' a Archaeology, LLC 8 Sanfl-Interurban Short Plat Survey between the White River valley and Seattle and allowed the military presence to observe native movements through the Duwamish valley. The fort was built in 1855 and was present, though perhaps not occupied, until the 1870s. Various railroad lines were developed during the 1860s and 1870s following the discovery of coal in nearby Renton, and additional settlers moved in and expanded the agricultural base. Of local importance, Lewis Wyckoff purchased land around White Lake in 1871 and established a homestead there while he worked at the Yesler mill and while serving as Sheriff of King County. During that time he commuted by river steamer from his home to Seattle. Later, Wyckoff sold his land to Chris and Claus Jorgenson, brothers who continued clearing the land around White Lake for more extensive agriculture, eventually draining the lake entirely (or nearly so) and filling it in for agricultural use around 1876. The White Lake land eventually passed to Chris Jorgenson's children, Otto and George, who owned the land until the 1960s. At this time, numerous parks were created around King County using bond money created by the Forward Thrust program, and the Fort Dent property was further filled in and leveled for recreational use. The Interurban rail line through Tukwila was part of a larger effort in the late 19th and early 20th centuries to create an integrated set of rail transportation connecting Puget Sound communities. Eventually stretching from Tacoma to Everett, the section in the Project area connected Tukwila to Tacoma, starting operations in 1902. However, the construction of Highway 99 and the advent of both private trucks and automobiles and bus service eventually doomed most of the commuter rail lines and the Seattle -Tacoma Interurban ceased service in 1928. Local Archaeological Setting Befitting the area's rich resources, a number of archaeological sites are in close proximity to the project area. Historically, several Duwamish villages are known from the immediate vicinity, including Sgoa'lgo on the north side of the former White Lake, T'awedlc, located on the north side of the Black River, and S!gali'ls, located on the west side of the Green/Duwamish just west of the project area. All of these, especially Sgoa'lgo, were located here due to the abundant resources, especially salmon but also wapato (a potato -like tuber), that enhanced the wealth and status of local leaders. Perhaps the most relevant archaeological site in the vicinity is 45KI438A, located very close to the historic Sqoa'lqo and possibly a peripheral part of that village. The site was occupied between ca. 500 and 150 B.P. and consists of a set of thin midden deposits and only a single hearth feature; it thus may have functioned as a peripheral cooking area and for refuse dumping (Larson 1996) from the main village. Upstream on the Black River are two sites, 45KI59 and 45KI51, both about one mile east of the project area. The former, also known as Tualdad Altu, is a village site dating to between 1764 and 1360 B.P. and contained extensive midden deposits that may have represented a seasonal hunting and fishing camp, though some data suggest occupation Cascadia ,Archaeology, LLC 9 San/! -Interurban Short Plat Survey- year round (Vance 1980, Larson 1996:3-5). A few hundred feet further east, the Sbabadid site (45KI51) is a late prehistoric site (A.D. 1790-1865) representing several habitation structures and associated midden deposits, with the floral and faunal data suggesting it was used as a seasonal camp, perhaps associated with salmon runs. Also close to these is 45KI439, located near the Renton Sears -Fred Meyer stores, which had low-density midden deposits and features similar to 45KI51 and 45KI59, though the site has not been dated. Further north and downstream on the Duwamish River, the Allentown site (45KI431) is another late prehistoric site along the east bank of the river. Like the White Lake site, it is of late prehistoric date (550 B.P. to A.D. 1900) and is also thought to be a winter village occupied by the Duwamish. Other major sites near the mouth of the Duwamish include 45KI32, a shell midden dated to 671-530 B.P.; 45KI52, another shell midden site to the south of 45KI32, of unknown date; and 45KI23, the Duwamish Site No. 1, a large occupation site spanning much of perhaps the last 2000 years. To the southeast, the much older site of 45K1267 contained cobble and flake tools, possibly Olcott or Cascade, suggesting it may date to ca. 8000-4000 B.P. (Kennedy 1985, Larson 1996). Historic Structures No structures are standing on the property today. However, the owner indicated that several houses were present at one time; these were demolished in the early -mid 1970s and at that time were approximately 50 years old. Thus, it is possible that some historic remains are present either in the form of structural remains or historic artifacts associated with those structures. SURVEY EXPECTATIONS AND METHODS Potential for Discovery Based on background research of other known sites in the immediate vicinity, the potential for finding prehistoric cultural remains was expected to be fairly high depending on the types of sediments encountered. If the majority of the sediments are recent disturbed fill then prehistoric remains are unlikely to be encountered; however, if they are primarily intact native alluvial sediments than the potential for discovery is much higher. Consequently, survey procedures were designed with a high potential for discovery in mind but tailored for individual areas. Field Methods The survey was carried out using visual inspection of the surface over the entire property and subsurface explorations with shovel/auger probes. Shovel probes were placed along four transects running roughly SE -NW (parallel with Interurban Ave S) at intervals of between 15 and 20 meters depending on topography, proximity to the river or Interurban Ave S, and other factors. A total of 26 probes were excavated (Appendix 1 and Figure 2). Cascadia Archaeology, LLC 10 Sanft-Interurban Short Plat Survey Probes were placed at 15 meter intervals along the first transect at the top of the river bank as this area was judged to have a higher potential for encountering undisturbed native sediments. Subsequent transects were located at 20 meter intervals west of this first transect with probes at 20 meter intervals within these transects. Moving east from the Green River, the transects and probes are distributed as follows: Transect # Probe #s T1 — Top of bank above Green River SP1 -8 T2-20mwest of Tl SP9-14 T3 — 20 m west of T2 SP15-20 T4 — 20 m west of T4 along concrete path SP21-24 T5 — along berm next to Interurban Av S SP25-26 Only two probes were placed on T5, which consisted of the berm between the concrete path and Interurban Ave S (Figure 2), as previous work in the area (Cagle 2011) indicated that this was the location of the former railroad line and was likely to consist only of fill and/or quarry spall rubble. SP25 was placed on top of the berm at the south end of the property, while SP26 was located at the bottom of a preexisting cut in the berm; the side of the berm within this cut was also scraped away to view the profile of the berm. Probes were excavated to 1 meter below surface (100 cmbs), until undisturbed glacial sediments were reached, or until a significant obstruction blocked further excavation. However, since most consisted of almost exclusively native alluvial sediments, many were continued down to approximately 2 meters with a (10 cm [4 inch] bucket auger). All excavated sediments were screened through 1/4 -inch hardware cloth and the spoils searched for cultural material. Records were kept of each shovel probe describing the soils/sediments, contents, depth, and location. Photographs of the shovel probes and cultural material as well as overviews of the project area were taken. No cultural material was collected. Field records are stored at Cascadia Archaeology, Seattle. SURVEY RESULTS Fieldwork was carried out on 12 December 2011 by field supervisor Anthony Cagle and field technicians Mike Wolverton and Sarah Thompson. Weather conditions were sunny and clear with temperatures between the upper 30s and 40s. Ground visibility was generally poor with most ground covered by thick grass, but the area immediately adjacent to the Green River (transect T1) was lightly wooded with some bare ground. Sediment Description The deposits were fairly consistent across the entire project area. Appendix 1 summarizes the results of each probe. Cascadia Archaeology, LLC 11 Sahli -Interurban Short Plat Survey The top 15-30 cm ("Ia/b" in Appendix 1) was usually a dark brown to black, though occasionally tan, sandy organic loam with abundant roots and subrounded to subangular gravel varying in quantity between approximately 1% and 50%. This presumably comprised an A horizon developed within a sand and gravel fill mixed with varying amounts of the underlying alluvial sediments. Below this were similar deposits ("IIa/b" in Appendix I) differing only in the amount of organic matter: dark brown fine sandy silts with very little gravel, typical alluvial sediments, with higher organic content in IIa. These deposits typically made up the entire depth of all probes, up to two meters below ground surface in some cases. In some probes, these alluvial sediments were underlain by a mottled gray/tan/brown sandy silt often interspersed with bands of more organic or sandier sediments. These may be glacial in origin, though the lack of significant gravel/cobble components militates against this interpretation; they are most likely a C horizon developed within the very similar alluvial sediments from above. Some charcoal was noted in several probes. These were small flecks or chunks less than lcm in length and usually within the IIa and IIb strata; these are not thought to be cultural as they are dispersed in the strata and not associated with other material that is cultural in origin such as artifacts, concentrations of fire -modified rock, etc. Two probes worthy of separate mention are those located on/in the berm running along Interurban Ave. This is thought to be the location of the Interurban rail line. Previous work along S 144th St (just north of the property) where a deep trench cut through the line of this berm showed extensive rubble and quarry spalls beneath where the berm had been and it was expected that the berm itself would be composed of fill. This largely turned out to be the case: a previous cut had been made through the berm (presumably for drainage purposes) and scraping the exposed face showed that it indeed consisted of brown sandy and gravelly fill throughout. SP -26, located in the bottom of this cut (Figure 4), also showed similar fill to a depth of 62 cm. However, SP -25, located at the south end of the property on top of the berm, showed 35 cm of typical fill, but below that to 96 cm was sediment very similar to the IIb alluvial found elsewhere. Below 96 cm the fill continued. It is possible, perhaps likely, that the original berm was at some point capped by sediment excavated from elsewhere on the property, perhaps during construction of the pathway running next to it. Overall, the deposits were consistent over nearly the entire area sampled: 10-30 cm of fill in most locations, followed by up to two meters of fine alluvial sediments. These deposits appear to be culturally sterile, but in situ native sediments. Cultural Material No pre -contact artifacts were discovered either surficially or in any of the excavated material. Several modern or historic artifacts were found, mostly small fragments of domestic debris (e.g., white porcelain, bottle glass) and building material (e.g., plate Cascadia Archaeology, LLC 12 Sanfi-Interurban Short. Plal Survey glass, dimensional lumber). These objects may be associated with the now -demolished houses, which were built over 50 years ago, but the artifacts themselves could not be dated. The houses were demolished in the 1970s and the objects could as easily represent the more recent period of occupation. They did not appear 'historic' in terms of design, materials, or manufacturing technology, nor were they recognized as types no longer being produced. While the data in Appendix I suggest that some of these came from the Figure 4: Cut in the berm through the old Interurban railroad line, facing west towards Interurban Ave S. native alluvial sediments (i.e., "IIa/b"), all were nearer the surface and likely some degree of mixing of the upper fill and lower alluvial sediment had occurred. In addition, vertical control in shovel/auger probes is often difficult to maintain and materials exposed in the sides can easily fall or be knocked from the walls to be recovered from deeper levels of the probe. The quantities of glass, ceramic, etc. were low and not suggestive of substantial concentrations of debris or indicative of the specific locations of the former structures. Several small depressions were noted (e.g., near probes SP17 and SP18) which may represent the locations of structures, but no foundations or other debris were noted to determine this with any degree of certainty. One large concrete slab — 122 x 66 x 15cm — was noted at the top of the bank near SP -5. This is not, apparently, a foundation component and its function is unclear, although the character of the concrete appeared modern rather than historic. Historic Structures Several residential structures built over 50 years ago were said to have been located on the property, demolished in the 1970s, according to the landowner. No structural evidence of their locations was noted, though objects apparently related to their presence (e.g., white porcelain and window glass) were found. CONCLUSIONS AND RECOMMENDATIONS No prehistoric artifactual material was recovered either from the surface or in shovel probes and only recent objects were noted in various locations around the property consistent with residential maintenance and demolished structures. It is unclear whether these recent artifacts are of historic or modern vintage; the former buildings would have been considered historic at the time of their demolition, but since the buildings themselves were not demolished until the 1970s, these objects need not necessarily be considered historic. Recent fill comprises the top 10-30 cm of most probe locations, but the underlying deposits down to at least 1 m in all locations and to 2 m in several are in situ native alluvial sediments. The property owner indicates that little, if any, disturbance of underlying sediments will occur during construction, because the entire area will be leveled over with fill and construction is expected to occur within that fill material. Nevertheless, construction plans should be carefully reviewed to ensure that any excavations for footings or utilities will occur only within recently deposited fill, especially nearer the river bank where fill is expected to be shallower. Cascaclia Archaeology, LLC 14 Sahli -Interurban Short Plat ,Survey REFERENCES CITED Avey, Michael 1992 Fluted Point Occurrences in Washington State. Unpublished manuscript, on file at Department of Archaeology and Historic Preservation, Olympia, Washington. Boyd, Robert (editor) 1999 Indians, Fire, and the Land in the Pacific Northwest. Oregon State University Press, Corvallis. Butler, B. Robert. 1986 Old Cordilleran Culture in the Pacific Northwest. Occasional Papers of the Idaho State College Museum No. 5. Pocatello. Cagle, Anthony 2011 Archaeological Monitoring of the Interurban Avenue Gravity Sewer Project. Report prepared for the City of Tukwila Public Works Department, on file at Cascadia Archaeology, Seattle, Washington. Clague, John, John Harper, R.J. Hebda, and D.E. Howes 1982 Late Quaternary Sea Levels and Crustal Movements, Coastal British Columbia. Canadian Journal of Earth Sciences 19:597-618 Cooper, J.G. 1860 Report upon the Botany of the Route. In The Natural History of Washington Territory and Oregon. Bailliere Brothers, New York. Dalan, Rinita, Sandra Hunt, and Steve Wilke 1981 Cultural Resource Overview and Reconnaissance: Green River Flood Damage Reduction Study. Geo -Recon International, Seattle. Dethier, D.P., F. Pessl, Jr., F.F. Keuler, M.A. Balzarini, and D.R. Pevear 1995 Late Wisconsinan Glaciomarine Deposition and Isostatic Rebound, Northern Puget Lowland, Washington. Geological Society of American Bulletin 107:1288-1303. Dragovich, J.D., P.T. Pringle, and T.J. Walsh 1994 Extent and Geometry of the Mid -Holocene Osceola Mudflow in the Puget Lowland—Implications for Holocene Sedimentation and Paleogeography. Washington Geology 22(3):3-26. Dunne, Thomas and William E. Dietrich 1978 Geomorphology and hydrology of the Green River, Technical Appendix A. In A River of Green. King County Department of Planning and Community Development, Division of Planning. Seattle, WA. Cascadia Archaeology-, LLC 15 Sanfi-Interurban Short flat Survey Easterbrook, Don J. 1986 Stratigraphy and Chronology of Quaternary Deposits of the Puget Lowland and Olympic Mountains of Washington and the Cascade Mountains of Washington and Oregon. Quaternary Science Reviews 5:145-159. Farrar, V.J. (editor) 1917 Diary of Colonel and Mrs. I.N. Ebey. Washington Historical Quarterly 8:40- 62, 124-153 (January and April). Franklin, Jerry and C.T. Dyrness 1973 Natural Vegetation of Oregon and Washington. USDA Forest Service General Technical Report PNW-8. USDA Forest Service, Portland, Oregon. Kenady, Stephen M., Michael C. Wilson, Randall F. Schalk, and Robert R. Mierendorf 2010 Late Pleistocene Butchered Bison antiquus from Ayer Pond, Orcas Island, Pacific Northwest: Age Confirmation and Taphonomy. Quaternary International 233:130-141. City of Tukwila 2006 Map 5 Soils. WDNR, City of Tukwila GIS: www.ci.tukwila.wa.us/dcd/shoreline/Map%205%20Soils.pdf Kennedy, Hal 1985 45 KI 267 Master Site File form. Renton Effluent Transfer System Cultural Resource Program, Amend. 6. On file at Department of Historic Preservation, Olympia, Washington. Kopperl, Robert E. 2004 Cultural Resources Assessment for the NE Woodinville -Duvall Road Intersection Project At Avondale Road NE (CIP 100799) and Avondale Road NE Widening Project (CIP 101591), Supplement. Prepared for Manuela Winter. On file at DAHP, Olympia, Washington, NADB 1343294. Larson, Lynn L. (editor) 1996 King County Department of Natural Resources Water, Pollution Control Division, Alki Transfer/CSO Project Allentown Site (45KI431) and White Lake Site (45KI438 and 45KI438A) Data Recovery. Larson Anthropological/Archaeological Services, Seattle. Matson, R.G. And Gary Coupland 1995 The Prehistory of the Northwest Coast. Academic Press, San Diego. Nelson, Charles M. Cascadia Archaeology, LLC 16 Swill -Interurban Shur! Plat Survey 1976 The Radiocarbon Age of the Biderbost Site (45SN100) and its Interpretive Significance for the Prehistory of the Puget Sound Basin. The Washington Archaeologist 20(1): 1-17. 1990 Prehistory of the Puget Sound Region. In Handbook of North American Indians, Volume 7, Northwest Coast, edited by W. Suttles, pp. 481-484. Series editor, W.C. Sturtevant. Smithsonian Institution, Washington, D.C. Norton, Helen H. 1979 The Association between Anthropogenic Prairies and Important Food Plants in Western Washington. Northwest Anthropological Research Notes 13:175- 200. Piper, Jessie, Rinck, Brandy, and Shantry, Kate 2009 Level 2 Cultural Resources Assessment for the Snoqualmie-Novelty Hill 115kVTransmission Line Rebuild, King County, WA. Report prepared for David Evans and Associates, Bellevue, WA. On file at DAHP, Olympia, Washington. Porter, Stephen and Terry W. Swanson 1998 Radiocarbon Age Constraints on Rates of Advance and Retreat of the Puget Lobe of the Cordilleran Ice Sheet During the Last Glaciation. Quaternary Research 50:205-213. Ruby, Robert H. and John A. Brown 1992 A Guide to the Indian Tribes of the Pacific Northwest. Second edition. University of Oklahoma Press, Norman. Schalk, Randall 1988 The Evolution and Diversification of Native Land Use Systems on the Olympic Peninsula: A Research Design. With Contributions by David Yesner. Submitted to the National Park Service, Pacific Northwest Region under Contract No. CX -900-4-E075. Institute for Environmental Studies, University of Washington Seattle Available online at http://www.nps.gov/history/history/online_books/olym/schalk/contents.htm Stein, Alan J. 2003 Fort Dent Park HistoryLink.org Essay 4114 (http://www.historylink.org) Suttles, Wayne and Barbara Lane 1990 Southern Coast Salish. In Northwest Coast, edited by Wayne Suttles, pp 485- 502. Handbook of North American Indians, Vol. 7, W. C. Sturtevant, general editor, Smithsonian Institution, Washington, D.C. Thorson, Robert M. Cascadia Archaeology, LLC 17 San ft-Inlerurbczzz Short flat Survey 1980 Ice -Sheet Glaciation of the Pyget Lowland, Washington, during the Vashon Stade (Late Pleistocene). Quaternary Research 13:303-321. Tolmie, William F. 1963 The Journals of William Fraser Tolmie, Physician and Fur Trader. Mitchell Press, Vancouver, B.C. United States Surveyor General 1862 General Land Office Surveyor's Notes, Township 23 North, Range 4 East, Willamette Meridian. Washington State Department of Natural Resources, Olympia. Vance, E.D. 1980 45 KI 59 Master Site File. Office of Public Archaeology, University of Washington. On file at Department of Historic Preservation, Olympia, Washington. Vine, James D. 1962 Stratigraphy of Eocene Rocks in a Part of King County, Washington. Report of Investigations 21. U.S. Geological Survey, Menlo Park, CA. Cascailia Archaeology, LLC 18 San -Interurban Short Plat Survey APPENDIX A: Shovel Probe Results General Stratigraphic/Soil Description Ia. Dark brown/black sandy organic loam, 50+% subround to subangular gravel 1-20cm diam. (fill) lb. Tan compact sand, subround to subangular gravel 1-20cm diam. (fill) Ila. Dark brown fine silty sand to sandy silt, organic, <5% gravel (alluvial) Ilb. Dark brown fine silty sand to sandy silt, <5% gravel (alluvial) Table 1. Shovel probe descriptions Probe Depth (cmbs) Sediment Description Content Notes SP -1 0-16 Ia Probably fill 16-32 Ib 32-100 Ilb 3-4 charcoal (<lcm) @45cm SP -2 0-20 Ia Clear plate glass, white porcelain 20-110 Ilb Clear plate glass Started auger @100 cmbs SP -3 0-27 Ia 1 utility wire @25cmbs Wire appears old and inactive, only saw one end 27-98 IIb Root burn near top of strat. Native - Alluvial 98-196 IIb but more tan in color Native, alluvial switched to auger @110cros SP -4 0-15 IIa Plastic 15-190 llb, auger at 100 cm Plastic SP -5 0-31 Ia, lens of clinker in North wall 30- 31 cm Roots/rootlets, 1 washer, 10+ pieces of plastic, 1 old diaper frag., clinker Disturbed 31-195 IIb Rootlets to base, large root @80cm Switched to auger @80 cm due to root SP -6 0-16 Ia 16-36 Ib 36-183 IIb, angered @100-183cm SP -7 0-192 IIb SP -8 0-190 IIb, gray coarser sand band @160 cms SP -9 0-20 Ia Rootlets 20 m W of SP -8 20-180 IIb Rootlets 180-200 Fine brown silty sand with mottled tan clay which decreases w/ depth Rootlets SP -10 0-30 IIa, + charcoal & decomposing plant stems Round nail, saw -cut bone, composite roofing 30-171 IIa 171-186 Mottled tan & gray, moist, sandy silt, no gravel, decomposing plant stems SP -11 0-23 IIa 1 piece clear glass, 4 frags aluminum foil, visqueen frags. Roots 23-190 IIb SP -12 0-45 IIa + charcoal & plant debris White porcelain 45-147 • IIb + charcoal & plant debris 147-195 Mottled moist tan & gray sandy silt, plant debris SP -13 0-26 IIa Roots, rootlets, 1 clear glass frag. 20m N of 12 26-100 IIb Rootlets Cascadia Archaeology, LLC 19 Sanf-Interurban Short flat Survey Probe Depth (cmbs) Sediment Description Content Notes SP -14 0-24 IIa Roots, rootlets 20m N of 14 24-197 Ilb Charcoal flecks @45cm to 75cm (a lot) and 180-190cm (small amount) Switched to auger @43cm due to large root SP -15 0-40 Ia+Ib, mixed Plate glass, porcelain pipe frag, brick, foil, white porcelain, mortar 40-96 IIb 96-108 Mottled brown/gray sandy silt, moist, lots of charcoal, bands of organic soil & coarser sand, <1% gravel SP -16 0-10 IIa Roots, grass cap, clear pane glass frags (6)1\1=1 clay pot frag 20m S of 15, 3rd transect 10-100 IIb SP -17 0-19 IIa Roots — grass cap, 2-1/4" x 2- 1/4" x 9" rotting dimensional lumber frag. 20m S of 16 19-195 IIb SP -18 0-13 IIa 13-26 Mottled gay/tan compact sandy silt, looks like spoils from nearby pits 26-140 Mottled gray/brown sandy silt Plastic, clear bottle glass SP -19 0-28 IIa Roots, rootlets, grass cap, candy wrapper, N=1 green bottle glass frag 28-130 IIb Rootlets Auger @97cm 130-195 IIb, but some mottling w/orange and gray Decomposing roots SP -20 0-33 Ia, + charcoal, plant debris, roots 33-190 IIb, plant debris SP -21 0-20 IIa Roots, rootlets- grass cap 20m N of SP -19 in "triangle 20-100 IIb Rootlets, decomposing roots SP -22 0-30 Ia Clear & green bottle glass 30-173 IIb + charcoal & plant debris Piece of tile 173-190 Mottled moist tan & gray sandy silt, roots, plant debris SP -23 0-53 Ib, angular gravel and cobbles Clear window glass between 40-50cm (N=4), N=1 white ceramic frag. 20m N of SP -21 53-90 IIb SP -24 0-42 Fill PVC, concrete, plastic 42-153 IIb Clear bottle glass, plastic 153-190 Mottled compact gray sandy silt SP -25 0-35 Fill — 50% subround to round pea gravels in med/ coarse brown sand, 5-10% subround to round cobbles N=1 clear glass bottle frag @ S end of old RR grade or top of berm 35-96 IIb (apparently) 96-99 Fill, same as above but no cobbles Auger from —85, impossible to continue @99 SP -26 0-62 Fill — gray brown compact sandy gravel, 50% round to subround pea Some charcoal flecks @50cm, N=3 clear window pane glass In cut of berm Cascaclia Archaeology, LLC 20 Sand -Interurban Short Plat Survey Probe Depth (cmbs) Sediment Description Content Notes gravel and 10% rounded cobbles, wet all the way down frags Casco(lia Archaeology, LLC 21 Sanfi-Interurban Short Plat Survey Interurban Warehouses and Offices 14600 Interurban Ave. Tukwila, WA SHORELINE REGULATIONS NARRATIVE p cE v S--) r 2 i0 L 0 N J U 1 COOMUN.Tf D VLLOPra+Er4T The proposed project will adhere to the policies and goals of the Shoreline Master Program. Clearing and grading limits on the development plans strictly prohibit any work along the existing river bank. All existing trees along the river will be protected and will remain after the completion of the project. The development will be graded to drain towards the center of the site, directing water away from the Green River. Stormwater will be collected and treated with stormfilter media filters prior to discharging from the developed site. Water discharge from the site will be treated by media filters to meet or exceed federal and state water quality regulations. During construction, previsions from the King County stormwater pollution prevention manual will be used to prevent turbid water from discharging from the site. Prior to construction a stormwater pollution prevention plan will be set up by the contractor to protect the site from erosion during construction. Erosion control tactics such as sediment ponds, rock construction entrances, sediment fence, and marked clearing and grading limits will be set up to protect the wildlife habitat in and along the river. CITY OF TUKWILA Department of Community Develop rlen ' `' SI-IORELINE 6300 Southcenter Boulevard, Tukwila, WA 98188 n • • 2310 Telephone: (206) 431-3670 FAX (206) 431-3665 COMMUNiTf DEVELOPMENT E-mail: tukplan@ci.tukwila.wa.us PERMIT APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -SHORE Planner: File Number: Li 0 - -0 63 Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: -S LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 1410b /,t -ii v42F ►-N ?WA%lt// G.44 - LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). -Ra16os 3396'96160 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: 6 6g- c.5 04 -AI /17 i4/T �T.I Address: /4 // T H>¢ -1/X- ill -177 O (/ Set4-7 ,, 1444— ' 15l O I Phone: ?pt. & 'd Z Co f 7 6 E-mail: Signature: FAX: go Cs, £i'67-- Cv 4 to P:\Forms\2009 Applications\Shoreline Substantial Development Permit-JAN09.doc INTERURBAN OFFICES & WAREHOUSE 14440 INTERURBAN AVE S PL10-053 E10-016 S E PA L10-063 SHORELINE L10-064 VARIANCE L10-065 DESIGN REVIEW L10-069 LAND DIVISION L10-069 LAND DIVISION WITHDRAWN City of Tukwila Jim Haggerton, .flavor Department of Community Development Jack Pace, Director MEMORANDUM DATE: January 19, 2011 TO: Laurie Anderson, Fiscal Specialist FROM: Jaimie Reavis, Assistant Planner RE: Refund for fees paid under permit number L10-069: Louie Sanft BLA On October 19, 2010, Louie Sanft, a property owner of 6437 S 144th Street in Tukwila, applied for a Boundary Line Adjustment (BLA). After discussions with City staff, Mr. Sanft decided on January 11, 2011 to withdraw the BLA application and instead apply for a Binding Site Improvement Plan (BSIP). Mr. Sanft is planning to submit a separate application and fee for the BSIP in the next few weeks. The permit fee that should be refunded is $1,463.00 (see attached receipt). Please make the check payable to Louie Sanft, and send the refund to the following address: Mr. Louie Sanft 6120 52nd Ave S Seattle, WA 98118 Please call me at (206)431-3659 or x1659 with any questions...thanks! Jaimie Reavis -6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 Proposed 6-28-79 MF #78 -31 -SMP EASEMENT THIS INSTRUMENT made this rya 7-- day of J44)u � ,1980, by Gary A. Nilsen Sr. and L.D. Schneider (the "Grantofs"), in favor of CITY OF TUKWILA, a municipal corporation of Kind County, State of Washington (the "Grantee"). WITNESSETH Grantors, for and in consideration of the sum of one dollar (1.00) and other valuable consideration, receipt of which is acknowledged, Grantors grants, con - et veys, and confirms to Grantee, its successors and assigns, a perpetual non-exclusive easement for public access for the purpose of constructing and operating a recreational trail open to the public, and related construction and improvements, across and upon the property described on the attached "Exhibit A" and further shown on the map CD attached as "Exhibit B". CID Grantee shall have the right without prior institution of suit or proceeding at law, at such time as may be deemed appropriate by Grantee, to enter upon said property for the purpose of operating, maintaining, repairing, replacing or re- constructing a public recreational trail and related improvements, without incur- ring legal obligations or liability therefor: provided, said operating, maintain- ing, repairing, replacing, or reconstructing of a public recreational trail or related improvements shall be accomplished in such a manner that private improve- ments shall not be disturbed or destroyed, and Grantors shall not be excluded from such easement property and shall have unlimited right to use said easement property for any lawful purposes not inconsistant with the rights of grantee. In the event they are disturbed or destroyed, they will be replaced in as good a condition as they were immediately before the property was entered upon by Grantee. This shall be a covenant running with the land forever and shall be binding on Grantors' successors, heirs and assigns. B By: EXHIBIT A The pedestrian access easement as described in the easement agreement shall he from the ordinary high water nark to a point 40 feet west of said ordinary high water mark over all of the following parcels of land: LEGAL DESCRIPTIONS: That portion of Tract 1, Interurban Addition to Seattle, according to the plat recorded in Volume 10 of Plats, page 55, records of King County, Washington, lying southerly cf a line which extends northeasterly, perpen- NT dicular with the westerly line of said tract, from a point on said westerly O line which is 685 feet southeasterly from the northwest corner of said —' tract; and lying northerly of a line which extends northeasterly, perpen- O dicular with the westerly line of said tract, from a point on said westerly CD line which is 1555 feet southeasterly from the northwest corner of said cO tract; ALSO that portion of the vacated Puget Sound Electric Railway R/W adjoining thereto lying southeasterly of S. 149th St. as conveyed by Puget Sound Power and Light Co. to the City of Tukwila by deed dated October 25, 1965 and filed under Auditor's File No. 6557639; and lying northwesterly of a line which extends southwesterly, perpendicular with the easterly line of said P. S. E. R/W, which is also the westerly line of said Tract 1, Interurban Addition, from a point on said westerly line which is 1555 feet southeasterly from the northwest corner of said tract. STATE OF WASHINGTON) ) ss. COUNTY OF KING ) On this ' ,./ ( -A day of ri appeared /J. and to to me known to be the 4L_ • "lc:, before me personally of .. • 1 (::) ., ,...Q.,,.'..3..,:,,,,, the individuals that executed the foregoing instrument, i nd acknowledged the said instrument to be the free and voluntary act and deed of said individuals for the uses and purposes mentioned therein, and on oath stated that they were authorized to execute the said instrument. NOTARY PUBLI ington, res in and f9,e7theilSt#te of Wash- ing at -2- '. \ , .t k a t. 01 P, 1,°0;nay@ V4; Y of `i4Y � r ` r( J 1W . . %" '.,y Af oV , �� i1� ��� �L�'Y'iY^W4t; �'Uy }'I VYI:_ ,. 47 5 _ !4j1,LIik°q44 ` {t.", ,�N veca1' J 4'c ZirOkJtV-0 ask,-:Fv a 1. a ".* N(1:' a�:n c .' Fi Ph i/\, 6:;7'.1 4.kZ Er , °� t?� NrC�) t kk' " ,� ,t�)yGt r? b � + ^ 5 tt M ,c,kU4d1, Qy �I lit; 1I! rr !al Zt S4 0 1.4 A ti N �a /I ------ • i 'l ": *r�.• rti L. 10 '064 a LiJ L co 0 0 cp FILED for Record at Request ot c\J • !i When recorded, mail to: Louie Sanft 6120 52"° Avenue S. Seattle, WA 98118 MIN GT DEVELOPMENT EAS 18 00 EASEMENT FOR INGRESS AND EGRESS Grantor Grantee 19991119001363 PAGE 001 OF 005 11/19/1999 13:05 KING COUNTY, WA GT DEVELOPMENT CORPORATION, a Washington corporation, as to Parcel B ADOLPH SANFT and RUTH SANFT, husband and wife, and LOUIE SANFT, a single man Legal Descnptions PARCEL A Lots 12 through 20, Block 16, Hillman's Seattle'' Garden. Tracts, according to the plat recorded in Volume 11. of Plats, page 24, in King County, Washington PARCEL That portion of the Puget Sound ElectncRailroad right-of-way located in Joseph; Foster DLC #39 in the:northeast quarter.. of Section 23, Township 23 North, Range 4 East, ;W M., in King County, Washington, bounded on the northeast by Maule Avenue, on the southwest by: SR 181, on the southeast by Right -of -Way No 2, and on the northwest by Right -of -Way No: 3, both right-of-ways as described ill King County Recording Number 6557639 Tax Parcel Numbers PARCEL A. 336.590-1,605-01 3.3'65:90-:1630'=00 PARCEL B 000280-0030-05 Adolph Sanft and Ruth Sanft, husband and wife, and Louie Sanft, are the vested owners of Parcel A., and GT Development Corporation is the vested owner of Parcet B..: 1 The Grantors hereby grant to Grantees an easement foringress an egress over their portions of the property described on the attached rider marked "Exhibit' A. 2 Grantee shall have the right of access to the easement to enable Grantee to exercise its rights hereunder, provided that Grantee shall compensate Grantors for any damage to the property.,. caused by the exercise of said nght of access • EASEMENT FOR INGRESS AND EGRESS Grantors reserve the right to use the easement for any purpose not inconsistent with the rights granted to the Grantor By accepting the recording of this easement, Grantee agrees to indemnify and hold harmless Grantors from any and all claims for injuries and damages suffered by any person which may be caused by the Grantee's exercise of the rights herein granted, provided that Grantee shall not be responsible to Grantor for any injunes and damages to any person caused by acts or omissions of Grantors This shall be an easement appurtenant, running with the land, for the benefit of the Grantee The nghts and obligations of the:. parties shall. inure to the benefit of and be binding upon their respective successors and assigns. 6 If the Grantee purchasesproperty containing theeasement, creating a merger of title, the easement shall terminate.,.. DATED NO Uefi. 1 ql .. ,199 GRANTOR. GT Development Corporation Its GRANTEE Ruth San Louie Sanft STATE OF WASHINGTON • COUNTY OF I certify that I know or have satisfactdry,evrdence that igned this instrument, on oath stated that authorized to execute the instrument and acknowledged it as the 1.c x1 of GT Development, a Washington corporation, to be the free and voluntary act ofsuch party for the uses and purposes mentioned in this instrument. Dated EASE Vlei-eittl4 Nit?, 441 ;1" 1 43"; . N.0 vPUB 1ACt • zi Pnnt name> NOTARY PUBLIC in and for Washington, residing at My appointment expires 4, , O 3 D EGRESS STATE OF WASHINGTON ) SS COUNTY OF' K1 Nq .•. , I hereby certify that Adolph. Sanft and Ruth Sanft signed this instrument before me and acknowledged it to be their free and voluntary act for the uses and purpos mentioned in is instrument Dated* S CctL JS Print name> Notary Public iri and for the State of Washington residing:at , € ..7D-72 ie/ N1 My appointment expires %/C,C) STATE OF WASHINGTON COUNTY OF k SS I hereby certify. that;Louie Sanft signed this instrument before me and acknowledged -it to be nit free and voluntary act for the uses and purposes mentioned in this instrument cc. Dated to b_,�• rn rn c, -7, o, Pnnt name> /14,21e S Notary Public in and for the State of Washington residing at h My appointment expires ///6/C)0 EASEMENT FOR INGRESS AND EGRESS Page 3 of 3 COMMENCING AT.,tHE::SIORfl-Ntf.EST CoRNEttpt LOT 1, BLOCK 16, HILLMANS SEATTLE GARDEN tRACTS`.. ACCORDING O THE.A4A.1 *THEREOF RECORDED IN VOLLME 11 OF PLATS, AT PAGE 24, RECORDS QF KI;ssd'gbutiOy, WASHINGTON. THENCE S44°4224"W A DISTANCE Q 2 VI 5 FEET, _THENCE S63°43.1,57W A DISTANCE OF 49 02 FEET, THENCE S21°42134E A,DISTANci Ofa‘51„71FEET.,...THENCe•S•ir-'3'48"E A DISTANCE OF . •• 78.13 FEET, .. • .. THENCE S21'23'2I"E A DISTANC.E0e.'367.4IEE1.'T4TH4TVE.1OINT OF BEGINNING. THENCE N68°36'39E A otsTASTtE 090.;b3:.FEEt. THEE S.7:11"24t03"E A DISTANCE OF 35 00 FEET, THENCE S68°36'39"W A DISTANCE OF 901•33 FEEt'TFJENGE N?,.1323.„2.1"W A DISTANCE OF 35.0O4EET TO THE TRUE POINT or. BE011441116.,.. / • ADJUSTMENT GRAPHIC SCALE `[.23 t1- < 1;!Q 2 =11 IP!,1 b g 3 4 a 4. • ? 0 0 '1, 4 4' ,1 2: 1•7 ,tI 0 ? / 0 --ft 0 ? 010Z 6 1 130 2000020 3410000L1 iOOo0L 0 1 0 e a e 7 ® OO t i0 O C9 i Y 2•� V 0 • xvla OCT 19 2010 CITY OF TUKWILA CO, IMUN:TI Department of Community Development pEtlEL03'w,EiST 6300 Southcenter Boulevarca Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON 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 (p5137 S % 4'11'5'S7 if CeL S 33105-94) —,(p05 / 1,3 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. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. EXECUTED at emir- (city), Wil (state), on £C-.7 1) S7 - /g 20/0 (Print Name),t 1 W —� ��N.e/g1(Address) 067 (Phone Number) (Signature) On this day personally appeared before me LA) 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. Gi SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF ®C- / a i` `` 20 1 0 NOTARY PUBLIC in and for the State of Washington residing at 1 �i • i My Commission expires on \ — OCT 19 201( 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 Application Form and drawings (4 copies). 3. One set of all plans reduced to 8 1/2" by 11" or 11x17". 4. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). 5. Application Fee: See attached Land Use Fee Schedule 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. 9. Provide King County Health Department approval if there are any septic systems on site. Items 9 through 11 NOT required for lot consolidations or BLAs without vacant lots 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 (online at www.ci.tukwila.wa.us/dcd/dcdplan.htm) for additional information. RECORDING DOCUMENT: Templates are available from the City 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"x24"). (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. (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). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning (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. (f) Show existing and proposed utility easements (water, sewer, septic drainfields, power, natural gas, telephone, cable). (g) List total lot area and average width of each proposed residential lot. (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. (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 www.ci.tukwila.wa.us/pubwks/pwpermit.htm#techinfo. (e) Locate the nearest existing hydrant and all proposed hydrants. (f) 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. ii'4r7 J4vit ar) CITY OF TUKWILA OCT 19 2010 BOUNDARY LINE Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA .F!W3 t� ,Ei ADJUSTMENT/LOT � ,..: � .��OP►;:�EiJT Telephone: (206) 431-3670 FAX (206) 431-3665 CONSOLIDATION E-mail.: tukplan( ci.tukwila.wa.us APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-BLA/LC Planner: ��.iii;" "Riza v,'s File Number: 1 1 o — o 0 9 Application Complete (Date: W TM -paw A Project File Number: ?L i° .--QL,3 Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Maja9,2,1 __. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 37 5 /S1 -4i ST/2 erilive-4/ l' , 011/CI b E•lk./7: Ga'S /Z -116 et ii& J , niuo 1,27S /7-00, /1, LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). __,551,51O - /570 )___16,05 - DEVELOPMENT 11,05 - 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: Itsmi Address: P /A<eAI G){9' Phone: FAX: 25-3 -8-S "!s - E -mail: is (1./641/146,-A140- e(1X -/ Signature: f/ ir✓ �/r Date: /0—/ S -w VOL./PAGE ill 1 1! 11 I 41 OW 1 a 1 li i 1 ge!"‘ ' 2 1 / 1! / 4 411! 1I4ia i _ a a §a a aaaa a 11 a II irld 1 14 1 1 : ; q I 11! bil 11 4 14 .111 1 4 1 $�L� 1; i ihigirg;4o� w ri _3N 1 1!!! asg N a =b ��4 a =a No 1! le. aaa il I a ii! r!! 1 , e§ a is ii. 4 ei 10 ��1 b11 l!e§a tall 111i1'Ispa41 II �1 1/IlllilyI a§ 1411 IIQM ie e6«<e %!4 _4 1e a«< i e ee !$ IIe 4 -X1e e4«Re 11; a g 104 P : a ,a1 X 11 @ ;1 a 1Q !a @ 1111@ ;1 a aMil iii�l +-eg e e ai € !lig a b 14 ti il 1 �� as �a 4 a ���1 4e�g �a a�8 e <� it .e _ ti �a, A li �e6 61$11 la 10511 Ite Jill i la 6e6 6111111 3a 19112 # ilille1110�� k���T���6 �_��ga ! �h���spa � �f1 iii a vi pillivill111411111 1 gli 41 11016101o11a ' 1141,1411111P gilidi 1 = Q 1 1< 4$111 41 q Mann! 1; di N111199:11hinhiliig: 1 ti11199:111/19$10112 1 ;� VOL./PAGE aid df 3� 30- gd w Wzi111/1 v 8r00:11.!1 !wale Ragelge 4116 1381 L' . /XXI': 010Z 6 t 130 N 1 RECORDING NO. a 3 A • R.IO.®Of 1nL .90/ R.tO.A00■ 60!■M9)OM MY AF MENU BOUNDARY' weir AWUMON! FOR LOUIE w i LOCATED IN THE N. 4/18, OF riff N.Z. 1/4. OF SECTION 23, TOWNSHIP 23 N., RANGE 4 L, KING COUNTY; WASHINGTON GRAPHIC WALE 1-00' 60 0 60 0 7 1 1 1 OCT 19 2010 co: 1uN;rf O' `ELOPtttE:IT ) BAMS 0T R IWNC& / =N1 M MIEN ARE EASED ON 719.119.9.7 JI 11301 MO*1110R5 � MI, MOO NORM 5 COT 3122nom - IR MA FLOOD ZONE INFORMATION: 39Vd/'l0A • woos 0,07,a. IMITIIUMENT UMW: 4000097 0010 AOM AIME 5090004 AMUSE GIQIDK 120110 112 4 RAO. 512-130-010. ININDI 1G DATA: R vt *7 1/1. 9L 23 223194 M 56b RM 7. l 11 - '1 21 TREE term: * M18n1 DE it m' cones® TZ 36' ODM* 12 SF MR re Al' fit 191' fit 18 !'7197 n: 15'7197 re II'713E 1R n' ROE 718 r NNE Tit 0' Rill T12 D' 2U1 712 le TUN tie P RAR n8 r RAI/ TM r 111 114t. r /U9 718 r R/1 118 Q' 20110020 19897' 1105E 12t 90 9902 T3 1*9 9' MIME ROOD MOM RUMP RD fM23000I tE.@D /MY 14 M■ MI. 09 Of Ala RE 1117877 4 we 9E MS 9 70,1E7t 4M,I MIX OF 500 IR. A 9090 Or AM 9171 AS 91MOV NE RM MIME RDC MIP In 6E0E0 7 f NUS 01 29E'AF' A ROME NM RSMII=S 1K Cf11 IR RE woo K on 100097 A *or =MT CO 3099E Of 4 RE ME 19919100 ROME MPA 1 R » 0 1 01 AN ROOD M0MIOr ROE WP ZOE 'IC NOM 1. 10111.110118 LIST MED RAY )S. 1004 /MESS 011061E Mtn L 1119 901113' MLS /!61011110 111130/3 7AC MOW Of A 00017 MC MONT .71 /1Op6M 0M NO1 RA101I 10 90111 ALL 6496110119. 03194/41172 0001100121$13111120210 rant SURVITTOR 11017k 31.47b£3 CONE301. AMO OMAYWY 0/AOMA/ 99.99 HERON A 3085 9110 ON OW 0 11M9A 8011101111 AAE 4809111017 111•Q61 /EOO TED OMf RA7000 NAM 2000020■00004. 110 RDI 9960511 MEM* OR G7MADON9 JME 0®1 90 M 90900110E AORMtd/ /AM 2000028 S0000A1 NEC011221 Rf i100RO . RL RR RAT Of MUM 560117 OMEN /RAM RK9OED R IQGE 11 01 RATE 0102 K 2!0695 6' *19 C6LIRr 119101010/1. R3 IEC6■ Of 990 omit= N mow 199 OfSUR105, PAGE 225 RE13 11CORDS Of 160717 LEGEND: • raw num I 1330® O RMO MY A40®O7® Ct WW1 6171 M0 NOM ▪ 1091 091 0-0 0371171 8071 W 100660E MAN 0101a NU • 19.111E 0®I ® 1.0O 171 O 9110E 0201 O I9 MILE ■ g9SEM • NUM ■ 9890 1011 9 �1NM1 009.1101 ▪ 110■ ow swag • mum 01111901 INTERURBAN OFFICES & WAREHOUSE 14440 INTERURBAN AVE S PL10-053 E10-016 SEPA L10-063 SHORELINE L10-064 VARIANCE L10-065 DESIGN REVIEW L10-069 LAND DIVISION E10-016 SEPA City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF DECISION To: Tom Jordan, Fuller Sears Architects Steve Sears, Fuller Sears Architects Louie Sanft, Owner Gary Kriedt, King County Metro Lori Kittredge, King County Metro Karen Walter, Muckleshoot Indian Tribe Joanna Funke, AIA, Funke Architecture State Department of Ecology, SEPA Division King County Assessor PROJECT: Interurban Warehouses & Offices FILE NUMBERS: E10-016 (SEPA) ASSOCIATED FILES: PL10-053 (Project File), L10-063 (Shoreline Substantial Development Permit), L10-064 (Variance), L10-065 (Public Hearing Design Review) APPLICANT: Steve Sears, Fuller Sears Architects REQUEST: To develop five buildings with a total of approximately 72,700 square feet of warehouse, office, and retail space on a 3.3 acre site adjacent to the Green River. The project includes 63 parking spaces and 4 loading spaces, frontage improvements, landscaping, and a picnic area along the shoreline. LOCATION: Parcels 3365901630 and 3365901605, on the east side of Interurban Ave S between S 144th Street and S 147th Street. This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a Determination of Non -significance (DNS) for the above project based on the environmental checklist and the underlying permit application. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at: Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Monday through Friday 8:30 a.m. - 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at (206) 431-3670 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). 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 A & B Properties Commercial—Industrial—Office—Warehouse 6120 52nd Avenue South Seattle, WA. 98118 206-930-9324 TO : City of Tukwila Department of Community Development 6300 Southcenter Blvd, #100 Tukwila, WA. 98188 ATTN : Minnie Dhaliwal — Planning Supervisor Jaimie Reavis — Assistant Planner RE : Archaelogy Survey Requested. NOTE : Dear Minnie & Jaimie, DATE : November 9, 2010 We received the letter you forwarded us from tiie Departtnent of Archaeology and Historic Preservation, dated November 4, 2010. In this letter, Gretchen Kaehler from the DAHP notes that our site may have some type of"archaeological resources". Ms Kaehler has no documentation showing that our site has ever been previously considered to have archaeological resources, nor has the DAHP ever contacted us with interest in our site over the many years we have owned this property. We strongly disagree with Ms. Kaehler's assumption that we should pay for an expensive archeological survey and expensive "methodology" such as trenching when there is no indication that archaeological resources even exit on this site. There has been significant amounts of activity at this site over the years, and none of these activities could lead us to believe archaeological resources exist. The City of Tukwila put in the sewer and water lines in Maule Avenue and there is no documentation that archaeological resources were found. The Puget Sound right-of-way and Interurban Avenue were built, including underground utilities such as sanitary sewer and stormwater sewers and there is no documentation that archaeological resources were found near or on our property. Over the past years, buildings were built directly to the north, south and west of our property, and there is not one documentation of an archaeological resource. And most directly related, in May 2002 we hired a geotech engineer who took eleven test pits to test the soil and there was no documentation that archaeological resources were found. In addition, in July 2010, we again hired a geotech engineer to come out and test the soils to verify the site was suitable for our development. At that time, the engineer took three 30 — 40 foot soil samples from different locations on the property and there was no archaeological resources noticed at that time. Another major aspect of our project is that we plan on filling in this site with additional soils. Our development does not require going below the current ground level so it is highly unlikely that we would ever come in contact with archaeological resources even if they existed, which there has been no evidence. At this time, because this is no evidence that archaeological resources are present on our property and there has been significant activities on and around our property which no archaeological resources were found. With that lack the finding, we are requesting that you allow us to move forward with our project of developing this property, and if during construction we find any archaeological resources, we will notify you and the DAHP. Your understanding of this issue would be greatly appreciated. Sincerely, Louie Sanft A & B Properties. - Cita o f gut/mita Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: X Notice of Decision )( Determination of Non -Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Mailing requested by: Jaimie Rea is Determination of Significance & Scoping Notice Board of Appeals Agenda Packet 4 Notice of Action / Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this _3 day of _November in the year 2010 W:\USERS\TERI\AFFIDAVIT OF DISTRIBUTION.DOC Project Name: Interurban Warehouses & Offices Project Number: PL10-053 Mailing requested by: Jaimie Rea is Mailer's signature: 4 / / W:\USERS\TERI\AFFIDAVIT OF DISTRIBUTION.DOC City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST File No: E10-016 I. SUMMARY OF PROPOSED ACTION The proposal is to construct five buildings, for a total of approximately 72,700 square feet of primarily warehouse and office space and a small amount of retail space on a 3.3 acre site adjacent to the Green River. The project includes 63 parking spaces and 4 loading spaces, frontage improvements, landscaping, and a picnic area along the shoreline. II. GENERAL INFORMATION Project Name: Interurban Warehouses and Offices Applicant: Steve Sears, Fuller Sears Architects Location: The site is located on two existing parcels (parcel #'s 3365901630 and 3365901605) on the east side of Interurban Ave S, in between S 144th Street and S 147th Street. Zoning and Comprehensive Plan Designation: Commercial/Light Industrial (C/LI) The following information was considered as part of review of this application. 1. SEPA Checklist and ESA screening checklist dated September 22, 2010. 2. Architectural and Civil drawings prepared by Fuller Sears Architects, Landscape Planting Plans prepared by Barghausen Consulting Engineers, Inc., and Topographical Site Survey prepared by Cramer Northwest, Inc.. 3. Preliminary Technical Information Report prepared by CoughlinPorterLundeen, dated September 20, 2010, including a Geotechnical Engineering Study by Geotech Consultants, Inc. with information on slope stability. NOTE: Technical reports and attachments referenced above may not be attached to all copies of this decision. Copies of exhibits, reports, attachments, or other documents may be reviewed and/or obtained by contacting Jaimie Reavis, Assistant Planner, 6300 Southcenter Boulevard, Tukwila, Washington, 98188, Phone: (206) 431-3659. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 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 proposal is to construct approximately 72,700 square feet of primarily warehouse and office space, and a small amount of retail space, within five buildings. Also included in the project are 63 parking spaces, 4 loading spaces, frontage improvements along Interurban Ave S, and landscaping. The site is approximately 3.3 acres in size, and is vacant with the exception of a narrow street which also serves as a public utilities corridor. The street located on the project site was formerly a public street known as Maule Ave which was vacated in 1999 with the condition that an easement be granted to the City of Tukwila for public utilities. The project site is located on the east side of Interurban Ave S in between S 144th Street and S 147th Street within the Commercial Light Industrial (C/LI) District. The Green River is located adjacent to the project site to the east, running the entire length of the project site north to south. A large portion of the project site is within the 200 foot buffer of the mean high water mark of the Green River. Other land use permits associated with this review include a Shoreline Substantial Development Permit, a Variance request related to the front setback requirement, and Public Hearing Design Review. Additionally, the two parcels which make up the project site will need to be consolidated into one parcel prior to issuance of any building permits proposed on the site as part of this project. V. REVIEW OF THE ENVIRONMENTAL CHECKLIST The following lists the elements contained within the Environmental Checklist submitted for the proposed project. The numbers in the staff evaluation correspond to the numbers in the Environmental Checklist. If staff concurs with the applicant's response, this is so stated. If the response to a particular item in the checklist is found to be inadequate or clarification is needed, there is additional staff comment and evaluation. A. BACKGROUND: 1-4 - Concur with checklist. 5-6 - The construction will follow issuance of a SEPA determination, Shoreline Permit, Variance and Design Review approvals, Boundary Line Adjustment, Public Works and Building permits, and after obtaining all required permits from the City of Tukwila or other agencies. Page 2 of 7 7 — Shoreline cross-sections and technical information report, including information on storm drainage design, site hydrology, and a geotechnical engineering study. 8-9 - Pending applications affecting this property, which require permits and/or government approvals include a Shoreline Substantial Development Permit (file no. L10-063), a Variance application (L10-064), and Public Hearing Design Review (L10-065). The public hearing on the Variance and Public Hearing Design Review applications is planned for November 18, 2010. A Public Works site construction permit and individual building permits will need to be approved following issuance of SEPA, the Shoreline Substantial Development Permit, and approval of the Variance and Design Review applications by the Board or Architectural Review. A Boundary Line Adjustment, to consolidate parcels on the site into one project parcel, will need to be approved and recorded prior to issuance of any building permits for this project. 10-12 - Concur with checklist. B. ENVIRONMENTAL ELEMENTS: 1. Earth: a- Concur with checklist. b- The site is generally flat, with a couple of exceptions. On the west side of the property adjacent to Interurban Ave S, multiple berms exist which run north south along the length of the property. Fill is proposed to be added to areas of the project site where the ground is not level to achieve finish grade elevations for the project. On the eastern edge of the project site, the riverbank has a slope of approximately 25%. c- Soils on site generally consist of silty sand fill, native soils consisting of loose silt and sandy silt, a thick layer (25 feet thick) of medium -dense sand, and loose silt beneath the sand layer at the maximum depth explored (approximately 50 feet below the ground surface). d -e — Concur with checklist. f- The applicant has submitted a temporary erosion and sedimentation control plan application materials to manage any impacts related to the proposed work. This plan will be reviewed by the Public Works department to reduce and control erosion that could occur during clearing and construction. g- Concur with checklist. h- The temporary erosion and sedimentation control plan submitted by the applicant will be reviewed and implemented as part of the Public Works construction permit to determine the measures for implementation to reduce or control erosion and other impacts to the earth. 2. Air: a -c Concur with checklist. Applicant is required to obtain all relevant permits from Puget Sound Clean Air Agency to address any emission to the air. 3. Water: a(1-6) — Concur with checklist. Page 3 of 7 b(1-2) - Concur with checklist. c(1) - Applicant shall apply for a DOE construction permit. Additionally, the project shall meet all King County Surface Water Design Manual drainage requirements. All impacts associated with drainage will be mitigated as part of the construction permit. c(2) - Best Management Practices must be followed to ensure that no construction debris enters the storm drainage system. All impacts related to construction debris will be mitigated as part of the construction permit. d - The project shall meet all King County Surface Water Design Manual drainage requirements. All impacts associated with drainage will be mitigated as part of the construction permit. 4. Plants: a — Existing trees along the top of the riverbank and any observations about them are listed below from north to south: • Large big leaf maple clump which includes a native cherry tree (clump is covered with Clematis) • 42" diameter Cottonwood (covered with Clematis) • 7 Douglas Firs (all approximately 6" in diameter) • 30+" diameter Maple (labeled as 20" on plans) • 20+" diameter Big Leaf Maple (covered with Clematis, labeled as 14" on plans) • Large clump of Big Leaf Maples (covered with English Ivy) • Douglas Fir (approximately 12" diameter) • Douglas Fir (at least 12" diameter) The area below the top of the bank but above the Mean High Water Mark is covered with a combination of Himalayan Blackberry, Japanese Knotweed, Boston Ivy and Reed Canary grass. There are a few native trees located below the top of the bank near the mean high water mark: a Big Leaf Maple covered with Clematis and a large Red Alder in the northern portion of the property; and another large Red Alder above the mean high water mark near the midpoint of the property. b — The site is covered with Reed Canary and other types of grass. None of the existing trees noted above are proposed to be removed as part of this project. Applicant shall follow all applicable codes regarding removal of trees on the site, including the provisions of TMC 18.54. Landscaping that meets TMC landscaping and design review requirements shall be provided as part of this project. c- There are no endangered species known to be on or near the site. Threatened species within the Green River adjacent to the project site include Puget Sound Chinook Salmon and Bull Trout. d — Existing trees located on the riverbank and the top of the bank are mature, native species trees including Douglas Fir, Big Leaf Maple, and Alder. Additional landscaping added within the shoreline buffer of the Green River shall consist of native species Page 4 of 7 plantings. Landscaping will be reviewed to ensure it meets the requirements of the landscaping and design review sections of the Tukwila Municipal Code. 5. Animals: a- Concur with checklist. b- There are no endangered species known to be on or near the site. Threatened species within the Green River adjacent to the project site include Puget Sound Chinook Salmon and Bull Trout. c- Concur with checklist. d — Existing native vegetation along the riverbank will be preserved, and additional native groundcover, shrubs, and trees will be added on site, particularly within the 200 -foot shoreline buffer of the Green River, to enhance wildlife habitat. 6. Energy and Natural Resources: a- Concur with checklist. Natural gas will be used for general heating and electricity will also serve the site for lighting and other permitted activities at this site. b -c - Concur with checklist. 7. Environmental Health: a(1-2) - Concur with checklist. b (1) — Noises in the area which may affect this proposal include traffic on surrounding streets, activities at Starfire Sports Complex, and railroad from the tracks located across the river to the east. 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. 8. Land and Shoreline Use: a- The site is currently vacant. Adjacent properties include office, warehouse, and light industrial uses. b -k - Concur with checklist. 1— The project will be reviewed for consistency with existing zoning and land use plans, including the requirements of the C/LI zone, the Shoreline Overlay District, the Tukwila Shoreline Master Program, and the Tukwila Comprehensive Plan. 9. Housing: a -c - Concur with checklist. 10. Aesthetics: a - Concur with checklist. The principal building material(s) proposed include concrete block, concrete panels, and corrugated metal siding. b- The view of the river from the project site and properties to the west will largely be obstructed by the new buildings. c — The project is subject to design review by the Board of Architectural Review and aesthetic impacts will be mitigated as part of that review process. Page 5 of 7 II 11. Light and Glare: a- There are several different types of exterior lighting proposed with this project, primarily consisting of building -mounted light fixtures which provide lighting for building entrances and parking, loading, and service areas. One pole -mounted fixture is proposed to provide lighting for the parking area between buildings `E' and 'F', and bollard lighting is proposed along the pedestrian pathway on the south side of building 'A' which provides access to the river. The photometric study submitted with application materials includes a note which states that lights located in the Low Impact Zone (the area between 40 and 100 feet from the mean high water mark) will be turned off at 8:00 p.m. to prevent lighting and glare from extending into the river area. b -d - Concur with checklist. 12. Recreation: a- The Green River Trail, Fort Dent, and Starfire Sports complex are located directly across the river to the east of the project site. b -c - Concur with checklist. 13. Historic and Cultural Preservation: a- Concur with checklist. b- Fort Dent Park is located directly to the east and across the river from the project. Just north of Fort Dent is the confluence of the Green River and the Black River, which become the Duwamish River at their confluence. This site was once a winter village for the Duwamish Indian Tribe, after which the site became a small military blockhouse. Though there is no longer any evidence of it on the site, a portion of the historic Interurban electric train route was once located on the project site within the vacated Maule Ave right-of-way. c- Property owner and his representatives shall comply with all local, state, and federal laws in the case that archaeological or paleontological artifacts are encountered. 14. Transportation: a -b - Concur with checklist. c- The number of parking spaces provided shall meet the requirements of TMC Chapter 18.56 Off -Street Parking and Loading Regulations. d - Frontage improvements will be required per TMC 11.12. e - Concur with checklist. f -g - The applicant has applied for a traffic concurrency certificate. The certificate will determine the amount of traffic mitigation fees required for this project. Traffic mitigation fees shall be paid prior to issuance of the building permit(s). 15. Public Services: a- The completed project is likely to generate a small increase in the need for public services, including fire and police protection. b- The project will be reviewed by the City of Tukwila to ensure compliance with applicable zoning, building, and fire codes. 16. Utilities: a -b - Concur with checklist. Page 6 of 7 VI. COMMENTS: In response to the notice of application, written comments were received from King County Metro, the Muckleshoot Indian Tribe Fisheries Division, and Joanna Funke, representative for Elburn Investments LLC (property owner of 14600 Interurban Avenue South - parcel no. 3365901650). These comments were forwarded to the applicant for review. Each set of comments, and City of Tukwila and applicant responses can be found in attachments A, B, and C. VII. CONCLUSION The proposal can be found to not have a probable significant adverse impact on the environment and pursuant to WAC 197-11-340 a Determination of Nonsignificance (DNS) is issued for this project. This DNS is based on impacts identified within the environmental checklist, attachments, and the above Final Staff Evaluation for Environmental Checklist File No. E10-016, and is supported by plans, policies, and regulations formally adopted by the City of Tukwila for the exercise of substantive authority under SEPA to approve, condition, or deny proposed actions. Prepared by: Jaimie Reavis, Assistant Planner Date: October 28, 2010 Attachments: Comments and Responses A: King County Metro (submitted by Gary Kriedt) B: Muckleshoot Indian Tribe Fisheries Division (submitted by Karen Walter) C: Elburn Investments LLC (submitted by Joanna Funke, AIA of Funke Architecture) Page 7 of 7 City ofipkwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206-431-3665 Web site: http://www.ci.tukwila.wa.us DETERMINATION OF NON -SIGNIFICANCE (DNS) File Number: E10-016 Applied: 09/24/2010 Issue Date: 11/02/2010 Status: APPROVED Applicant: FULLER SEARS ARCHITECTS Lead Agency: City of Tukwila Description of Proposal: Development of five buildings with a total of approximately 72,700 square feet of warehouse, office, and retail space on a 3.3 acre site adjacent to the Green River. The project includes 63 parking spaces and 4 loading spaces, frontage improvements, landscaping, and a picnic area along the shoreline. Location of Proposal: Address: 14440 INTERURBAN AV S TUKW Parcel Number: 3365901605 Section/Township/Range: N 1/4, N.E.1/4, Sec. 23, T.23 N, R.4 E 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 %ttv, / (o/ 20/0 . The lead agency will not act on this proposal for 14 days from the date below. 6,7jZigJack Pac-' esponsibleal City of Tui, ila 6300 Southcenter Blvd Tukwila, WA 98188 (206)431-3670 Date 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) rinr. rMMC_A/n7 Drin+ ,1• I1_n+_)n1n Comments and Reponses — King County Metro The original email sent from Gary Kriedt of King County Metro was received during4he on October 13, 2020. Project plans were forwarded to Lori Kittredge for review on October 21, 2010. Lori Kittredge sent additional comments based on review of project plans on October 20, 2010. A change to the design of the bus stop based on Lori Kittredge's comments will be reviewed as part of the Design Review application and the Public Works construction permit. Email from Gary Kriedt on 10/13/2020 KC Metro Transit staff reviewed the Interurban Warehouses & Offices project Notice of Application, E10-016, L10-063, L10-064, L10-065, PL10-053, and we have the following comments. The project is near a bus stop along northbound Interurban Ave. S at S 147th St. (bus stop number 80692, east side of Interurban). The bus stop is sub -standard with no sidewalk or accessible "landing pad." Metro requests that the developer contact Lori Kittredge, Transit Planner, at (206) 263-3751, lori.kittredgena.kingcounty.gov, to discuss moving bus stop 80692 approximately 70 feet north from its current location, plus providing a landing pad and pedestrian access. Thank you! Gary Kriedt, Senior Environmental Planner Metro Transit 201 South Jackson St., MS KSC-TR-0431 Seattle, WA 98104.3856 (206) 684-1166 fax: (206)-684-1900 Ma rv. kriedtCWk i na cou ntv. q ov Email from Lori Kittredge on 10/28/2010 Hi Jaimie, I had a chance to review this design, and it shows the landing pad and footing in the correct order, but could you shift both landing pad and shelter footing a little north, the north end of the landing pad should be 70' north of the curb cut, so the back of the bus doesn't block the curb cut area. The ADA landing pad should be a 10'x10' section of concrete from the curb (includes parking strip and/or sidewalk). The Contractor shall use KC Metro's standards for landing pad with thickened edge at curb and a B21 footing with solar grounding wire. Standards for these can be found at http://vour. kingcounty.00v/kcdot/transit/dcs/standards/PassFac/Construction/index. htm. Please see drawings under Construction Plans (D102, D103, D111). If you have problems accessing the website contact Jeff Suter at (206) 684-1302. The footing will need to be inspected by our inspector prior to the concrete pour. Please contact Paul Miller at 206-684-2221 with 72 hours notice for inspection. Looks like there are no trees planned in the bus stop which is great, and the shrubs are ok. When is this project scheduled to begin? We'd like to keep this bus stop open as long as possible, but contact the Construction Coordinator at 206-684-2732 two weeks prior to construction of the sidewalk etc and they'll set up a temporary bus stop. At that time, we can remove the bus stop sign and post. When construction is completed, I'll reinstall the post and sign and have the curbs painted. The ridership is just under what we require for a shelter at this time, we'll install the shelter once ridership reaches 25 people per day. Please let me know if you have questions. Lori Kittredge King County Metro SW Facilities Planner Phone 206-263-3751 e-mail: lori.kittredge@kingcounty.gov Comments and Reponses - Muckleshoot Indian Tribe Fisheries Division The original email sent from Karen Walter of the Muckleshoot Indian Tribe Fisheries Division was received on October 15, 2010. An initial response to comments, which combined applicant and City of Tukwila responses, was sent to Karen Walter on October 21, 2010. A follow-up response from City of Tukwila staff was sent on October 26, 2010 following a site visit. The Fisheries Division requested a copy of the slope stability information contained in the geotechnical engineering report in an email from Karen Walter on October 27, 2010. The geotechnical engineering report was sent by email to Karen Walter on October 29, 2010. The Shoreline Notice of Application period will end on November 4, 2010. Below are the combined comments (in regular font) and responses (in italics) to date. The response to comment number four has been revised to reflect submittal of the geotechnical report to the Muckleshoot Indian Tribe Fisheries division for review, as well as Public Works Department completion of review of the slope stability information contained in the geotechnical engineering report. 1. The Landscape and Tree planting plan shows existing trees along the top of the river bank. What species of trees are these existing trees? Applicant Response: Most of the existing trees are Douglas Fir, one cottonwood, three Big -Leaf Maples, and a small cluster of Big -Leaf Maples at the north end. City of Tukwila Response: 10-21-2010 Existing trees are shown on plans. However, there seems to be a discrepancy between what is shown on plans and what I remember seeing on site. 1 will schedule a site visit with our Urban Environmentalist, Sandra Whiting to identify existing trees along the top of the river bank and provide you with follow up information. 10-26-2010 Existing trees along the top of the riverbank and any observations about them are listed below from north to south: • Large big leaf maple dump which includes a native cherry tree (clump is covered with Clematis) • 42" diameter Cottonwood (covered with Clematis) • 7 Douglas Firs (all approximately 6" in diameter) • 30+" diameter Maple (labeled as 20" on plans) • 20+" diameter Big Leaf Maple (covered with Clematis, labeled as 14" on plans) • Large clump of Big Leaf Maples (covered with English Ivy) • Douglas Fir (approximately 12" diameter) • Douglas Fir (at least 12" diameter) 2. Are there any native trees or shrubs growing below the top of the bank but above the Ordinary High Water Mark? The view photos suggest only blackberries are growing but would will like more information. Applicant Response: The existing river bank is heavily covered with Blackberries. It is difficult to determine if there are any native trees or shrubs on the river bank. City of Tukwila Response: 10-21-2010 I will schedule a site visit to identify existing vegetation below the top of the bank but above the Ordinary High Water Mark and provide you with follow up information. 10-26-2010 The area below the top of the bank but above the Mean High Water Mark is covered with a combination of Himalayan Blackberry, Japanese Knotweed, Boston Ivy and Reed Canarygrass. There are a few native trees located below the top of the bank near the mean high water mark: a Big Leaf Maple covered with Clematis and a large Red Alder in the northern portion of the property; and another large Red Alder above the mean high water mark near the midpoint of the property. 3. Is there any potential for hazardous materials or chemicals to be stored or used at the proposed buildings? If so, how will these be managed such that they will not come into contact with the Duwamish River? Applicant Response: The site is not zoned to contain hazardous materials. All stored chemicals and other materials will be contained within the buildings. The ten foot open space buffer (sidewalk and gravel strip) between the building and the native landscaping at the top of the river provides an opportunity to monitor any potential problems. City of Tukwila Response: We do not know the uses for the proposed warehouse and office spaces at this time. The proposed uses of the site for warehouse and office are permitted within the Commercial/Light Industrial zone in which the project site is located. Use and storage of materials on site will need to comply with all local, state, and federal regulations related to storage and disposal of hazardous materials or chemicals. The use of each tenant space is reviewed for zoning compliance - along with the type of materials used and stored within each tenant space - as part of the tenant improvement permits, associated plumbing permits, and the business license for each tenancy. 4. What is the condition of the adjacent river bank? Is it over -steepened and susceptible to erosion? If so, the bank should be set back and planted with native trees and to a lesser extent native shrubs to provide Targe trees that can provide shade to the river. Applicant Response: The existing river bank has not been altered by any existing development and has not had any erosion issues for over the Last 50 years of ownership. No work is proposed for this area. The 40 foot setback will provide ample protection for the river bank. The existing vegetation has limited the natural erosion process. There will be minimal to no site grading due to the proposed building. Therefore, the development should not cause further erosion. City of Tukwila Response: Submittal of a slope stability analysis is required with submittal of the shoreline application, and was included in the geotechnical report submitted by the applicant. This report was reviewed by the Tukwila Public Works Department. A copy of the report was provided to the Muckleshoot Indian Tribe Fisheries division for review on October 29, 2010. 5. The planting plan shows mostly shrubs to be planted within the 40 foot setback from the Duwamish River. We recommend that native conifer and deciduous trees suitable to the site conditions be planted instead of low growing trees and shrubs. Applicant Response: The proposed landscaping includes 15 new evergreen trees in the open area between the existing trees along the top of the river. Seven of these trees are Pines which could be changed to Firs or Cedars. Only large growing trees are proposed. Groundcover and shrub coverage is proposed to protect the ground plane from erosion and to help control any excessive groundwater. We have used this same mix of trees and shrubs strategy on other near by river projects. City of Tukwila Response: Landscape sheet L-2 shows existing trees, and additional trees to be planted within the 40 foot setback from the Duwamish River. I will be working with Sandra Whiting to review the tree species proposed to ensure they are native to the Pacific Northwest. The location, number, and species of existing and proposed trees will also be reviewedto assess their ability to help screen the eastern wall of Building A from view from the shoreline area. 6. How does the proposed building A to be built immediately adjacent to the 40 foot setback comply with the City's existing Shoreline Master Plan requirements for a 60' low impact zone? Applicant Response: Warehouse buildings are considered a low impact use. The proposed landscaping within the 40 foot setback at the top of the river bank is native vegetation as required by the city of Tukwila. City of Tukwila Response: The 60' Low Impact Zone (the area between 40 feet and 100 feet from themean high water mark) allows structures not exceeding 35 feet in height. Building A as proposed is 32 feet in height within the Low Impact Zone. 7. What low impact development measures will be implemented as part of this project? How will stormwater be managed? Applicant Response: All site and building roof water will be directed away from the river to an underground storm sewer system. This drainage system is located about 200 feet from the river where it will connect to Tukwila's storm sewer network. City of Tukwila Response: Storm drainage design must comply with the 2009 King County Storm Water Design Manual. The City of Tukwila currently does not have any otherregulations which would require implementation of low impact development measures. We appreciate the opportunity to review this proposal and look forward to the City's responses. We may have comments subsequently? Thank you, Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 172nd Ave SE Aubum, WA 98092 253-876-3116 October 28, 2010 Joanna Funke, AIA Funke Architecture 1411 E. Olive Way Seattle, WA 98122 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director 1 Dear Ms. Funke, Thank you for submitting comments during the SEPA notice of application comment period for the Interurban Warehouses & Offices project proposed for construction on parcels 3365901605 and 3365901630. Your comments were reviewed by Tukwila staff and forwarded to the project applicant, Fuller Sears Architects, for a response. Comments 1-4 from your letter seemed most appropriately addressed by the City of Tukwila Public Works Department; the City's and the applicant's comments are both included for comments 5 and 6. Your comments are listed below, with responses shown in italics. 1. It is unclear what right-of-way improvements, if any, are being proposed adjacent to S 146th Street, and we would like to see a more defined scope of work along with details for the proposed improvements. The civil engineering drawings, for example, indicate "Limits of Construction" at the south-west property line adjacent to S 146th St; however, the proposed sidewalk at Interurban Ave S is shown continuing onto S 146th St and terminating an arbitrary distance from the intersection (see C3.1). The landscape architecture drawings (see L2) show street trees and a planter strip along S 146th as well. We understand that the City of Tukwila has designed street improvements to be implemented along the entire length of Interurban Avenue S, including S 146th St, and that the applicant's proposed development would construct features from that design. Our concern is for any improvements at S 146th St to be fully reviewed by the City of Tukwila for: a) consistency with the Master Plan; b) maintenance of two-way vehicular access via S 146th St to the Elburn Property; and c) coordination of street improvements with the existing underground water main and any other utilities in S 146th St for future access and maintenance. City of Tukwila Response: Civil plan sheets under the future Public Works permit will be reviewed by the Public Works Department. There is existing curb/gutter & sidewalk along the North side of S. 147th Street and a portion of this will be removed and re- constructed. Limits of construction as currently shown on plan sheet C3.1, are adequate for review of land use permits. Proposed project is being coordinated with the City's design of the future Interurban Ave. South project. Half street improvements by the Developer include; curb, gutter, sidewalk, utilities, and landscaping. Improvements including landscaping will be on private property and within Public right-of-way. An Encroachment Agreement will be executed between the Developer and the City. Plantings placed above existing and new underground utilities will be reviewed by the City. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 2. The TESC Plan (C2.1) designates S 146th St as the temporary construction entrance. As S 146th St is the only access to the Elburn Property, occupants of the Elburn Property are dependent on the street remaining open at all times during construction to accommodate uninterrupted business traffic. We request that any street closures required due to heavy equipment traffic or any other qualifying construction activity be granted only during non -business hours and that a minimum of 2 -weeks notice be provided to the property owner and tenants. City of Tukwila Response: The temporary construction access shown on plan sheet C2.1 is on private property. South 147th Street will not be fully closed. Some disruption will occur during construction of new curb, gutter, & sidewalk and other activities within the North side of South 147th Street. Traffic control will be provided and affected property owners within the area will be notified prior to start of work. Construction activities will conform to the Manual on Uniform Traffic Control Devices (MUTCD) and Public Works permit conditions. 3. Public utility lines, including gas and sanitary sewer, appear to run through the vacated Maule Avenue right-of-way and underneath the proposed development (See C1.1). Are there provisions in place to access and maintain these utilities during construction and for the life of the project? City of Tukwila Response: There is an existing easement granted to the City of Tukwila for utilities located within the vacated Maule Avenue right-of-way. This easement will remain in place, and existing and proposed Public and Private utilities will be protected and available for access during and after construction. Utilities will be routinely maintained by the City or the property owner as applicable. 4. The existing electrical service to the Elburn Property is provided from an overhead pole that would be demolished and replaced with underground electrical service in the applicant's proposal (See C1.1). The drawing notes that the Owner is to "Coordinate with City of Tukwila Public Works Department prior to construction" (See C3.0). Our concern is that electrical service to the Elburn Property must be maintained without interruption during the course of construction, and that a permanent connection of equal or greater capacity should be provided following demolition of the overhead poles, at no cost to Elburn Investments. City of Tukwila Response: Electrical service to the Elburn Property will be maintained with minimal disruption. The City and the Developer will work with the power provider prior to and during construction. 5. The pedestrian path from Interurban Avenue South to the Green/Duwamish River is planned adjacent to the northern property line of the Elburn Property. This creates a security concern, since the clustered siting of the applicant's buildings leave this path largely hidden from public view. We request that provisions for adequate lighting and surveillance of the path area, at a minimum, be considered during the Design Review discussion. Concerning pedestrian safety, it also appears that the path crosses vehicular traffic in front of the overhead loading doors into Building `B'. Policy 8.1.2 of the Tukwila Comprehensive Plan has been developed to "ensure that parking lots are not a barrier to pedestrians within commercial areas", and we believe that further development of the pedestrian access through the site may be warranted. Page 2 of 3 City of Tukwila Response: The design of the pedestrian path, including provisions for lighting and surveillance, will be considered during review of the Design Review application and the discussion in the staff report. Regarding pedestrian safety, the applicant clarified provisions for pedestrian safety where pedestrian paths cross vehicular traffic. In front of overhead doors, the pedestrian path will be a raised sidewalk separated from vehicle traffic by a curb. The curb will prevent vehicles from driving through the overhead doors into warehouse buildings 13', 'C', 'D', E', and 'F'. Applicant Response: The shoreline code requires the site to provide public access to the river. The south side of Building A will have lights mounted to the side of the building to provide pedestrian safety along the access path. Where this pathway travels in front of Building B's loading doors, a raised designated concrete sidewalk separates pedestrians from trucks. 6. The trash enclosure for the proposed Building 13' is planned near the street access and main entrance to the existing building on the Elburn Property. Policy 8.1.5 of the Tukwila Comprehensive Plan aims to "require mechanical equipment and trash and recycling containers to be incorporated into the overall design of sites and buildings and screened from view". The applicant's drawings indicate an enclosure wall of unknown material (presumably concrete) that is not fully screened by landscaping. We request that the enclosure be placed outside of the required setbacks, as it appears to be, and thoughtfully detailed and/or further screened with landscaping since it would be visible from S 146th Street and the adjacent building on the Elbum Property. City of Tukwila Response: The trash enclosure is required to meet the required building setbacks. As part of review of the Design Review application, the design of the trash enclosure will be examined to ensure that the colors and materials used for the enclosure are consistent with the design of the buildings in the project, and a review of landscaping will be done related to screening of trash/recycling areas. Applicant Response: The intent is to have the trash enclosures blend in with the buildings. Therefore, the trash enclosure is proposed to be constructed of the same concrete block (CMU) material and color as Building B. The enclosure will follow the same setback requirements as the buildings and is adequately screened by landscaping. The proposed landscaping includes the approximate 20 foot area (outside of the property) between the new sidewalk along South 149`h Street and Building B. Extra attention will be given to make sure this area is screenedfrom the neighboring building's entry. Please let me know if you have any questions related to the information above. Sincerely, _ Jaimie Reavis Assistant Planner Page 3 of 3 R Part A: Please review and answer each question carefully. Consider all phases of your project 4'" L' including,but not limited to,construction,normal operation, potential emergency o erati uaai.%r G , j"4 P � g Y P '������c L�,� ��r ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1-0 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 circle 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 circle appropriate response. NO - Continue to Question 3-0 `AYES - 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 GreenlDuwamish 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 circle appropriate response. oNO - 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 circle appropriate response. /NO - Continue to Question 5-0 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 circle appropriate response. 'NO - Continue to Question 6-0 YES - Continue to Question 6-0 C:\DOCUME-1\Teri-S\LOCALS-1\Temp\XPgrpwise\SEPA Environmental Review Application-JAN10.doc 1. VI -IV K .,.K LULI ✓V, VV, 1,,,.a V, 14,1-41.4.1.0 Part A (continued) 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 circle appropriate response. NO — Checklist Complete 1/YES — Checklist Complete 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 circle 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 circle 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 circle appropriate response. NO - Continue to Question 2-0 (Page 2) /YES - Continue to Question 1-4 City of 1 ukwila ESA Screening Checklist Part B (continued) 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 circle appropriate response. 110 - Continue to Question 2-0 (Page 2) YES - Continue to Question 2-0 (Page 2) 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 circle 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 circle 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 circle 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 circle appropriate response. NO - Continue to Question 3-0 (Page 1) /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 circle appropriate response. /NO - Continue to Question 3-0 (Page 2) YES - Continue to Question 3-0 (Page 2) vLLN vl 1 141%.lyiI.I LJ✓ll L11.-./ Ll/LY l../LGLIVLLJL 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 circle 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 circle 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 circle 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 circle 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 City of 1 ukunla t;Sfi Screening Checklist from a watercourse or the Green/Duwamish or Black Rivers as part of a maintenance activity should answer Yes to this question. Please circle appropriate response. NO - Continue to Question 3-6 YES - Continue to Question 3-6 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 circle 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 circle 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 circle appropriate response. NO - Continue to Question 4-0 (Page 2) YES - Continue to Question 4-0 (Page 2) STATE ENVIRONMENTAL POLICY ACT CHECKLIST A. BACKGROUND 1. Name of proposed project, if applicable: Interurban Offices and Warehouses 2. Name of Applicant: Louie Sanft A & B Properties 6120 52"d Ave S Seattle, WA 98118 S a CCr!Tn?gado• 3. Date checklist prepared: 9-22-10 4. Agency requesting checklist: City of Tukwila 5. Proposed timing or schedule (including phasing, if applicable): To open by September 2012 6. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No — The project may be phased depending on the market conditions. 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. None 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 — application for a variance; project is under design review guidelines. 9. List any governmental approvals or permits that will be needed for your proposal, if known: Architectural plan review/building permit, Mechanical permit, Electrical permit. 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 the checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. Section E requires a complete description of the objectives and alternates of your proposal and should not be summarized here. The site is situated between Interurban Avenue and the Duwamish River. The project proposes five buildings on the 3.3 acre site which will consist of warehouses with an office and a single retail building. The total building area is 72,736 SF. There will be surface parking for 63 cars and 4 large loading docks. Each building will have a separate entrance either fronting or located near Interurban Avenue. Large rollup doors will front the parking area. 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, and section, township, and range, if known. 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 project location is 14600 Interurban Ave S. The site is directly west, across the Duwamish River from the Starfire complex. 12. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? Yes B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one): flat, rolling, hilly, steep slopes, mountainous, other. The site is flat and is located next to the Duwamish River. b. What is the steepest slope on the site (approximate percent slope)? There is an approximate 1% slope across the entire site. The river bank has a slope of approximately 25%. 2 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. The site currently has a large cleared grass open space with sandy soil. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately 21,000 Cu Yds of fill dirt will be imported to bring the middle of the site up to the adjacent sites. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. No erosion will occur as a result of the flat site. About what percentage of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Pervious —13.9 %, Impervious 86.1% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. Perimeter erosion controls will be implemented to prevent water runoff. g. 2. AIR a. What types of emissions to the air would result from the proposal (i.e. dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Construction will generate a nominal amount of airborne dust and exhaust from traffic. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No 3 c. Proposed measures to reduce or control emissions or other impacts to air, if any. None. Normal construction practices will limit impacts to the air. 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. Duwamish River 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. Majority of the proposed development is within 200' of the Duwamish River. 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. None - The fill mentioned above will be from "clean" sources. 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No - The project does not have any surface water conditions beyond the typical accumulation of rain. 5. Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. Yes 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. No 4 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 2. Describe waste, material 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. The project will be connected to the existing 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 into other waters? If so, describe. Water Runoff will be mainly from the building's roofs and parking lot. This surface water will be diverted away from the river and connected to the proposed storm drainage system. The landscaped buffer between buildings and river will prevent any run off to the river. 2. Could waste materials enter ground water or surface waters? If so, generally describe. No d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Minimal Measures - Building drainage will be temporarily diverted in the storm drains during construction. 4. PLANTS a. Check or circle types of vegetation found on the site: x deciduous tree: alder, maple, aspen, other x evergreen tree: fir, cedar, pine, other x shrubs x grass pasture 5 _crop or grain _wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other _water plants: water lily, eelgrass, milfoil, other x other types of vegetation b. What kind and amount of vegetation will be removed or altered? The existing site has large grass areas. This will be removed to allow for the development. c. List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: There will be perimeter landscaping added along Interurban Ave. Native N.W. Landscaping will be added along the Duwamish River (above the river bank) between the buildings and river. The existing trees with in the 40' river setback will remain. The internal parking lot will be designed to meet Tukwila's landscaping requirements. See landscape plan 5. ANIMALS a. Underline any birds and animals that have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, others: ducks, seagulls and loons. Mammals: coyote, deer, bear, elk, beaver, other: seals Fish: bass, salmon, trout, herring, shellfish, other: perch, crabs, invertebrates b. List any threatened or endangered species known to be on or near the site. None c. Is the site part of a migration route? If so, explain. Yes — Pacific Flyway route. d. Proposed measures to preserve or enhance wildlife, if any: None 6 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. Natural Gas will be used for general heating. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No 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: The proposal will conform to Washington State Energy Code requirements. All exterior walls and ceilings will be insulated; all glazing will be insulated, and mechanical and electrical systems will meet all mechanical codes. 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. None 2. Proposed measures to reduce or control environmental health hazards, if any: None b. Noise 1. What types of noise exist in the area, which may affect your project (for example: traffic equipment, operation, other)? Automobile traffic 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. 7 Construction activities would create short term noise levels during daylight hours. Operation of the proposal would not increase noise levels in the long term. 3. Proposed measures to reduce or control noise impacts, if any: Applicant will follow the requirements of any noise ordinance. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Industrial and commercial b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. None d. Will any structures be demolished? If so, what? No e. What is the current zoning classification of the site? C/LI f. What is the current comprehensive plan designation of the site? C/LI g. If applicable, what is the current shoreline master program designation of the site? Urban Environment h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes — The site is located next to the Duwamish River 8 i. Approximately how many people would reside or work in the completed project? Approximately 15-20 people would work in the project area after completion. j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: None 1. Proposed measures to ensure the proposal is compatible with existing and project land uses and plans, if any: The proposed use meets current zoning requirements and will follow the recommendations of the Board of Architectural Review. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. N/A b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. N/A 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 average building height is 30'. The highest point is 32'. b. What views in the immediate vicinity would be altered or obstructed? No views will be obstructed by the proposed project. 9 c. Proposed measures to reduce or control aesthetic impacts, if any: None required 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day or night would it mainly occur? Light from the interior of the building will be seen from the west edges of the site. Lighting next to the building entrances will light sidewalks. There will be lights attached to the face of the buildings to light the parking lot for safety. b. Could light or glare from the finished project be a safety hazard or interfere with views? No c. What existing off-site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any: Lights on the face of the buildings will shine downward. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? None b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreational opportunities to be provided by the project or applicant, if any: None 10 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 b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts, if any: None 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. Interurban Avenue is a major north/south arterial that connects I-5 and I- 405. The proposed main building entrances are off Interurban Avenue. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes - The site is served by public transportation along Interurban Avenue. c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project will have approximately 63 parking stalls. The site currently has no stalls. 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). No — City has plans for future Interurban Avenue improvements. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No 11 f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. N/A g. Proposed measures to reduce or control transportation impacts, if any. None 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. No b. Proposed measures to reduce or control direct impacts on public services, if any. None 16. UTILITIES a. Underline utilities currently available at the site: Electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. 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: Puget Sound Energy Services Gas: Puget Sound Energy Services Sewer: City of Tukwila Water: City of Tukwila Telephone: US West Communications C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relyingnimt.malyo its d Signature: Stbve Sears, AIA Date Submitted: 9/24/2010 Relationship of signer to project: Architect 12 at* of JuP1Wiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Notice of Public Meeting Project Name: Interurban Warehouses & Offices Mitigated Determination of Non - Significance Project Number: PL1O-053 Board of Adjustment Agenda Packet Mailing requested by: Determination of Significance & Scoping Notice Board of Appeals Agenda Packet / I / Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda X Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this _5th day of October in the year 2010 W:\USERS\TERIWFFIDAVIT OF DISTRIBUTION.DOC vis — Project Name: Interurban Warehouses & Offices Project Number: PL1O-053 Mailing requested by: Jaimie Reavis , Mailer's signature: / I / i f W:\USERS\TERIWFFIDAVIT OF DISTRIBUTION.DOC vis — EO .O O O y 0. aR) 0 °•p Y 0. oo. ° ° >'* a3i p0°°'0 O 0 b n ° U R h O Tq O 0 p 0 �/.) > 08. 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J J Z J J J J >W J J �'' J J J J J pw Snnnn 1- (0�a(hg000 J mOgvwi(W!)(W!)H Y(1)m(nY(n(1)¢=Q¢ (W a 65 rnwm rn o mo Tit. I Y(OO(0Ln O oo v)0 �mH W W v) m 0 W Q (n W W „) % O cn QQ mo(Lnztjt w www�tj wf-z� Z Z Y cn W W W t > (n v) (n J a., v) W z • QQoQ W w(n Q�c~nc~na�cn wcn¢ www<LLJ(nw>w (0(0c)> cwc W Zce W Z N(~i) 0' W Z >>>�DLu>¢> D D (¢ W Orn O U Q O ,--� J O Z Z > M 00 II-- > .1 Q Q Q Ur Z> Q z Q ww>Q�QOCMo �� �oY>pYOO��y�ortFW-LL, C C�QpwZ HHQ.12 �'c-ID Mi (1 .moa LUQ V)UUU.�-I,-1 rno)tD W. -"N N -nH=O Z Z t Lu w X O X Z (�0 X X .0¢ ^ g g v) v) 1O z^ >j X .1 .1 ,1 M ..10 1- w w 0 0, Lf) z o p m m-1 0 0O0 0O0 O v) v) o o .1 COO COO o .1 m +m-1 .m-1 , 1 Ln 1-o N a) cr, .- M .--1 O o o Cn .1 0 0 .1 .1 .1 (O M O .1 co O O O O N O .1 Cr vvv N.1N.-10000.-1 00000000(0 O M 00.1N O 00) 0) rn 010 Tr .i .1 Cl" 01 .1 Lf) 0. 0. a .1 M a 0. N Lf) 0) N N N Cr Cr N a a .1 N .1 a M M M .1 .1 .1 O) CO TUKWILA COMMUNITY MEMBER FULLER SEARS ARCHITECTS US CORP OF ENGINEERS FISH & WILDLIFE SERVICE 1 WA STATE HABITAT BRANCH i - W Z U w O 5 J Q Z W p W 0 CLQ ¢ AWS Z V) W W U cc LLJ cUJ CL [u 0 uj w o LL0 O zQQ°WO W a' W Z W w = �a2Wo<(/)o Q LLj J U LL. H Q Q O= z 00550 WA DEPT OF ECOLOGY WA STATE ATTORNEY GENERAL KC PARKS & RECREATION ACCOUNTING DIVISION KC ASSESSOR'S OFFICE SEPA INFO CENTER w U W v) cc w 023 Y ENVIRONMENTAL PLANNING KC METRO TRANSIT/SEPA OFFICIAL KC DEPARTMENT OF NAT'L RESOURCES ANDY LEVESQUE KC DEPARTMENT OF NAT'L RESOURCES ENVIRONMENT & SAFETY DIV GENERAL MGR SEATTLE SO. CONVENTION & VISITORS OE W L EO -10 a` U U au z LL � D O E m OU w oo ° o z J m i- 0 >- (Wjza io a) o =w ,e.7U _ U z W W 0}ocm�w (f)'-Uii§ p ° w Z H H 1— u u z z vv)iz000000 Ln� 00o Q D U=__ Q U w v) v) U (n cn cn M J Q 01—_, J J J - W_ w V W j Y Y Y uuu Had(r0OU¢a(�nZZE SEPA REVIEW PUGET SOUND CLEAN AIR AGENCY DUWAMISH RIVER CLEAN UP COALITION WA ENVIRONMENTAL COUNCIL PEOPLE FOR PUGET SOUND FUTUREWISE AGENCY LABELS (4 US Corps of Engineers ( ) Federal HWY Admin ( ) Federal Transit Admin, Region 10 SjQ Dept of Fish & Wildlife Section 1>f>EDERAL AGENCIES N"(4 US Environmental Protection Agency (E.P.A.) ( ) US Dept of HUD 4 National Marine Fisheries Service N Section 2 WASHINGTON STATE AGENCIES Office of Archaeology ( ) Transportation Department (WSDOT NW) (>4 Dept of Natural Resources ( ) Office of the Governor WA State Community Development (.WA Fisheries & Wildlife ( ) Dept of Social & Health Services (p.9 Dept of Ecology NW Regional Office, Shoreland Division \ 64 Dept of Ecology, SEPA 1) Office of Attorney General ( ) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div KC Dept of Parks & Recreation '(x). KC Assessor's Office Section 3 KING COUNTY AGENCIES ( ) Health Department �( ) Port of Seattle \KC Dev & Enviro Services-SEPA Info Center (X) KC Metro Transit Div-SEPA Official, Environmental Planning (>C) KC Dept of Natural Resources (''KC Dept of Natural Resources, Andy Levesque (X) Tukwila School District ( ) Tukwila Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 CHOOLS/LIBRARIES \(j1Foster Library ( ) KC Public Library System ( ) Highline School District ( ) Seattle School District ( ) Renton School District ( ) Westfield Mall Library (9 QWEST Communications (7. Seattle City Light (i' Puget Sound Energy ( ) Highline Water District ( ) Seattle Planning &Dev/Water Dept (>Q, Comcast Section 5 UTILITIES ( ) BP Olympic Pipeline ( ) Val-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Seattle Public Utilities (x) Allied Waste Services ( ) Tukwila City Departments ( ) Public Works ( ) Fire ( ) Police ( ) Finance ( ) Planning ( ) Building ( ) Parks & Rec ( ) Mayor ( ) City Clerk 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 cA Puget Sound Regional Council (4 SW KC Chamber of Commerce Muckleshoot Indian Tribe * N (X) Cultural Resources (>1- Fisheries Program 94 Wildlife Program ,.64 Duwamish Indian Tribe * Section 7 OTHER LOCAL AGENCIES N (4 Puget Sound Clean Air Agency ( ) Sound Transit/SEPA (>1 Duwamish River Clean Up Coalition * (X) Washington Environmental Council (x) People for Puget Sound * (,yFuturewise * 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 (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The Notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. 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 received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) — Site plan, with mean high water mark & improvements — Cross-sections of site with structures & shoreline — Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:Admin\Admin Forms\Agency Checklist October 1, 2010 Steve Sears Fuller Sears Architects 1411 4th Ave #1306 Seattle, WA 98101 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION Louie Sanft 6120 52nd Avenue South Seattle, WA 98118 RE: Interurban Offices & Warehouses Project Dear Mr. Sears and Mr. Sanft: Your applications for SEPA/Environmental Review (E10-016), Shoreline Substantial Development Permit (L10-063), Variance (L10-064), and Public Hearing Design Review (L10-065) for the property located at 14600 Interurban Ave S are considered complete on October 1, 2010 for the purposes of meeting state mandated time requirements. The determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Please note that the fees for the above applications are flat fees with the exception of the Shoreline Substantial Development Permit. The fee for the Shoreline Substantial Development Permit includes 50 hours of staff review time; any time spent in addition to 50 hours will be billed at a rate of $92 per hour. It is our understanding that Fast Signs will be public manufacturing and installing the public notice board for this project. The City of Tukwila will coordinate the public notice mailing with installation of the public notice board within the next 14 days. Once the public notice board is installed, the public comment period for this project will be 14 days for the SEPA/Environmental Review, Variance, and Public Hearing Design Review applications, and 30 days for the Shoreline Substantial Development application. These notice periods will run concurrently. Please feel free to contact me with any questions at ireavis@ci.tukwila.wa.us or (206) 431-3659. Sincerely, ZUfrkmz--/ Jaimie Reavis 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 CITY OFTUKWILA NOTICE OF APPLICATION PROJECT INFORMATION Steve Sears of Fuller Sears Architects, on behalf of property owner Louie Sanft, has filed applications for SEPA Environmental Review, a Shoreline Substantial Development Permit, Public Hearing Design Review, and a Variance to develop approximately 71,000 square feet of warehouse and associated office space, parking, landscape improvements; and native plantings and a picnic area adjacent to the shoreline of the Green River. The project location is at 14600 Interurban Ave S in Tukwila (parcel #'s 3365901605 and 3365901630). Projects applied for include: E10-016 (SEPA/Environmental Review), L10-063 (Shoreline Substantial Development Permit); L10-064 (Variance), L10-065 (Public Hearing Design Review) Other known required permits include: Traffic Concurrency Application (C10-020), PRE10-010 (Pre -Application Meeting), Building Permit, Public Works Permit Studies required with the applications include: Shoreline cross-sections, slope stability study, geotechnical report. FILES AVAILABLE FOR PUBLIC REVIEW The application is available for review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100. Project Files include: E10-016, L10-063, L10-064, L10-065, PRE10-010, C10-020, PL10-053 OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. Written comments for the SEPA, Variance, and Public Hearing Design Review applications must be received within 14 days; that is by 5:00 P.M. on Tuesday, October 19, 2010. Written comments or requests to receive notification of the final decision on the Shoreline Permit must be received within 30 days, by 5:00 P.M. on Thursday, November 4, 2010. These comments must be sent by email to jreavis@ci.tukwila.wa.us, or delivered to DCD at the address above or postmarked no later than 5:00 P.M. of the last day of their respective notice periods (SEPA, Variance, Design Review 10/19/2010; Shoreline Permit: 11/04/2010). APPEALS You may request a copy of any decision and your appeal rights by calling DCD at (206) 431-3670. The decision on the Shoreline Permit may be appealed to the State Shoreline Hearings Board; the Variance and Public Hearing Design Review decisions may be appealed to the Hearing Examiner. In any case in which an administrative appeal of a procedural or substantive SEPA decision is made, the hearing on such appeal shall be consolidated with the hearing on the merits of the underlying permit(s). For further information on this proposal, contact Jaimie Reavis at (206) 431-3659, jreavis@ci.tukwila.wa.us or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:00 a.m. to 4:30 p.m. Application Filed: September 24, 2010 Notice of Completeness Issued: October 1, 2010 Notice of Application Issued: October 5, 2010 CITY uF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us 114 SEPA ENVIRONMENTAL prcElvr:ib REVIEW SE? 2 7 2010 CON1MUN.T/ APPLICATION NAME OF PROJECT/DEVELOPMENT: //L1 1, A -/I -J J LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. UD IF 1 - LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 3 305-10f l{liC 7 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: 3e- .S 01 -g -I %%G'/ L- S/ ti` %z £ •i 7F1 7f Address: / / / t7-1 ,r/ OC, eS Phone: Cp (n Z (('7 0 9.73/-c) FAX: 7 r Lo & 5- Z 6- D E-mail: S6r9'r25 1�'jLG,�SJ c cow Signature: _ Date: W:\Forms\2010 Applications\SEPA Environmental Review Application-Ju12010.doc 7(ei FOR STAFF USE ONLY Permits Plus TYPE P-SEPA Planner: File Number: ) 0 — 01 b Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: //L1 1, A -/I -J J LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. UD IF 1 - LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 3 305-10f l{liC 7 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: 3e- .S 01 -g -I %%G'/ L- S/ ti` %z £ •i 7F1 7f Address: / / / t7-1 ,r/ OC, eS Phone: Cp (n Z (('7 0 9.73/-c) FAX: 7 r Lo & 5- Z 6- D E-mail: S6r9'r25 1�'jLG,�SJ c cow Signature: _ Date: W:\Forms\2010 Applications\SEPA Environmental Review Application-Ju12010.doc 7(ei