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Permit PL16-0052 - MATTHEW LAASE - INSPIRUS CREDIT UNION LOT CONSOLIDATION
INSPIRUS CREDIT UNION 5200 SOUTHCENTER BLVD PL1 6-0052 L16-0081 LOT CONSOLIDATION City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director NOTICE OF DECISION April 27, 2017 Matt Laase Jackson/Main 311 First Ave S. Seattle, WA 98104 Subject: Inspirus BLA; City File L16-0081 Dear Mr. Laase, The City has completed review of your boundary line adjustment (No. L16-0081) and determined that it complies with all applicable City code requirements. The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. This letter serves as the Notice of Decision per TMC 18.104.170. Based on the latest project submittal, preliminary approval is granted subject to the conditions stated below. The conditions imposed are to ensure the lot line adjustment is consistent with the Criteria for Preliminary Approval listed at TMC 17.08.030 in the Tukwila Subdivision Code. PRELIMINARY APPROVAL CONDITIONS Prior to final lot consolidation the following comments need to be addressed: 1. Sheet 2 of 4 lists exceptions based on Sept 11, 2014 title, however the 2 certificates of compliance KC recording nos.: 20160426000065 and 20170321000514 shall also be listed. 2. You may remove the signature block for the King County Finance Decision from page 1. NEXT STEPS: 1. Final Approval: Submit the necessary lot consolidation documents (revised as required above) for city signatures. All taxes and fees assessed against the property must be 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 current prior to final approval. Please check with the King County Assessor's Office and the City of Tukwila Finance Department prior to submitting final documents. 2. Recording: It is your responsibility to record the approved and signed documents with the King County Department of Records. You will need to pay the recording fees and submit your approved originals to King County. The lot consolidation is not complete until the recording occurs and copies of the recorded documents are provided to the Department of Community Development. EXPIRATION OF PRELIMINARY APPROVAL The final approved lot line consolidation must be filed with the King County Department of Records within one year from the date of this preliminary approval or the application will expire. The City may grant a single one year extension if requested in writing prior to the expiration date. APPEAL RIGHTS This lot consolidation decision may be appealed to the Hearing Examiner. One administrative appeal of the decision on the lot consolidation, excluding challenges to the SEPA exemption, is permitted. If no valid appeals are filed within the time limit, the decision of the Department will be final. In order to appeal the decision a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of the Notice of Decision. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. Appeal materials shall 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, including any specific challenge to an MDNS. 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. Any appeal shall be conducted as an open record hearing before the Hearing Examiner. The Hearing Examiner's decision on the appeal is the City's final decision. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King Page 2 of 3 County Superior Court from the Hearing Examiner's decision 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 you have any questions about this matter please direct them to the project planner, Lindsay Brown at Lindsay.brown@TukwilaWA.gov or 206.733.7166. Sincerely, Jac 'ace Ch. , Short Subdivision Committee Enclosure: cc: Bob Giberson, Public Works Director (please initial your approval) Jay Wittwer, Fire Chief). (please initial your approval) King County Assessor, Accounting Division Department of Ecology, SEPA Division Page 3 of 3 � flewc4 slr ou2A 3 tofJ2446 MEMORANDUM To: Bob Giberson via David McPherson Jay Wittwer via Don Tomaso Richard Takechi From: Lindsay Brown RE: Inspirus Credit Union Lot Consolidation Date: May 23, 2017 File: L16-0081 The above referenced lot consolidation is ready for final approval. Attached are the documents for recording. Please indicate your approval by putting your initials next to your name below. If you do not approve, indicate any additional requirements below. Approved by Jay Wittwer ;`- c���� (initials) Approved by Bob Giberson y (initials) Approved by Richard Takechi 14 1' (initials) JACKSON ( MAIN 7 J1G1 ARCHITECTURE March 14, 2017 Lindsay Brown Assistant Planner City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 RE: Lot Consolidation — Notice of Incomplete Application Inspirus Credit Union Expansion 5200 Southcenter Blvd. City File L16-0081 Dear Lindsay, RECEIVED MAR 14 2017 Community Development The following are Jackson I Main Architecture (JMA) and consultant's responses to the letter of Incomplete Application dated January 20, 2017. Responses to the comments are numbered to correspond to the appropriate number in the letter received. No clouds have been provided in the documents as it is considered a revised submission. General Comments 1. A recent title report on the properties, including a description of existing easements. Response: Four (4) copies of the most recent title report are included in the revised application. 2. Dimensions of all property lines and the areas of the lots, before and after the consolidati on. Response: Dimensions are provided for all property lines. 3. Depict utility easements on the lot line adjustment before/after page. Label adjacent roads and show points of access to the public roads. Response: Easements are shown and access points are included on the before and after pages. 4. Legal descriptions of the lots after consolidation. Response: The after consolidation legal description is shown on the documents. Four (4) copies of the proposed legal description are also included in the revised application. JACKSON 1 MAIN ARCHITECTURE, PS. WWWJACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 1 206.324.4800 ; f 206.332.2875 to 5. A maintenance agreement, proposed easements to be recorded with the map, or other means of ensuring shared access to the site across property lines. Response: No maintenance agreement is needed as the lot is being consolidated into one parcel. Thank you for the opportunity to provide responses to your comments. Should there be any additional clarifications needed, please contact us. Matthew Laase, AIA Principal Attachments: Lot Consolidation Checklist Submission Plans (4 copies) New Legal Description (4 copies) Title Report (4 copies) JACKSON I MAIN ARCHITECTURE, P.S. WWW JACKSONMAIN COM 311 FORST AVENJE S SEATTLE, WA 9B104 1 206.324.4800 I f 206.332.2875 1 4/201t RE: Incomplete Application Notice, Inspirus Lot Consolidati... - Lindsay Brown RE: Incomplete Application Notice, Inspirus Lot Consolidation L16-0081 Matt Laase <Matt.Laase@jacksonmain.com> Tue 1/24/2017 11:04 AM To:Lindsay Brown <Lindsay.Brown@TukwilaWA.gov>; cc:Carol Cameron (Carol@inspiruscu.org) <Carol@inspiruscu.org>; Sorry Lindsay, that message was from yesterday, I was hoping to meet with you then but the desk staff said you didn't work on Mondays. I'm at other meetings this afternoon but could I call you around 1:30pm to talk? For the planning responses I dropped off yesterday, please let me know if anything didn't address your concerns. For the Lot Consolidation, we also submitted most everything but the Title Report. Below is where the info resides: 1. Will be provided. 2. Dimensions are on the plan LC0.01, areas will be added. 3. Easements are shown on the plan LC0.01, as are road entry points with curb and sidewalk crossings. More prominent notes can be added to better identify these. 4. Legal description is provided. 5. The intent of the Lot Consolidation is so that the lot is singular. Parcel A, B & C are a part of the property at 5200 Southcenter Blvd. Parcel D is consolidated into that property. There would be no need to have a maintenance agreement as the property is all one address. The parcels only exist in the survey and are now all a part of the updated legal description. To clarify the additional questions: A. There are not 3 lots, only 2 (5200 and 5290) and they are being combined into one lot. Maintaining the parcels (A, B, C & D) is only a formality in how the legal description is currently written as the 5200 legal description maintains 3 parcels (A, B & C) and then the 5290 consolidation becomes parcel D. The result is just one property, with 4 parcels. Does that make sense? B. We will review and confirm. C. Understood, we will add the file number and signature blocks. We were originally advised to submit the documents first for review and then update for the final version. I'll still plan to call you today but hopefully the above explanation is helpful. Thanks, Matt Matthew Laase AIA Associate JACKSON ( MAIN Architecture, P.S. 311 First Avenue South Seattle, Washington 98104 206.324.4800 P 1206.465.4452 M https://outlook.office365.com/owa/?viewmodel=ReadMessageltem&Item ID=AAM kADUzY2YxOGRI LTIyM2UtN D U5OSO4Zjdj LTgxNTFkM DY5NGZkNABGAA .. 1/3 1/24/2017 RE: Incomplete Application Notice, Inspirus Lot Consolidati... - Lindsay Brown •` [../../../Loca I/Microsoft/Windows/Temporary%20I nternet%20Files/Content.Outlook/7AMIUZK7/www.jacksonmain.com]ww w.jacksonmain.com From: Lindsay Brown[mailto:Lindsay.Brown@TukwilaWA.gov] Sent: Tuesday, January 24, 2017 10:39 AM To: Matt Laase <Mattiaase@jacksonmain.com> Subject: Re: Incomplete Application Notice, Inspirus Lot Consolidation L16-0081 Matt, I'll be available after 3pm to meet. I noticed after distribution that you did submit before and after legal descriptions, so that's one thing off the tech review list. See you this afternoon! Linday Lindsay Norris Brown, Assistant Planner Department of Community Development City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 206-433-7166 Iindsay.brown@tukwilawa.gov The City of opportunity, the community of choice. From: Matt Laase <Matt.Laase(jacksonmain.com> Sent: Monday, January 23, 2017 2:06:23 PM To: Lindsay Brown Subject: RE: Incomplete Application Notice, Inspirus Lot Consolidation L16-0081 Hi Lindsay, I am coming by to resubmit the Planning responses today, probably there around 3-3:30pm. Will you be available to talk about the lot consolidation around that time? We are confused as we did submit what you are asking for in your letter and coordinated this with the city prior. We just want to make sure you saw everything we submitted. Thanks, Matt Matthew L.aase ALA Associate JACKSON I MAIN Architecture, P.S. 311 First Avenue South Seattle, Washington 98104 206.324.4800 P l 206.465.4452 M [../../../Local/Microsoft/Windows/Temporary%201 nternet% 20Files/Content.Outlook/7AMIUZK7/www.jacksonmain.com]ww w.jacksonmain.com https://outlook.office-65.com/owa/?viewmodel=ReadM essageltem&Item ID=AAMkADUzY2YxOGRILTIyM2UtNDU5OSO4Zjdj LTgxNTFkM DY5NGZkNABGAA .. 2/3 1/24/20 n RE: Incomplete Application Notice, Inspirus Lot Consolidati... - Lindsay Brown From: Lindsay Brown[maiito:Lindsay.BrownPTukwilaWA.gov] Sent: Friday, January 20, 2017 11:31 AM To: Matt Laase <Matt.Laase@iacksonmain.com> Subject: Incomplete Application Notice, Inspirus Lot Consolidation L16-0081 Hi Matt, Attached is a notice of incomplete application for the Inspirus Lot Consolidation, L16-0081. If you have any questions after reading the letter, please contact me via email. I will distribute the submitted materials to Public Works for their initial review today. Take care, Lindsay Lindsay Norris Brown, Assistant Planner Department of Community Development City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 206-433-7166 Iindsay.brownPtukwilawa.gov The City of opportunity, the community of choice. https://outlook.office365.com/owa/?viewmodel=ReadMessageltem&Item ID=AAM kADUzY2YxOGRI LTIyM2UtNDU5OSO4Zjdj LTgxNTFkM DY5NGZkNABGAA... 3/3 0 „ . . / Return Address: .CITY olgRK , . CITY OF.:11:110/yILA 6200 Southcentr Blvd. WA 98188 0111130 111111111 20170321000514 C ITY OF TUKW IL CERT 75 . 00 . . --,..• 03/21/2017 11:14 . , KING COUNTY, UA .:: • • Please print orty einfOrmatiiin WASHIE .6-TON'STAIrt RECORDER'S Cover Sheet 11 RCW 65.04 , . .• . . Document..Title(s) (or transactions ContainedfficreiY'(all areas applicable to your document must he tilled in) 1. AMENDED CERTIFICATE OF COMPLIANCE :::. 2 • . • .,„ .. • • - ' • 3 4 . . Reference Number(s) of Documents assigned or released 20166426000065 Additional reference ti's on page .. ofdocument Grantor(s) Exactly as name(s) appear on document i. CITY OF TUKWILA • •-• • .-' Additional names on page of document. • Orantee(s),txactbr as name(s) appear on document INSPIRUS CREDIT UNION • ' . . . ...: • ; 2. GROW INVETVIENTS,11C Additional naines'on page: of docurrtent. Legal descriptioxi(abljeviaiecv: i.e. lot, biock, plat or section, township, range) BROOKVALE GARDEN IRS ''61 FT OF TRACT 1,11 ELY OF52ND AVE S LESS ST HWY TGW POR OF TRACT 2 LY ELY OF ELY MGN OF 52ND AVE S LESS E.95FTOF POR LY SLY OF N 140 FTOF SO TRACT 2 TGW POR OF VAC ST ADJ LESS ST HWY PLat Block: Plat La 1-2 Additional legal is on page 2 :. ohlocutnent. Assessor's Property Tax Parcel/Account Number:' 0 Assessor Tax 4 not yet assigned . 115720-0013 & 115720-0021 The Auditor/Recorder will rely on the information provided on:this form. :The staff wilt. not read the document to verify the accuracy or com.leteness of the indexing informationprovided herein. "1 am signing below and paying an additional $50 recording fee (as provdedb R006.18.010 and referred to as an emergency nonstandard document), because. this tlocuatent.does:not meet margin and . formatting requirements. Furthermore, I hereby understand that ;he recording .process titer coat up or. otherwise obscure some part of the text of the original document as a result of this request" • Sighattire ofithiu6tirig Party Note to submitter: Do not sign above nor pay additional $50 fee if the document meets margin/fnrmatting:requii•ements Legal description (continued) BROOKVALE GARDEN TRS E 95 FT N OF RENTON-THREE TREE POINT RD TGW POR VAC ST ADJ LESS N 140 FTtESS ST.'HWY PlatBlock:... Plat Lot: 2 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director • January 30, 2017 Inspirus Credit Union 5200 Southcenter Blvd. Tukwila, WA 98111 Attn: Carol Cameron SUBJECT: • r. .AMENDED CERTIFICATJOF::COMPLIANCE Recorded tinder 20160426000065 .':Parcel Nos. 115720-0013 and 115720-0021... City of Tukwila, File No. RFA 11-057 The City of:Tukwila of King County, Washington does hereby certify that the responrible'parties and condition agreed to in the Violation Notice and Order dated January 13, 2014'and originally recorded against both parcels under, recording number 20140127000538, was as of this date tii hive been corrected and the.stibject building, premises and/or person(s) responsible were found.in coriipliance with the Standards' and requirements. relating to the code violations specified in such Notice and' Order. ''Certificate of:Compliance recorded-uiider:20160426000065 only showed parcel number 115720-0021 and should have also included parcel number 115720-0013. Sincerely, Mary Hulvey, CCEO Code Enforcement Officer City of Tukwila Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website:TukwilaWA.gov NEW LEGAL DESCRIPTION CONSOLIDATED PARCELS NEW PARCEL A NEW PARCEL A: THOSE PORTIONS OF TRACT 1 AND TRACT 2 IN BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, LYING EASTERLY OF 52ND AVENUE SOUTH AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 596231, SITUATE IN THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN THE CITY OF TUKWILA, KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF THE SOUTH 51.0 FEET OF SAID TRACT 1 AND THE EASTERLY RIGHT OF WAY LINE OF 52ND AVENUE SOUTH AS CONDEMNED IN SAID KING COUNTY SUPERIOR COURT CAUSE NO. 596231; THENCE SOUTH 88°32'49" EAST 202.88 FEET ALONG SAID NORTH LINE OF THE SOUTH 51.0 FEET TO A POINT ON A LINE LYING 50 FEET WESTERLY OF, WHEN MEASURED AT RIGHT ANGLES, THE M-LINE SURVEY OF PRIMARY STATE HIGHWAY NO. 1; THENCE SOUTHERLY ALONG SAID LINE LYING 50 FEET WESTERLY OF THE M- LINE SURVEY OF PRIMARY STATE HIGHWAY NO. 1 THE FOLLOWING THREE (3) COURSES: 1) SOUTH 6°20'45" EAST 53.22 FEET TO THE BEGINNING OF A TANGENT CURVE TO THE RIGHT; 2) 134.53 FEET ALONG SAID TANGENT CURVE TO THE RIGHT, HAVING A RADIUS OF 1095.92 FEET, THROUGH A CENTRAL ANGLE OF 7°02'00" TO A POINT OF TANGENCY; 3) SOUTH 00°41'15" WEST 105.46 FEET TO A POINT LYING 70 FEET NORTHERLY OF, WHEN MEASURED AT RIGHT ANGLES, THE 1-RE LINE SURVEY OF PRIMARY STATE HIGHWAY NO. 1; THENCE NORTH 83°44'06" WEST 60.80 FEET ALONG SAID LINE LYING 70 FEET NORTHERLY OF THE 1-RE LINE SURVEY OF PRIMARY STATE HIGHWAY NO. 1; THENCE SOUTH 6° 15'54" WEST 20.00 FEET ALONG THE EASTERLY LINE OF THAT PORTION OF SOUTHCENTER BOULEVARD VACATED BY THE CITY OF TUKWILA BY ORDINANCE NO. 1172 TO A POINT LYING 50 FEET NORTHERLY OF, WHEN MEASURED AT RIGHT ANGLES, THE 1-RE LINE SURVEY OF PRIMARY STATE HIGHWAY NO. 1; THENCE NORTH 83°44'06" WEST 160.03 FEET ALONG SAID SOUTHERLY LINE OF THAT PORTION OF SOUTHCENTER BOULEVARD VACATED BY SAID ORDINANCE NO. 1172 TO A POINT LYING 30 FEET EASTERLY OF, WHEN MEASURED AT RIGHT ANGLES, THE Y-LINE SURVEY OF PRIMARY STATE HIGHWAY NO. 1; THENCE NORTH 1 °29'24" EAST 293.66 FEET ALONG SAID LINE LYING 30 FEET EASTERLY OF THE M-LINE SURVEY OF PRIMARY STATE HIGHWAY NO. 1 TO THE POINT OF BEGINNING. LEGAL DESCRIPTION COMBINED PARCELS RECEIVED :DEC 28 2Oi COM hZtl.T`f' PARCEL A: DLVLLUPMLNT THOSE PORTIONS OF THE SOUTH 51 FEET OF THE EAST 441 FEET OF TRACT 1; AND THE NORTH 140 FEET OF THE EAST 441 FEET OF TRACT 2; ALL IN BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, LYING EASTERLY OF 52ND AVENUE SOUTH AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 596231; EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 596231 FOR PRIMARY STATE HIGHWAY NO. 1; TOGETHER WITH THAT PORTION OF THE SOUTHERLY 51 FEET OF TRACT 1 AND OF THE NORTHERLY 140 FEET OF TRACT 2 OF BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, BEING SOUTHERLY OF A LINE DRAWN EASTERLY, AT RIGHT ANGLES TO THE Y-LINE SURVEY OF STATE ROUTE NO. 5, SOUTH 178TH STREET TO SOUTH 126TH STREET, FROM HIGHWAY ENGINEER'S STATION Y 12+90 THEREON AND LYING BETWEEN THAT LINE DRAWN PARALLEL WITH AND 40 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID Y-LINE SURVEY AND THAT RIGHT-OF-WAY LINE DRAWN PARALLEL WITH AND 30 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID Y-LINE SURVEY. PARCEL B: THAT PORTION OF TRACT 2 OF BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF SAID TRACT WITH THAT RIGHT-OF-WAY LINE DRAWN PARALLEL WITH AND 30 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID Y-LINE SURVEY; THENCE SOUTHERLY, ALONG SAID RIGHT-OF-WAY LINE, TO A POINT OPPOSITE HES Y 10+59 ON SAID Y-LINE SURVEY; THENCE EASTERLY, ALONG THE EXISTING P.S.H. 1-RE LINE RIGHT-OF-WAY LINE OF SAID HIGHWAY TO A POINT OPPOSITE HES 1-RE 140+00 ON SAID EXISTING P.S.H. 1-RE LINE SURVEY AND 70 FEET NORTHERLY THEREFROM; THENCE NORTHWESTERLY, ALONG A LINE THE PRODUCTION OF WHICH EXTENDS TO A POINT OPPOSITE HES Y 11+00 ON SAID Y-LINE SURVEY AND 40 FEET EASTERLY THEREFROM, TO INTERSECT THE WEST LINE OF THE EAST 225 FEET OF SAID TRACT; THENCE NORTHERLY, ALONG SAID WEST LINE, TO THE NORTH LINE OF SAID TRACT; THENCE WESTERLY TO THE POINT OF BEGINNING; EXCEPT THAT PORTION OF THE ABOVE DESCRIBED PARCEL LYING WITHIN THE NORTH 140 FEET OF SAID TRACT; TOGETHER WITH THAT PORTION OF VACATED SOUTHCENTER BOULEVARD ADJOINING, WHICH, UPON VACATION, ATTACHED TO SAID PROPERTY BY OPERATION OF LAW, AS PROVIDED BY ORDINANCE NO. 1172. PARCEL C: THAT PORTION OF THE EAST 225 FEET IN WIDTH OF TRACT 2 OF BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, WHICH LIES NORTHERLY OF RENTON'S THREE TREE POINT ROAD; EXCEPT THE NORTH 140 FEET THEREOF; AND EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON FOR P.S.H. NO. 1 BY DEED RECORDED UNDER RECORDING NO. 5538435; AND EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON FOR ROAD PURPOSES BY DEED RECORDED UNDER RECORDING NO. 5494128; TOGETHER WITH THAT PORTION OF SOUTHCENTER BOULEVARD AS VACATED BY CITY OF TUKWILA ORDINANCE NO. 1172, RECORDED SEPTEMBER 19, 1980 UNDER RECORDING NO. 8009190877, WHICH ATTACHED TO SAID PROPERTY BY OPERATION OF LAW. RECEIVED DEC 28 2016 AFTER RECORDING MAIL TO: Inspirus Credit Union 5200 Southcenter Blvd. Seattle, WA 98188 Filed at the Request of First American Title Insurance Company File No.: NCS-691351-WA1 (jc) kJMDJIIIUIIII 20151202000878 PAGE-001 OF 004� 78.00 12/02/2015 13:57 KING COUNTY, UA E2769409 12/02/2015 13:56 KING COUNTY, UA TAXSALE s$0.00 PAGE-001 OF 001 41-4 Space above line for Recorder 's Use Only ° 5 i ??5,- FIRST AMERICANS I STATUTORY WARRANTY DEED � , ` Date J�E,� , 2015 Grantor(s): Inspirus Credit Union, formerly known as School Employees Credit Union of Washington, a Washington state -chartered credit union and nonprofit corporation. Grantee(s): Inspirus Credit Union, a Washington state -chartered credit union and nonprofit corporation Abbreviated Legal: Ptn Lots 1-2, Brookvale Garden Tracts, Vol. 10, P. 47 Additional Legal on page: 1-3 Assessor's Tax Parcel No(s): 115720-0013-00 and 115720-0021-00 THE GRANTOR(S) INSPIRUS CREDIT UNION, a Washington state -chartered credit union and nonprofit corporation, formerly known as SCHOOL EMPLOYEES CREDIT UNION OF WASIIINGTON, a Washington st.atc-charter eta credit union and nonprofit corporation for Good and Valuable Consideration, in hand paid, conveys, and warrants to INSPIRUS CREDIT UNION, a Washington state -chartered credit union and nonprofit corporation the following described real estate, situated in the County of King, State of Washington. LEGAL DESCRIPTION: Real property in the County of King, State of Washington, described as follows: PARCEL A: THOSE PORTIONS OF THE SOUTH 51 FEET OF THE EAST 441 FEET OF TRACT 1; AND THE NORTH 140 FEET OF THE EAST 441 FEET OF TRACT 2; ALL IN BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF Page 1 of 4 tvsNA /*A1\ RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, LYING EASTERLY OF 52ND AVENUE SOUTH AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 596231; EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 596231 FOR PRIMARY STATE HIGHWAY NO. 1; TOGETHER WITH THAT PORTION OF THE SOUTHERLY 51 FEET OF TRACT 1 AND OF THE NORTHERLY 140 FEET OF TRACT 2 OF BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, BEING SOUTHERLY OF A LINE DRAWN EASTERLY, AT RIGHT ANGLES TO THE Y-LINE SURVEY OF STATE ROUTE NO. 5, SOUTH 178TH STREET TO SOUTH 126TH STREET, FROM HIGHWAY ENGINEER'S STATION Y 12+90 THEREON AND LYING BETWEEN THAT LINE DRAWN PARALLEL WITH AND 40 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID Y-LINE SURVEY AND THAT RIGHT-OF-WAY LINE DRAWN PARALLEL WITH AND 30 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID Y-LINE SURVEY.. PARCEL B: THAT PORTION OF TRACT 2 OF BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF SAID TRACT WITH THAT RIGHT-OF-WAY LINE DRAWN PARALLEL WITH AND 30 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID Y-LINE SURVEY; THENCE SOUTHERLY, ALONG SAID RIGHT-OF-WAY LINE, TO A POINT OPPOSITE HES Y 10+59 ON SAID Y-LINE SURVEY; THENCE EASTERLY, ALONG THE EXISTING P.S.H. 1-RE LINE RIGHT-OF-WAY LINE OF SAID HIGHWAY TO A POINT OPPOSITE HES 1-RE 140+00 ON SAID EXISTING P.S.H. 1-RE LINE SURVEY AND 70 FEET NORTHERLY THEREFROM; THENCE NORTHWESTERLY, ALONG A LINE THE PRODUCTION OF WHICH EXTENDS TO A POINT OPPOSITE HES Y 11+00 ON SAID Y-LINE SURVEY AND 40 FEET EASTERLY THEREFROM, TO INTERSECT THE WEST LINE OF THE EAST 225 FEET OF SAID TRACT; THENCE NORTHERLY, ALONG SAID WEST LINE, TO THE NORTH LINE OF SAID TRACT; THENCE WESTERLY TO THE POINT OF BEGINNING; EXCEPT THAT PORTION OF THE ABOVE DESCRIBED PARCEL LYING WITHIN THE NORTH 140 FEET OF SAID TRACT; Page 2 of 4 TOGETHER WITH THAT PORTION OF VACATED SOUTHCENTER BOULEVARD ADJOINING, WHICH, UPON VACATION, ATTACHED TO SAID PROPERTY BY OPERATION OF LAW, AS PROVIDED BY ORDINANCE NO. 1172. PARCEL C: THAT PORTION OF THE WEST 130 FEET IN WIDTH OF THE EAST 225 FEET IN WIDTH OF TRACT 2 OF BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, WHICH LIES NORTHERLY OF RENTON'S THREE TREE POINT ROAD; EXCEPT THE NORTH 140 FEET THEREOF; AND EXCEPT THAT PORTION DEEDED TO THE STATE OF WASHINGTON FOR P.S.H. NO. 1, RECORDED UNDER RECORDING NO. 5538435; TOGETHER WITH THAT PORTION OF VACATED SOUTHCENTER BOULEVARD ADJOINING, WHICH, UPON VACATION, ATTACHED TO SAID PROPERTY BY OPERATION OF LAW, AS PROVIDED BY ORDINANCE NO. 1172. PARCEL D: THAT PORTION OF THE EAST 95.00 FEET IN WIDTH OF LOT 2, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE(S) 47, RECORDS OF KING COUNTY, WASHINGTON; LYING NORTHERLY OF RENTON THREE TREE POINT ROAD; EXCEPT THE NORTH 140 FEET THEREOF; EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON FOR ROAD PURPOSES BY DEED RECORDED UNDER RECORDING NO. 5494128. TOGETHER WITH THAT PORTION OF SOUTHCENTER BOULEVARD AS VACATED BY CITY OF TUKWILA ORDINANCE NO. 1172, RECORDED SEPTEMBER 19,1980 UNDER RECORDING NO. 8009190877, WHICH ATTACHED TO SAID PREMISES BY OPERATION OF LAW. Subject To: This conveyance is subject to covenants, conditions, restrictions and easements, if any, affecting title, which may appear in the public record, including those shown on any recorded plat or survey. Page 3 of 4 Inspirus Credit Union, a Washington state-chartere nonprofit corporation By: Scott A. Adkins Its: President redit union and STATE OF Washington ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that Scott A. Adkins, is/are the person(s) who appeared before me, and said person(s) acknowledged that he/she/they signed this instrument, on oath stated that he/she/they is/are authorized to execute the instrument and acknowledged it as the President of Inspirus Credit Union to be the free and voluntary act of such party(ies) for the uses and purposes mentioned in this instrument. Dated: 0///: I:\SPODOCS\40477\00004\REAL\01495404. DOCX Notary Pu n and for the State of Washington Residing at: /L./4 My appointment exji6s: Page 4 of 4 CITY OF TUKWILA BOUNDARY LINE Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 ADJUSTMENT / LOT Telephone: (206) 431-3670 CONSOLIDATION APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-BLA/LC Planner: 'A File Number: Z_/6, — OP,S / Application Complete ate: Project File Number: pL/1 — DES Z Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Inspirus Credit Union BRIEF DESCRIPTION OF PROJECT: Addition and tenant improvement to existing office building. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 5200 Southcenter Blvd. Tukwila, WA, 98188 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 1157200013 and 1157200021 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: Matthew Laase, AIA Address: 311 First Avenue South, Seattle, WA, 98104 Phone: (206) 324-4800 E-mail: matt.laase@jackonmai/om Signature: FAX: Date: 12/28/2016 RECEIVED DEC 28 2016 \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Boundary Line Adjustment -Lot Consolidation -March 2016.docx COMMUNITY DLVFL ()I 'Mt t i t Cash Register Receipt City of Tukwila DESCRIPTIONS I ACCOUNT QUANTITY PAID ProjectTRAK $666.75 L16-0081 Address: 5200 SOUTHCENTER BLVD Apn 1157200013 $666.75 LAND DIVISION ` $635.00 LOT CONSOLIDATION R000.345.810.00.00 0.00 $635.00 TECHNOLOGY FEE $31.75 TECHNOLOGY FEE R000.322.900.04.00 0.00 $31.75 TOTAL FEES PAID BY RECEIPT: R10188 $666.75 RECEIVED DEC 28 2016 COMMUNITY DEVELOPMENT Date Paid: Wednesday, December 28, 2016 Paid By: INSPIRUS CREDIT UNION Pay Method: CHECK 0002215040 Printed: Wednesday, December 28, 2016 3:45 PM 1 of 1 i 1 5gr73 }f� The Wonnatlon Included on this nap has been compled ty Khg County staff from a variety of sources and is subject to change without notice. Khg County makes no representations orwanaities, express or tripled, as to accuracy, completeness, tiredness, or rights to tie use of such information. Ttis document Is not intended br use as a survey product. IGng County shall rot be liable fa- any general, special, ndired, inddental, or consequential damages Indudng, but nd United to, lost revenues or bst profits reeding from the use or misuse d the information cmtalned onthis map. My sale of t is map or inforrnattm on this map 's prohilited except by wdten pennissim of Kirg County. Date: 11/2/2016 DEC 2 8 2016 COMMUNITY DEVELOPR-1I I IT King County, PictoinA r *emotional Corp. A ►a King County GIS CENTER CITY OF TUKWILA Department ofCommunity Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING ss The undersigned being duly sworn and upon oath states as follows: 1. 1 am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 5800 Southcenter Blvd, Tukwila, WA 98188 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. RECEIVED DEC 28 2016 COMMUNI Ty DEVELOPMENT EXECUTED at /14 kW/ /4. (city), if/. - (state), on a �� /t.S , 20 /4 (Print Name) Sow aesZ/1/0/, % k 4. Gi)13. (Address) (Phone Number) (Signature) Pe5,dpitt /is�/ict $ " 14t/ ,71 On this day personally appeared before me -J C,(3 + } Ad K i Y1 S to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DANIEL JOHNSON STATE OF WASHINGTON NOTARY PUBLIC MY COMMISSION EXPIRES 05-08-19 t 8 DAY OF OC.4-0 CY ,20 I NOTARY PUBLIC in and for the State of Washington residing at j n9 Coo {may My Commission expires on 0 5/ 0 b (ZO 1 q Vdeptstore\Cit) Common\Teri\Revisions In Progress\Special Permission Director -March 201 I.docx I,EGEND' RECEIVED BEC282016 000E O M fT � 1 I � r \ I \I i' k\ 11 10 • afl 24 NW 111 5 1E.. '^89ffA9' illy P.(;,'T ,STORM MANHOLE EASEM AFN • 851211046 1i I 1' A4I LI i it / q1.1 c E-07r '0 Fi 1 I \ny/ p ARC EL RIM 6,.11' = 65 5E OJW)= 6+56 V irl�= 65E1 5200 50111f.:C_r/TEF 30/D i STOP,' c. DIA: ETE TlL/-UP ''0170 UNDE2.G'0U111.". PAP1,1I/IG GAPAGE - / 1„T1w = ;.6c? 5_-i:0OTF?1/ , PARCEL A SOUTH UNE OF THE NORTH 140' OF TRACT 2 PARCEL C 70.65. P AFG EL C. ' I= 6 1 -- ^,'IT 111 P C EL'I C ____ 1- r'S83'RA'06-f �No.11n I -[� T1ti''' J - L\ 1W11 } U• 11 1 1 1 c 6uxD /c �'1-$ �1 .4,1111 IQ 1 \.I ice/ "yp, T;�� /. �I sac euFsaurrE ��• �I1II -J-- �1 " yr l\\ - II Aces: I 1`F PARCEL D a_ ''.�- P3C? ',—aGEj�cx r v+D .1 -- — i ' , M T 56 3 / / / / / ;' i `.�rL ,S&4'13Y11RE BD.7S 1, ' I` 1 0 -0\ ---- , +O P / / / A / /� PAP1',1N0 / d I�\ 1 4 al d BUFFER LINE P 911FFER UNE 9 I I t SOUTHCENTER BLVD. C C ES' \ 141-600 90 3_aa»s'E 1-RE (1- E J k DUT (:1= .6: 95 B N,S BUFFER ME • —T - 10 �- I 1 it 0 1 —J J-� - v. 64d5' 14'1-.. PROPERTY LINE BUILDING SETBACK LINE PARCEL LINE BUILDING OUTLINE PROPERTY LINE TO BE REMOVED AND/OR CHANGED TO PARCEL LINE EASEMENT UNE I PARCEL A CITYOFTII(W.A ORDNMICE NO. 11n 1 _.____---- 1 ! SOUTHCENTER BLVD. • _. `," 11 S5 11 II II I �t 1 1 \ i1 3M-1/ \ S S8344 6' E\ — 08 E 1-RE (1_L) LINE LINE/!30 -- — 141+00 — 60'-0"BUFFER UNE 40'.0 BUFFER LINE \ Ir^ jg.P BUFFER UNE -'80,0' BUFFER UNE -IACKSON I MAIN ARCHITECTURE 311 FIRST AVENUE SIXRM SEATTLE. WA98101 204324.4800 W W W.J6CKANMA1N.COM z O a 8 2 2 S PROJECTNO: PROJECT MGR: DRAWN Or 01E001/ BY: LOT CONSOLIDATION SITE PLAN LC0.01 1111,111. LOT CONSOLIDATION SITE PLAN (EXISTING) Tn4•.ra LOT CONSOLIDATION SITE PLAN (PROPOSED) ,nr=,•.O• 013101114RK 51 WSDDT -N- GRAPHIC SCALE WEST 1/4 COIL SECTION 23 FOUND 2' BRASS DtSK 5111 P11101 N C01./0A4 7161 Y STA 1541051 A -B. CF BEA 1/j4) S:CIIMNC .N- / _ - - - (O PEST) I Teat - 20 K CONTOUR INTERVAL . 2' F'FND: P60ERT UNE EASEMENT UTE 45- .. _BULL. SERUM LINE - --OlIFAL1IE / / / / / / / / / / / / BLEM LIRE C EYUWED ONCIETE ORB 6' COMTE ORB AND AFTER G 04NIN FENS 5 YOm FINE CONGE1E WALL S FFACE ` FIRE HY00AAT Tf FRE COMM. • POST 60 1131 VALE 00 WATER METER WATER VALE 19 SAMMY SEVEN MANHOLE om TAFFY SERER DEAN CUT Owe UMEA09IO CABLE MTES POST O STOOL 'SERER MANHOLE 0. ELECTRIC .9244601 BON ❑ CATCH BASIN 6 TRAP. SIGNAL POE ? 14GNT STANOA / B PRONE RISER 5 ENKE T USER C❑ ELECIRC VAULT • ROVER TRANSFORMER T❑ TELEPHONE VAULT 0 MI 14 5ES MM TM N0. R 1106-6 BUE/1116TE E,A09N0 NUN N0. UNDERGROUND STOW DRAM UNE UNDERGROUND 5AU1ARY SEMR UNE 04100GON0 WATER UNE LIKERGR0E0 PPE STREAM UNC.GROUND ELECTRIC LIRE UMERGOUID 0ECO061ACATON R - FOUO AS NOTED FOUND AS NOTED FAAO AS NOT, Ca RW 61.91' E 0T (5E5 .31' MOP E: RN. 53.>r E N On. 61.62E 6'07 E N (N). 79.72E 12'CP E N (E. 61.24E 6'OP E OUT ISM 77.9T 1TOP W 0 N z� A CV m; RIM TM' E CO, 0,0A 69.65' COP TEMPORARY BENCNMG Ca RN. 72.14 E N (E. 60.50 6'07 E N (N).. 69.43 12'0 E N (5)• 69.43' 12.0 E CRT (W). 69.33' IY10 C@ RUN. 720' E OUT (E. 70.0' 6-OP RM. 72.6¶G E NON). 70.25' 12'CP E 0T (5. 70.25' 12-C' m F0110 2' BRASS 00E WIN "A' N CON./CASE 1-RE STA 13M00.0 Y SA 104060 3E5 . 73.45' .E N(N} 64.95' 24-C E MOW} 64.93' 24-CA E 0T (E. 64.93 24'07 RW. 63.74' E PASS THROUGH (N-5). 69.19' 24.0 LT: RN. (6 E OUT (W)- 61.)2' 6-OP aI ®_TsTaRw�MHMMe.S�,n, No / / ty : ._ Eli I \ PARCELI B \\ TRAG1' BARD 47 BR�K - T0RACT1 / CapH. 69.11' E M (5). 65.56' IYOP E N (MM. 6556' EPIC E OUT (0. 65.61' ITCMP PARCEL A ?RADt 2 620 SOUTMENIER BL.VO 2 STORY CONCRETE ILT-UP BLUING 1M)4 UNDERGROUND PARIOC GARAGE AREA 15.669 SOFT. A(F01P10T) 1EMNT . 27.47 501RH LK 0 TE 110E111 1b 0 1RACf 2 / FEE . 7055' PARCEL C (a RN..9.16 E OUT (R5 66.65' 12"01P v - OB_E a4*H47 FOND E. CONC. P05E 0.3T N. 0.25' W ? Y STA 63400.0 LT / 0* (R. 009. E I N TRW} 6EPIC E OUT (Sf) 61.3 .%' lj'CYP /I / / / I I B I 1 awnNWAti PARCEL D Om - E (I�) LINE / / FOND 1/2' ROX PPE nor M. 01S' E HO RFE7EAICE 0( Run\F001D ITN. CON. POST 0.37 N. 0.40 W Y STA 56V6265 LT A LESS SOUTHCENTER BOULEVARD (WIDTH VARIES )(A PUBUC S IT iA N4264D LT I MH- 59.13 I ) E N (HW)- 55.13 H OUT (S. 35.13' 12'0P Da RN- 5645' E M TIM 54.,E ,T04P E OUT (SSE 54.16' ,TOP i0U0 CL4' INC. POST MI W STA 59M7.73 LT (PC) MO, TRAY II II I I / I / RN. 57.5T 0E4 �- - FULL OF DENT T-- -\_.-RESTA,4149165 L.� M STA 5Rs07.0 I F4A( DESCRIPTION' PAR L TOPS PORTIONS OF TSO. 51 FEET OF THE EAST M1 FRET CF TRACE 1; AND TIE NORM 140 FEET 10 OF TIE EAST M1 FEET OF TRACT 2 ALL N MOOVAE 4Am51 TRACTS. M :ORONO TO TIE RAT THEREOF RECORDED N V01AE 10 OF PLATS PALE 4), N 1010 COUNTY. WAS HIGTON LYNG EASTERLY CF 5 AIMUE SOUTH AS COND.. NAO ICCOUNTY SUPER. OURS 01115E 44N0 596231. EXCEPT THAT PON10 THEREOF 0IDE4NFD N ME COUNTY SUPERIOR COURT CAUSE N0. 596231 FOR PR94MY 511E 11I1.14Y N. 1: TOGEIIEA NTH THAT P0R110 0 THE SCUMMY 51 FEET CF TRACT 1 AN) 0 THE NORTHERLY 140 FEET 0 TRACT 2 0 BROOVALE GARCON 115C15 .CORDWIG TO TIE PUT 11..f RECORDED N VOL10 Of PUTS. 47 COM11Y, W45NNG1pEND 4 BSOUTHERLY a A U1E DRINK PACE EASTERLY, AT ROUT MGM TO THE Y-UNE SNL£Y O STATE ROUTE N0. S SOUTH 17E11 STREET TO SOUTH 126TH STREET, ROM NORWAY ENTREE. STATION Y 12490 THEREON MD ME EC MFN THAT UNE DRAWN PARALLEL MN AND 40 FEET EASTERLY. MI5 1EA96ED AT NNT ANGLES. FROM SAO FEET EASTERLY. NEN ASEAMNED AT RIM ANGLES. IRON SAE Y-TIE 30 PARCEL 4 TAT PORTON 0 TRACT 2 OF SNOCNVAE GARDEN 1MC14 ACCORDING ID THE PUT THEREOF PFL'OIDED M VOWYE 10 CF PUTS PALE 47. N 040 COUx1Y, WASMIGTON. DESCRIBED A5 MIME BE.. AT THE INTERSECTION OF THE NORTH LINE 0 SAM TRACT MIN TUT RIGHT-OF-WAY IRE DRAM PARALLEL MT, ARID 30 FEET EASTERLY. WHEN MEASURED AT D01T NOES ERO SA0 Y-UNE SURVEY: THENCE SOURER .4. P/ONC SAID ROTS-O-WAY LDE. TO A PANT OPPOSITE HES Y 10459 ON BAD Y-LINE SURVEY, TENNCE EASTERLY, ALONG TIE E1951NC PEN. 1-RE UNE RIGHT-OF-WAY UNE OF SAD N06AY TO A PUNT OPPOSITE ACES 1-RE 4W00 CO ME COSTING P.SH 1-RE LEE SURVEY ARID 70 FEET N00TR6Y TEAEFROk TENCE NOHnNah2LY. ALL0N0 A LIE TE PRODUCTION 0 WHICH EOTEDS M AP. OPP091E HES Y 1140 O SAD Y-LIRE SNEY AID 40 FEET EASTERLY TIE NOAOY. TO INTRSECT TE WEST UNE OF DE EAST 225 FEET 0 SAID TRACT: THENCE ROMERY. EOM SW REST UNE TO TIE NORIN LIRE OF GO TRACT: TINGE WESTERLY TO TE PONT 0 BECUNNG: EXCEPT THAT PORTON OF TE ABOVE DESCRIBED PARCEL LYNG WARN THE NORTH 140 FEET 0 5A0 TRACT: TOGETHER NTH THAT PORTION 0 VACATED SOUR CENTER BOULEVARD APIOUNG. MIC H. UPON VACATION. ATT../ TO SAE PROPERTY WY DURATION 10 LAW, AS PR05. 6Y ODNANCE R0. 1171 PAREDTHAT PORTION Cf _ 0 TRACT 2 Cf BR THE REST Q� TRACTS, ADD 10 TiEAST ff PLATT N WD1M TEMOF RECEDED N WLUNE 10 OF RATS PAGE O. N 104 COMM WA10IGTOC t*AO LIES NORURLY 0 R ITORS THREE TREE PONT R. EXCEPT TE NORM 140 FEET THEREOF: MID OEM TUT POTTER CEEDEO 1D TE STATE 0 N 9*101 N FOR PSUL N0. 1. RECORDED UNDER RECORD G N0. 5535433 IOETIER WIN TAT POt110N OF VACATED SCUMMIER BOULEVARD ADJOMN. MAN. UPON VAGIIOL ATTACHED TO SAD PROPERTY BY OPERATION 0 LAW M PROO. BY OmNMCE NO 1172 PARCEL O THAT P0.01 CF TE EAST 95.0 FEET 1111.5 0 LOT 20044E GARCON TRTRAM.A(DOTI DNG TO E PAT TIERED RECOIDm 54N VOLUME 10 OF RATS PAGE(S) 47. RECORDS OF PONTE. WASPENGTN: LING TENDERLY OF REI M TREE TEE NROAD020 DUEFT TE NORM 140 FEET THEREOF: MEIN TUT P0MII COME M 10 TIE STATE 0 WA9MET0N FOR ROAD PURPOSES BY DEED RECORDED 4NOER 00 01NC N0. 504126 METIER MI THAT POTION 0 SOUTH 01. BOULEVARD AS VACATED BY CITY 0 TUKWILA ORDINANCE N0. 1172 RECORDED SEPTEBER 19. 1960 UDER RECORDING N0. 00190577, VMOH ATTACHED TO BAD PRESS BY OPERATOR 0 UT.. TE PR(1Pm1Y DESCRIED AN) SNORT HEREON 5 THE SAME PROCRY AS DEMISED N TE FIRST AMEmGN TITLE INSURANCE CORM CM..ENT FOR TILE INSURANCE SABER RCS-691351-WA1 DATED F1RST AMERICAN TITI F INaRANCF COIAPANY gCANITMENT N- F)C ,691351 -WAl 4 2) 80009919067T FACTS1172 ECORDED SEPTEMBER 9 0.041 POPTT, NOT PLOTTED. RECORDING N0. NATURE 3) DENT NEXT RAIL 55 V, Y RGREELENT OUTE PRE 52441. TRANSIT NECCODED JULY 15, 209 AS RECORONG N0. 20090F15000054 AFFECTS 94aECT PRORATE NOT FLATTED, LVNER4L N NAME 4) ROUT. M011OE ND OLDER RECORDED .HOMY 27, 204. MCCOONG wN 40127000.34 AFFECTS 91BEOT PROPERTY. HOT PLOT.. GE.. URE 5) ONO0NAMN 0 RANTS 0 ACCESS TO STATE IORWAY AND 0 LEHI MEW ONO AN BY DEC. KING COUNTY SUPERIOR COURT CAUSE N0. 596321. HO ACCESS TO NTERS1AT1 5. RELEASE OF DAMAGES RECORDED .6Er D. 1964 AS RE0M0E MS 557 126E AFFECTS SUSPECT PROPERTY. NOT PLOTTED. GOERS. N ACRE 10) FOR STORNI N.. EASLIENT RECORD. NO. R,2110NN RE1CT 15'16 . .ft0T)ED. 11) 3UPDRMY CRSTRETIO EASEMENT RECOILED FEB VARY 13, 207 BmER ROOD. N0. 20D013001520 AFFECTS SB.ECT PROPE7RT. NOT FLORET NO S.. LOCATION 0 EA0EN7 DEFIED N TIE RECEDED NSTR11ENT. 16) 010C1105. 00011015, ODIG>NNS. NOTES EA9]ENTS AN0 PItON90MS F MY, AS =TAMD AND/0 O71EA1ED O THE FAO 0 TE RAT 0 BHOOVALE GARD. TRACTS RECORDED N VOL. 10 OFAA5.A1S AT N HAGE 7• AFFECTS S USECT PP011R1', ROT PUTTED, 9) NOTES AND COMMENTS; 1) PROPERTY ADDRESS: 5200 AND 6260 SOUTHCENTER BOLLER D. TUNNLA WA 2) BY TRUNK PLOTINC ONLY. TES PRITEFTT 5 N 2OE 41 OF TIE ROOD INSURANCE RATE NAP. COMMUNITY PANEL N0. 53033W.59F MICH BEARS AN 6PECRYE DATE 0 MAY 16. 1905 AM 5 NOT N A S EDAL Rom HAZARD AREA NO FELD SUM. WAS PETFORI. TO TD REALER i)65 0EIERYNAl1010:71T52,170 SE OR APPLY FOR A YimM4¢ F. TE FEDERAL EMERGENCY YN4AO]ENT AONCY. 3) TOTAL LAND NM 64.351 SCONE FEET OR 1.476 ACRES, MORE OR LESS. 4) 5) 6) PER TIE CITY OF 11NT6A PIANW4G DEPARTMENT, TIES STE 5 CURE.. 201ED REGIONAL OO4NERCIAL YOED USED (ROI) AID DUKE (O}. TE CURRENT 20WO ALLOWS FOR DIE CURRENT MIN TE STE AS M OFF. 54615G. ROI 20NR0 REOURLIE11T5 FOR MS STE: SETBACKS FRONT: 20 FEET SECOD FRUIT: 10 FEET SOT 10 FEET REND 10 FEET MET: 3 STORES OR 35 FEET P.O. 3 SPACES PER 1.015 USABLE FLOOR 5G 0 ZOMG REm61DE NT5 FOR TLS STE SE BAIXS FRONT: 25 FEET SO: 10 FEET REAR 10 701 HEIGHT: 3 STORESR 33 FEET PAN.PA63 SPACER PER 1.00 USABLE ROOK AREA IRE BUILDING AREA MOM HEEEON WAS CRIERS.° BY TIE FIELD YEA5RBSFJRS 0 11E ENTERER WALLS AT GROUND LEVEL PARED SPACES OM. 63 REGULAR GRAM. 33 REGULAR AM 2 HANDCAR VITAL: 94 95 REG0AR AND 2HANDICAP 7) TIE UWNRO2D U1111ES SHOWN 1BEON ARE CONKED FRO° PLN19 AM YAPS MOWED BY DE OTY 0 11110EA ALOE MN TIE 1UJ01D5 PR05LED BY M UMERGROUD U01T' LOC.5110 SERVICE MO VERIFIED TY. TE V 1LE 9RFACE FEATBES 0 11 E5 LILIES BEFORE MMHG. CALL THE APPROPRIATE LOG. UMW LOCATE SINCE FOR FELO LOCA1109 0 UDFRGROND MTV DIES. 6) AT TIE TEE 0 TIE FELO SNEY. THERE WAS NO OBSERVABLE ENDERCE OF FARM MONO INC. 0045 COMTRUCIUM. 0R BLADID AOOMNS M1NN RECENT YOTI6 9) PINSIMT TO TE CITY IF RNREA PUKE NOUN OFPMTEIR. TERE ARE NO CURRENT PROPOSES RR MY 04M55 N STREET NOT OF WAY LIES ACM. TO TIE RECENT PROPERTY 914015 OR TES SR. T THE E OF TIE FELD SURVEY, E6E W. HO OBSERVABLE EME OF 91E USE AS A SOLD WASTE MAP, SPUR O SNNNN LAWFLL 10) 11) T IRE TINE Cf. FELD SURVEY. TIER WAS NO EVOONCE 0 STE USE AS A OLEIERY CR BUNN GROUND. 12) PROFESSIONAL LUIBILIIY INSURANCE POKY N TE AYONT 0 91.000.000 MAR. BY TME MM. THROUGHOUT TE CONTACT 1ER9L SMALL EC N ERECT 13) AT IRE ME 0 FEUD SURVEY. THERE WAS HO OBSERVABLE 050904 E OF RECENT STREET OR SIDEWALK CONSTRUCTOR O REP*. 14) AOSSS TO PROPERTY VIA PUBIC NOH15 0 WAY 52 10 AVENUE SOUTH ME SOUTHONTEB BLVD 15) BM Cr BEARINGS: THE BEAIOE 0 SOUTH 66'35'2' EAST AIDE TE NORM NNE 0 THE NN/4 OF TIE SR 1/4 OF SCAR 23. 1090010 23 NORM RANGE 4 EAST. WALL, AS SIGMA O MAT CERTAN RECORD 0 SURVEY OLEOS VOLUME 263. PAGES 239 MD 240. IO9L 0UI4T RECORDS, WALLS TNEIN AS TE BASS 0 BEARINGS S IONH UPON INS l6) TAU MAR PARCEL N0. 115720013 ND 11572.21 17) THERE FnE NO GAPS. GORES OR MMAPS BETTE. THE PROPERTY AND TE ADJONG NROPERT6 SRC. ON MS SURVEY 16) EASEMENT E0115 PLOTTASE EASEMENTS ARE SIGN FROM TE OMER RUMMELEL TILE REPOT. NON-ROTABE EASEMENTS ARE NOTED O THE SURVEY AS BONG 501 PLOTTED'. BECAUSE OUR SERVICE 5 LUSTED TO 6FP0RIN0 CO EASEMENT LOCATES. NE. 5T60NMY RECCE.. EGA COUNSEL TO BE 6ETAN0 10 REPORT ON TM PAPES N THEIR ENTIRETY. 10) MS 5 NI A5-mLT S 5E1' PREPAED N NCegp49P7 WM TE TRIM STAN)AID DETAE 6EGUNM EN3 FOR ETA/AGSM LAND TILE 94RVE3. 20) TE CO-STE STORM ORAFNACE SYSTEM FOR INS PROPERTY DESGED TO COLLECT ALL O-STIR STOW WATER 4ISING 11E CA101 BASKS AS COLLECTOR POSTS TEN BEP091N0 THE STORY WATER N10 TE PBLE STORM SEVER SISTER 21) IRS SURVEY WAS PREPARED FOR THE PM.. 0 MAN. M ENIEDET OVERAGE VILE NSXHNI E POUCT MD DOES RCN CONT31 StP.RT DETAIL FOR DE90V PURPOSES ARpMO1AL 96TETNG TILL RE RETUNED FOR 0E2 4 PUPPORES. 22) THE USE 0 TE WCRD ' ERIFT OR OINIFICA11047 MIHN TES SURVEY OLY COMMIES M M.S. 0 PROFTSSOIAL OPYIO° REGAIDNG M. FACTS NO F50N05 MOWN CO TI5 SUR . ME 00ES NOT CONSTITUTE A WARRANTY OR GUARANTEE EITHER NETFO OR MESSES 23) AMPED DURYEA ND ORA L 10 RE40211T ORLMBUIY S16. ACINIERREDOES SGT. ME �DPRSSD OR QED FOR ELECTRONIC DATA AM/OR 6EPNOONED YIPS AND DRININGS 6FNCNMARK: WA91E7001 DEP/RIIOR OF TRANSPORTATION 11005OVT D 5274, DES10A701151T63. ELEVATOR . 150.59 (MAW 65). 36-1: FOND 0641E0 '3 N FRET BM 0 06B BATO N SOUTHCENTER BLVA ELEV... 67.60' (NM 00) 3Y-2 NW RANCE BOLT 0 1RNFIC 90AL POE AT NR 00A0AM7 0 SOUMCEN1EA BLE ND 55 Off RAP. ELEVATION . 60.114' (IAVD 16) POCJ@LE FNCROACHMFNTS• (A) CURB AID 095401T ENCROACHES OP TO 1.61 ONTO ATEINVE PROPERTY (6) COCOTTE CRE'YAY 0400WE5 UP TO 6.2' ONTO E.. PROPERTY THERE ARE NO OTHER .CROW HOME 6Y 6PROVEMENI5 O TE ARAMMG PROPERTY ONO 9UBECT PROPERTY, ND NO OTHER ENOER OA06C5 BY 6FNOV0EN15 LOCATED ON ACT PROPERTY OVER MT ADJOINING PROPERTY OR OVER ANY PLOTTED OR POTABLE EASEMENTS. SI )RVFYOR'S CERTIFICATION; To Stlapl Employee C1.N .an e1 6a2NF9t*n ad iM Amaam IBM 5460*0 5.51% 115 Y to 0.tly I.. nap or PIN and A. 01074 on MNA K Y eee6 .W. 622 Y. o*91201 6424 T. 2011 MIninam 552vd Mld Rp Iromen). t> ALTA/AC91 Loa TI M >45 TOM.i(MI 0. 4 iD).). 111(BJU. 14.yNa 16 2IXo) ad A and LISPS, 24 (5UUMan It Mona ai1AooO 0) )of T.M.AI..o.. Tx 05I6 M 506,7.61N.0 an D..04W 5. 2014. mow Our. L9 33R56 Da. oPF R/6/2016 6,v ALTA/ACSM LAND TITLE SURVEY SECU OFFICE BUILDING 5200 & 5290 SOUTHCENTER BLVD TUKWILA, WA DURYEA & ASSOCIATES, P.S. 2702 N. Perry Street, Spokane WA 99207 (eL (509) 465-3007 www.d,2ryea-associates.com DATE: DECE BEH 2014 SCALE: PROJECT SURVEYOR 4JD SHEET: 101 DRAWN BY: BPO LAST DATE 0 REVISOR 10/17/2016 JOB N0.: 14-1903 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431.3670 FAX (206) 431-3665 E-mail: tukplan@tukwila.wa.us LOT CONSOLIDATION NUMBER: L16-0081 DECLARATION WE, THE UNDERSIGNED, OWNER(S) IN FEE SIMPLE (AND CONTRACT PURCHASER(S)) OF THE LAND .HEREIN DESCRIBED DO HEREBY MAKE A LOT CONSOLIDATION THEREOF PURSUANT TO RCW 58.17.040(6) AND DECLARE THIS LOT CONSOLIDATION TO BE THE GRAPHIC REPRESENTATION OF SAME, AND THAT SAID LOT CONSOLIDATION IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE OWNER(S). INSPIRUS CREDIT UNION NAME ACKNOWLEDGEMENT STATE OF WASHINGTON ) SS. COUNTY OF KING ) ON THIS DAY OF 2017, BEFORE ME, THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON, DULY COMMISSIONED AND SWORN, PERSONALLY APPEARED TO ME KNOWN TO BE THE OF INSPIRUS CREDIT UNION, THE CORPORATION THAT EXECUTED THE FOREGOING INSTRUMENT AND ACKNOWLEDGED THE SAID INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SAID CORPORATION, FOR THE USES AND PURPOSES THEREIN MENTIONED. AND THAT IS AUTHORIZED TO EXECUTE THE SAID INSTRUMENT AND THAT THE SEAL AFFIXED (IF ANY) IS THE CORPORATE SEAL OF SAID CORPORATION. WITNESS MY HAND AND OFFICIAL SEAL HERETO AFFIXED THE DAY AND YEAR FIRST ABOVE WRITTEN. NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON RESIDING AT REFERENCES PLAT OF BROOKVALE GARDEN TRACTS, V10. P47 RECORD OF SURVEY, V9, P74 RECORD OF SURVEY. V15, P137 RECORD OF SURVEY, V15, P188 RECORD OF SURVEY, V23, P244 RECORD OF SURVEY, V83, P49 RECORD OF SURVEY, V137, P217 RECORD OF SURVEY, V155, P197 RECORD OF SURVEY, V190, P282 RECORD OF SURVEY. V268, P239 EQUIPMENT & PROCEDURES SURVEY PERFORMED MATH NIKON NPL-362 TOTAL STATION. THIS SURVEY COMPLIES WITH RCW 58.09 AND WAC 332-130-090.. SURVEYOR'S CERTIFICATE: THIS LOT CONSOLIDATION CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE SURVEY RECORDING ACT AT THE REQUEST OF INSPIRUS CREDIT UNION IN MARCH 2017. MITCHELL DURYEA LS 33658 EXP. 9/17/2017 RECORDER'S CERTIFICATE: FILED FOR RECORD AT THE REQUEST OF THE CITY OF TUKWILA THIS DAY OF 2017 AT . M. IN BOOK OF AT PAGES KING COUNTY MANAGER SUPT. OF RECORDS A PORTION OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 04 EAST, WILLAMETTE MERIDIAN IN THE CITY OF TUKWILA, KING COUNTY, WASHINGTON DATE: MARCH 2017 DRAWN BY: JAL CHECKED BY: MJD SCALE: 1" = 50' SHEET 1 OF 4 vtJLUMt rAbt APPROVALS: /- i, .. — FINANCE DIVISION I CERTIFY THAT ALL PROPERTY TAXES ARE PAID AND THAT A DEPOSIT HAS BEEN MADE IN SUFFICIENT AMOUNT TO PAY THE TAXES FOR THE FOLLOWING YEAR, THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION; AND THAT ALL SPECIAL ASSESSMENTS ON ANY OF THE PROPERTY HEREIN DEDICATED AS STREETS, ALLEYS, OR FOR OTHER PUBLIC USE ARE PAID IN FULL THIS DAY OF KING COUNTY TREASURER 2017. DEPUTY KING COUNTY TREASURER. KING COUNTY ASSESSOR'S APPROVAL EXAMINED AND APPROVED BY THE DEPARTMENT OF ASSESSMENTS THIS DAY OF 2017. KING COUNTY ASSESSOR PARCEL NUMBER(S) 1157200013 & 1157200021 DEPUTY ASSESSOR TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL REVIEWED AND APPROVED BY THE SHORT SUBDIVISION COMMI i itt AND HEREBY CERTIFIED FOR FILING THIS DAY OF 2017. CHAIRPERSON. SHORT SUBDIVISION COMMITTEE III S 150TH ST HUBBLE DR SI1 S 11-7TH ST cn N 5 w S 150TH ST SITE 405 © �`L•�yce S6TH ST S 160TH SI SURVEY FOR rn reC`O _. P� %/1 A PhWY 591H STR r VICINITY MAP NOT TO SCALE INSPIRUS CREDIT UNION 5200 SOUTHCENTER BOULEVARD TUKWILA, WASHINGTON RECEIVED MAR 14 2017 - 11 COr?Rity DevelopUnment A a Surveying and Mopping 2702 N. Perry Street Spokane, WA 99207 (509) 465-8007 www.duryea-associates.com i JOB NO. 14-1903 City of Tukwila Department of Community Development 6300 Southcenter Boulevard. Tukwila. WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan(L11,tukwila.wa.us LOT CONSOLIDATION NUMBER: L16-0081 EXISTING LEGAL DESCRIPTION: TITLE PARCEL A: THOSE PORTIONS OF THE SOUTH 51 FEET OF THE EAST 441 FEET OF TRACT 1; AND THE NORTH 140 FEET OF THE EAST 441 FEET OF TRACT 2; ALL IN BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, LYING EASTERLY OF 52ND AVENUE SOUTH AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 596231; EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 596231 FOR PRIMARY STATE HIGHWAY NO. 1; TOGETHER WITH THAT PORTION OF THE SOUTHERLY 51 FEET of TRACT 1 AND OF THE NORTHERLY 140 FEET OF TRACT 2 OF BROOKVALE GARDEN TRACTS. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47. IN KING COUNTY, WASHINGTON, BEING SOUTHERLY OF A UNE DRAWN EASTERLY. AT RIGHT ANGLES TO THE Y—UNE SURVEY OF STATE ROUTE NO. 5, SOUTH 178TH STREET TO SOUTH 126TH STREET, FROM HIGHWAY ENGINEER'S STATION Y 12+90 THEREON AND LYING BETWEEN THAT UNE DRAWN PARALLEL WITH AND 40 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES. FROM SAID Y—UNE SURVEY AND THAT RIGHT—OF—WAY LINE DRAWN PARALLEL WITH AND 30 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID Y—UNE SURVEY. TITLE PARCEL B: THAT PORTION OF TRACT 2 OF BROOK VALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH UNE OF SAID TRACT WITH THAT RIGHT—OF—WAY UNE DRAWN PARALLEL WITH AND 30 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID Y—LINE SURVEY; THENCE SOUTHERLY, ALONG SAID RIGHT—OF—WAY UNE, TO A POINT OPPOSITE HES Y 10+59 ON SAID Y—UNE SURVEY; THENCE EASTERLY, ALONG THE EXISTING P.S.H. 1—RE UNE RIGHT—OF—WAY UNE OF SAID HIGHWAY TO A POINT OPPOSITE HES 1—RE 140+00 ON SAID EXISTING P.S.H. 1—E UNE SURVEY AND 70 FEET NORTHERLY THEREFROM; THENCE NORTHWESTERLY, ALONG A UNE THE PRODUCTION OF WHICH EXTENDS TO A POINT OPPOSITE HES Y 11+00 ON SAID Y—LINE SURVEY AND 40 FEET EASTERLY THEREFROM, TO INTERSECT THE WEST LINE OF THE EAST 225 FEET OF SAID TRACT; THENCE NORTHERLY, ALONG SAID WEST LINE, TO THE NORTH UNE OF SAID TRACT; THENCE WESTERLY TO THE POINT OF BEGINNING; EXCEPT THAT PORTION OF THE ABOVE DESCRIBED PARCEL LYING WITHIN THE NORTH 140 FEET OF SAID TRACT; TOGETHER WITH THAT PORTION OF VACATED SOUTHCENTER BOULEVARD ADJOINING, WHICH, UPON VACATION, ATTACHED TO SAID PROPERTY BY OPERATION OF LAW, AS PROVIDED BY ORDINANCE NO. 1172. TITLE PARCEL C: THAT PORTION OF THE WEST 130 FEET IN WIDTH OF THE EAST 225 FEET IN 'MOTH OF TRACT 2 OF BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, WHICH UES NORTHERLY OF RENTON'S THREE TREE POINT ROAD; EXCEPT THE NORTH 140 FEET THEREOF; AND EXCEPT THAT PORTION DEEDED TO THE STATE OF WASHINGTON FOR P.S.H. NO. 1, RECORDED UNDER RECORDING NO. 5538435; TOGETHER WITH THAT PORTION OF VACATED SOUTHCENTER BOULEVARD ADJOINING, WHICH. UPON VACATION, ATTACHED TO SAID PROPERTY- BY OPERATION OF LAW, AS PROVIDED BY ORDINANCE NO. 1172. TITLE PARCEL D: THAT PORTION OF THE EAST 95.00 FEET IN WIDTH OF LOT 2, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE(S) 47, RECORDS OF KING COUNTY, WASHINGTON; LYING NORTHERLY OF RENTON THREE TREE POINT ROAD; EXCEPT THE NORTH 140 FEET THEREOF; EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON FOR ROAD PURPOSES BY DEED RECORDED UNDER RECORDING NO. 5494128. TOGETHER WITH THAT PORTION OF SOUTHCENTER BOULEVARD AS VACATED BY CITY OF TUKWILA ORDINANCE NO. 1172, RECORDED SEPTEMBER 19, 1980 UNDER RECORDING NO. 8009190877. WHICH ATTACHED TO SAID PREMISES BY OPERATION OF LAW. P FZ E NEW LEGAL DESCRIPTION; NEW PARCEL A: THOSE PORTIONS OF TRACT 1 AND TRACT 2 IN BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, LYING EASTERLY OF 52ND AVENUE SOUTH AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 596231, SITUATE IN THE NORTHWEST QUARTER OF 114E SOUTHWEST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 4 EAST, 1MLLAMETTE MERIDIAN, IN THE CITY OF TUKWILA, KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH UNE OF THE SOUTH 51.0 FEET OF SAID TRACT 1 AND THE EASTERLY RIGHT OF WAY UNE OF 52ND AVENUE SOUTH AS CONDEMNED IN SAID KING COUNTY SUPERIOR COURT CAUSE NO. 596231; THENCE SOUTH 88'32'49' EAST 202.88 FEET ALONG SAID NORTH UNE OF THE SOUTH 51.0 FEET TO A POINT ON A UNE LYING 50 FEET WESTERLY OF, WHEN MEASURED AT RIGHT ANGLES, THE M—UNE SURVEY OF PRIMARY STATE HIGHWAY NO. 1; THENCE SOUTHERLY ALONG SAID LINE LYING 50 FEET WESTERLY OF THE M— LINE SURVEY OF PRIMARY STATE HIGHWAY NO. 1 THE FOLLOWING THREE (3) COURSES: 1) SOUTH 620'45" EAST 53.22 FEET TO THE BEGINNING OF A TANGENT CURVE TO THE RIGHT; 2) 134.53 FEET ALONG SAID TANGENT CURVE TO THE RIGHT, HAVING A RADIUS OF 1095.92 FEET, THROUGH A CENTRAL ANGLE OF 7'02'00" TO A POINT. OF TANGENCY; 3) SOUTH 00'41'15" WEST 105.46 FEET TO A POINT LYING 70 FEET NORTHERLY OF, WHEN MEASURED AT RIGHT ANGLES. THE 1—RE LINE SURVEY OF PRIMARY STATE HIGHWAY NO. 1; THENCE NORTH 83'44'06" WEST 60.80 FEET ALONG SAID LINE LYING- 70 FEET NORTHERLY OF THE 1—RE UNE SURVEY OF PRIMARY STATE HIGHWAY N0. 1; THENCE SOUTH 615'54" WEST 20.00 FEET ALONG THE EASTERLY UNE OF THAT PORTION OF SOUTHCENTER BOULEVARD VACATED BY THE CITY OF TUKWILA BY ORDINANCE N0. 1172 TO A POINT LYING 50 FEET NORTHERLY OF, WHEN MEASURED AT RIGHT ANGLES, THE 1—RE UNE SURVEY OF PRIMARY STATE HIGHWAY NO. 1; THENCE NORTH 83'44'06" WEST 160.03 FEET ALONG SAID SOUTHERLY LINE OF THAT PORTION OF SOUTHCENTER BOULEVARD VACATED BY SAID ORDINANCE NO. 1172 TO A POINT LYING 30 FEET EASTERLY OF, WHEN MEASURED AT RIGHT ANGLES, THE Y—UNE SURVEY OF PRIMARY STATE HIGHWAY N0. 1; THENCE NORTH 129'24" EAST 293.66 FEET ALONG SAID UNE LYING 30 FEET EASTERLY of THE M—LINE SURVEY OF PRIMARY STATE HIGHWAY N0. 1 TO THE POINT OF BEGINNING. DATE: MARCH 2017 DRAWN BY: JAL CHECKED BY: MJD SCALE: 1" = 50' SHEET 2 OF 4 SURVEY FOR VOLUME PAGE FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT NO, NCS 691351—WA1 DATED SEPTEMBER 11. 2014 SCHEDULE B — EXCEPTIONS; 1) NOT A SURVEY MATTER. 2) ORDINANCE N0. 1172, RECORDED SEPTEMBER 19, 1980 AS RECORDING NO. 8009190877; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, GENERAL IN NATURE. 3) DEVELOPMENT AND TRANSIT WAY AGREEMENT FOR SOUTH TRANSIT CENTRAL UNK LIGHT RAIL TUKWILA FREEWAY ROUTE PROJECT, RECORDED JULY 15, 2009 AS RECORDING N0, 20090715000065; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, GENERAL IN NATURE 4) VIOLATION NOTICE AND ORDER- RECORDED JANUARY 27, 2014, RECORDING NO. 20140127000538; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, GENERAL IN NATURE. 8) CONDEMNATION OF RIGHTS OF ACCESS TO STATE HIGHWAY AND OF LIGHT, VIEW AND AIR BY DECREE, KING COUNTY SUPERIOR COURT CAUSE N0. 596321. NO ACCESS TO INTERSTATE 5. 9) RELEASE OF DAMAGES RECORDED JULY 21, 1964 AS RECORDING NO. 5764126; AFFECTS SUBJECT PROPERTY, NOT PLOTTED. GENERAL IN NATURE 10) EASEMENT FOR STORM MANHOLE RECORDED DECEMBER 11, 1985, RECORDING NO. 8212110461; AFFECTS SUBJECT PROPERTY, PLOTTED. 11) TEMPORARY CONSTRUCTION EASEMENT RECORDED FEBRUARY 13, 2007 UNDER RECORDING NO. 2007013001525; AFFECTS SUBJECT PROPERTY, NOT PL0I IEU, NO SPECIFIC LOCATION OF EASEMENT DEFINED IN THE RECORDED INSTRUMENT. 18) RESTRICTIONS, CONDITIONS, DEDICATIONS, NOTES, EASEMENTS, AND PROVISIONS, IF ANY, AS CONTAINED AND/OR DEUNEATED ON THE FACE OF THE PLAT OF BROOKVALE GARDEN TRACTS RECORDED IN VOLUME 10 OF PLATS 'AT PAGE 47; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, GENERAL IN NATURE. NOTE: EXCEPTION NUMBERS 5 THROUGH 7 AND 12 THROUGH 17 ARE NOT SURVEY MATTERS. INSPIRUS CREDIT UNION 5200 SOUTHCENTER BOULEVARD TUKWILA, WASHINGTON RECEIVED MAR 14 2011 Community... Development URYE$ &ASSOCIATES Surveying and Mapping 2702 N. Perry Street Spokane, WA 99207 (509) 465-8007 www.duryea-associates.com JOB NO. 14-1903 City of Tukwila Department of Community Development Finn Southcentar Rnuievard Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan(a?tukwila_wa.us LOT CONSOLIDATION NUMBER: L16-0081 EXISTING LEGAL DESCRIPTION: TITLE PARCEL A: THOSE PORTIONS OF THE SOUTH 51 FEET OF THE EAST 441 FEET OF TRACT 1; AND THE NORTH 140 FEET OF THE EAST 441 FEET OF TRACT 2; ALL IN BROOKVALE. GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, LYING EASTERLY OF 52ND AVENUE SOUTH AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 596231; EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 596231 FOR PRIMARY STATE HIGHWAY NO. 1; TOGETHER WITH THAT PORTION OF THE SOUTHERLY 51 FEET OF TRACT 1 AND OF THE NORTHERLY 140 FEET OF TRACT 2 OF BROOKVALE GARDEN TRACTS. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, .BEING SOUTHERLY OF A UNE DRAWN EASTERLY, AT RIGHT ANGLES TO THE Y-LINE SURVEY OF STATE ROUTE NO. 5. SOUTH 178TH STREET TO SOUTH 126TH STREET, FROM HIGHWAY ENGINEER'S STATION Y 12+90 THEREON AND LYING BETWEEN THAT UNE DRAWN PARALLEL WITH AND 40 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID Y-LINE SURVEY AND THAT RIGHT-OF-WAY UNE DRAWN PARALLEL WITH AND 30. FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID Y-UNE SURVEY. TITLE PARCEL B: THAT PORTION OF TRACT 2 OF BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF SAID TRACT WITH THAT RIGHT-OF-WAY UNE DRAWN PARALLEL WITH AND 30 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID Y-LINE SURVEY; THENCE SOUTHERLY, ALONG SAID RIGHT-OF-WAY LINE, TO A POINT OPPOSITE" HES Y 10+59 ON SAID Y-UNE SURVEY; THENCE EASTERLY, ALONG THE EXISTING P.S.H. 1-RE UNE RIGHT-OF-WAY UNE OF SAID HIGHWAY TO A POINT OPPOSITE HES 1-RE 140+00 ON SAID EXISTING P.S.H. 1-RE UNE SURVEY AND 70 FEET NORTHERLY THEREFROM; THENCE NORTHWESTERLY, ALONG A UNE THE PRODUCTION OF WHICH EXTENOS TO A POINT OPPOSITE HES Y 11+00 ON SAID Y-LINE SURVEY AND 40 FEET EASTERLY THEREFROM. TO INTERSECT THE WEST UNE OF TIE EAST 225 FEET OF SAID TRACT; THENCE NORTHERLY, ALONG SAID WEST UNE, TO THE NORTH LINE OF SAID TRACT; THENCE WESTERLY TO THE POINT OF BEGINNING; EXCEPT THAT PORTION OF THE ABOVE DESCRIBED PARCEL LONG WITHIN THE NORTH 140 FEET OF SAID TRACT; TOGETHER WITH THAT PORTION OF VACATED SOUTHCENTER BOULEVARD ADJOINING, WHICH, UPON VACATION, ATTACHED TO SAID PROPERTY BY OPERATION OF LAW, AS PROVIDED BY ORDINANCE NO. 1172. TITLE PARCEL C: THAT PORTION OF THE WEST 130 FEET IN WIDTH OF THE EAST 225 FEET IN WIDTH OF TRACT 2 OF BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, WHICH LIES NORTHERLY OF RENTON'S THREE TREE POINT ROAD; EXCEPT THE NORTH 140 FEET THEREOF; AND EXCEPT THAT PORTION DEEDED TO THE STATE OF WASHINGTON FOR P.S.H. NO. 1, RECORDED UNDER RECORDING NO. 5538435; TOGETHER WITH THAT PORTION OF VACATED SOUTHCENTER BOULEVARD ADJOINING, WHICH, UPON VACATION, ATTACHED TO SAID PROPERTY BY OPERATION OF LAW, AS PROVIDED BY ORDINANCE NO. 1172. TITLE PARCEL D: THAT PORTION OF THE EAST 95.00 FEET IN WIDTH OF LOT 2, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE(S) 47, RECORDS OF KING COUNTY, WASIHINGTON; LYING NORTHERLY OF RENTON THREE TREE POINT ROAD; EXCEPT THE NORTH 140 FEET THEREOF; EXCEPT THAT PORTION CONVEYED TO TIE STATE OF WASHINGTON FOR ROAD PURPOSES BY DEED RECORDED UNDER RECORDING NO. 5494128. TOGETHER WITH THAT PORTION OF SOUTHCENTER BOULEVARD AS VACATED BY CITY OF TUKWILA ORDINANCE NO. 1172, RECORDED SEPTEMBER 19, 1980 UNDER RECORDING NO. 8009190877. WHICH ATTACHED TO SAID PREMISES BY OPERATION OF LAW. PRE: NEW LEGAL DESCRIP110N; NEW PARCEL A: THOSE PORTIONS OF TRACT 1 AND TRACT 2 IN BROOKVALE GARDEN TRACTS, ACCORDING TOTHEPLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, LYING EASTERLY OF 52ND AVENUE SOUTH AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 596231, SITUATE IN THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN THE CITY OF TUKWILA, KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH UNE OF THE SOUTH 51.0 FEET OF SAID TRACT 1 AND THE EASTERLY RIGHT OF WAY LINE OF 52ND AVENUE SOUTH AS CONDEMNED IN SAID KING COUNTY SUPERIOR COURT CAUSE NO. 596231; THENCE SOUTH 88'32'49" EAST 202.88 FEET ALONG SAID NORTH LINE OF THE SOUTH 51.0 FEET TO.A POINT ON A UNE LYING 50 FEET WESTERLY OF, WHEN MEASURED AT RIGHT ANGLES, THE M-UNE SURVEY OF' PRIMARY STATE HIGHWAY NO. 1; THENCE SOUTHERLY ALONG SAID LINE LYING 50 FEET WESTERLY OF THE M- UNE SURVEY OF PRIMARY STATE HIGHWAY NO. 1 THE FOLLOWING THREE (3) COURSES: 1) SOUTH 6'20'45" EAST 53.22 FEET TO THE BEGINNING OF A TANGENT CURVE TO THE RIGHT; 2) 134.53 FEET ALONG SAID TANGENT CURVE TO THE RIGHT, HAVING A RADIUS OF 1095.92 FEET, THROUGH A CENTRAL ANGLE OF 7'02'00" TO A POINT OF TANGENCY; 3) SOUTH 00'41'15" WEST 105.46 FEET TO A POINT LYING 70 FEET NORTHERLY OF, WHEN MEASURED AT RIGHT ANGLES, THE 1-RE UNE SURVEY OF PRIMARY STATE HIGHWAY N0. 1; THENCE NORTH 83'44'06" WEST 60.80 FEET ALONG SAID LINE LYING 70 FEET NORTHERLY OF THE 1-RE LINE SURVEY OF PRIMARY STATE HIGHWAY NO. 1; THENCE SOUTH 6'15'54" WEST 20.00 FEET ALONG THE EASTERLY LINE OF THAT PORTION OF SOUTHCENTER BOULEVARD VACATED BY THE CITY OF TUKWILA BY ORDINANCE N0. 1172 TO A POINT LYING 50 FEET NORTHERLY OF, WHEN MEASURED AT RIGHT ANGLES, THE 1-RE LINE SURVEY OF PRIMARY STATE HIGHWAY NO. 1; THENCE NORTH 83'44'06" WEST 160.03 FEET ALONG SAID SOUTHERLY LINE OF THAT PORTION OF SOUTHCENTER BOULEVARD VACATED BY SAID ORDINANCE NO. 1172 TO A POINT LYING 30 FEET EASTERLY OF, WHEN MEASURED AT RIGHT ANGLES, THE Y-UNE SURVEY OF PRIMARY STATE HIGHWAY NO. 1; THENCE NORTH 1'29'24" EAST 293.66 FEET ALONG SAID UNE LYING 30 FEET EASTERLY OF THE M-UNE SURVEY OF PRIMARY STATE HIGHWAY N0. 1 TO THE POINT OF BEGINNING. L CAW" '61 DATE: MARCH 2017 DRAWN BY: JAL CHECKED BY: MJD SCALE; 1" = 50' SHEET 2 OF 4 SURVEY FOR VOLUME PAGE FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT NO. NCS 691351—WA1 DATED SEPTEMBER 11. 2014 SCHEDULE B — EXCEPTIONS; 1) NOT A SURVEY MATTER. 2) ORDINANCE NO. 1172. RECORDED SEPTEMBER 19, 1980 AS RECORDING NO. 8009190877; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, GENERAL IN NATURE. 3) DEVELOPMENT AND TRANSIT WAY AGREEMENT FOR SOUTH TRANSIT CENTRAL IJNK LIGHT RAIL TUKWILA FREEWAY ROUTE PROJECT, RECORDED JULY 15, 2009 AS RECORDING NO. 20090715000065; AFFECTS SUBJECT PROPERTY, NOT PLOTTU7, GENERAL IN NATURE 4) VIOLATION NOTICE AND ORDER RECORDED JANUARY 27, 2014, RECORDING N0. 20140127000538; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, GENERAL IN NATURE, 8) CONDEMNATION OF RIGHTS OF ACCESS TO STATE HIGHWAY AND OF LIGHT, VIEW AND AIR 8Y DECREE. KING COUNTY SUPERIOR COURT CAUSE NO. 596321. NO ACCESS TO INTERSTATE 5. 9) RELEASEOFDAMAGES RECORDED JULY 21, 1964 AS RECORDING NO. 5764126; AFFECTS SUBJECT PROPERTY, NOT PLOTTED. GENERAL IN NATURE. 10) EASEMENT FOR STORM MANHOLE RECORDED DECEMBER 11, 1985, RECORDING NO. 8212110461; AFFECTS SUBJECT PROPERTY, PLOTTED. 11) TEMPORARY CONSTRUCTION EASEMENT RECORDED FEBRUARY 13, 2007 UNDER RECORDING NO. 2007013001525; AFFECTS SUBJECT PROPERTY, NOT PLOI ILO, NO SPECIFIC LOCATION OF EASEMENT DEFINED IN THE RECORDED INSTRUMENT. 18) RESTRICTIONS, CONDITIONS, DEDICATIONS, NOTES, EASEMENTS, AND PROVISIONO, IF ANY, AS CONTAINED AND/OR DELINEATED ON THE FACE OF THE PLAT OF BROOKVALE GARDEN TRACTS RECORDED IN VOLUME 10 OF PLATS AT PAGE 47; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, GENERAL IN NATURE. NOTE: EXCEPTION NUMBERS 5 THROUGH 7 AND 12 THROUGH 17 ARE NOT SURVEY MATTERS, INSPIRUS CREDIT UNION 5200 SOUTHCENTER BOULEVARD TUKWILA, WASHINGTON RECEIVED MAR 14 2017 Community... Development YE 4�. (4)&ASSOCIATES Surveying and Mapping 2702 N. Perry Street Spokane, WA 99207 (509) 465-8007 www.duryea-associates.com JOB NO. 14-1903 City of Tukwila Department of Community Development 6300 Snuthennter Rnule tar`T Tl11cwila WA 91318? Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: tukplanAtukwila.wa.us WEST 1/4 COR. SECTION 23 FOUND 2" BRASS DISK WITH PUNCH IN CONC./CASE LOT CONSOLIDATION NUMBER: L16-0081 20 GRAPHIC SCALE 25 0o ioo WSDOT BENCHMARK 1517163 1 200 +..:ems.„Nom (INFECT) 1 inch = 50 ft. LEGEND: PROPERTY UNE - EASEMENT LINE — PARCEL UNE TO BE REMOVED CENTERLINE / / / / / / / / / / / / / / BUILDING LINE O 0 BASIS OF BEARINGS CHAIN LINK FENCE FOUND AS NOTED FOUND AS NOTED FOUND AS NOTED THE BEARING OF SOUTH 88'35'28" EAST ALONG THE NORTH UNE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., AS SHOWN ON THAT CERTAIN RECORD OF SURVEY FILED IN VOLUME 268, PAGES 239 AND 240. KING COUNTY RECORDS, WAS TAKEN AS THE BASIS OF BEARINGS SHOWN UPON THIS SURVEY. PR EXISTING LOT CONFIGURATION & EASEMENTS 588'35'28"E 367.80' -BASIS OF itLARINGS- 30' 50 S0129'24°W 4 � Y STA 16+19.80 1/4 SECTION LINE — - LINE TABLE • UNE L1 BEARING i ENGTri S0695 I "54"W 20.00 FOUND 4"X4" CONC. POST 0.37' N, 0.25' W M STA 63+00.00 LT GARD 14 47 RRpOKv�pL- 1 A�� 1 S88'32'49"£ FOUND 5/8" REBAR W/CAP 30' 1.94' S. 0.0.18" W 30' 30' FOUND 2" BRASS DISC WITH "X" IN CONC./CASE 1-RE STA 138+90.0 Y STA 10+00.0 1 N a fl 202.88' I 0 0 _ SOUTH LINE OF TRACT 1 m N 0 6 m FOUND 1/2" IRON PIPE 0.08' N, 0.85"E NO REFERENCE ' N N PARCEL A 12' X 15' /STORM MANHOLE -Rz EASEMENT 8212110461 `( / / /A07 / / / / _J —1— / EXISTING BUILDING / 5200 SOUTHCENTER BLVD / 2 STORY CONCRETE TILT -UP / BUILDING WITH UNDERGROUND / PARKING GARAGE / / — / SOUTH UNE OF THE / NORTH 140' OF • TRACT 2 / • PARCEL C CITY OF TIJKWILA ORDINANCE N0. 1'172 N8344'0610/ S 8 3'44066" E 30-84, SOUTHCENTER Ca, -Ci.)1r1 DATE: MARCH 2017 DRAWN BY: JAL y CHECKED BY: MJD SCALE: 1" = 50' SHEET 3 OF 4 SURVEY FOR INSPIRUS CREDIT UNION 5200 SOUTHCENTER BOULEVARD TUKWILA, WASHINGTON 0 / / / EXISTING BUILDING 5290 SOUTHCENTER BLVD. 2 STORY ..-50.00' 4i / PARCEL D / 160.03' N83'44.06"W 60.80' VOLUME PAGE FOUND 4"X4" CONC. POST 3.94' N, 0.87 W M STA 59+87.73 LT (PC) L FOUND 4"X4" CONC. POST 0.95' N, 0.40 W M STA 58+82.85 LT UNE —1-RE STA 141+93.80 M STA 58+07.05 I U YE &ASSOCIATES Surveying and Mapping ECEWED MAR 14 2011 Community Development 2702 N. Peny Street Spokane, WA 99207 (509) 465-8007 www.duryea-associates.com JOB N0. 14-1903 City of Tukwila Department of Community. Development Ri00 Snulhrnntar Rnuialiard Tikwila WA 1R1 RR Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: tukplanOtukwila.wa.us WEST 1/4 COR. SECTION 23 FOUND 2" BRASS DISK WITH PUNCH IN CONC./l:Abt LOT CONSOLIDATION NUMBER: L16-0081 GRAPHIC SCALE WSDOT BENCHMARK IS17163 100 200 ( TR FEET ) 1 inch = 50 fL LEGEND: PROPERTY LINE — — — — -- - — EASEMENT LINE PARCEL UNE TO BE REMOVED CENTERLINE / / / / / / / / / / / // / BUILDING UNE —• CHAIN LINK FENCE O - FOUND AS NOTED OO FOUND AS NOTED O FOUND AS NOTED BASIS OF BEARINGS THE BEARING OF SOUTH 88'35'28" EAST ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., AS SHOWN ON THAT CERTAIN RECORD OF SURVEY FILED IN VOLUME 268, PAGES 239 AND 240, KING COUNTY RECORDS, WAS TAKEN AS THE BASIS OF BEARINGS SHOWN UPON THIS SURVEY. NEW LOT CONFIGURATION PF2 SB8'35'28"E 367.80' 30' Y STA 16+19.80 LINE TABLE ti LINE I BEARING I LENGTH 1/4 SECTION LINE 11 I S0615'54"W l 20.00 30' t rh s ( ril r • >I c1i t(� 30' I 30' ri 02 w 0r N z GARDENTR spOpK VO ACT 1 S88'32'49"E 202.88' 5- .� 83�6" E f NEW PARCELr (t'' 64,379 SQUARE FEET i OR 1.48 ± ACRES 303.84' 0 SOUTHCENTER BOULEVARD 1 RE I-1 LINE LW:MI DATE: MARCH 2017 DRAWN BY: JAL CHECKED BY: MJD SCALE: 1" = 50' SHEET 4 OF 4 SURVEY FOR INSPIRUS CREDIT UNION 5200 SOUTHCENTER BOULEVARD TUKWILA, WASHINGTON ) 0 VOLUME PAGE RECEIVED MAR 14 2011 Community Development URYEA &ASSOCIATES Surveying and Mapping 2702 N. Perry Street Spokane, WA 99207 (509) 465-8007 www.duryea-associates.com JOB NO. 14-1903 MEET 1/4 COL .SEECCTION 23 .m A.. N mAw MR NI COE/CASE MOOT BENCHMARK 1517163 TC _ _6-00521E G-iCTAQ -BASS 6 BEORARINGS- I/4 SECT- ENE._ - - GRAPHIC SCALE 90 no ( DI FIAT ) I bah - E0 R COCOA MIERVAL . 2 1.012311. PROPERTY UTE -EASEMENT WE e.S.� MALMO SEIBAN 121E - --CENERUNE ///!/!!//////BUM. LSE r EXTRUDED CONCRETE ORB r CONCRETE CURB AND OTTER - .. - .. - .. -EDGE 6 ASPHALT I• WANUNX FENCE 6• WOOD FENCE CONCRETE WALL .....:...ICONCE,E SUEA0 FIRE HYDRANT II FIRE CORRECTION • POST MOGTR VALVE WATER DETER NRY WATER VALE m SANITARY EVER MANGLE 0m SAMTAFY EVER GLEN CUT UNDERGROUND CAE SPOST ®M SORB SERER MANHOLE m ELECTRIC JUNCTION BOX ❑ CATCH BASIN P TRAFFIC SOUL POE G LINT STANDARD • FOIE NSR ▪ CABLE 1V RISER ❑a ELECTRIC VAULT ❑' POOR TRANSFORMER ❑T TEEFINE HOT 0N1. TEE INN T. N0 BLUE/MITE FLAWM0 MT No. UNDERGROUND STORM DRAIN LONE UNDERGROUND SNTARY EWER UNE UNDERGROUND WATER WE R: RIM. BON27 E OUT (SF)- 0251' B'CP IE IN (NW)- 81.628•CP IE INI (e 781.241! EP IE IE OUTN(5)- 77.92' 12'CP m: ss • !4W IE OUT (W)- IE IN (E)- 69.59• '70•CP IE IN (N). 69.43. 12.CP I IN (5)- 69.43' 12.07 IIOUT (W)- 69.33' 12'CP C. 72.04. E CUT (E)- 70.09' 6.6 RIM- 7250' E IN(N)- 70.25' 12-CP IF OUT (E)- 70.25' 12CP SRIDORO9I0 PEED STEAM OVERGROW. ELECTRIC IRE UOEOROUID TE ECOSMMCATON Ua_ FOUND AS NOTED FORD A5 NOTED FOND A5 NOTED TOPRARY BERMS/MN FOUR 2' BRAS DOME W M 'r N LNG/CASE 5-9E SSA iS4110.0 Y STA 1.00.0 Y STA 1641920 060 IRA° RIM- T4' E PASS TROUGH (N-5)- 68.19' 24'GP OAR8KEN4� ca OK�^L1G' t IE OU�(0. 61.72 6•CP 8RO �V Gt 11 3.45' IE (N). 64.95' 24'CP IE IN IE OUT (E). 64.9S 24.CP / 0 ZONE / RCA ZONE PARCEL A E IN (5). 55.56' 12 CIP E CUT (N). 65.61' ITNP 52W SOMICEN E1 BLVD 2 STORY CONCRETE TILT -UP BUILD. T UNDERGROUND P.C. WRAC AREA - 145E SIFT. s(FOD1PR11) KNIT - 27.4T SOUTH TINE OF 1NE PORT 14E 6 TRACT 2 PARCEL C 40 RIM. 69.10' IE OUT (N). 69.6E 12-DAP RECEIVED DEC 28 2016 sOMMON! Tv FONDISAT:.• LJT1 0S5 ( NVI- )i'Mi-iJT M 5rA 6OLU0 ) / RIM : 940-' ( IE IN W)- 52.17. 491C IE CUT (SE). fi1.3.39' 1,70AP SOUTIICENTER BOULEVARD (WIDTH VARIES) (A PUBLIC STREET) P :Oulu SA XCE ,ARCEL D FOR. 1/2 IRON PPE 000' N. 0.05• E NO IEFER10E M SA 0117E40 LT C0: IELI59.13. N (NW). 55.13' 1270AP IE OUT (5)- 55.13I •CRP CB 0.45' E IN (N). 54.16' 12'CMP IE OUT (5)- 54.10' 12•NP /011110 PUP• CLIC POST L W' N. ON7 W STA 59167.73 LT (PC) I I I . II 1 L J 1-RE STA 141493E5 M STA 5M07.05 I FCA1 DFSCDIP'fl i PARCEL A THOSE PORTIONS 6 THE SOUTH 51 FEET 6 THE EAST 441 FEET 6 TRACT 1: AND TE NORTH 140 FEET 6 TIE EAST Mt FEET 6 TRACT 2: AL N BROOKVAIE 6 PUTS, PACE 47, N ODIC COUNTY, WA99ND10N, LONG EASTERLY 6 6910 REAAE SOUTH- AS COHERED N NNC COUNTY SUPERIOR COAT CAUSE N0. 585231: DEPT THAT PORTION TERE6' CONDEMNED N MG COUNTY SUPERIOR WORT CAUSE N0. 596231 1106 PRIMARY STATE HIGHWAY N0. 1T TEETER %MTH THAT PORT. 6 11E SOUTHERLY 61 FEET 6 TRACT 1 AND 6 THE MOTHERLY 140 FEET 6 TRACT 2 6 BNOOKVNE GARDEN TRACE. ASCRONG TO TINE RAT THEREOF RECOMED N 4Ri+E TO 6 PUTS, PAGE 47, N NW COUNTY, WA9Wg106, 5010 ROUTER, 6 A ENE OMEN EASTERLY, AT ROUT ANGLES TO THE Y-UNE SURREY 6 STATE ROUTE N0. 5. SOUTH 175T STREET T2 SOUTH 125T1 STREET FROM HOMY ENG BEER% STATION Y 12490 HEREON AND LONG BETMED1 THAT WE RAN PARALLEL MT MO 40 FEET EASTERLY, MHO MEASURED RD AT ROUT ALOES, FRCS SA0 Y-1IIE SURREY A0 1NAT R0R-6-WAY I9E OMMN PARALLEL MT AND 30 FEET EASTERLY. NEON MU9AED AT MOT NOES FROM SAD TARE PARCEL 11 P0NION 6 TRACT 2 6 BRONVAtr GARDEN TRACT; ACCORD. TO TIC PLAT TIEREOF RECORDED N 00 1Y, WA9EDTON. DESCRIBED AS �i0L3DM5: 10 Of PUTS. PAGE 47. N .ONO EONNO AT TE NTERSECTN 6 THE NORM UNE 6 SAD TRACT MET THAT PUNT-6-WAY UNE DRAIN PARAMEL MIT AD 30 FEET EASTERLY. MIEN MEASURER) AT RIGHT ANGLES FRCS SAID Y-LONE WHET THINE SOUTHERLY. ALONG SAID 001TOF-WAY 191E 10 A PONT OPPOSITE ONES Y 1045G ON SA0 Y-19E SUNNY: TRNO EASTERLY. ALONG TIE EffiTN ESN. 1-RE UNE RUNT-6-WAY TINE 6 SA. 301M'AY 10 A FONT 6Po51E NHS 1-RE 140400 N SAID D05T0 P.M. I -RE TINE SURVEY AND 70 FEET NORTHERLY THEREFROM HERO NORTHWESTERLY. ALONG A WE TE PROMOTION 6 1111101 woes TO A PONT 0PP051E HES Y 1110 ON SAO Y-LNE SKYEY AND 40 FEET EASTERLY THERMOS. ro NIERSEC1 THE WEST UNE 6 111E FAST 225 FEET 6 SA. TRACT. THENCE NORTHERLY. ALONG SAID REST LIE. TO DE NORTH UNE 6 SAD. TACO TRCE NSTELY TO TIE PONT 6 E*OPIG. EXCEPT THAT PORTION OF THE ABOVE DESCRED PANED LYING NTMI TIE NORTH 140 FEET 6 STD TRACT TOGETHER MT TNT PORTON 6 VACATED STUDIOITER 5000VAR0 ADAM. THEE UPON VACATION. ATT.. TO SAD PROPERTY BY OPERATION 6 LAW. AS ROWED BY ORDNANCE NO. 1172 PARES. C TNT PORTON 6 THE TEST 130 FEET N HMI OF TE EAST 225 FEET N MT 6 TRAP 2 6 NEO0VAE GNEN TRACTS, ACCORDING 10 TE RAT THEREOF REGORGED N 90.6106E 10 6 PUTS. PAGE 47. M TONG COUNTY. WASHE0T1C MIN .ES NOMIERLY 6 RENTORS TINE TREE PONT ROM: EXCEPT THE NORM 140 FEET TERM AN EXCEPT THAT PORTION DEEDED TO THE STATE 6 WASHER. FOR P.S.H. NO. 1. RECORDED .RIDER ECROMO N0. HOAa1 TOOTER NTH THAT PORTON 6 VACATED SOOTIEST. BOULEVARD ADOINNG NEON LPN VACATION. ATTACHED TO SAD REEDIT BY OPER.. 6 LAW, AS PROVIDED BY ORONANGE N0. 1172. PARCEL 0, THAT PORTION 6 TIE EAST 95.0 FEET N MOT 6 LOT 2. NRONVNE OADEN TRACTS. ACCORDING TO DE RAT TEIE6 REC000 N VOMME 10 6 RAT; PIZ(S) 47, RECORDS 6 KEG WORMY, WA9NKTN; LYNG NO EE/LT Cr ENTN THREE ME PONT ROAD, DROP) TE NORM 140 FEE) TEEOF: EXCEPT THAT PORTON COVETED TO THE STATE 6 WASHNGTON FOR ROAD PURPOSES BY DEED RECORDED UNDER ECOM610 NO 549412E TOOER NTH THAT POTIO OF SWMONIER BOULEVARD AS VACATED BY CITY 6 TNMA ORDNANCE NO 1172. RECORDED SEPTEMBFR U, I900 UNDER RECORD.. NO. 0000190077, WHIN ATTACH TO SRO PROPOS BY OPERATOR 6 LAW. 11E PROPERTY DESCRIBED AND SION NEON I5 TE SALE PROPERTY AS DESCRIBED N TIE FIRST AIERICAN 717TE INSURANCE COMPANY COIUOSI TIT FOR TTE INSURANCE NNOFN RCS-601351-WAR OATS or. I)'T2:I1751U7 R•3TTIY. 2) OROIIANGE N0 1172 ENDED SFPIEHR 19, IW0 AS RECORDING N0 0.9190577: AFFECTS SMOLT PN6ERTY. NOT PLOTTED. METAL N ROUTE DEVELOPMENT AN 1RA09T MY AOEDENT FOR SOU1N TRANSIT CENTRAL LION LIGHT RAIL TUNRA FREWAY ROUTE PROECT REGORGED JAY 12009 AS RECORDING NO. 2009071500005% 90.EC) PROPERT5, Y.NOT PLOTTED. MERALL N NATURE AFFECTS NOTATION NODE AN RER RECORDED .MNNRY 27, 2014, RECORDING N4 2014012100E319 AFFECT SMELT PROPERTY, NOT F4DTIED, GENERAL N NATURE WNENNATN 6 RIGHTS 6 ALRS9 TO STATE HIGHWAY MO 6 LINT. YEW MO AR BY DECADE KING CONNTE SUPERIOR COURT CAUSE N0 598321. NO A00E05 ro NIERSTAM 4 RELEASE 6 OARAOS RECORDED JAY 21, 1964 AS RECORDING NO 57E4126 AFFECTS SUBJECT. PROPERTY. NOT PLOTTED, GENERAL M MINE 10) ELSD ENT FOR STORM MANGE RECORDED DEEREFR 11. 1055 RECORDING N0 521211DN1: AFFECTS SREECI PROPERTY. ROTTED. 11) MAIRNY COOTRKTOI EMERGE RECORDED FEBRUARY 14 2007 HIDER RECORDING NO. 200701300152E APECO SMELT ROSTT, NOT PLOTTED, N0 SPECS. LOCATION 6 EASIEST DEWED M THE ECO CED NSRIYFIT. IE) IETMC1roN4 COMMONS. DEDICATIONS. NOTE; G9IEN15, AD PROVISION; IF ANY. AS CONTEND AD/OR °CREATED N TE PA£ 6 I E RAT 6 BNONVAE LADEN TRACTS RECORDED N VOLUME l0 6 PLAN AT PAGE 471 AFFECTS SLECT PROPERTY. NOT ROTTED, ODENAL N NATURE NOTES AM) COMMENTS; 1) PROPERTY AGGRESS 5200 AD 5290 S0JTNCE211ER BOULEVARD, TRONA WA BY OOPS. PLOTTING WRY, TITS PROPERTY IS N 201E X, 6 THE FLOOD N 99AN0 RAT: MAP, 0011111ritt PANEL NO 610 20956 MMIO1 BEAR N NEL1IR DATE 6 MAY 16, 19L6 A0 I5 NOT N A 94CAL FLOOD HAZARD AREA NO FED SURVETNG WAS PERFORMED TO DETERMINE MIS ZONE AM AM ELEVATOR CERNICAT: MAY BE NEEDED T) 0,6Y T10 OETEW/UTOR OR APPLY FOR AVA6AR0 FROM TE FEDERAL DMERO ICY MNAGDENT EVICT. TOTAL LAND AREA 64,381 SQUARE FEET OR 1.476 ACRE; MORE OR LESS. PER THE CITY 6 TNN.A PUNT. DEPART..T. INK 91E 15 OFFICE (0): CURRENT ZOE. NK FOR TIE CURRENT USE 6 THE 9E AS AN ORl¢ BUXOM. ROA ZMNG E06RENTS FOR MS GTE ERANS RAT: 9 HET SEEM FROM 10 fFET RE 10 FEET E2 STORES TOT PAWN]SPACER 36 FEET PAWNS 3 SPACES PER 1.000 USABLE R00R AREA 0 ZONING REO5)00415 FOR THIS GTE FRONT: T: FEET 0 900 10 FEET REAR 10FMGMEET PAR. ] SPACE R ss FEET PARXMQ J SPACES PEA 1,000 USABLE ROOM AREA TE 4510640 AREA SNON HEREON WAS DETERMINED 5Y TE FIELD MFASU E]QRS 6 TE EXTERIOR WALLS AT ROUE LEVEL PARKING WAGES MHO. R REOAAR GARAGE 33 REGULAR AND 3 HANDICAP TOT.: ESE 96 NEGMAN A0 2 HANDICAP THE UNRORONO UNITES SOH ME EQ1 ME COPIED RN PUNS AD MAPS PROCEED BY THE CITY 6 TUIMA ALAI NT DE ADW= PROVED BY N UNDERGROUND MITT LOGIN SERVICE AND WARRFD BY TE RISME SUE FEATURES 6 TESC UNITE; BEMIRE 00DE14 CAL TE APPROPRIATE LOCAL UM11Y LOGE SFRNO FOR FEUD LOCAT0M5 6 UNERCROND LOUT' USES AT TIE TIME 6 TE FIELD SURVEY, TEE WAS NO OBSERVABLE EVIDENCE 6 EARTH MOVING WORK BUILDING WMST60TN. R BUIDNO AG01ON5 STD ERN) MONTH; PURSUANT TO 11E CITY 6 LIINWRA PUBLIC MOMS DEPARTMENT, THEE ARE NO 0AI RR PROPOSALS FOR ANY CRANES N SHEET ROUT 6 WAY UNE! AOUCET TO THE SUBJECT PROPERTY NON ON TES SURVEY ID) AT THE THE 6 TE FEUD SURVEY. TEE WAS N0 OBSERVASE LICENCE 6 91E USE AS A SOD WASTE O.IR, SNP OR SANITARY LANDFILL. 11) AT TE ME 6 TE RED SURVEY. TEE WAS NO EVOKE 6 SITE USE AS A CEMETERY OR BURIAL GROUND. 12) PROFESSONAL UNARM 'CURARE POLICY M TE MOUNT 6 N.004000 MANED BY TE SURVEYOR SEAL. E N EFFECT THROUGHOUT DE CONTRACT MIL 13) AT THE THE 6 FELD SURVEY. TEE WAS NO RSAVABLE EVOKE 6 RECENT STREET OR SIDEWALK CONSTRUCTION R EPARS. 14) ACCESS TO PROPERTY VIA PIBUC FLATS 6 WAY 52 ND AVENUE SCUT AND EDNT@N1ER BLVD 15) BASS 6 DARIN. 111E BEARING 6 SOUR 5r35MC EAST ALONG THE NORTH NNE 6 THE NM/4 6 TE 5W 1 4 6 SECTION 23, TONI5IP 23 NORT, RANGE 4 EAST. MALL. A5 SHOWN ON THAT CERTAIN RECORD 6 SURVEY RED N RUNE 254 PADS 239 A. 240. NINE COUNTY RECODS, WAS TAKEN AS THE SASS 6 KANIla. SHORN UP01 TES 15) TN MAP PARCEL N0 1157200013 AND 1157203021 1» TEE NE NO ORS. ORS OR O.ERA➢5 BETTED TE SEEM PROPERTY A0 TE A0100NC Pi0PER1ES SHORN N TES SURREY. M) EA9IENT FIND RDTTANE EASEMENTS ARE 51EMN FROM THE OMER S PRED ERE REPORT. NN-RORANE HSEME TS AE NOTED W TIE SURVEY AS SENO'HOT PLOTTED.. BECAUSE OUR SERA E IS UNITED 0 REPORT. N EAS EMENT LOCATION; IF STRONGLY RECO... NEGE COUNSEL ro E RETAILED TO REPORT N TILE PAPERS N TER ENTREE, 19) TARS 15 N AS -BUILT SURVEY PREPARED N .00RON10 NTH THE MNOAN STANDARD DUAL REQUIREMENTS FR ALTA/ACE/ LAND TEE SUREYS 20) THE N-917 STORM RNNA6 5Y51. FOR TES RCRNRTY TS DSOEO 10 COLLECT ALL ON-S4 STORM WATER M. THE CATCH BA015 AS COIECTOR POINTS TEN DEPO611110 TE STORM WATER N10 TE P LE STEM SHER SMELL 21) THIS SURVEY WAS PREPAID FOR THE PURPOSE 6 06TANN0 N 000(00 COVERAGE TTU INSURANCE POLICY A20 DOS NOT CONTAPI SIENQNT WEAL FOR DES. PURPOSES. ADONKINAL 9AI£150 MIL E MOWED FOR DES. 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P 2 PARCEL C / 06 C9.'6' -L-- F C.1- (n)= 6E.66 / / _ - PARC EL C 2"r NI' `ORUPLWCE NO.1172 __-' r-ei •a 1 1 1 1 1 Y SQUTHCENTER BLVD, T _�"_'----_ice, / 1 �T i \ \\ `\ \—�• _ _ - . 1-RE (1-L) LINEN = 1 ,/ / / \ \ ��-- • � _-----ram—= / _ -4 II ry i n ba v46 L1 4c� AI\ I l J \ �t PARC EL U I, II 's0."'--�\ �55 FOFiayac �+B4'1T0111\E ^l AC C ES \ l \\ r-I$ I 141-I-GC / / / i L- PBURER UPC c VO BUFFER LINE //I I/ I . 3 \ \40, BUFFER LINE !Ba BUFFER LINE r -r Ktt.,:b!VtU DEC 28 2016 COMMUNITY DEVELOPMENT OW OM. / // / // // / xIS' Ir' I / ! / / // // // // / // // :4,2: SOJIN JKC 01 I� 1 / / / / / / NE / l / 1-/'•� / / / /p� / d 61 /// PARCEL A PARCEL C CM OF WNW. PROPF_RTY LINE BUILDING SETBACK LINE PARCEL LINE BUILDING OUTLINE PROPERTY LINE TO BE REMOVED AND/OR CHANGED TO PARCEL UNE EASEMENT LINE 141-,00 7-7 — 80,0" BUFFER LINE 40,0" BUFFER LINE STREAM -80,0° BUFFER LINE MIVA ARCHITECTURE 31 I FIRST AVENUE SOUTH ci o ce CC 0 re co 11.1 tNi PROJECT NO, PROJECT MGR, DRAWN 13, CHEQUES 13, WOO FL NW LOT CONSOLIDATION SITE PLAN LOT CONSOLIDATION SITE PLAN (EXISTING) LOT CONSOUDATION SITE PLAN (PROPOSED) INSPIRUS CREDIT UNION 5200 SOUTHCENTER BLVD PLI 6-0052 LI 6-0068 PARKING REDUCTION City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director February 15, 2017 NOTICE OF DECISION TO: Matthew Laase, Jackson Main Architecture, Applicant Washington State Department of Ecology- Sepa Review Washington State Department of Fish and Wildlife King County Department of Assessments Muckleshoot Indian Tribe Greg and Vanessa Zaputil 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: L16-0068, Special Permission from the Director Applicant: Matthew Laase, Jackson Main Architecture for Inspirus Credit Union Type of Permit Applied for: Type 2 Special Permission from the Director. Project Description: Special Permission to reduce the number of parking stalls required for the expansion of an existing office building by 10% or Tess. Also requested is permission to have more than 30% of the parking spaces provided be compact parking spaces. Location: 5200 and 5290 Southcenter Blvd, Tukwila WA (King County parcel #s 1157200013 and 1157200021) Associated Files: E16-0011 (Environmental Review) L16-0064 (Design Review) L16-0067 (Special Permission- Buffer Reduction) COMPREHENSIVE PLAN DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM) ZONE DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM) 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) on December 21, 2016. Decision on Substantive Permit: The Community Development Director has determined that the special permission application does comply with applicable City and state code requirements and has approved that application, subject to the following conditions: 1. Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by implementing an effective parking management plan and participation fn the City's Commute Trip Reduction program. Applicant shall return the attached CTR forms and begin compliance with the City's Commute Trip Reduction Ordinance prior to the final inspection of the building permit but no later than April 1, 2017. Additionally, the applicant is required to submit an annual report that includes a traffic management plan, showing compliance with the City's Commute Trip Reduction program. 2. The proposed parking layout should be revised to: eliminate the tandem stalls; and convert the loading area to three parking stalls resulting in a total of 107 stalls (42 in the garage and 65 surface parking). See Attachments D and E, Staff Alternatives to the Site Plan and Illustrated Floor Plan -Parking Area sheets. 3. Applicant shall prepare a parking management plan to address the temporary impact and submit it as part of building permit submittal. The parking management plan shall either pursue a shared parking agreement with an adjacent property owner to the North, South, or West to accommodate employee parking during construction activities; or show how employee parking needs will be reduced and/or accommodated throughout the construction process. III. YOUR APPEAL RIGHTS 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. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Hearing Examiner of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's 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 March 1, 2017. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in 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. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the 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 Lindsay Brown, who may be contacted at Lindsay.brown@tukwilawa.gov or 206.433.7166 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 be removed at the expiration of the appeal period if no appeal is filed. Jack 'ice, Director Depart • ent of Community Development City of Tukwila City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director FILE NUMBER: APPLICANT: REQUEST: LOCATION: SEPA DETERMINATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: STAFF: ATTACHMENTS: STAFF REPORT TO THE DIRECTOR February 15, 2017 L16-0068 Matthew Laase, Jackson Main Architecture for Inspirus Credit Union Approval of Special Permission —Director Review to reduce the number of parking stalls required for the expansion of an existing office building by 10% or less, from 113 parking spaces to 108. Also requested is permission to have more than 30% of the parking spaces provided be compact parking spaces. 5200 and 5290 Southcenter Blvd, Tukwila WA (parcel #s 1157200013 and 1157200021) Determination of Non -Significance (DNS) issued for E16-0011 on December 21, 2016. Office (0)/ Regional Commercial Mixed Use (RCM) Office (0)/ Regional Commercial Mixed Use (RCM) Lindsay Brown, Assistant Planner A. Project Description for Proposed Parking Deviation, prepared by Jackson Main Architecture, October 21, 2016. B. Site Plan, Sheet A1.00 Revised. Received on January 11,2017. C. Illustrated Floor Plan- Parking Level Plan, Sheet A3 Revised. Received on February 14, 2017. D. Staff Alternative to Site Plan, Sheet A1.00 Revised. E. Staff Alternative to Illustrated Floor Plan- Parking Level Plan, Sheet A3 Revised. F. Commute Trip Reduction materials mailed on December 16, 2016. G. Comment letter from Greg and Vanessa Zaputil, November 30, 2016. H. Technical Review #1 Response Letter, Received January 11, 2017. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Page 2 PROJECT DESCRIPTION The applicant is proposing to reduce the number of parking stalls required for the expansion of an existing office building by 10% or Tess, proposing a total of 108 parking spaces out of the 113 required. Also, requested is permission for more than 30% of the parking spaces provided to be compact parking spaces. The request is to allow 37% of the parking stalls in the additional parking area to be compact or tandem. The proposed project its also subject to Design Review approval by the Board of Architectural Review for a 14,395 ft2 addition to the existing 49,511 ft2 office building including an expansion of the basement parking garage. Additionally, a Special Permission- Director permission to reduce a watercourse buffer and restore the reduced buffer with native plants was approved on February 15, 2017. BACKGROUND Parking requirements vary by use, and are depicted in Figure 18-7 of the Tukwila Municipal Code. Office uses are required to provide three off-street parking spaces per 1,000 square feet of useable floor area. Common corridors, restrooms, elevator shafts, stairwells and mechanical equipment rooms are not considered useable floor area. Subtracting these spaces from the gross square footage, the structure will have 37,541 square feet of useable floor area, requiring 113 parking spaces. The applicant is pursuing a reduction in the number of parking spaces required by less than 10%, which is a Special Permission decision determined by the DCD Director. Figure 18-6 of the Tukwila Municipal Code depicts required parking stall width, length, and aisle width for one or two-way traffic, as determined by parking angle. All but four of the proposed spaces are accessed at 90 degrees. For 90-degree angle parking, standard stalls must measure a minimum of 19' in length and be at least 8.5' wide. Compact stalls must be at least 16' in length and 8' wide. Standard and compact stalls shall be allowed a two -foot landscaping overhang to count toward the stall length, as permitted in TMC 18.56.040. Tandem parking spaces are addressed in TMC 18.56.040 Off -Street Parking and Loading Regulations- General Requirements. Tandem spaces are only allowed in the High -Density Residential (HDR) and Medium -Density Residential (MDR) zones, with a few size and percentage requirements. The Tukwila Municipal Code has provisions related to nonconforming parking areas. TMC Chapter 18.70.080 states "If a change of use takes place, or an addition is proposed, which requires an increase in the parking area by an increment less than 100%, the requirements of the Off-street Parking and Loading Regulations chapter of this title shall be complied with for the additional parking area". Existing parking areas that don't meet current code requirements regarding width, length, angle, or drive aisle dimensions but met code requirements at the time of development are considered legally nonconforming. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 3 DECISION CRITERIA This report provides an overview of project consistency with applicable criteria for off-street parking requirements, followed by discussion of the proposed plans, the request, and mitigating conditions of approval. CRITERIA STAFF ANALYSIS 18.56.090 Compact Car Allowance A. A maximum of 30% of the total off-street parking stalls may be permitted and designated for compact cars. B. Each compact stall shall be designated as such, with the word COMPACT printed onto the stall, in a minimum of eight -inch letters and maintained as such over the life of the use of both the space and the adjacent structure it serves. C. Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18-6 of this chapter. D. Compact spaces shall be reasonably dispersed throughout the parking lot. Submitted plans propose compact or tandem spaces for 37% of the parking stalls in the additional parking area to be compact or tandem. Out of 46 stalls 9 are proposed to be compact and 8 tandem stalls. A waiver allowing more than 30% of the parking spaces to be compact is included in the Special Permission request. Existing parking areas that do not meet code requirements are considered legally nonconforming, and don't need to be changed with the proposed plans. The 37% of stalls proposed to be compact or tandem is the percentage of stalls in the garage area, which includes the garage addition and the restriping of existing garage parking spaces. Compact spaces are dispersed in parking areas, and parking space dimensions comply with the minimum requirements depicted in TMC 18-6. 18.56.130 Development Standards for Bicycle Parking A. Required number of bicycle parking spaces: The required number of parking spaces for bicycles are included in TMC 18.56.050, Figure 18-7. B. Location: 1. Required bicycle parking must be located within 50 feet of an entrance to the building or use 2. Bicycle parking may be provided within a building, but the location must be accessible for bicycles A bike rack is located in front of the main entrance near the northwest corner of the building. This rack will remain, and the project proposes to add two additional bicycle parking areas inside the garage addition, easily accessed from Southcenter Boulevard. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 4 C. Safety and Security: 1. Legitimate bicycle spaces are individual units within ribbon racks, inverted `U' racks, locking wheel racks, lockers, or other similar permanent structures. 2. If bicycle lockers are used, windows and/or view holes must be included to discourage improper uses. 3. If bicycle parking is not visible from the street, a sign must be posted indicating the location of the bicycle parking spaces. 4. All bicycle parking must be separated from motor vehicle traffic by a barrier, curb, post, bollard or other similar device. D. Process: Upon application to and review by the Community Development Director, subject to a Type 1 decision process as outlined in TMC Section 18.108.020, the bicycle parking requirements may be modified or waived, where appropriate. Approval of this Special Permission request will include conditions ensuring that criteria C will be met, and next steps for proceeding with the City's Commute Trip Reduction Program staff regarding design of bicycle parking facilities. 18.56.140 Administrative Variance from Parking Standards A. General: 1. A request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. Administrative variances are only eligible for requests for reductions of required parking between 1 % and 10%. Requests for reductions from minimum parking standards in excess of 10% must be made to the Hearing Examiner. 2. The project developer shall present all findings to the Director prior to any final approvals, including design review, conditionall use permit review, building review or any other permit reviews required by the Director. B. Criteria: 1. All requests for reductions in parking shall be reviewed under the criteria established in this section. 2. In addition to the following requirements, the Director may require specific measures not listed to ensure that all impacts with reduced parking are mitigated. Any spillover parking which cannot be mitigated to the satisfaction of the Director will serve as the basis for denial. A reduction may be allowed, pursuant to either an administrative variance or requests to the Hearing Examiner, after: a. All shared parking strategies are explored. b. On -site park and ride opportunities are fully explored. c. The site is in compliance with the City's commute trip reduction ordinance or, if not an affected employer as The applicant requests Special Permission- Director approval to allow for a reduction in the required parking spaces by less than 10%. Proposing 108 parking spaces out of the 113 required is approximately a 5% reduction. Shared parking is possible, but some site attributes limit the possibilities. The property across 52nd Ave S. is vacant, so there is no parking to consider for sharing across sites. Immediately north of Inspirus is an office building which appears to exceed the 3 parking spaces/1,000 useable floor area standard for office uses, but there is a grade change and a retaining wall that somewhat limits pedestrian traffic between sites. Although several letters from Commute Trip Reduction Program staff have been sent to Inspirus (Attachment F), the City has not yet received a response. Compliance with the program will be a condition of approval. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 5 defined by the City's ordinance, agrees to become affected. d. The site is at least 300 feet away from a single-family residential zone. e. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects. C. Process: 1. An applicant shall submit evidence that decreased parking will not have a negative impact on surrounding properties or potential future uses. This may take the form of a brief report for administrative variances. Decreases in excess of 10% must be made to the Hearing Examiner. The Director may require additional studies to ensure that negative impacts are properly mitigated. A complete and detailed Parking Demand Study is required for requests reviewed by the Hearing Examiner. 2. All site characteristics should be described in the report, including: a. Site accessibility for transit. b. Site proximity to transit, with 15- to 30-minute headways. c. Shared use of on -site parking. d. Shared use of off -site parking. e. Combined on -site parking. f. Employee density. g. Adjacent land uses. D. Review: Applications for administrative variances for reductions below minimum parking requirements between 1 % and 10% shall be processed as Type 2 decisions, pursuant to TMC Section 18.108.020. Applications for reductions from minimum parking requirements in excess of 10% shall be processed as Type 3 decisions, pursuant to TMC Section 18.108.030, including a hearing before the Hearing Examiner. The site is more than 300 feet from the LDR zone. The applicant submitted a letter to justify the request for reduced parking requirements (Attachment A). Site attributes, proximity to transit, and on - site car and bicycle facilities were addressed. Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by an effective parking management plan and participation in the City's Commute Trip Reduction program. TMC 18.70.080 Nonconforming Parking Lots A. Nothing contained in the Off-street Parking and Loading Regulations chapter of this title shall be construed to require a change in any aspect of a structure or facility covered thereunder including, without limitation, parking lot layout, loading space requirements and curb -cuts, for any structure or facility which existed on the date of adoption of this title. B. If a change of use takes place, or an addition is proposed, which requires an increase in the parking area by an increment Tess than 100%, the requirements of the Off-street An addition is proposed which increases the parking by Tess than 100%, thus the existing nonconforming parking spaces and layout may remain. The parking area increase associated with the building addition is the only parking area which is required to comply with the Off -Street Parking and Loading Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 6 Parking and Loading Regulations chapter of this title shall be complied with for the additional parking area. C. If a change of use takes place, or an addition is proposed, which requires an increase in the parking area by an increment greater than 100%, the requirements of the Off- street Parking and Loading Regulations chapter of this title shall be complied with for the entire parking area. Regulations. The compact space dimensions and the aisle width dimensions in the garage addition comply with zoning code requirements. DISCUSSION The site currently has 98 parking spaces distributed in surface parking along the western, northern and eastern boundaries, and in the ground -level garage. The planned improvements include the net addition of 11 parking stalls in the garage, and the subtraction of one space in the surface parking lot. During the initial site vusit, Planning staff noticed a few parking irregularities including parking in the loading zone and fire lane, and for -sale cars parked Tong -term on site. Questions were posed during the technical review stage, and the applicant provided responses to those questions (Attachment H). The parking behaviors observed by staff and addressed by the applicant indicate that many of the parking shortage concerns could be ameliorated by better management of parking areas. Applicant has proposed a total of 108 parking stalls proposed on the site; 46 in the garage and 62 surface parking stalls. In the existing garage, 3 existing spaces will be removed to make a drive aisle connection from the existing garage area to the addition, and 1 existing standard space will be removed and replaced with 3 compact stalls; and 2 standard stalls are proposed to be converted to 4 tandem stalls. In the new portion of garage (garage addition), 4 tandem stalls and 6 compact stalls are proposed. The existing surface parking area will be largely unchanged with the building addition design; there are a few minor changes to parking spaces and landscaping within the surface parking lot. On the northern site perimeter, landscape islands will be reconfigured, allowing 2 additional parking spaces. On the eastern perimeter, two spaces will be removed to more clearly delineate the fire lane from parking areas with landscaping, and the applicant proposes to shrink a landscape island to squeeze in one additional compact space adjacent to the garage. In the eastern parking area, the applicant proposes to add a landscape planter and restripe, losing 2 parking spaces. The City's regulations allowing existing nonconforming parking areas to remain unchanged applies to all parking spaces except the garage addition. Because of this, analysis of the percentage of compact spaces should apply only to parking changes in the garage. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 7 The table below depicts existing and proposed standard and compact parking spaces as shown on Attachments B and C, and their location on the site. The applicant proposes the addition of eight tandem parking spaces; both the forward and rear parking spaces are counted as tandem spaces. Proposed Plans Parking Area Garage Surface Existing Standard 35 20 Existing Compact 0 43 Existing Tandem 0 0 Changes- Standard -6 0 Changes- Compact +9 -1 Changes- Tandem +8 0 Total Spaces 46 62 Compact or Tandem 37% N/A The applicant's proposed landscape modifications to the surface parking areas will result in a more organized, harmonious site and will result in a tree canopy increase and lessen the appearance of large paved areas. Parking regulations allow tandem configurations only in MDR and HDR zones, and only for residential uses. Tandem spaces are impractical for commercial businesses, as they require a shifting of cars in order to use both spaces. Because of this and code restrictions, staff recommends the substitution of the 8 tandem spaces proposed by the applicant with 4 standard spaces. As recently as this week, parking in the loading zone at the southwest comer of the building was again observed. It appears that this loading zone is not used for loading, but instead is used as convenient parking for employees. Because this space is typically used for informal parking and because loading zones are no longer required of all office or commercial buildings, staff recommends conversion of the loading zone to 3 standard parking spaces. The table below reflects the staff recommendation of parking for the Inspirus Credit Union Site. Under the staff alternative, the surface parking lot will see the net addition of two parking spaces, and the garage would gain a net of 7 parking spaces. The staff alternative recommendation would bring the total parking spaces onsite to 107, an approximate 6% reduction in parking spaces required. The staff alternative includes removal of tandems stalls in the garage and the addition of 9 compact spaces in the garage, comprising 21 % of all garage parking spaces. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 8 Staff Recommendation Parking Area Garage Surface Existing Standard 35 20 Existing Compact 0 43 Existing Tandem 0 0 Changes- Standard -2 +3 Changes- Compact +9 -1 Changes- Tandem N/A N/A Total Spaces 42 65 % Compact 21 % N/A COMMENTS A combined Notice of Application for this Special Permission request and related land use applications was mailed on November 17, 2016 to the applicant, departments and agencies with jurisdiction pursuant to TMC 18.104.090, and owners and tenants of property within 500 feet of the site. The comment period ended on December 1, 2016 and two comment letters were received. One comment letter focused solely on the onsite sensitive area, and was addressed in the Special Permission- Sensitive Area Buffer Reduction staff report. The other letter, from a nearby resident, addresses parking and other concerns, and is included as Attachment G of this report. The applicant has written the following in response to the parking concern brought up by the Zaputils in their comment letter: The vacant lot across from the applicant's property is not expected to be used for any staging, parking or construction activity related to this application. Required parking for the expanded property will be contained onsite as noted on the plans. CONCLUSIONS 1. The site has a stream and buffer that limits the areas that can be used for onsite parking. 2. The Special Permission request to reduce the number of required parking spaces by Tess than 10% is consistent with TMC18.56.140 Administrative Variance from Parking Standards criteria. 3. The proposed plans to include tandem parking spaces in the onsite parking areas is inconsistent with Tukwila Municipal Code Requirements. 4. Demand for onsite parking can be reduced though commute trip reduction program incentives such as transit passes, priority carpool parking and financial incentives. 5. Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by an effective parking management plan and participation in the City's Commute Trip Reduction program. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 9 6. The proposed parking layout should be revised to: eliminate the tandem stalls and convert the loading area to three parking stalls resulting in a total of 107 stalls (42 in the garage and 65 surface parking). No deviation from 30% maximum compact stall count is needed under this option as the total number of compact stalls in the garage will be 21 % of the total number of parking stalls in the garage. 7. It is possible there will be temporary impact to neighboring properties due construction activities on the site. Applicant shall prepare a parking management plan to address the temporary impact and submit it as part of building permit submittal. The parking management plan shall either pursue a shared parking agreement with an adjacent property owner to the North, South, or West to accommodate employee parking during construction activities; or show how employee parking needs will be reduced and/or accommodated throughout the construction process. RECOMMENDATIONS As depicted in Attachments D and E, staff recommends 107 parking spaces for the Inspirus site, comprising an approximate 7% reduction in parking spaces required, Staff recommends the following conditions of approval: 1. Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by implementing an effective parking management plan and participation in the City's Commute Trip Reduction program. Applicant shall return the attached CTR forms and begin compliance with the City's Commute Trip Reduction Ordinance prior to the final inspection of the building permit but no later than April 1, 2017. Additionally, the applicant is required to submit an annual report that includes a traffic management plan, showing compliance with the City's Commute Trip Reduction program. 2. The proposed parking layout should be revised to: eliminate the tandem stalls; and convert the loading area to three parking stalls resulting in a total of 107 stalls (42 in the garage and 65 surface parking). See Attachments D and E, Staff Alternatives to the Site Plan and Illustrated Floor Plan -Parking Area sheets. 3. Applicant shall prepare a parking management plan to address the temporary impact and submit it as part of building permit submittal. The parking management plan shall either pursue a shared parking agreement with an adjacent property owner to the North, South, or West to accommodate employee parking during construction activities; or show how employee parking needs will be reduced and/or accommodated throughout the construction process. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov C ft/ of J u11wi&a Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Jaclyn Adams , HEREBY DECLARE THAT: Notice of Application X Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action X Other: Staff Report & Attachments to parties of interest and applicants Was mailed to each of the addresses listed/attached on this 16th day of February , 2017 Project Name: Inspirus Credit --1)3,4,01 Reduction Project Number: L16-0068 Associated File Number (s): PL16-0052 & L16-0067 Mailing requested by: Lindsay Brown Mailer's signature: /-- W:\USERS\JACKIE\MAILINGS\AFFIDAVIT OF DISTRIBUTION - JACKIE.DOCX NOD mailed to: KC Assessments SEPA (email) Muckleshoot Tribe: Fisheries NOD, Staff Report & Attachments emailed to: Applicants: Matt Laase and Nick Watkins at Matt.Laase@jacksonmain.com and Nick.Watkins@jacksonmain.com. Parties of Record: Greg and Vanessa Zaputil at zzzapspeed@hotmail.com. JACKSON I MAIN ARCHITECTURE City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 October 21, 2016 Re: Project Description for Proposed Parking Deviation for Inspirus Credit Union Addition. Project Address: 5200 Southcenter Boulevard We are undertaking this parking deviation proposal on behalf of our client, Inspirus Credit Union, to formally request that we be allowed an administrative variance for a 10% reduction in the amount of parking stalls required on -site. We are planning a 14,395 sq. ft. addition and 12,452 sq. ft. of remodel to the 49,511 sq. ft. existing commercial building at 5200 Southcenter Boulevard, on tax lots 1157200013 & 1157200021. An existing building on tax lot 1157200021 is to be demolished. Reduction of the minimum required parking of up to 10%, through an administrative variance (TMC 18.56.140). A parking reduction may be allowed after: 1. All shared parking strategies are explored. We are proposing two standard size tandem parking stalls and two compact tandem stalls to mitigate the maximum amount of parking possible. 2. On -site park and ride opportunities are fully explored. We have maximized the amount of parking that can fit on site effectively. There is a bus stop directly adjacent to the property on Southcenter Blvd. to increase public transit opportunities. 3. The site is in compliance with the City's commute trip reduction ordinance or, if not an affected employer as defined by the City's ordinance, agrees to become affected. Inspirus Credit Union agrees to become affected by the City's commute trip reduction ordinance and welcomes initiating that process. 4. The site is at least 300 feet away from a single-family residential zone. The site is approx. 500 feet away from a low density residential zone. 5. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects. The amount of parking that can be added to the site has been maximized and the buffer zones around Gilliam Creek limit the size and shape of any additional building and/or parking footprint JACKSON I MAIN ARCHITECTURE, R5_ WWW JACKSONMAIN COM 311 FIRST AVENUE S. SEATTLE, WA 98104 t 206.324..4800 I f 206.332,2875 on size. The proposed design maximizes that footprint and ensures that the 40' buffer zone is not impeded. This creates a unique form that is not optimal for meeting the additional parking needed to achieve the parking requirements. We have added as much parking as possible to the site including 2 standard size tandem stalls and 2 compact size tandem stalls. There is also a King County Metro F Line bus stop on the southside of the site along Southcenter Blvd that we are proposing to have more of a direct connection to from the building to further encourage the usage of mass transit to and from the site. Our proposal will also include bike racks at the front entry and in the secure garage to encourage customers and employees to bike to the site rather than drive. We respectfully request that the City of Tukwila review our application and supporting documents and approve a parking reduction of 10% for this project. Thank you, Nick Watkins Designer for Jackson Main Architecture 206-324-4800 nick.watkins@jacksonmain.com JACKSON I MAIN ARCHITECTURE, PS, WWW JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTLE, WA 98104 1 206,324.4800 I f 206.332.2875 6M.ew16ba.y. loon ... m` VICINITY MAP I ' • NEW CURT ih DRAWINGS r I - NG LANDSCAPE LANDSCAPE AIA M:S GARDEN PLAZA wnpSCAPE DRAWINGS) EXISTING TYPE V-A 16,375 SO FT FOOT PRINT 2-STORY OFFICE BUILDING WI UNDER BUILDING PARKING (BUILDING TO BE RECLASSIFIED AS TYPE VB) PROPOSED TYPE VD ADDITION: ; 4,485 SF UNDER BUILDING PARKING 4,955 SF PER OCCUPIED FLOOR' 14,395 SF TOTAL LOADING LANDSCAPE AREA. SEE .._ LANDSCAPE DRAWINGS PRONE 6TOTAL — — — — — — ST. UNDSCAES ETBP .. APEA TO REMAIN Y_e - 6.a6 UNDERGRJIMD) —AREA TO REMAIN, BEE LANDSCAPE DRAWN, LANDSCAPE DRAWINGS --r® - 0 ------------------------------------------------- -------- -- --J PPEOSTPCAN SffE PLAN SZND AVENUE SOUTH KEYNOTES KATVAN6I RqR* TM 239 zu EKISTINO SUMS. SONTO REMAIN EXISTING EXTERIOR LIGHT FIXTURE TO REMAIN NEW SITE SION. REFER TO DETAILS ON SHEET M,11 NEW BUILDING SIGN REF. TO DETAILS ONSHEET MI1 JACKSON I MAIN J CICHL Z p Z 9 ~z WO wg.0, 00 IS"::c' w Q = 3 gv '05 L a � zp nF A1.00 555 STORAGE i EXISTING PARKING RE -STRIPED EXISTING PARKING UNCHANGED NOT IN SCOPE NEW PARKING PARKING LEVEL LOBBY 10' 20' 0,2 EXISTING PARKING (RE -STRIPED) (E) (E) (E) LOBBY (E) (E) STORAGE (E (E) NEW PARKING 1 — —I— I- — EXISTING PAVING ING RE-ST IPPE I I EXISTING PARKING (UNCHANGED) (E) 1E) (E) (E) (E) { (E) (E) E) (E) (E) ILLUSTRATED FLOOR PLAN Parkin° Level Plan inspirenliles JACKSON I MAIN eniViA R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTNCENTER BLVD, TUKW))4, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23R0. 201; A3 VICINITY MAP _ - - FRE ABU. _ I nv.0 I • INOSCAl£ LVirtSCAAE .14110413 1 .111,11.1% SITE PLAN 3.2 1- -9 -- • j -* . • ' g Iij • rPRABBIB, WIDEN IBBE PACK Daum TYPE VA 15,375 SO FT FOOT PRINT 24TORY OFFICE BUILDING W/ UNDER BUILDING PARKING (BUILDING TO BE RECLASSIFED AS TYPE VI) LIBIOSCME. SEE LiBIOBWAEOPAVANIES • AREA 10 1.1.NN BEE ttttactit 014.1Kee., VINNICARI . • — — REA. BE Pi ,v/ At PROPOSED TYPE VB ADDITION( / t 485 SF UNDER BUILDING PZING gir,Ef.EEP EIF/1 F 14,395 SF TOTAL MD AVENUE Soot. "TMEEEIM tut*. NoNTLititiiiiii tt. (ow,. tootton Atilt TOP El alli.JACKSON MAIN AfiL,1,1,1.1),11 *ft.:4Z% CC /1-1.1-earAl,'q 3 51-AK:Wsrat5 APPROVE auk 0 7 0 0 1.I.1 p 3 8 tc 2r. EL z 0 WES A1.00 0 1020• STORAGE 40' inspirus (4) s (s) g STING PARKING -- RE -STRIPED) -46 BBY IN JACKSON I MAIN MIAVAARCHITECTURE EXISTING PAF ING RE-ST IPPE (Y- 1E) EXISTING PARKING (UNCHANGED) E) (E (El (E) (E) (E) Z 11 I 1 1 STORAGE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA 10) i EXISTING PARKING RE -STRIPED I EXISTING PARKING UNCHANGED i NOT IN SCOPE INEW PARKING I PARKING LEVEL LOBBY t/ �, �till TEDFLSOR P' ParkitiA00141,Plan BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 97H, 2017 A3 :City of Tukwila Department of Community Development - Jack Pace, Director Ms. Tina Vickery Inspirus Credit Union 5200 Southcenter Boulevard Tukwila, WA 98188 Dear Ms. Vickery: Allan Ekberg, Mayor February 14, 2017 Your organization is likely to be required to develop and implement a program to reduce the number of commute trips made by non -drive alone employees to your worksite. This status is defined by the Washington state's Commute Trip Reduction law and the Tukwila local ordinance #2201. The City of Tukwila looks forward to working with you to reduce the growth of traffic congestion within our community. Traffic congestion imposes significant costs on Tukwila businesses and government in terms of lost working hours and delays in the delivery of goods and services. Growing traffic congestion worsens air and water pollution, increases fuel consumption and makes Tukwila, and all of King County, a less desirable place to work, live and do business. The City of Tukwila is pleased to offer your worksite direct assistance in complying with the state law. Additional support and training will be provided through King County Metro and WSDOT for compliance. The city has staff available to work one on one with your company to design a trip reduction program. We have many grant resources to tap into for your program as well. Please take time to review the enclosed CTR Activities Timeline, as well as the enclosure entitled, "How to Get Started". Please complete the required employer response form. Rose Warren, Lead Transportation Outreach Coordinator will be pleased to meet with you at your earliest convenience. Rose may be reached via email at Rose.warren a,tukwilawa.gov or at 206-431- 3687. If you have any questions, feel free to contact Rose or myself. Sincerely, .9Iaggi Margaret Lubov CTR Coordinator cc: CTR legal file Enclosures Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov CITY OF TUKWILA COMMUTE TRIP REDUCTION EMPLOYER RESPONSE FORM The information you provide on this response form will be used as part of the legal record for your organization under the City of Tukwila Commute Trip Reduction ordinance, #2201. (You may have received this notice even if our records indicate you have fewer than 100 affected employees. This may be due to a requirement placed in the penmit process, for example). Our information about worksites comes from a variety of sources; this is your opportunity as the responsible official for this worksite to confirm or correct our information. If your answers indicate that you are not an affected employer, you will not receive further notices regarding this ordinance unless information demonstrates a change. If you do not return a response form and our information indicates this site meets the applicable definitions, this worksite will be assumed to be affected by the CTR Ordinance and you will be expected to comply with all legal requirements. INFORMATION REQUIRED OUR RECORDS PLEASE INITIAL IF INFORMATION IS CORRECT, OR MAKE CORRECTIONS BELOW Name of highest ranking official, and their title, responsible for this worksite: PHONE: FAX: ORGANIZATION NAME: Inspirus Credit Union BRANCH, if any: SITE ADDRESS (actual location): CITY*, STATE, ZIP: (*Unincorporated King Country, if outside any city limits.) MAILING ADDRESS: CITY, STATE, ZIP: TOTAL NUMBER OF EMPLOYEE AT THIS SITE: NUMBER OF FULL-TIME EMPLOYEES WITH 6 A.M. - 9 A.M. START TIMES AT THIS SITE. PERSON WE CAN CONTACT TO DISCUSS YOUR SITE'S STATUS. THEIR TITLE AND PHONE NUMBER: If you are not sure whether this worksite meets the conditions of the ordinance due to the nature of the site or work force, please call the city CTR Information Line at (206) 433-7142 and a staff member will help you determine your status. I certify that all employer record information above is true and correct to the best of my knowledge. I understand if this site meets the legal definition of affected employer, this organization must comply with all requirements. Signature of CEO or highest official Date: Please return this form: CTR Coordinator, City of Tukwila, 6300 Southcenter Boulevard, Suite #100, Tukwila, WA 98188 Note: If the information is incorrect or incomplete, please fill in the correct information. Getting Started On Commute Trip Reduction To successfully comply with the Commute Trip Reduction (CTR) Law and your local CTR Ordinance, your organization needs to develop and implement a CTR Program in a timely manner. It's a good idea to get your program off to a prompt start with the right people and the right information. The Right People: to implement a CTR Program The experience of the other CTR Law -affected employers in King County shows that selecting appropriate staff is critical to the success of your program. In fact, the right CTR staff person can save your organization time and money by: • Developing a program that fits the needs and culture of your organization, • Communicating clearly with employees and management about your CTR Program, • Leveraging efforts by working with neighboring organizations, and • Ensuring compliance with the law. #1. Select an Employee Transportation Coordinator The CTR Law requires affected employers to appoint an "Employee Transportation Coordinator" (ETC) to implement, promote and administer the CTR Program on an ongoing basis. ETC training is required for ETCs, and experience demonstrates that the most successful ETCs share the following abilities and characteristics: • An interest in environmental issues • An interest in commute alternatives or someone who already commutes by bus, carpool, vanpool, bike or foot • The ability to work well with people and have access to other employees • Excellent communication skills • The flexibility in duties and schedule to implement and promote your program • Superior organization and coordination skills • The ability and access to work on computers Here are some specific tasks your ETC may need to do: • Meet with employees and discuss the benefits of carpooling, bicycling or bus commuting • Assist employees with ridematching • Promote the CTR Program to employees through the production and distribution of information pieces • Coordinate the distribution and collection of the biennial CTR measurement surveys to all employees • Track the participation in a specific program element and complete the annual Employer Program Report City of Tukwila, Getting Started on CTR 1 • Manage the progress of the CTR Program An ETC needs to demonstrate interest and ability to work with other employees and to manage the elements that are included in your program. #2. Decide who will be responsible for managing your CTR Program Although you are not required by law to appoint a separate CTR "Program Manager," the broader, more complex tasks of developing a program and policies that fit with your organization's culture and ensuring ongoing compliance with the law may best be done by someone other than your ETC. Many organizations, particularly large organizations or organizations with more than one CTR-affected worksite, find that appointing a Program Manager as well as an ETC assures compliance, coordination and a good "fit." A Human Resource or Personnel Manager is often an appropriate representative for the CTR Program Manager. Program Managers generally share the following characteristics: • Skill and background necessary to develop and manage an employee program • The ability to understand how employee programs benefit the organization • Policy and budget authority • Ready access to (or a member of) your management team • Access to facilities and internal communications staff • An interest in environmental issues • An interest in commute alternatives or someone who already commutes by bus, carpool, vanpool, bike or walking The Right Information: Measurement Tools The CTR Law requires measuring employee commute behavior beginning with a base -line employee survey. Your organization can receive significant benefits by conducting a CTR survey. The state provides the surveys and processing through state universities. The cost to your organization is the time spent internally to distribute, complete and collect the surveys. #1. Surveying establishes a clear starting point for your organization • Your organization establishes a baseline measure of your employees' commute behavior by surveying with the state -provided survey, the CTR Employee Questionnaire, or by using equivalent data. • Having this initial data makes it easier for you to measure the progress of your CTR Program. You'll be able to compare those measurements against your worksite's base- line measurement. #2. Surveying helps you design a CTR Program that meets the needs of your employees To design a successful CTR program, your organization not only needs to understand it employees' current commute patterns, but also must be aware of their attitudes about commuting. Conducting a CTR survey provides valuable information, including: • Commute modes currently used by employees City of Tukwila, Getting Started on CTR 2 • Commute distance • Reason for commute choices • Location information • Preferences for CTR Program components We look forward to working with your organization. Thank you for your prompt responses. City of Tukwila, Getting Started on CTR 3 City of Tukwila Washington Ordinance No. 0 1 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING TUKWILA MUNICIPAL CODE SECTION 9.44, "COMMUTE TRIP REDUCTION PLAN AND PROGRAM REQUIREMENTS," TO REFLECT CHANGES IN STATE POLICY; ADOPTING THE TUKWILA COMMUTE TRIP REDUCTION (CTR) PLAN AND IMPLEMENTING MEASURES AS REQUIRED BY RCW 70.94.527; REPEALING ORDINANCE NO. 1868; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila recognizes the importance of increasing citizens' awareness of global warming, air quality, energy consumption, traffic congestion, and the contribution individual actions can make towards addressing these issues; and WHEREAS, State policy, set forth in RCW 70.94.527(4), requires the City of Tukwila to develop and implement a program and plan to reduce single -occupant vehicle commute trips and vehicle miles traveled for the City and affected employers; and WHEREAS, this ordinance is consistent with the Commute Trip Reduction (CTR) Board Guidelines; and WHEREAS, changes in State legislation require clarification and amendments to existing City of Tukwila code; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Chapter 9.44, "Commute Trip Reduction Plan and Program Requirements," of the Tukwila Municipal Code (TMC), is hereby amended to read as follows: 9.44.010 Purpose A. The purpose of TMC Chapter 9.44 is to improve air quality, reduce traffic congestion, and minimize energy consumption. These regulations are prepared to comply with RCW 70.94.521, by requiring employer -based programs that encourage employees to find alternatives to drive -alone commuting, with collaboration between the City of Tukwila and affected employers. B. The Commute Trip Reduction Plan for the City of Tukwila, as required by RCW 70.94.527, is hereby adopted by reference hereto as it appears in Attachment A, or as hereto amended by ordinance of the City Council. 9.44.020 Definitions For the purpose of this ordinance, the following definitions shall apply in the interpretation and enforcement of this ordinance: 1. "Affected Employee" means a full-time employee who begins his or her regular workday at a single worksite between 6:00 and 9:00 AM (inclusive) on two or more weekdays for at least 12 continuous months. Seasonal, agricultural employees, including seasonal employees of processors of agricultural products, are excluded from the count of affected employees. 2. "Affected Employer" means an employer that employs 100 or more full-time employees at a single worksite who are scheduled to begin their regular workday CADocuments and SettingskAll Users\Desktop1Kelly\MSDATA1Ordinances\CTR.doc SM:ksn 4/29/2008 Page 1 of 11 between 6:00 and 9:00 AM (inclusive) on two or more weekdays for at least 12 continuous months. Construction worksites, when the expected duration of the construction is less than two years, are excluded from this definition. 3. "Alternative Mode" means any means of commute transportation other than that in which the single -occupant motor vehicle is the dominant mode, including telecommuting and compressed work weeks, if they result in reducing commute trips. 4. "Alternative Work Schedules" means programs such as compressed work weeks that eliminate work trips for affected employees. 5. "Base Year" means the 12-month period that commences when a major employer is determined by the local jurisdiction to be participating within the local CTR program. The City of Tukwila uses this 12-month period as the basis upon which it develops local commute trip reduction goals. 6. "Base Year Survey" or "Baseline Measurement" means the survey, during the base year, of employees at a major employer worksite to determine the drive -alone rate and vehicle miles traveled per employee at the worksite. The jurisdiction uses this measurement to develop commute trip reduction goals for the major employer. The baseline measurement must be implemented in a manner that meets the requirements specified by the City of Tukwila. 7. "Carpool" means a motor vehicle, occupied by two to six people traveling together for their commute trip, resulting in the reduction of a minimum of one motor vehicle commute trip. 8. "Commute Trips" means trips made from a worker's home to a worksite (inclusive) on weekdays. 9. "CTR Plan" means the City of Tukwila's plan and ordinance to regulate and administer the CTR programs of affected employers within its jurisdiction. 10. "CTR Program" means an employer's strategies to reduce employees' drive - alone commutes and vehicle miles traveled (VMT) per employee. 11. "Compressed Work Week" means an alternative work schedule, in accordance with employer policy, that regularly allows a full-time employee to eliminate at least one work day every two weeks by working longer hours during the remaining days, resulting in fewer commute trips by the employee. This definition is primarily intended to include weekly and bi-weekly arrangements, the most typical being four 10-hour days or 80 hours in nine days, but may also include other arrangements. 12. "Custom Bus/Buspool" means a commuter bus service arranged specifically to transport employees to work. 13. "Dominant Mode" means the mode of travel used for the greatest distance of a commute trip. 14. "Drive Alone" means a motor vehicle occupied by one employee for comrnute purposes, including a motorcycle. 15. "Drive -Alone Trips" means commute trips made by affected employees in single occupant vehicles. 16. "Employee" means anyone who receives financial or other remuneration in exchange for work provided to an employer, including owners or partner of the employer. 17. "Employee Transportation Coordinator (ETC)" means a person who is designated as responsible for the development, implementation and monitoring of an employer's CTR program. 18. "Employer" means a sole proprietorship, partnership, corporation, unincorporated association, cooperative, joint venture, agency, department, district, or other individual or entity, whether public, non-profit or private, that employs workers. 19. "Exemption" means a waiver from any or all CTR program requirements granted to an employer by a city, based on unique conditions that apply to the employer or employment site. C:\Documents and Settings4Ut Users \Desktop\Kelly\MSDATA\Ordinances \CTR.doc SM:ksn 4/29/2008 Page 2 of 11 20. "Flex -Time" is an employer policy that provides work schedules allowing individual employees flexibility in choosing the start and end time, but not the number of their working hours. 21. "Full -Time Employee" means a person, other than an independent contractor, scheduled to be employed on a continuous basis for 52 weeks for an average of at least 35 hours per week. 22. "Good Faith Effort" means that an employer has met the minimum requirements identified in RCW 70.94.531 and this ordinance, and is working collaboratively with the City of Tukwila to continue its existing CTR program or is developing and implementing program modifications likely to result in improvements to its CTR program over an agreed -upon length of time. 23. "Implementation" means active pursuit by an employer of the CTR goals of RCW 70.94.521-555 and this ordinance, as evidenced by appointment of an ETC, distribution of information to employees regarding alternatives to drive -alone commuting, and commencement of other measures according to its approved CTR program and schedule. 24. "Major Employer" means a private or public employer, including state agencies, that employs 100 or more full-time employees at a single worksite who begin their regular workday between 6:00 and 9:00 AM on weekdays for at least 12 continuous months during the year. 25. "Major Employer Worksite" or "Affected Employer Worksite" or "Worksite" means the physical location occupied by a major employer, as determined by the local jurisdiction. 26. "Major Employment Installation" means a military base or federal reservation, or other facilities as designated by the City of Tukwila, at which there are 100 or more full- time employees who begin their regular workday between 6:00 and 9:00 AM on weekdays for at least 12 continuous months during the year. 27. "Mode" is the means of transportation or alternate mode used by employees, such as single -occupant motor vehicle, rideshare vehicle (carpool, vanpool), transit, ferry, bicycle, walking, compressed work schedule and telecommuting. 28. "Notice" means written communication delivered via the United States Postal Service with receipt deemed accepted three days following the day on which the notice was deposited with the Postal Service, unless the third day falls on a weekend or legal holiday, in which case the notice is deemed accepted the day after the weekend or legal holiday. 29. "Peak Period" means the hours between 6:00 and 9:00 AM (inclusive), Monday through Friday, except legal holidays. 30. "Peak Period Trip" means any employee trip that delivers the employee to begin his or her regular workday between 6:00 and 9:00 AM (inclusive), Monday through Friday, except legal holidays. 31. "Proportion of Drive -Alone Trips" or "Drive -Alone Rate" means the number of commute trips over a set period made by affected employees in single -occupancy vehicles, divided by the number of potential trips taken by affected employees working during that period. 32. "Ride Matching Service" means a system that assists in matching commuters for the purpose of commuting together. 33. "Telecommuting" means the use of telephones, computers, or other similar technology to permit an employee to work from home, eliminating a commute trip, or to work from a work place closer to home, reducing the distance traveled in a commute trip by at least half. 34. "Transit" means a multiple -occupant vehicle operated on a for -hire, shared -ride basis, including bus, passenger ferry, rail, shared -ride taxi, shuttle bus, or vanpool. C:\Documents and Settinss\AII Users\Desktop\Kelly\MSDATA\Ordinances\CTR.doc SM:ksn 4/29/2008 Page 3 of 1 I 35. "Transportation Demand Management (TDM)" means a broad range of strategies that are primarily intended to reduce and reshape demand on the transportation system. 36. "Transportation Management Association (TMA)" means a group of employers or an association representing a group of employers in a defined geographic area. A TMA may represent employers within specific city limits or may have a sphere of influence that extends beyond city limits. 37. "Urban Growth Area" means the City of Tukwila in its entirety. 38. "Vanpool" means a vehicle occupied by 4 to 15 people traveling together for their commute trip, resulting in the reduction of a minimum of one motor vehicle trip. 39. "Vehicle Miles Traveled (VMT) Per Employee" means the sum of the individual vehicle commute trip lengths in miles made by employees over a set period, divided by the number of employees during that period. 40. "Week" means a seven-day calendar period starting on Monday and continuing through Sunday. 41. "Weekday" means any day of the week except Saturday or Sunday. 42. "Writing," "Written" or "In Writing" means original signed and dated documents. Facsimile (fax) transmissions are a temporary notice of action that must be followed by the original signed and dated document via mail or delivery. 9.44.030 CTR Goals A. Commute Trip Reduction Goals for the Urban Growth Area. 1. The City of Tukwila's goals for reductions in the proportions of drive -alone commute trips and vehicle miles traveled (VMT) per employee by affected employers in the City are hereby established by reference to the City of Tukwila's CTR plan. These goals establish the desired level of performance for the CTR program in its entirety in the City of Tukwila. Future adopted versions of the CTR plan may establish new goals for the urban growth area and affected employers. This ordinance is not required to be amended in order for the new adopted goals to take effect. 2. The City of Tukwila will set the individual worksite goals for affected employers based on how the worksite can contribute to the City's overall goal for its urban growth area. B. Commute Trip Reduction Goals for the Urban Growth Area. 1. The drive -alone and VMT goals for affected employers in the City are hereby established as set forth in the CTR plan. 2. If the goals for an affected employer or newly -affected employer are not listed in the CTR plan, they shall be established by Tukwila at a level designed to achieve the goals for the urban growth area. The City shall provide written notification of the goals for each affected employer worksite by either incorporating the information into the results of the baseline measurement or subsequent survey measurements, or providing the information when the City reviews the employer's proposed CTR program. 3. Each affected employer is required to develop and implement a CTR program that is designed to meet the affected worksite's assigned CTR goals. C. Recognition for Connnute Trip Reduction Efforts. As public recognition for their efforts, affected employers who meet or exceed the CTR goals as set forth in Section 9.44.030.B will receive a Commute Trip Reduction Certificate of Leadership from the City. 9.44.040 Responsible City Agencies The Mayor of the City of Tukwila shall be responsible for implementing this ordinance, the CTR plan, and the City's CTR program, together with any authority necessary to carry out such responsibilities such as rule -making or certain administrative decisions. C:\Documents and Settings\AII Users\Desktop\Kelly\.MSDATA\ordinances\CTR.doc SM:ksn 4/29/2008 Page 4 of I I 9.44.050 Applicability A. Generally, the provisions of this ordinance shall apply to any affected employer within the corporate city limits of the City of Tukwila. B. Notification of Applicability. 1. In addition to the City's established public notification for adoption of an ordinance, a notice of availability of a summary of this ordinance, a notice of the requirements and criteria for affected employers to comply with the ordinance, and subsequent revisions shall be published at least once in the newspaper of record of the City of Tukwila, not more than 30 days after passage of this ordinance or amendments. 2. Affected employers located in Tukwila are to receive written notification that they arc subject to this ordinance. Such notice shall be addressed to the company's chief executive officer, senior official, or ETC at the worksite. Such notification shall provide 90 days for the affected employer to perform a baseline measurement consistent with the measurement requirements outlined by WAC 468-63-050 or as defined by the City of Tukwila CTR Coordinator. 3. Affected employers that, for whatever reason, do not receive notice within 30 days of passage of the ordinance and are either notified or identify themselves to the City within 90 days of the passage of the ordinance will be granted an extension of up to 90 days within which to perform a baseline measurement consistent with the measurement requirements specified by the City. 4. Affected employers that have not been identified or do not identify themselves within 90 days of the passage of the ordinance and do not perform a baseline measurement consistent with the measurement requirements specified by the City within 90 days from the passage of the ordinance are in violation of this ordinance. 5. If an affected employer has already performed a baseline measurement, or an alternative acceptable to the City under previous iterations of this ordinance, the employer is not required to perform another baseline measurement. C. Newly -Affected Employers. 1. Employers meeting the definition of "affected employer" in this ordinance must identify themselves to the City within 90 days of either moving into the boundaries of Tukwila or growing in employment at a worksite to 100 or more affected employees. Employers who do not identify themselves within 90 days are in violation of this ordinance. 2. Newly -affected employers identified as such shall be given 90 days to perform a baseline measurement consistent with the measurement requirements specified by the City. Employers who do not perform a baseline measurement within 90 days of receiving written notification that they are subject to this ordinance are in violation of this ordinance. 3. Newly -affected employers identified as such will also be given 90 days to designate an ETC to work closely with the City's CTR Coordinator to develop, implement, and monitor strategies and processes to meet defined CTR goals for their specific job site. If for any reason the ETC is displaced from the position, a new Transportation Coordinator must be designated by the employer within 90 days. Employers who fail to designate an ETC within 90 days of being identified as an affected employer, or in the event of the absence of a current ETC position, are in violation of this ordinance. 4. Not more than 90 days after receiving written notification of the results of the baseline measurement, the newly -affected employer shall develop and submit a commute trip reduction program to the City of Tukwila. The program shall be implemented not more than 90 days after approval by the City. Employers who do not implement an approved commute trip reduction plan according to this schedule are in violation of this ordinance. C:\Documents and Settinss\AII Users \Desktop\Kelly\MSDATA\Ordinances\CTR.doc SM:ksn 4/29/2008 Page 5 of 1 I D. Change in Status as an Affected Employer. Any of the following changes in an employer's status will change the employer's CTR program requirements: 1. If an employer initially designated as an affected employer no longer employs 100 or more affected employees and expects not to employ 100 or more affected employees for the next 12 months, that employer is no Longer an affected employer. It is the responsibility of the employer to notify the City that it is no longer an affected employer. 2. If the same employer returns to the level of 100 or more affected employees within the same 12 months, that employer will be considered an affected employer for the entire 12 months and will be subject to the same program requirements as other affected employers. 3. If the same employer returns to the level of 100 or more affected employees 12 or more months after its change in status to an "unaffected" employer, that employer shall be treated as a newly -affected employer and will be subject to the same program requirements as other newly -affected employers. 9.44.060 Requirements for Employers A. Compliance Required. An affected employer is required to make a good faith effort, as defined in RCW 70.94.534(2) and this ordinance, to develop and implement a CTR program that will encourage its employees to reduce VMT per employee and drive -alone commute trips. The employer shall submit a description of its program to the City of Tukwila, and provide an annual progress report to the City on employee commuting and progress toward meeting the drive -alone reduction goals. The CTR program must include the mandatory elements as described in this section. B. CTR Program Description Requirenzents. 1. The CTR program description presents the strategies to be undertaken by an employer to achieve the conunute trip reduction goals for each goal year. Employers are encouraged to consider innovative strategies and combine program elements in a manner that will best suit their location, site characteristics, business type, and employees' commuting needs. Employers are further encouraged to cooperate with each other and to form or use transportation management associations in developing and implementing CTR programs. 2. At a minimum, the employer's CTR program description must include: a. a general description of the employment site location, transportation characteristics, and surrounding services, including unique conditions experienced by the employer or its employees; b. number of employees affected by the CTR program; c. documentation of compliance with the mandatory CTR program elements (as described in this section); d. description of the additional elements included in the CTR program (as described in this section); and e. a schedule of implementation, assignment of responsibilities, and commitment to provide appropriate resources. C. Mandatory Program Elements. Each employer's CTR program shall include the following mandatory elements: 1. Employee Transportation Coordinator. The employer shall designate an ETC to administer the CTR program. The ETC and/or designee's name, location, and telephone number must be displayed prominently at each affected worksite. The ETC shall oversee all elements of the employer's CTR program and act as liaison between the employer and the City of Tukwila. The objective is to have an effective Transportation Coordinator presence at each worksite; an affected employer with multiple sites may have one ETC for all sites. The Transportation Coordinator must complete the basic C:\Documents and Settings All Users\Desktop\Kelly\MSDATA\Ordinances \CTR.doc SM:ksn 4/29/2008 Page 6 of l l ETC training course as provided by King County within six months of assuming the status of designated transportation coordinator, in order to help ensure consistent knowledge and understanding of CTR laws, rules, and guidelines statewide. 2. Information Distribution. Information about alternatives to drive -alone commuting shall be provided to employees at least once a year. Each employer's program description and annual report must report the information to be distributed and the method of distribution. The information distributed shall be forwarded to the City's CTR Coordinator upon distribution to employees, to ensure a consistent marketing element in promoting the targeted and accomplished goals of the employer's CTR program. 3. Regular Review. The CTR program must include a regular review of employee commuting and progress and good -faith efforts toward meeting the drive - alone reduction goals. Affected employers shall file a regular progress report with the City of Tukwila in accordance with the format provided by the City. The report shall describe each of the CTR measures that were in effect for the previous year, the results of any commuter surveys undertaken during the year, and the number of employees participating in CTR programs. Within the report, the employer should evaluate the effectiveness of the CTR program and, if necessary, propose modifications to achieve the CTR goals. Survey information or approved alternative information must be provided in the reports. 4. Biennia! Measurement. In addition to the baseline measurement, employers shall conduct a program evaluation as a means of determining worksite progress toward meeting CTR goals. As part of the program evaluation, the employer shall distribute and collect Commute Trip Reduction Program Employee Questionnaires (surveys) every two years, and strive to achieve at least a 70% response rate from employees at the worksite. D. Additional Program Elements. In addition to the specific program elements described in this section, the employer's CTR program shall include additional elements as needed to meet CTR goals. Elements may include, but are not limited to, one or more of the following: 1. Provision of preferential parking or reduced parking charges, or both, for high -occupancy vehicles; 2. Instituting or increasing parking charges for drive -alone commuters; 3. Provision of commuter ride matching services to facilitate employee ride - sharing for commute trips; 4. Provision of subsidies for transit or vanpool fares and/or transit passes; 5. Provision of vans or buses for employee ridesharing; 6. Provision of subsidies for carpools or vanpools; 7. Provision of incentives for employees that do not drive alone to work; 8. Permitting the use of the employer's vehicles for carpooling or vanpooling; 9. Permitting flexible work schedules to facilitate employees' use of transit, carpools, or vanpools; 10. Cooperation with transportation providers to provide additional regular or express service to the worksite; 11. Construction of special loading and unloading facilities for transit, carpool, and vanpool users; 12. Provision of bicycle parking facilities, lockers, changing areas, and showers for employees who bicycle or walk to work; 13. Provision of a program of parking incentives such as a rebate for employees who do not use the parking facilities; C:\Documents and Settings\AII Users \Desktop\Kelly\MSDATA\Ordinances \CTR.doc SM:ksn 4/29/2008 Page 7 of 11 14. Establishment of a program to permit employees to work part-time or full- time at home or at an alternative worksite closer to their homes; 15. Establishment of a program of alternative work schedules, such as a compressed work week, which reduces commuting; 16. Implementation of other measures designed to facilitate the use of high - occupancy vehicles, such as on -site daycare facilities and emergency taxi services; 17. Charging employees for parking, and/ or the elimination of free parking; 18. Intensive marketing campaigns through the distribution of informational newsletters, emails, brochures, or memos in a consistent manner. 9.44.070 Record Keeping Affected employers shall include a list of the records they will keep as part of the CTR program as submitted to the City of Tukwila for approval. Employers will maintain all records listed in their CTR program for a minimum of 24 months. The City and the employer shall agree on the recordkeeping requirements as part of the accepted CTR program. 9.44.080 Schedule and Process for CTR Reports A. CTR Program. Not more than 90 days after the adoption of this ordinance, or within three months after an employer qualifies under the provisions of this ordinance, the employer shall perform a baseline measurement consistent with the measurement requirements specified by the City of Tukwila. Not more than 90 days after receiving written notification of the results of the baseline measurement, the newly -affected employer shall develop and submit a commute trip reduction program to the City's CTR Coordinator. The program shall be implemented not more than 90 days after approval by the CTR Coordinator. B. Document Review. The City of Tukwila shall provide the employer with written notification if a CTR program is deemed unacceptable. The notification must give cause for any rejection. If the employer receives no written notification of extension of the review period of its CTR program or comment on the CTR program or annual report within 90 days of submission, the employer's program or annual report is deemed accepted. The City may extend the review period up to an additional 90 days. The implementation date for the employer's CTR program will be extended an equivalent number of days. C. CTR Annual Progress Reports. Upon review of an employer's initial CTR program, the City of Tukwila shall establish the employer's annual reporting date, which shall not be less than 12 months from the day the program is submitted. Each year on the employer's reporting date, the employer shall submit to the City its annual CTR report. D. Modification of CTR Program Elements. Any affected employer may submit a request to the City of Tukwila for modification of CTR requirements. Such request may be granted if one of the following conditions exist: 1. The employer can demonstrate it would be unable to comply with the CTR program elements for reasons beyond the control of the employer; or 2. The employer can demonstrate that compliance with the program elements would constitute an undue hardship. E. Extensions. An employer may request additional time to submit a CTR program or CTR annual progress report or to implement or modify a program. Such requests shall be via written notice at least 30 days before the due date for which the extension is being requested. Extensions not to exceed 90 days shall be considered for reasonable causes. The City of Tukwila shall grant or deny the employer's extension request by written notice within ten working days of its receipt of the extension request. If there is no response issued to the employer, an extension is automatically granted for 30 days. Extensions shall not exempt an employer from any responsibility in meeting C:Documents and SettingsWll Users\Desktop\Keily\MSDATA\Ordinances \CTR.doc SM:ksn 4/29/2008 Page 8 of 1 I program goals. Extensions granted due to delays or difficulties with any program element(s) shall not be cause for discontinuing or failing to implement other program elements. An employer's annual reporting date shall not be adjusted permanently as a result of these extensions. An employer's annual reporting date may be extended at the discretion of the City. F. Implementation of Employer's CTR Program. Unless extensions are granted, the employer shall implement its approved CTR program, including approved program modifications, not more than 90 days after receiving written notice from the City of Tukwila that the program has been approved. 9.44.090 Enforcement A. Compliance. For purposes of this section, compliance shall mean fully implementing in good faith all provisions in an approved CTR program. B. Program. Modification Criteria. The following criteria for achieving goals for VMT per employee and proportion of drive -alone trips shall be applied in determining requirements for employer CTR program modifications: 1. If an employer meets either or both goals, the employer has satisfied the objectives of the CTR plan and will not be required to modify its CTR program. 2. If an employer makes a good faith effort, as defined in RCW 70.94.534(2) and this ordinance, but has not met or is not likely to meet the applicable drive -alone or VMT goal, the City/County shall work collaboratively with the employer to make modifications to its CTR program. After agreeing on modifications, the employer shall submit a revised CTR program description to the City/County for approval within 30 days of reaching agreement. 3. If an employer fails to make a good faith effort as defined in RCW 70.94.534(2) and this ordinance, and fails to meet the applicable drive -alone or VMT reduction goal, the City of Tukwila shall work collaboratively with the employer to identify modifications to the CTR program, and shall direct the employer to revise its program within 30 days to incorporate the modifications. In response to the recommended modifications, the employer shall submit a revised CTR program description, including the requested modifications or equivalent measures, within 30 days of receiving written notice to revise its program. The City shall review the revisions and notify the employer of acceptance or rejection of the revised program. If a revised program is not accepted, the City will send written notice to that effect to the employer within 30 days and, if necessary, require the employer to attend a conference with program review staff for the purpose of reaching a consensus on the required program. A final decision on the required program will be issued in writing by the City within ten working days of the conference. C. Violations. The following constitute violations if the deadlines established in this ordinance are not met: 1. Failure to perform a baseline measurement, including: a. Employers notified or that have identified themselves to the City of Tukwila within 90 days of the ordinance being adopted and that do not perform a baseline measurement consistent with the requirements specified by the City within 90 days from the notification or self -identification. b. Employers not identified or self -identified within 90 days of the ordinance being adopted and that do not perform a baseline measurement consistent with the requirements specified by the City within 90 days from the adoption of the ordinance. 2. Failure to develop and/or submit on time a complete CTR program. 3. Failure to implement an approved CTR program, unless the program elements that are carried out can be shown through quantifiable evidence to meet or exceed VMT and drive -alone goals as specified in this ordinance. C:\Documents and Settings\AII Users \Desktop\Kelly\MSDATA\Ordinmices\CTR.doc SM:ksn 4/29/2008 Page 9 of 11 4. Failure to designate an ETC within 90 days from notification or self - identification, to implement and carry out the approved CTR program elements. 5. Failure to make a good faith effort, as defined in RCW 70.94.534 and this ordinance. 6. Failure to revise a CTR program as defined in RCW 70.94.534(4) and this ordinance. D. Penalties. 1. No affected employer with an approved CTR program, which has made a good faith effort, may be held liable for failure to reach the applicable drive -alone or VMT goal. 2. Any violation of any provision, or failure to comply with any of the requirements of this chapter, shall be subject to the terms and conditions of Chapter 8.45. 3. An affected employer shall not be liable for civil penalties if failure to implement an element of a CTR program was the result of an inability to reach agreement with a certified collective bargaining agent under applicable laws where the issue was raised by the employer and pursued in good faith. Unionized employers shall be presumed to act in good faith compliance if they: a. Propose to a recognized union any provision of the employer's CTR program that is subject to bargaining as defined by the National Labor Relations Act; and b. Advise the union of the existence of the statute and the mandates of the CTR program approved by the City of Tukwila, and advise the union that the proposal being made is necessary for compliance with State law (RCW 70.94.531). 9.44.100 Exemptions and Goal Modifications A. Worksite Exemptions. An affected employer may request the City of Tukwila to grant an exemption from all CTR program requirements or penalties for a particular worksite. The employer must demonstrate that it would experience undue hardship in complying with the requirements of the ordinance as a result of the characteristics of its business, its work force, or its location(s). An exemption may be granted if, and only if, the affected employer demonstrates that it faces extraordinary circumstances, such as bankruptcy, and is unable to implement any measures that could reduce the proportion of drive -alone trips and VMT per employee. The City shall issue a decision regarding an exemption no more than 30 days from receiving a written request from the employer for such status. The notice should clearly explain the conditions for which the affected employer is seeking an exemption from the requirements of the CTR program. Appeals to these decisions are addressed in Section 9.44.110, "Appeals," of this ordinance. The City shall review annually all employers receiving exemptions, and shall determine whether the exemption will be in effect during the following program year. B. Employee Exemptions. Specific employees or groups of employees who are required to drive alone to work as a condition of employment may be exempted from a worksite's CTR program. Exemptions may also be granted for employees who work variable shifts throughout the year and who do not rotate as a group to identical shifts. The City of Tukwila will use the criteria identified in the State CTR Board Guidelines outlined in RCW 70.94.521 to assess the validity of employee exemption requests. All employee exemption requests received by September 30 of each year shall be administratively reviewed by December 31 of the same year, and shall determine whether the exemption will be in effect during the following program year. C. Modification of CTR Program Goals. 1. An affected employer may request that the City of Tukwila modify its CTR program goals. Such requests shall be filed in writing at least 60 days prior to the date the worksite is required to submit its program description or annual report. The goal C:\Documents and Seninas\All Users 'Desktop\KellyVvISDATA\Ordinances\CTR.doc SM:ksn 4/29/2008 Page 10 of 11 modification request must clearly explain why the worksite is unable to achieve the applicable goal. The worksite must also demonstrate that it has implemented all of the elements contained in its approved CTR program. 2. The City of Tukwila will review and grant or deny requests for goal modifications in accordance with procedures and criteria identified in the CTR Board Guidelines. 3. An employer may not request a modification of the applicable goals until one year after the City's approval of its initial program description or annual report. 9.44.110 Appeals A. Any affected employer may appeal administrative decisions made by the City regarding exemptions, modification of goals, CTR program elements. Appeals must arrive, by registered snail, within 14 calendar days following an administrative decision from the City. An appeal must be made in writing and specify the decision being appealed, as well as the specific basis for the appeal. B. The City's Hearing Examiner shall hear timely appeals. Determinations made in the review of such appeals shall be based on consistency with State statutes RCW 70.94.521-551. Section 2. Repealer. Ordinance No. 1868, as codified at TMC 9.44, is hereby repealed. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to beinvalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City of Tukwila, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this S7N day of M A 2008. ATTEST/ AUTHENTICATED: Christy O'FI14erty, CMC, City clerk APPROVED S-T Offic- of the Ci�rney BY: Hagg'.:' Mayor Filed with the City Clerk: y-30 -a Passed by the City Council: Published: _ De Effective Date: 5 -13 --D37 Ordinance Number: DD Q j Attachment A: The City of Tukwila CTR Plan C:\Documents and Senines\AII Users \Desktop\Kelly'MSDATA1Ordinances\CTR.doc SM:ksn 4/29/2008 Page 11 of 11 Attachment A Ordinance No. 2201, dated 5/5/08 Adopts by reference Attachment A The City of Tukwila COMMUTE TRIP REDUCTION PLAN Dated April 9, 2008 (bound document) This document is available upon request from the City Clerk's Office. SUMMARY OF Ordinance No. 2201 City of Tukwila, Washington On May 5, 2008 the City Council of the City of Tukwila, Washington, adopted Ordinance No. 2201, the main points of which are summarized by its title as follows: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING TUKWILA MUNICIPAL CODE SECTION 9.44, "COMMUTE TRIP REDUCTION PLAN AND PROGRAM REQUIREMENTS," TO REFLECT CHANGES IN STATE POLICY; ADOPTING THE TUKWILA COMMUTE TRIP REDUCTION (CTR) PLAN AND IMPLEMENTING MEASURES AS REQUIRED BY RCW 70.94.527; REPEALING ORDINANCE NO. 1868; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be mailed upon request. Approved by the City Council at a Regular Meeting on May 5, 2008. /F. Christy Flaher , CMC, City Clerk Published Seattle Times: 5/8/08 Greg & Vanessa Zaputil 15171 52nd Ave. S, #5 Tukwila, WA 98188 Dept. of Community Development City of Tukwila 6300 Southcenter Blvd Ste. 100 Tukwila, WA 98188 11/30/16 We would like to submit written, public comments on the proposed project located at 5200 Southcenter Blvd., Tukwila WA 98188, and to be considered parties of record. First, we would like to express our optimism regarding a more finished appearance of the site that would result from the development. As would be expected with any neighboring properties, we have some concerns regarding the development, regarding both short and long term impacts. The short term concerns would be relating to construction impacts. A. We would request that the applicant ensures all their contractors and sub -contractors comply with the noise ordinance in Tukwila. The residential use on 52nd Ave. S. is often overlooked, and as we experienced during Sound Transit's construction, noise emanating from the 52nd Ave. S. and Southcenter Blvd. area is both audible and a nuisance. Frequently forgotten areas of compliance would include such examples as early morning deliveries of equipment, pre - construction staging, etc. B. We would also request that the surrounding roadways be swept and maintained during construction for the purpose of adhering to Tukwila's established standards. C. Thirdly, we would request that if the vacant lot on the NW corner of 52nd Ave. S. and Southcenter Blvd. is expected to be utilized as an extension of the construction site - staging, parking, etc. appropriate mitigation be addressed proactively to contain the negative impacts such as dust, dirt, etc. The long term impact concern would be related to parking. A. Currently the property has periodically utilized the vacant lot on the NW corner of 52nd Ave. S. and Southcenter Blvd. for overflow parking when their existing lot was insufficient. By expanding an additional 14,395 ft2 of office space, what is the parking mitigation proposal to accommodate the increased impact associated with the expansion? We look forward to seeing the development progress. Sincerely, Greg & Vanessa Zaputil JACKSON I MAIN ARCHITECTURE January 9, 2017 Lindsay Brown Assistant Planner City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 RE: Technical Review #1 Response Letter Inspirus Credit Union Expansion 5200 Southcenter Blvd. Master File PL16-0052 Dear Lindsay, RECEIVED JAN 112 17 (4r)1v.r1 1j, ry Di VI1(JI'nil i;f The following are Jackson 1 Main Architecture (JMA) and consultant's responses to the plan review comments raised in the Technical Review #1 letter, dated December 21, 2016. Responses to the review comments are numbered to correspond to the appropriate number in the review comments for the project referenced above. Clouds have been provided in the documents unless noted otherwise. Planning — Lindsay Brown 206.433.7166 General Comments 1. Ensure consistency between the plans. For example, the TESC and Demo Plan calls out a retaining wall to be removed- see landscape demo plan for details. There is no sheet labeled Landscape Demo Plan. The project description on Sheet G0.00 should be updated to accurately reflect square footages for the proposed expansion. A silt fence is proposed for the eastern property edge on the TESC and Demo Plan, but is not shown on Sensitive Areas Plan. The proposed 40' reduced stream buffer Is labeled as a 40' setback on some sheets and a 40' buffer on others. Response: Plans are revised to ensure consistency. 2. Advisory: While your application package can move forward through review and hearing processes, a lot consolidation is required prior to issuance of building permits. Response: The Lot Consolidation application was submitted on December 28, 2016. JACKSON i MAIN ARCHITECTURE, PS WWWJACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 t 205 324 480011 206 332 2875 Parking. General Comments 1. During a recent site visit staff noticed a few parking anomalies, below. When submitting revisions, please explain each observation and clarify if the condition will remain after the addition and improvements are constructed. If the condition will not remain, what measures will be taken to ensure the parking arrangements will be different? a. Two cars were parked (for more than 30 minutes) in the striped loading zone at the southwest corner of the building. Response: The loading zone will be re -striped and will be signed as loading parking only. The building owner will notify tenants of the loading only condition and that parking is not allowed in that area. b. Two trucks were parked in tandem in the garage with "for sale" signs in the windows. They appear to be in long-term storage in the garage. Response: The building owner will notify the building occupants that long term storage of vehicles Is not allowed. The 2 vehicles noticed were tenant fleet vehicles and were only parked in the garage temporarily. c. Miscellaneous building materials were stored adjacent to the two trucks for sale, In the garage parking area. Response: Building materials will be removed by the building owner or moved into designated storage locations. d. A Neopost minibus was parked in the "No parking -fire access only" space on the northeast corner of the parking lot. A large truck was parked in front of the Neopost bus; blocking entry and exit. Response: The fire access only area currently does not exist and will be added with the site improvements. It will be striped and signed as required by code and the curbs painted red. The building owner will notify the building occupants that parking in that area is not allowed. The building owner will also notify the building occupants that parking in the drive aisles is not allowed. e. Several parking spaces were marked as reserved for lnspirus Credit Union customers in front of the entry to the credit union at the northwest area of the building. Response: Stalls are signed to allow Credit Union members with ease of access to the banking use in the building. It is intended that these spaces (5 in total) would remain signed as reserved as currently exists. 2. Could the area marked "existing landscape area/north courtyard" be repurposed as parking? Why or why not? Response: The area north of the building would require extensive re -grading and site shoring JACKSON I MAIN ARCHITECTURE, PS WWW JACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 1206 324 4800 , f 206 332 2875 to be used as parking with significant cost. The intent is to not disturb this area over the piped stream and to maintain/improve it as landscaped area. 3. Please address the comments and concerns from the Zaputils submitted during the public comment period (attached). Response: Short term: a. Construction of the facility will comply with the City of Tukwila noise ordinance. A general note is added to the documents noting this requirement. b. Maintenance of the surrounding roadways will be a condition stipulated to the General Contractor selected for the project. A general note is added to the documents noting this requirement. c. The vacant lot across from the applicant property is not expected to be used for any staging, parking or construction activity related to this application. Long term: a. The vacant lot across from the applicant property is not expected to be used for any staging, parking or construction activity related to this application. Required parking for the expanded property will be contained on site as noted on the plans. Watercourse and Buffer Reduction, General Comments 1. Please see attached the comments submitted by the MuckleshootTribe. Response: For items 1-4, see City response to Muckleshoot Tribe (email dated 12/09/2016 from Lindsay Brown. In addition, a detailed description of the previous mitigation area and resolution is provided in the attached Landscape Assessment Report (see page 6, "Approved Mitigation Area"). 2. Please provide information on the origin of the carved stone placard located just north of the culvert onsite. Response: An archaeological assessment of the placard has been ordered. Upon completion, the findings of the archaeological assessment will be submitted to the City. Cover Sheet, Sheet G0.00 1. Please see attached the comments submitted by the MuckleshootTribe. Response: Project description has been updated. 2. Add Sheet L3.05 Courtyard Layout Plan, sign plans and lighting plans to the Sheet IndexTable. Response: Index has been updated. JACKSON 1 MAIN ARCHITECTURE, PS 311 FAST AVENUES SEATTLE, WA 98104 WWW JAGKSONMAIN COM 1206 324 4800 11206 332 2875 TESC and Demo Plan, Sheet D-1.0 1. There is a call -out "retaining wall to be removed. See landscape demo plan for more details". There Is no landscape demo plan in submitted plan sets. Please remove this and any other reference to a landscape demo plan, or submit the missing sheet. Response: Reference to landscape demo plan removed. TESC and Demo Details, Sheet D-1.1 1. Incorporate soil amendments and protection for trees to remain into the Sequence of Construction. Response: Added. Landscape Types, Sheet L1.00 1. Under legend: Sensitive Areas, update the symbol for watercourse bsbl to match diagram. Response: Legend has been updated. Tree Retention Plan and Details, Sheet L1.01 1. An arborist report is mentioned under Notes. Please submit the arborist report to the City. Response: Please see the attached Arborist Report. 2. Are you retaining the two native plants in the watercourse buffer area- the big leaf maple and the snowberry7 If retaining, show on plans and depict the protection measures. If removed, show on plans with an X through the symbol. Response: Plans have been revised to show removal. 3. TMC 18.70.090 Nonconforming Landscape Areas requires projects undergoing design review to comply with applicable landscape requirements. TMC 18.52 details the applicable landscaping requirements. Type 1 landscaping is required along the Southcenter Boulevard and 52ndAve S. frontages. Type 2 landscaping is required along the northern and eastern perimeter, outside the sensitive area. Response: Please see the attached correspondence from City of Tukwila Planning regarding landscape types (dated 5/27/2016, from V Lonneman). Per earlier correspondence, the required landscape type for 0 zoned "Second Front" (along I-5) and "Side/Rear" (north boundary) should be Type 1. Please confirm City direction. 4. Add a table to this plan sheet showing the length of the perimeter (excluding curb cuts) for each side of the property, alongside the number of trees and shrubs required per TMC 18.52.030 A and B. If your plans do not meet the requirements of the code, compose a memo stating the deviations requested and justification for the deviation. JACKSON I MAIN ARCHITECTURE PS WWWJACKSONMAIN COM 311 FIRST AVENUES SEATTLE, WA 98104 1206 324 4800 I f 206 332 2875 Response: A table has been added to the plans. Sensitive Areas Plan, Sheet L2.00 1. Extend silt fencing along the eastern property line, excluding the 60 linear feet of silt fence depicted on the original plan submittal. Response: Slit fence has been extended. Mitigation Planting Plan and Plant Installation Details, Sheet L2.01 1. Update the watercourse bsbl symbol in the legend to match plan depiction. Response: Legend has been updated. 2. Change the count of Oregon grapes in the plant list to 27. Response: Plant count has been updated. 3. Under Tree Planting and Staking, add "All burlap, straps and wire baskets must be removed from root balls prior to planting". Response: Note has been added. Landscape Site Plan Overview and Tree Replacement Plan. Sheet L3.00 1. Extend silt fencing along the eastern property line, excluding the 60 linear feet of silt fence depicted on the original plan submittal. Response: Silt fence has been extended. 2. Add a table identifying the number of trees proposed for removal and the number of replacement trees required. Response: A table has been added to the plans. Planting Plan (2 of 2). Sheet L3.04 1. There are four trees proposed for the landscaped areas fronting Southcenter Boulevard that aren't identified on the candidate plant schedule. Please identify them and add them to the schedule. Response: Plant symbols have been incorporated into the plant schedule and legend. Signage Plan- Site. Sheet SP.01 1. Please ensure the proposed freestanding sign is located at least 5' from the right-of-way. Response: Sign has been noted to be 5' from property line. 2. For sign calculation purposes, the linear frontage of the site is approximately 820 ft. This JACKSON 1 MAIN ARCHITECTURE, PS WWWJACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 t 206 324 4800 f 206 332.2875 includes the eastern frontage facing the 1-5 off -ramp. Response: The signage area has been updated to meet the requirements. Signage Plan- Details, Sheet SP0.03 1. Per TMC 19.20.040.5, all freestanding signs must include the building address or the address range for multitenant buildings. The numbers need to be at least 4" tall and the stroke width should be a minimum of 1.5". Response: Sign has been updated to add the building address and meet size criteria. Site Plan, Sheet A1.00 1. Extend silt fencing along the eastern property line, excluding the 60 linear feet of silt fence depicted on the original plan submittal. Response: Silt fence has been extended and is shown on landscape drawing sheet L3.00 Site Lighting Calculation Plan, Sheet EL-1.01 1. The northern edge of the parking lot and the pedestrian and vehicular approach to the parking garage addition have lighting levels under 1 footcandle. Please revise lighting plans so that all parking areas are at least 1 footcandle. Response: Revised lighting plan and added Tight fixtures. Please see updated photometric study on sheet EL-1.01. 2. Consider the use of lighting bollards along the pedestrian path in the garden landscape area to reduce lighting levels near the watercourse. Reflective crowns on lighting bollards can direct light on a path and away from mitigation planting areas. Alternatively, if the plaza will likely be used only during office hours, consider no lighting for the garden plaza. Response: Revised lighting plan and added bollards. Please see updated photometric study on sheet EL-1.01. Board of Architectural Review Submission. Sheet Al 1. Revise the Master Schedule numbers to match the revised master area schedule submitted on sheet G0.02. Response: Area schedules have been coordinated and updated (see note 1 below). Board of Architectural Review Submission, Sheet A3 1. Please review the changed and unchanged parking areas. Is the proposed connection between existing garage space and proposed garage addition currently used for parking? Response: Graphics have been updated to show additional changed parking areas (see note 1 below). JACKSON I MAIN ARCHITECTURE. PS WWW JACKSONMAtN COM 311 FIRST AVENUES SEATTLE, WA 98104 t 206 324 48001 1206 332 2875 Board of Architectural Review Submission, Sheet A6 1. Many of the swatches and materials on this page do not match the exterior materials board. Please review the sheet and board for consistency and make changes as appropriate. Response: Materials have been updated for this sheet. Actual materials and colors are on the submitted material board (see note 1 below). 2. The eastern elevation with three colors from warm to cool appear as if the building is three separate buildings. Is this the intention? Please explain the intention of using three colors and materials. Response: Colors and materials were selected to give the building depth and to imply a layering concept to the design. The existing building is also being repainted to bring forward the entire property as improved (see note 1 below). 3. Please confirm that the simulated wood is for the soffit only. Response: The simulated wood is only used at the soffit on the exterior. It is selected to mirror the wood ceiling designed in the interior if the executive offices (see note 1 below). Board of Architectural Review Submission, Sheet A7 1. The proposed pedestrian connection from Southcenter Blvd to the garage entrance is indiscernible on the south elevation. Please review. Response: The elevation has been updated to represent the pedestrian connection (see note 1 below). Board of Architectural Review Submission, Sheet A10 1. The transition of materials and warm and cool color at the southeast corner of the addition seem in sharp contrast. Have you considered softening this edge? Response: Colors and materials were selected to give the building depth and to imply a layering concept to the design. The existing building is also being repainted to bring forward the entire property as improved (see note 1 below). Board of Architectural Review Submission, Sheet Al2 1. The garden plaza sketch shows a number 8; integrated bench that should be added to the legend. Response: The legend and labels have been updated (see note 1 below). 2. Add proposed light fixtures in the garden plaza area to sketch and legend. Response: Proposed lighting fixtures have been added (see note 1 below). JACKSON f MAIN ARCHITECTURE, PS WWW JACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 1206 324 4800 I f 206 3322875 Public Works- Joanna Spencer 206.431.2440 Traffic Comments 1. Is the modified driveway on Southcenter Boulevard exit -only? How many vehicles will usethis driveway? Response: The driveway to Southcenter Blvd. Is exit only. This exit is to be used by the executives only and we anticipate fewer than 10 trips per day from this exit. 2. Dimension the width of the driveway exiting onto Southcenter Boulevard. Response: The driveway width (13'-01 has been added to the plans. Note the dimension is also called out in the legend and the enlarged detail noted on the plan. 3. Submit a full parking (new + existing) traffic circulation diagram. Will the driveway on 52nd Ave be entry and exit? Response: A parking circulation diagram has been added to sheet G0.03 General Comments 1. Applicant shall apply for a separate demo permit to demolish the existing building. Permit shall include utility capping/septic abandonment. Response: A Demo Permit will be applied for once the General Contractor is selected. 2. Prior to bldg. permit issue, applicant shall execute a Sensitive Area Hold Harmless Agreement dueto presence of steep slopes on site and/or the site being adjacent to steep slopes. Response: Noted. Please provide a draft Hold Harmless Agreement for the property owner to sign and return. The agreement will be completed before construction permits are issued. 3. The driveway on 52nd Ave S. shall be replaced due to extensive cracks. Response: The replaced driveway is added to plans. 4. The Fire Dept. Connection shall have the siamese connections replaced with Storz Knox Lock Box. Water District #25 indicated that the fire prevention DDCVA is past due on mandatory annual testing, which was due in March 2016. Response: Per coordination with the fire department, a note has been added to sheet D-1.0 to replace the existing FDC with a new FDC with a single 30-degree down -facing connection with a single 5" storz and Knox locking cap. JACKSON 1 MAIN ARCHITECTURE, PS WWW JACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 1206 324 48001 t 206 332 2875 5. Show the location of the piped creek on plans. The existing CMP pipe shall be videotaped to ensure that it is structurally sound and there are no voids. Video test results shall be submitted to public works for evaluation and determination if any improvements to the pipe are needed. Response: Stream in pipe noted on plans and a note is added requiring the contractor to video inspect the pipe and submit the video to the city for approval. Note 1: The graphic sheets provided for the BAR Review are resubmitted as a complete set and do not include clouds to maintain the illustrative clarity of the document. Thank you for the opportunity to provide responses to your comments. Should there be any additional clarifications needed, please contact us. Sincerely, Matthew Laase, AIA Associate Attachments: Arborist Report (1 copy) Email dated 5/27/2016, from V Lonneman Pre -Application Checklist No. PRE14-0018 JACKSON I MAIN ARCHITECTURE, PS WWW JACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 1 206 324 48001( 206 332 2875 From: Vales ie 1 nnnaman To: Amber Ravnsrord Cc Minnie Dhaliwal Subject: RE: SECU Office Building Date: Friday, May 27, 2016 12:04:09 PM Attachments: PRE14-0018 Checklist-PIng,pdf Hi Amber, I just called but you are out, so thought I'd send you an email instead. Please feel free to call me with any questions. • See attached PRE14-0018 pre -application notes from 2014—this should answer a lot of your questions about the site. • Your client will be required to conform with the landscaping reqs. in each respective zone. If you want to apply the same standard throughout the site, you will have to apply the most stringent standards. The Office standards are generally more stringent then RCM, with the exception of landscaping type for side/rear yards (see highlighted figures in table below). The same applies for interior landscaping standards, zone Front yard (and second front) Landscape type for fronts Side yard Rear yard Landscape type for side/rear 0 15 1 5 5 1 RCM 10 1 5 0 2 • I did not look up the environmental information when we spoke initially, but wanted to make sure you are aware of the Type 3 (80' buffer) stream that runs through the property (mostly piped, with one section dalyighted on the eastern portion of the parcel). • A stream buffer reduction of 50% may be requested through the Special Permission — Director permit. Your client may also ask for relief from the additional 15' building setback from the buffer. See TMC 18.45.10Q. • The mature trees in the perimeter of the site must be retained per TMC 18.52.030(D). • The parcel line is likely inaccurate on NW maps (with the exception of the southern portion of the smaller parcel); the perimeter landscaping is likely within the parcel. Any areas that are determined to be outside of the parcel by surveying the site will need to comply with the Public Works code. Section IMC112Q requires that ROW landscaping is consistent with TMC 18.54, in addition to sight distance, vegetation, and other restrictions. I encourage you to submit a conceptual layout to the city; we would be happy to review it and let you know whether the standards are met. Best, Valerie From: Amber Raynsford [mailto:araynsford@watershedco.com] Sent: Thursday, May 26, 2016 4:29 PM To: Valerie Lonneman Subject: RE: SECU Office Building Hi Valerie, Thank you for following up. I really appreciate your time and attention on this; your response will be a great help to my clients. Please feel free to give me a call if you have any questions, 425-822-5242. Best, Amber AMBER RAYNSF©R© PLA, GISP, ASLA Senior Landscape Architect/GIS Analyst (425) 822-5242 x219 THE WATERSHED COMPANY From: Valerie Lonneman [mail Va(erie,LonnemanLTukwilaWA.gov] Sent: Thursday, May 26, 2016 4:27 PM To: Amber Raynsford Subject: SECU Office Building Amber, I just wanted to let you know I will be meeting with my supervisor tomorrow morning to discuss landscaping requirements for this site. I will call or email a response to you before lunch. Thanks, Valerie Lonneman Assistant Planner, City of Tukwila 1630o Southcenter Blvd, Tukwila WA 98188 206.433.7140 I Valerie.Lanneman@TukwilaWA.gov Tukwila: The City of opportunity, the community of choice. CITY OF TUKWILA Department of Community Development Building Division - Permit Center 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Phone: (206)431-3670 ballawalckyilawaxat Pre Application Checklist Pre -Application File No.: PRE14-0018 project Name: SECU Office Building Meeting Date and Time: October 23, 2014 @ 2:30 pm Site Address: 5200 Southcenter Blvd The following comments are based on a preliminary review. Additional information may be needed. Other requirements/regulations may need to be met. PLANNING DIVISION - Land Use Information 1. Comply with Tukwila Municipal Code (zoning, land use, sign regulations, etc.) 2. Obtain the following land use permits/approvals: 0 0 0 0 0 0 Binding Site Plan Improvement Plan Boundary Line Adjustment/Lot Consolidation Comprehensive Plan Amendment Conditional Use Permit Design Review Environmental (SEPA) Planned Mixed Use Development Planned Residential Development Rezone 0 0 0 Shoreline Substantial Development Permit Short Subdivision Sign(s) Subdivision Tree Permit Unclassified Use Variance Other: See next page Zoning designation: RCM/0 Site located in sensitive area? ® Yes ❑ No Minimum setback requirements: Front: 20 Second Front: 10 Side: 10 Rear: N/A Maximum Building Height: 3 stories/31d Height exception area? ❑ Yes ® No Minimum parking stalls required: 3/1000 sq. ft. No more than 30% of required parking stalls may be compact. Full size parking stall depth can include 2 feet of vehicle overhang into landscaped areas. Vehicle overhang in compact stalls cannot count towards stall depth. Bicycle parking shall be provided as outlined in Section 18.56.130 of the Tukwila Municipal Code. Minimum landscaping required: Front: 10— Second Front 10 Side: 5 Rear N/A Minimum interior parking lot landscaping requirements: Review current & bring up to code if needed Landscape plans must be stamped by a Washington State licensed landscape architect. All landscape areas require a landscape irrigation system. An irrigation plan is required along with the landscape plan (Utility Permit Required). Roof -top mechanical units, satellite dishes and similar structures must be properly screened. Provide elevations and construction details as part of building permit application submittal. Trash enclosures, recycling and storage areas must be screened to a minimum of 8' in height. These shall be located outside the required setbacks. Provide elevations and construction details as part of building permit application submittal. You can contact Brian Lloyd at Waste Management to coordinate placement of solid waste containers. He can be reached at 206-786-4534 or blloyd@wm.com Building permit plans which deviate from that already approved by the Board of Architectural Review may require re -application for design review approval. K'M►Ap7- O oreAuddal-rmi 7-20144e. Upided: 7-ml4 PLANNING DIVISION Page 2 of 2 Pre -Application Checklist File No.: PRE14..0018 ADDITIONAL NOTES; 1. Code Enforcement action (RFA11-057) for work in the buffer area without a permit (construction of a concrete wall). This violation must be corrected. 2. Possible Reasonable Use Exception if a buffer reduction of over 50% is requested. 3. Parking Variance. 4. Landscaping requirements for Office zoned portion of site: front - 15'; side - 5'; rear - 5'. 5. Structure setbacks for Office zoned portion of site: front - 25 ; side - 10'; rear - 10' 6. If parking lot landscaping requirements cannot be met, the request to vary the landscaping would be folded into the design review application. Office: 10 sq. ft. /stall RCM: 15 sq. ft./stall 7. Special Permission Director application for buffer reduction request. 8. Stream buffers do not apply to piped portion of stream system. Stream buffers apply to each side of the watercourse, measured from ordinary high water mark (TMC 18.45.100 C.). 9. Regarding the addition to western side of building - for the front setbacks Southcenter Blvd, can be treated as the front, with a 20 ft. setback and 52nd Ave. South can be treated as a second front, with a 10 ft. setback. 10. Electronic versions of land use applications can be accessed on the City's web site: http://www.tukwilawa.gov/dcd/LandUsePermitFees.pdf 11. Tukwila Municipal Code is available here: http://records.tukwilawa. gov/ WebLink8/1 /doc/56618/Electronic.aspx FN('T.l)SURES: Code Enforcement - letters to property owner BLA/Lot Consolidation Application Design Review -Public Hearing SEPA Review Permanent Sign Special Permission - Director - for parking variance up to 10% and Stream Buffer Reduction Checklist prepared by (stab): Date' a4P*,App0MYe \f3 ckli0dh47.30144,,, Weed 7-2014 CITY OF TUKWILA r' ,,�SPEC_IAL Department of Community Development ; CT 2 jION - 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 Community , TOR Deve.o me^t �• t Community Development APPLICATION FOR STAFF USE ONLY Permits Plus Ty e: P-SP Planner: File Number: / / ,, zo U Application Complete Date: Project File Number: PZ,//_,e _ �) 60 cJ� Application Incomplete Date: Other File Numbers: ( , [ D ` 66 t el el NAME OF PROJECT/DEVELOPMENT: Inspirus Credit Union BRIEF DESCRIPTION OF PROJECT: Addition and tenant improvement to existing office building. /" J( LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate to s), o an subdivision, access street, and nearest intersection. 5200 Southcenter Blvd. Tukwila, WA, 98188 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 1157200013 and 1157200021 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: Matthew Laase, AIA Address:311 First Avenue South, Seattle, WA, 98104 Phone: (206) 324-4800 E-mail: matt.laase@jacksonmain.c FAX: Signature: 7t-' / ✓ J Date: 10/21/2016 i6h \\deptstore\City Common\Teri\Revisions In Progress'Special Permission Director -March 2011.docx JACKSON I MAIN ARCHITECTURE Parking Management Plan March 30, 2017 Inspirus Credit Union Office Addition Tukwila, WA JACKSON I MAIN ARCHITECTURE INDEX 1 Proposed Parking Plan 2 Parking Strategy a) Shared Parking Agreement b) Additional Parking Reduction Methods Inspirus Credit Union Office Addition Parking Management Plan Tukwila, WA March 30, 2017 JACKSON I MAIN ARCHITECTURE 1 PROPOSED PARKING PLAN Existing Spaces 98 Accessible 2 Total Spaces Proposed Accessible Standard Compact 107 5 83 19 (C) (E) (E) (E) (E) (E) (E) (C) (C) (C) (C) (C) (C) (C) (C) NOT IN spOPE THIS PERMIT N N x U U . (N N (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) Inspirus Credit Union Office Addition Parking Management Plan Tukwila, WA March 30, 2017 JACKSON I MAIN ARCHITECTURE 2 PARKING STRATEGY a) SHARED PARKING AGREEMENT Inspirus Credit Union has a shared parking agreement with the property owner to the north, Bricklayers & Allied Craftworkers, for use of 14 stalls by Inspirus Credit Union staff. The shared parking agreement expired on July 1, 2016 however Inspirus Credit Union has extended the previous written agreement on a month -to -month basis with the intent to extend it for the duration of construction. Attached is the original shared parking agreement and a letter from Inspirus Credit Union summarizing the extended agreement status. Inspirus Credit Union Office Addition Parking Management Plan Tukwila, WA March 30, 2017 x; Crt'dit Union April 3, 2017 5200 Soulttcenter Blvd. Seattle. WA 98188 R0 Box 576 Seattle, WA 98111.0576 RE: Bricklayers and Allied Craftworkers Pacific Northwest Administrative District Council and Bricklayers' Beneficial Association Parking Space Lease Agreement The attached parking space lease agreement with an original expiration date of 7/1/2016 has been verbally extended on a month -to -month basis and will remain in -force for the duration of the expansion construction project. Please see section 9 for continuation of the lease agreement. Cordially, Carol Cameron Sr Project Manager Inspirus Credit Union Education, our passion. Giving back, our promise. PARKING SPACE LEASE AGREEMENT This Parking Space Lease Agreement, hereinafter referred to as the "Lease," is made and entered this ) Sr day of ' ,vn,,Q , in the year 2015, between the Bricklayers and Allied Craftworkers Pacific Northwest Administrative District Council and/or Bricklayers' Beneficial Association, with a mailing address of 15208 52" Avenue South, Suite 120, Tukwila, Washington, 98188, hereinafter referred to collectively as the "Lessor," and the School Employees Credit Union, hereinafter referred to as the "Lessee." The Lessor and the Lessee shall collectively be referred to as the "Parties" herein. WHEREAS, Lessor desires to lease to Lessee, and Lessee desires to lease from Lessor, fourteen (14) designated parking spaces along the south property line of 15208 52nd Avenue South, Tukwila, Washington, 98188, hereinafter referred to as the "Premises," it is herein agreed as follows: 1. LEASED PROPERTY: Lessor hereby leases to Lessee fourteen (14) designated parking spaces located at the Premises described above and designated as parking spaces Nos. 1-14 as identified in Appendix A, which is incorporated by reference and made part of this Lease, for the hours and days designated in the Use section below. 2. TERM: The initial term of this Lease shall be for a period of one (1) year, beginning on July 1, 2015, hereinafter referred to as the "Effective Date" and shall expire on June 31, 2016. 3. USE: Lessee agrees to use the leased parking spaces identified in Appendix A only for the parking of automobiles and the leased parking spaces identified in Appendix A shall be used for no other purpose by Lessee or any other person. The Lease gives Lessee the right to use the parking spaces identified in Appendix A during the following hours: Monday through Friday from 7:00 a.m. until 5:00 p.m. throughout the life of the Lease. 4. RENT: In consideration for Lessee's sole use of the fourteen (14) designated parking spaces identified in Appendix A, the Lessee shall pay rent to the Lessor for the life of the Lease. The rent shall be $50.00 per parking space per month, which equates to $700.00 per month for the initial term of the Lease, hereinafter referred to as the "Stipulated Rent." The Stipulated Rent is due and payable to the Lessor on the first day of each month for the life of the Lease. When the first day of the month falls on a weekend or a legal holiday, the Stipulated Rent shall be due on the next business day. 5. PAYMENTS: Lessee agrees to pay the Stipulated Rent as described above (and any other payments due and payable to the Lessor under this Lease) to Lessor by mail or in person at Lessor's mailing address as identified above. Lessee covenants to pay the Stipulated Rent when due and payable, without any setoff, deduction or prior demand whatsoever. Any payment by Lessee or acceptance by Lessor of a lesser amount than shall be due from Lessee to Lessor shall be treated as payment on Lessee's account. The acceptance by Lessor of a check, or other instrument, for a lesser amount with an endorsement or statement thereon, or upon any letter accompanying such check or other instrument, that such lesser amount is payment in full, shall be given no effect, and Lessor may accept such check or other instrument without prejudice to any other rights or remedies which Lessor may have against Lessee. Parking Space Lease Page 1 Upon receiving any payment in cash, Lessor agrees to issue a receipt to Lessee stating the purpose, amount and date that the cash payment was received. 6. LATE PAYMENTS: For each payment that is not paid within seven (7) calendar days after its due date, Lessee shall pay a late fee equal to five (5) % of the required payment to the Lessor. Such late fees shall be due and payable to the Lessor when the next month's Stipulated Rent is due and payable. 7. NON -SUFFICIENT FUNDS: Lessee agrees that it shall be obligated to pay to the Lessor a $35.00 NSF fee for each check that is returned to the Lessor for lack of sufficient funds. Such NSF fees shall be due and payable to the Lessor when the next month's Stipulated Rent is due and payable. 8. AUTOMATIC RENEWAL: Unless either the Lessor or the Lessee provides written notice of termination to the other Party at least thirty (30) calendar days prior to the expiration of the Lease term, this Lease shall automatically renew at the expiration of the Lease term, and shall automatically renew for up to four (4) additional lease terms, provided that the Lessee is not in default and is in full compliance with all the terms and conditions of the Lease. 9. RENEWAL TERMS: The lease renewal term(s) will be on the same terms and conditions as the initial Lease, except that the Stipulated Rent will be increased annually by four (4) percent for each renewal lease term. Thus, the Stipulated Rent for each lease renewal term, following the initial Lease term, shall be as follows: • 1st renewal term: $728.00 per month • 2nd renewal term: $757.12 per month • 3`d renewal term: $787.40 per month • 4th renewal term: $818.90 per month 10. EXCLUSIONS: Lessee affirms its understanding that the Lessor does not furnish attendants for the parking of automobiles on the Premises, and if any employee of Lessor shall, at the request of the Lessee, handle, move, park or drive any vehicle on the Premises, then, and in every case, such employee shall be deemed the agent of the Lessee, and the Lessee, not the Lessor, shall be liable for any loss, damage, injury or expense that may be suffered or sustained in connection therewith or arising from the acts of Lessee or any employee who may be acting as an agent of the Lessee. 11. SIGNAGE: Within thirty (30) calendar days of the Effective Date of the Lease, the Lessee is required to provide and install individual parking space signs identifying each of the leased parking spaces identified in Appendix A as being reserved for the sole use of the Lessee and/or the Lessee's agents, invitees, licensees, guests, and/or employees. Prior to installation of the signs, all signage must first be approved as to form and content by the Lessor. The Lessee shall bear all costs for the signage and installation. The signage shall identify the days and times the spaces are available for Lessee's use. Parking Space Lease Page 2 12. PROPERTY INSURANCE: Lessor and Lessee shall each maintain appropriate insurance for their respective interests in the Premises, the leased parking spaces identified in Appendix A, and all property located therein. 13. EXCLUSIVITY: Lessor shall not directly or indirectly, through any employee, agent, or otherwise, lease any space within the property that has been secured for the Lessee for the life of the Lease, or any subsequent lease renewal term. 14. PARKING VIOLATIONS/FINES: Lessee agrees it will incur fines payable to the Lessor, as outlined herein, in the event that the Lessee's agents, invitees, licensees, guests, and/or employees park a vehicle in a parking space on the Premises that is not one of the leased parking spaces identified in Appendix A. Lessor is required to document all violations with written notice that contains the day of the parking violation, the location of the vehicle, the description of the vehicle, and the license plate of the vehicle, prior to issuing the Lessee with a fine as described herein. All fines incurred under this Lease shall be due and payable to the Lessor when the next month's Stipulated Rent is due and payable. The fines for parking violations described herein shall be as follows: • 1S` parking violation: Written warning from the Lessor to the Lessee without a monetary fine. • 2"d parking violation: $25.00. • 3`d parking violation and all subsequent violations: $50.00. 15. LESSOR'S RIGHT OF DESIGNATION: It is understood and agreed that Lessor shall have the right at any time following the execution of this Lease, and upon reasonable notice, to reassign Lessee to different designated parking spaces on the Premises on the same terms and conditions as provided in the Lease. At such time, a revised appendix to this Lease, or any subsequent lease renewal term, shall be executed and shall become part of the Lease. 16. PARKING RULES: Lessor may provide and/or promulgate rules and regulations for the use of the leased parking spaces identified in Appendix A. Lessor may change the same from time to time and Lessee agrees to be bound thereby. 17. UNAVAILABILITY OF PREMISES: In any case in which the leased parking spaces identified in Appendix A or any other part of the Premises are damaged by fire, flood or other cause, or if any other casualty or unforeseen occurrence shall render the fulfillment of this Lease by the Lessor impossible, then the term of this Lease shall end and the Lessee shall be liable only for Stipulated Rent and/or fees owed up to the time of such termination. The Lessee hereby waives and releases any claim for damages or compensation on account of such termination. Parking Space Lease Page 3 18. TERMINATION: This Lease is made and accepted by Lessee on the express condition that if during the term of this Lease, or any subsequent lease renewal term, the Lessor shall require the use of the leased parking spaces identified in Appendix A, except for the purpose of leasing the property for parking use to another party, the Lessor shall have the right to terminate this Lease by giving the Lessee thirty (30) calendar days' written notice of termination. Additionally, Lessor shall have the right to terminate this Lease, or subsequent lease renewal term, upon five (5) days prior written notice to Lessee upon any of the following: 1) Lessee's failure to pay the Stipulated Rent when due; 2) Lessee's failure to observe any of Lessor's rules and regulations for use of the leased parking spaces identified in Appendix A; or 3) Lessee's default (as defined below) and/or breach of the Lease, or subsequent lease renewal term, that Lessee fails to cure as permitted herein. 19. DEFAULTS: Lessee shall be in default if it fails to fulfill any Lease obligation or term by which Lessee is bound. Subject to any governing provisions of law to the contrary, if Lessee fails to cure any financial obligation within five (5) calendar days (or any other Lease obligation within ten (10) calendar days) after written notice of such default is provided by the Lessor to Lessee, the Lessor may take possession of the leased parking spaces identified in Appendix A without further notice (to the extent permitted by law), and without prejudicing Lessor's rights to damages. Alternately, Lessor may allow Lessee to cure any default and the cost of such action shall be added to the Lessee's financial obligations under this Lease. 20. SUBLEASE OR ASSIGNMENT: The leased parking spaces identified in Appendix A shall not be sublet, in whole or in part, or this Lease assigned or transferred without the prior written consent of the Lessor. If Lessee assigns or sublets this Lease or any interest or rights therein, without the prior written consent of the Lessor, any such purported assignment and/or sublet shall be null and void. 21. INDEMNITY: Lessee agrees that it shall assume all risks incident to the use of the leased parking spaces identified in Appendix A, and Lessee shall indemnify the Lessor against any and all loss, damage, or expense resulting from personal injury or damage to, or loss of property caused in any manner by the Lessee, and against any loss, damage, or expense resulting from injury to the Lessee, Lessee's agents, invitees, licensees, guests, and/or employees. The Lessor shall not be liable for any damage or injury to Lessee, or any other person, or to any property, occurring on or near the leased parking spaces identified in Appendix A, or any part thereof, and Lessee agrees to hold the Lessor harmless from any claim for damages, during the term of this Lease, and any subsequent lease renewal term, no matter how such claim for damage is caused. Lessor and the Lessor's agents and/or assigns are not responsible for any loss, theft or damage to any property left in any vehicle while in, or being driven to and from, the leased parking spaces identified in Appendix A, or adjacent areas and Lessee hereby indemnifies Lessor for any loss, theft, injury or damage of any kind resulting from acts not directly attributable to Lessor or Lessor's agents. Parking Space Lease Page 4 22. COSTS AND EXPENSES: Lessee agrees to pay, and to indemnify Lessor against all costs and expenses (including, but not limited to, the Lessor's reasonable attorney's fees) incurred by or imposed upon Lessor by or in connection with any litigation to which Lessor becomes or is made a party without fault in its part, whether commenced by or against Lessee, or that may be incurred by Lessor in enforcing any of the covenants and agreements of this Lease (with or without the institution of any action or proceeding relating to the leased parking spaces identified in Appendix A or this Lease). Lessee shall reimburse Lessor for any and all costs and expenses incurred by Lessor as a result of Lessee's failure to fulfill any of his/her obligations under this Lease, including attorney's fees, and any other costs to remedy and/or enforce Lessee's obligations and Lessor's rights under the Lease. The foregoing costs and expenses shall be paid as additional rent within ten (10) calendar days of Lessor's demand. 23. NOTICE OF INJURY/DAMAGE: In the event of any significant injury or damage occurs to Lessee, Lessee's employees, invitees, licensees, and/or guests, or any personal property, suffered at/in and/or on the leased parking spaces identified in Appendix A or in the area surrounding the leased parking spaces identified in Appendix A, written notice of same shall be provided by Lessee to Lessor at the mailing address designated above as soon as possible but not later than five (5) calendar days after said injury or damage. Failure to provide such notice shall constitute a breach of this Lease, or subsequent lease renewal term. 24. COMPLIANCE WITH REGULATIONS: The Lessee's use of the leased parking spaces identified in Appendix A shall comply with all laws, ordinances, requirements and regulations of the federal, state, county, municipal and other authorities, and the fire insurance underwriters. 25. GOVERNING LAW: The Lease shall be construed in accordance with the laws of the State of Washington. 26. WAIVER: Lessor's failure to enforce any provisions of this Lease shall not be construed as a waiver or limitation of the Lessor's right to subsequently enforce and compel the Lessee's strict compliance with every provision of this Lease or subsequent renewal lease term. 27. ENTIRE AGREEMENT: This Lease, and any subsequent lease renewal term, constitutes the entire agreement between the Parties. No modification to this Lease, or any subsequent lease renewal term, shall be effective unless it is executed in writing and signed by both Parties. 28. SEVERABILITY: If any part of this Lease, or subsequent lease renewal term, is deemed invalid or illegal, then only that part shall be void and have no effect. All other parts of this Lease shall remain in full force and effect through the initial term and throughout any subsequent renewal lease term. 29. BINDING EFFECT: The provisions of this Lease, and any subsequent lease renewal term, shall be binding upon and inure to the benefit of the Lessor's legal representatives, successors and/or assigns. Parking Space Lease Page 5 The Lessee, by signing this Lease, agrees that it has read, understood, and assented to all the provisions previously recited herein, as well as any other rules, regulations or policies separately provided by the Lessor. The Lessee also understands that violation(s) of any of the previous provisions is subject to default of the Lease and/or applicable fines, costs and/or fees as described herein. FOR LESSOR, Bricklayers and Allied Craftworkers Pacific Northwest Administrative District Council and/or Bricklayers' Beneficial Association: EkNbHT Lessor or Authorized Agent Printed Name Lessor or Auth 67//ASignature Date FOR LESSEE, School Employees Credit Union: S-rA 4/i;a Lessee or Authorized Agent Printed Name ‘/AC - Lessee or Authorized Agent Signature L' Date Parking Space Lease Page 6 JACKSON I MAIN ARCHITECTURE 2 PARKING STRATEGY b) ADDITIONAL PARKING REDUCTION METHODS In addition to the shared parking agreement with Bricklayers & Allied Craftworkers, one of the Inspirus building tenants, Allied Barton, has vacated its offices located on the second floor of the building. Allied Barton previously occupied 5,151 sq. ft. of space in the building, amounting to 15 stalls that are no longer in use by a tenant (calculated at the required City of Tukwila 3/1000 ratio). By contract, Allied Barton was allowed to use 20 stalls. The 15 required stalls that are not in use will significantly reduce the number of active stalls on site and reduces the on -site parking activity. We have identified the 15 stalls along the east and north property lines as those stalls that will be acknowledged as being limited use. These stalls also are in areas which parking is either being modified or where we anticipate the general contractor will need on -site laydown or staging areas. The locations are noted below: OPAR.i,N] Ls. w ONSTRUCTCCN. _ TAGifJG AREA') _, r - `/ j ' (C) (E) (E) (E) (E) (E) (E) (C) (C) (C) (C) F(R pA;CN ( (C) lG) (G) (C) ( N Additionally, Inspirus Credit Union has entered into the City of Tukwila's trip reduction program and has begun implementing these reductions. All of the above will reduce the employee parking needs on site and will accommodate the construction activities with minimal impact to building operations. Inspirus Credit Union Office Addition Parking Management Plan Tukwila, WA March 30, 2017 3 NEW CURB NO PARKING FIRE ACCESS ONLY NEW LANDSCAPE AREA SEE LANDSCAPE DRAWINGS BLDG. USE EXISTING: OFFICE RATIO:311000 EXIST. SPACES:S. CONd1ION.PAR14NO REQUIREMENTS PER USE STANDARD AND COMPACT STALLS SHALL BE ALLOWED A 2 LANDSCAPING OVERHAND TO COUNT TOWARDS STALL LENGTH. SLOPE OF OFF-STREET PARKING SPACES SHALL NOT EXCEED 5%. BLDG. USE -NEW: OFFICE ACCESSIBLE SPACE RATIO: 1 PER 25 SPACES UP TO 100 SPACES. 5 FOR 101-150 SPACES TOTAL ACCESSIBLE SPACES REM 5 STANDARD STALL 1: WIDTH: SS' DEPTH: IP AISLE: 11•Ay • 21'. 2 way 621 I. STANDARD STALL 2: WIDTH:O' DEPTH:19. AISLEI way • 23'. 2 Ray• 21' STANDARD STALL 3: WIDTH: O.S DEP111: /9' AISLE: 1 way • 22. 2 way • 2N' COMPACT STAR: WIDTH:0 OEPDI:16' AISLE: I way • 24', 2wy• 25' CONDITION. ACCESSIBLE PARKING REQUIREMENTS PER USE ALLOWABLE COMPACT SPACE RATIO: PARKING QUANRTY EXCEPTIONS: BICYCLE PARKING REGINREAEMS: 30%MAXIMUM OF TOTAL OFF- STREET PARKING STALLS. ADMINISTRATIVE VARIANCE VNLABLE TOREIXJCE THE MINIMUM NUMBER OF REQUIRED PARKING SPACES OF UP TO 10%. 1 SPACE PER 50 STALLS. WTIH A MINIMUM OF 2 SPACES. LOADING STALLS REQUIRED LOADING STALL RATIO:. WA TOT. LOADING SPACES RECL 1 LOADING STALL WIDTH: 18'-T DEPTH:j�-1]_ SPECIAL VEHICLE PARKING REQUIRED HEIGHTOyd DE.1.10M THESE REOUIRENENTS MAY BE MODIFIED AS A TYPE 1 DECISION. WHERE THE COMMUNITY DEVELOPMENT DIRECTOR FINDS THAT SUCH REDUCTION WILL NOT RESULT IN INJURY TO NEIGHBORING PROPERTY, OR OBSTRUCTION OF FIRE LINESTRAFRC. AND WILL BE IN HARMONY WITH THE PURPOSES AND INTENT OF T111S CHAPTER. SURFACE EXISTING STANDARD 29(TO REMAM EAST1NG COMPACT T (TO REMAIN) NEW STANDARD 19 NEW COMPACT 5 SUPFACEHC 2 UPDATED SUBTOTAL 62(SURFACE) BASEMENT: EXISTING STANDARD 24(TO REMAIN) IDOSTING COMPACT 0 NEW STANDARD 0 NEW COMPACT A9 NEW TANDEM BASEMEM NC UPDATED SUBTOTAL 46(13ASEMENT) TOT. PROVIDED: TOTALSTANOARD TOT. COMPACT 5S 21(50.0%X106) xt (196%X tm) TOT. REQUIRED: (3N000) X 37,541 SF • 113 STAJS 0A REDUCTION • 101 STALLS SITE PLAN 1'•106 II Z C 1 t (]Ew_ 9CM'ZONE EXISTING I( LANDSCAPE EXISTING•L. NOSCAPE • AREA TO REMAIN: SEE - - -".LANDSCAPEDRAWINGS 80'-0' BUFFER UNE 60'-0' BUFFER UNE 1 _ —_ s10€M CN ENTRY SS330.V .39F(6V''9r-IIN8Vd• • EXISTING LANDSCAPE AREA TO REMAIN, SEE LANDSCAPEDRAWINGS v PIPED STREAM •1 1. ..L r. EXISTING TYPE V-A 16,375 SO FT FOOT PRINT 2-STORY OFFICE BUILDING W/ UNDERGROUND PARKING (BUILDING TO BE RECLASSIFIED AS TYPE VB) 40'-0' BUFFER UNE • EXISTING LANDSCAPE,. AREA TO REMAIN, SEEN` LANDSCAPE DRAWINGS • 80'-0' BUFFER UNE -- 28'.11" I ne r--JI $ ! I c! Nn co • 1 1 _ 1 W II 1 T 1 1 - 1 A M , b0,6S .10 S I 52ND AVENUE SOUTH JACKSON I MA ARCHITECTUI 311 FIRST AVENUE 50UT SEATTLE WA98104 206.326.4800 W W W,ACKSONMAIN.CO 0 Z m 0CD 0 w cc 0 w01 fn < = CC U O- da: (n§ U) Li. O Z0 �p. z 0 PROJECT NO.: 1: PROJECT MGR: DRAWN BY: CNECIED BY: PARKING VARIANC SITE AP1.0 AA. 10/21&UIe e:a:v nu •\ — T — 1� 28'-0 109 SF PARKING LEVEL Ir. ro 28'-0' \ N L Eh nbir 4.5 4.7 ! OS 5.2 ----0 6.3 -_—_ 14'-6' 5.-3' 4'-3' 4'-11' 23'-1' 8.1" 18'-5' 116'-8' I ii-7' S-0'15-0•s5-O lS-0'-Py5-0'� ///, 0 it 9)./. g I I NEW / I BPARKING ASEMENT C I / / 4606 SF U (E) r a r-- 10'-4' BIKE RACKS U EXISTING BASEMENT PARKING 13522 SF (E) (E) (E) (E) (E) (E (E) ( ) (E) (E) Tr 4 g I/ ----F------ --I --- /• 6'I --L /I I ZY L T r —r _ L — 1 1 _ _ 8% SLOPE 15% SLOPE I 9% SLOPE I ao Ir 1ai9• 10' IF� (E) — — _ (E) 1' \\\ \\\\ \\ '11\\\x \\' \s\\\_ '�\ '`` - \\\ �` STORAG� ST'ORAG ` STORAG ST•' STORAG STORAG STORAGE 140 5 \`�\ 97 SF' 87 SF ` \ 108 5`� 1111` 108 S \` � • F\ 108 SF� :.\ 10B SF 104 SF\ (E) T (E) STORAG 107 SF 107S RAMP LI(9--40CoV JACKSONIMF ARCHITECTU 311 FIRST AVENUE SOU SEATTLE. WA50104 236.E.24.4800 W W W..IACKSONMAIN.G J O3 LY D Li; c o< : co 0 05 22) 1- 5 5. 5. 8 8 5. 5. 0 s 5. a a i 10 i 1,2 S S 5. S PROJECT NO, PROJECT DRAWN BY: CHECKED 001 PARKING LEVEL PL A2.0( INSPIRUS CREDIT UNION 5200 SOUTHCENTER BLVD PL1 6-0052 E16-OO11 SEPA CHECKLIST City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director DETERMINATION OF NON -SIGNIFICANCE (DNS) File Number: E16-0011; Parent File PL16-0052 Applied: October 25, 2016 Issue Date: December 21, 2016 Applicant: Matthew Laase for Inspirus Credit Union Lead Agency: City of Tukwila Description of Proposal: Development of a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Boulevard. The applicant requests a watercourse buffer reduction from 80' to 40' for Gilliam Creek which emerges in a small open channel at the eastern edge of the property, and proposes enhancement of a reduced watercourse buffer. Also requested is a 10% reduction in parking spaces required for the development. Address: 5200 and 5290 Southcenter Boulevard Parcel Number: 11572000013 and 11572000021 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. 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. Project materials including the application, any staff reports, and other studies related to the permits are available Monday through Friday 8:30 a.m. - 5:00 p.m. for inspection at Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100, Tukwila, WA 98188. The project planner is Lindsay Brown, who may be contacted at (206) 433.7166 for further information. This DNS is issued under WAC 197-11-340(2). Comments must be submitted by December 30, 2016. The lead agency will not act on this proposal for 14 days from the date below. Jack Pac Responsible Official City of T wila 6300 Southcenter Blvd. Tukwila, WA 98188 (206) 431-3670 Date The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). 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) Cc: Matthew Laase, Jackson Main Architecture Inspirus Credit Union, Owner Greg and Vanessa Zaputil Karen Walters, Muckleshoot Tribe Duwamish Indian Tribe Puget Sound Clean Air Agency 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 Sound Transit Duwamish River Cleanup Coalition WA Environmental Council People for Puget Sound Puget Soundkeeper Futurewise WA Fisheries and wildlife State Department of Ecology, SEPA Division King County Assessor Page 2 of 2 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST File No: E 16-0011 I. SUMMARY OF PROPOSED ACTION The proposal is to construct a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Boulevard (APNs 1157200013 and 1157200021). The existing building is two stories of offices over a partially underground garage; the proposed addition will expand the two stories of office and the partially underground garage with an increase of building height (for the new portion only) of 5 feet. The proposed garage addition and restriping of parking lot will add 10 parking spaces to the existing 98 for a total of 108 parking spaces. The applicant requests a watercourse buffer reduction from 80' to 40' for Gilliam Creek which emerges in a small open channel at the eastern edge of the property, and proposes enhancement of a reduced watercourse buffer. Also requested is a 10% reduction in parking spaces required for the development. II. GENERAL INFORMATION Project Name: Inspirus Credit Union Expansion Applicant: Matthew Laase, Jackson Main Architecture Location: 5200 Southcenter Blvd. Zoning: Office (0)/Regional Commercial Mixed Use (RCM) The following information was considered as part of review of this application. 1. ESA Screening Checklist and SEPA Checklist dated October 21, 2016. 2. Sensitive Area Study dated October 24, 2016, prepared by The Watershed Company. 3. Stream Delineation Report dated June 10, 2016, prepared by The Watershed Company. 4. Fish Passage and Diversion Screening Inventory Database. 5. Existing and proposed site, civil, architecture and landscape plans, received by Tukwila on October Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov DNS for E16-0011 December 21, 2016 Page 2 25, 2016. 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 Lindsay Brown, Assistant Planner, 6300 Southcenter Boulevard, Tukwila, Washington, 98188, by phone at 206-433-7166. III. BACKGROUND/PROPOSAL The proposal is to construct a 14,395 ft2 addition to the existing 49,511 ft2 office building, including an expansion of the basement parking garage. Also proposed is restoration of the buffer surrounding a small daylighted stream section of Gilliam Creek in exchange for a reduction in buffer width from 80' to 40'. Portions of the existing office building and surface parking are within the existing 80' stream buffer. Most the proposed addition of the building is sited between the existing 80' buffer and the proposed 40' buffer. The buffer restoration proposed is a mix of invasive plant removal, structure, and development removal, and planting native species of trees, shrubs and groundcover appropriate for wetland areas. The applicant proposes to make the restored wetland buffer an amenity for office tenants with a crushed rock path and a few benches for passive recreation use proposed adjacent to the building addition. Restoration of the degraded buffer begins with removal of invasive species (English ivy and Japanese knotweed) in the steep ravine of the daylighted stream and adjacent sloping areas to the north and west of the stream, and removal of the dilapidated house and gravel parking lot directly south of the stream. Temporary erosion and sediment control measures would be installed prior to invasive plant removal, and all construction would occur prior to mitigation planting. Work will not occur water ward of the Ordinary High Water Mark (OHWM). After construction of the building addition, the plantings and crushed rock can be planted and placed, and the five-year monitoring period will begin. IV. 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 an item in the checklist is found to be inadequate or clarification is needed, there is additional staff comment and evaluation. A. BACKGROUND: Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov DNS for E16-0011 December 21, 2016 Page 3 1-4—Concur with checklist. 5—The construction will follow issuance of SEPA determination and after obtaining all required permits from the City of Tukwila or other agencies. 6—Concur with checklist. 7—Sensitive Area Study prepared by The Watershed Company and dated October 24, 2016 8—Concur with checklist. 9—The following permits and approvals are needed for the proposal: SEPA Review Special Permission: Watercourse Buffer Reduction (Director Approval) Special Permission: Parking Reduction of up to 10% (Director Approval) Lot Consolidation preliminary and final approvals, recordation Design Review (Board of Architectural Review Approval) Building permits Reclassification of building construction 10— Development of a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Boulevard. 11-12- Concur with checklist. B. ENVIRONMENTAL ELEMENTS: 1. Earth: a— Gently sloped b-h— Concur with checklist. 2. Air: a-c— Concur with checklist. 3. Water: a-b— Concur with checklist. c(1)—The project shall meet the 2016 King County Surface Water Design Manual drainage requirements. All impacts associated to drainage will be mitigated as part of the construction permit. c(2)— Surface water design and construction shall be per the King County Surface Water Design Manual as adopted by the City of Tukwila. All impacts associated with drainage will be mitigated as part of the construction permit. Best Management Practices must be followed to ensure that no construction debris enters river. All impacts related to construction debris will be mitigated as part of the construction permit. c(3) — Concur with checklist. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov DNS for E16-0011 December 21, 2016 Page 4 d—Additionally, TESC measures are required prior to any work within the buffer, including removal of invasive species. 4. Plants: a-e— Concur with checklist. 5. Animals: a-e— Concur with checklist. 6. Energy and Natural Resources: a-c— Concur with checklist. 7. Environmental Health: a(1)-(5)— Concur with checklist. b(1)— Concur with checklist. b(2)-(3)— The project shall be subject to the City's noise ordinance and any construction related noise shall be subject the city's noise ordinance. 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-b— Concur with checklist. c—The existing office building is 49,511 ft2. d-m— Concur with checklist. 9. Housing: a-c— Concur with checklist. 10. Aesthetics: a-c— Concur with checklist. 11. Light and Glare: a— The proposed windows and metal paneling on the south and east elevations will likely create some glare. The potential for glare from windows is no greater than for any other building with windows. The potential for glare from the metal panels proposed for the south wall is higher than typical, but could be mitigated by choosing a less reflective coating and planting landscaping in front. b-c— Concur with checklist. d— Applicant proposes to plant three trees which will lessen the direct sunlight on the building and reducing the potential for glare. 12. Recreation: a-b— Concur with checklist. c— The buffer enhancement and garden plaza proposed by the project would create an opportunity for passive recreation where there is currently none. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov DNS for E16-0011 December 21, 2016 Page 5 13. Historic and Cultural Preservation: a-c—Concur with checklist. d—Applicant will comply with all local, state, and federal laws in the case that archaeological or paleontological artifacts are encountered. 14. Transportation: a— The site is bordered on the east by the Interstate 5 off -ramp exit 154 B-Southcenter Boulevard. The project will keep the two existing vehicular access points off Southcenter Boulevard and 52nd Ave S. b— Concur with checklist. c— PARKING d-h— Concur with checklist. 15. Public Services: a— The project will result in a marginal increased need for public services, as more employees will be working in the building. b— none. 16. Utilities: a— Currently there is a septic tank on site at 5290 Southcenter Boulevard; this is proposed for removal. b— The properties are served by the Tukwila Sewer District. IV. PUBLIC COMMENTS Notice was sent to property owners and tenants within 500' of the site and agencies with jurisdiction on November 17, 2016. One comment was received by a neighbor in the residential area north of the property, stating concerns about overflow parking, noise ordinance adherence, and general cleanup of the roads during construction. Comments were received from Karen Walters of the Muckleshoot Indian Tribe, stating that portions of Gilliam Creek have the potential to be fish -bearing, if downstream culverts were redesigned or removed. Karen also asked questions about the code enforcement case and requested as -built copies of the mitigation work, once they are submitted to the City. These comments were addressed by staff and forwarded to the applicant. VI. 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 Application No. E16-0011", and is supported by plans, Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov DNS for E16-0011 December 21, 2016 Page 6 policies, and regulations formally adopted by city of Tukwila for the exercise of substantive authority under SEPA to approve, condition, or deny proposed actions. Prepared by: Lindsay Brown, Assistant Planner Date: December 212016 Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov &ty al J a11wiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Lindsay Brown , HEREBY DECLARE THAT: Notice of Application X Notice of Decision Notice of Public Hearing Notice of Public Meeting X Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this 21 st day of December, 2016 Project Name: Inspirus Credit Union Project Number: E16-0011 Associated File Number (s): PL16-0052 Mailing requested by: Lindsay Brown W:\USERS\LINDSAY\DESIGN REVIEW\PL16-0052INSPIRUS CREDIT UNION\E16-0011 SEPA\INSPIRUS NOD DNS AFFIDAVIT OF DISTRIBUTION.DOC W:\USERS\LINDSAY\DESIGN REVIEW\PL16.0052 INSPIRUS CREDIT UNION\E16-0011 SEPA\INSPIRUS NOD DNS AFFIDAVIT OF DISTRIBUTION.DOC 12/21/2016 DNS for Inspirus Credit Union - Lindsay Brown DNS for Inspirus Credit Union Lindsay Brown Wed 12/21/2016 1:25 PM To: Lindsay Brown <Lindsay.Brown@TukwilaWA.gov>; Bcc:sepaunit@ecy.wa.gov <sepaunit@ecy.wa.gov>; Larry.Fisher@dfw.wa.gov <Larry.Fisher@dfw.wa.gov>; laura.murphy@muckleshoot.nsn.us<laura.murphy@muckleshoot.nsn.us>; Karen.Walter@muckleshoot.nsn.us <Karen.Walter@muckleshoot.nsn.us>; mike.middleton@muckleshoot.nsn.us <mike.middleton@muckleshoot.nsn.us>; tukwilahistsociety@tukwilahistory.org <tukwilahistsociety@tukwilahistory.org>; rcwieser@comcast.net <rcwieser@comcast.net>; Larry.Fisher@dfw.wa.g <Larry.Fisher@dfw.wa.g>; @J 1 attachments (96 KB) E16-0011 Inspirus NOD DNS.pdf; Hello, Attached is the Determination of Non -Significance (DNS) for the Inspirus Credit Union Addition, City File PL16- 0052. Please email me if you have any questions. Thanks, Lindsay Lindsay Norris Brown, Assistant Planner Department of Community Development City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 206-433-7166 lindsay.brownPtukwilawa.gov The City of opportunity, the community of choice. https://outlook.office365.com/owa/?vi ewmodel= ReadM essageltem &Item ID=AAM kAD U zY2YxOGRI LT IyM 2UtN D U 5OSO4Zj dj LTgxNTFkM DY5N GZkNABGAA .. 1/1 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Ste 100 Tukwila, WA 98188 Telephone: (206) 431-3670 SEPA ENVIRONMENTAL REVIEW INFORMATION The State Environmental Policy Act (SEPA) requires all agencies to consider the environmental impacts of a development before making decisions (43.21C RCW). The purpose of environmental review is to identify a proposal's significant adverse impacts, measures to minimize or avoid such impacts, and allow wide public review for a wide range of projects. REQUIREMENTS: SEPA review is required for any action associated with the following types of decisions: 1. Developing 10 or more dwelling units. 2. Developing agricultural structures over 10,000 s.f. 3. Developing office, school, commercial, recreational, service or storage buildings over 12,000 s.f. and 40 parking spaces (certain utility lines, personal wireless communication facilities, and normal maintenance/replacement activities are fully exempt). 4. Developing parking lots with over 40 spaces. 5. Landfills and excavations over 500 cubic yards. 6. Installation of impervious underground tanks with a capacity over 10,000 gallons. The accompanying application must be completed for any new SEPA application or request to issue an addendum to any previous SEPA determination. If a question does not apply, "Does not apply" or "NA" may be entered. Complete answers to the checklist may avoid unnecessary delays later. City staff may also be able to help about governmental designations (e.g., zoning, shoreline, and landmark status). PROCEDURES: At the time you submit your application you must have all of the items listed on the attached "Complete Application Checklist" as well as the submittal for the underlying action (building permit, subdivision etc.). You may request a waiver from items on the checklist that are not applicable to your project. Please discuss this waiver request with City staff either at a pre -application meeting or at the time of application submittal. Within 28 days of receiving your application, City staff will determine if it is complete based on the attached checklist. If not complete City staff will mail to you a letter outlining what additional information is needed. If you do not submit requested materials within 90 days from the City's request for additional information the City may cancel your application. Once the application is "complete," substantive review will begin and a "Notice of Application" must be posted/mailed to begin a public comment period. After completing the environmental analysis and considering public comments, the Director will issue a determination for the project. A Determination of Non -Significance (DNS) says that the project as proposed will not have probable, significant, negative environmental impacts. A mitigated DNS will be issued if the project must be modified to mitigate its negative impacts. An Environmental Impact Statement (EIS) must be prepared if the probable negative impacts are unavoidable. \kitystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: ✓ 1. Application Checklist (1 copy) indicating items submitted with application. ✓ 2. Completed ESA Screening Checklist, SEPA Environmental Checklist and drawings (5 copies). ✓ 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". ✓ 4. Application Fee: See Land Use Fee Schedule. ✓ 5. Underlying permit application that triggers SEPA review. PUBLIC NOTICE MATERIALS: 6. Payment of notice board fee (see Land Use Fee Schedule) to FastSigns OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). ✓ 7. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks --must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will receive a separate bill for this fee. 8. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning PROJECT DESCRIPTION AND ANALYSIS: ✓ 9. Vicinity Map with site location. ✓ 10. Provide four (4) copies of any sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See the Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. ✓ 11. Any drawings needed to describe the proposal other than those submitted with the underlying permit. Maximum size 24" x 36". \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Ste 100 Tukwila, WA 98188 Telephone: (206) 431-3670 SEPA ENVIRONMENTAL REVIEW APPLICATION FOR STAFF USE ONLY Permits Plus TYPE: P-SEPA Planner: File Number: 6110 - f l / / Application Complete Date: Project File Number: �- p/i/0 . /)O G Application Incomplete Date: Other File Numbers: L _ / (b . d ) . J X NAME OF PROJECT/DEVELOPMENT: Inspirus Credit Union BRIEF DESCRIPTION OF SCOPE OF WORK: Addition to the existing office building and basement parking on site and upgrades to the existing parking and landscaping. This application requires public notice. Please see section 7 of the application checklist. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 5200 Southcenter Blvd. Tukwila, WA, 98188 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 1157200013 and 1157200021 fr BSc /CUL, DEVELOPMENT COORDINATOR/ PROJECT CONTACT: c7/ 7 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. • PLEASE PRINT CLEARLY Name: Matthew Laase, MA Address: 311 First Avenue South CITY, ST, ZIP Seattle, WA, 98104 Phone: (206) 324-4800 E-mail: matt.laase@jacksonmain.col�l Signature: ,"%-✓f jy Date: 10/21/2016 \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx 16 City of Tukwila Endangered Species Act Screening Checklist Date: 10/21/2016 Applicant Name: Matthew Laase, AIA Street Address: 311 First Avenue South City, State, Zip: Seattle, WA, 98104 Telephone: (206)324-4800 DIRECTIONS: This Screening Checklist has been designed to evaluate the potential for your project to result in adverse effects to salmonids - Chinook, Coho, Cutthroat trout or char - as defined by Section 9 of the Endangered Species Act (ESA). If potential effects are identified, the project may need further evaluation. Please review and answer each question carefully. Consider all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. To answer these questions, you may need to refer to site plans, grading and drainage plans, critical areas studies, or other documents you have prepared for your project. The City will evaluate your responses to determine if additional action is indicated. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc If ESA listed species are present or ever were present in the watershed where your project will be located, your project has the potential to affect them, and you need to comply with the ESA. The questions in this section will help determine if the ESA listings will impact your project. For more information on potential salmonid presence in your project area contact the Washington Department of Fish and Wildlife Habitat Biologist for your region, Washington Department of Fish and Wildlife or use the SalmonScape tool, WDFW SalmonScape. 1. Are ESA listed salmonids currently present in the watershed within which your project will be located? YesD No0 Please describe. No ESA -listed salmonid species are currently mapped within the Gilliam Basin watershed. However, Bull Trout (an ESA -listed salmonid) is listed in King County and may be within the Green/Duwamish Water Resources Inventory Area (WRIA 9). Occurrences of Bull Trout are likely very far away and up -basin from the project site. 2. Has there ever been an ESA listed salmonid stock present in this watershed? Yes riNoE Uncerta. i Please describe. It is not clear from the publicly -available documentation whether listed species were present in the watershed. Likely none. If you answered "yes" to either of the above questions you should complete the remainder of this checklist W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc City of Tukwila ESA Screening Checklist Part A - PROJECT SPECIFICS: Project and Vicinity 1. Name of watershed: Duwamish - Green River (WRIA 9) 2. Name of nearest water body: Gilliam Creek 3. What is the distance from this project to the nearest body of water? 40' 4. What is the current land use between the project and the potentially affected water body (parking lots, farmland, etc)? Parking area, a derelict wood -frame building that is to be demolished and replaced with landscape/mitigation planting, and some weedy landscape areas. 5. Is the project above a: • Natural permanent barrier (waterfall) Yes 0 No j • Natural temporary barrier (beaver pond) Ye 0 Noi✓ • Man-made barrier (culvert, dam) YesQ NoJ✓ • Other (explain): 6. If answered Yes in #5, are there any resident salmonid populations above the blockage? Yes No 0 Don't know[]✓ The City of Tukwila Sensitive Area Map shows this section of stream to be a Type 3 — perennial stream without salmonid use. There is documentation that suggests the presence of resident fish species at and above the project area. SalmonScape shows a presumed presence of Fall Chinook and Coho in Gilliam Creek at the project site and above. Studies report that the stream section above the 1-5/1-405 interchange could provide fish habitat. However, a fish presence/absence survey was conducted in May 1997 which found no fish presence in Gilliam Creek above the 1-5/1-405 interchange (i.e., above the project site). Gilliam Creek has a migration barrier directly downstream of the project site which likely prevents anadromous fish populations from using habitat in the project area. A steeply sloped culvert beneath the 1-5/1-405 was observed during a May 2016 site visit below the project site. SalmonScape and DNR's FPARS mapping systems list the culvert as a total blockage. \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc City of Tukwila ESA Screening Checklist Part B - Project Specifics: Grading and Land Alteration 1. Does the project involve grading or land alteration of any kind? Yes No n If your project DOES NOT involve grading please skip to Part C. 2. Will the project involve the modification of a watercourse bank between Ordinary High Water (OHW) and the top of the bank? If yes, which water course? This includes any, �W. ading on any slope leading to a river or stream, but does not require work below OH Yes f No I ✓ I 3. Will the project involve the modification of a watercourse bank or bottom below OHW? If yes, please explain. Yes n No 4. Could the construction, operation, or maintenance of equipment for the project result in sediment transport off site or increased rates of erosion and/or sedimentation in watercourses? If no, please explain. Most projects involving grading have the potential to result in increased erosion and/or sedimentation as a result of land disturbance. Yes 4 No= 5. If the project involves grading, have you prepared a Temporary Erosion and Sedimentation Control Plan? Yes No El If no, are you exempt under TMC 16.54.90? Yes n No n 6. Will the project result in new impervious services? Include all hard surface are such as rooftops, asphalt or concrete pavin , compacted surfaces, etc. Yes No 7. What percent of the project will be impervious surface (including pavement & roof area)? 71% W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc City of Tukwila ESA Screening Checklist Part C — Project Specifics: Water Quality 1. Will the project generate stormwater from the creation of impervious surfaces that will not be infiltrated on site? Please explain. 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 the ground. Yes 4 No= 2. Will the project result in the processing or handling, storage, or treatment of hazardous substances? This does not include fuel properly stored in a vehicle fuel tank, but does include fuel or other chemicals stored on -site during construction. Yes ❑ No A 3. Will the project require long-term or re -occurring maintenance requiring the use of fertilizers, pesticides, or other chemicals? This may include landscape maintenance, bridge or parking lot cleaning, ice removal/melt, repeated chemical vegetation clearing, etc. Yes n No 0 4. Will turbidity be increased during construction or operation of the project? Please explain any measures to be taken to ensure turbidity is not increased. Construction near the water or below OHW often will increase turbidity, both on -site and downstream. Yes=_No 4 5. Will the project either reduce or increase shade along or over a water body? Removal of trees/vegetation or the building of over -water structures (docks or floats) will often result in a change to shade. Yes No 6. Will the project require debris removal from below OHW of a water course? Debris includes, but is not limited to, fallen trees, logs, shrubs, rocks, piles, riprap, submerged metal, broken concrete, pipes, or other construction material. Yes n No 0 W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc City of Tukwila ESA Screening Checklist Part D — Project Specifics: Flow Alterations and Fish Migration 1. Will the project involve the direct alteration of the channel or bed of a water course? This includes both tempor and ermanent modifications. If yes, please explain. Yes INo ( 2. Will the project involve any physical alteration to a wetland which is connected to a water course? Few wetlands are isolated, most contain either surface or subsurface connection to a flowing water course. Yes El No 0 3. Will water be rerouted, either temporarily or permanently as a result of the project? If yes, please explain. Yes n No 0 4. Will a culvert be installed or removed as part of this project? Yes n No A 5. Will the project require withdrawal of surface water? If yes, please include amount and name or water body. Yes n No 0 6. Will the project result in the withdrawal, injection, or interception or groundwater? Examples of projects that might affect groundwater include, but are not limited to, construction of a new well, changes in withdrawal from an existing well, projects involving prolonged dewatering, installation of French drains, swales, or sewer lines. Projects that require a geotechnical repo�rt ursuant to TMC 18.45.060 should answer Yes. Yes=lI _No I ✓ 7. Will topography changes on the site affect the duration/direction of surface runoff flows? If yes, please describe chap es. Yes No 8. Will the project include bank stabilization? If yes, explain. Bank stabilization includes, but is not limited to, riprap, rock, logs, soil, vegetated revetments, concrete structures, or similar. Yes n No 4 9. Will there be retention or detention ponds? If yes, will this be an infiltration pond or a surface discharge to either a municipal storm water system or a surface water body? Yes n Non✓ 10. Will the project involve any reduction of the floodplain or floodway by filling or other partial blockage of flows? If yes, how will the loss of flood storage be mitigated by your project? Yes n No 7 11. Will project include the construction of a new wetland or waterway that is connected by surface flow to an existing waterway that contains salmonids? Yes n Non✓ W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc City of Tukwila ESA Screening Checklist Part E — Project Specifics: Vegetation 1. Will the project involve the removal of any vegetation? If yes, please describe existing conditions and the amount and a of vegetation to be removed. Yes ri No Two medium-sized, non-native coniferous trees (#15 and #16 Eastern White Pines) in the landscaped area adjacent to the southeast corner of the existing building will be removed to accommodate site access and construction of the building addition. One non-native deciduous tree in a landscaped planting strip (#17 Crimson King Norway Maple) could be removed if deemed necessary for construction and site access. Invasive vegetation in the stream buffer will be removed under a mitigation planting plan. Weeds to be removed include Himalayan blackberry, reed canarygrass, knotweed, and English ivy. A diverse and dense planting plan to replace lost vegetation and will improve the stream buffer function. Approximately five to ten yards of invasive weed material would be removed from the stream buffer area. 2. Will the project involve the removal of any vegetation within 200 feet of OHW of a water course? If yes, please describe type, size, method, and amount of vegetation to be removed. A tree is defined by TMC 18.06.845 as any self-supporting woody plant, generally characterized by one main trunk, with a potential diameter o 2inches or more at breast height and a minimum height of 10 feet. Yes E No The vegetation described above is located within 200 feet of the OHW of the open section of Gilliam Creek. Removal of trees will be done using a bucket truck and chain saw. Invasive weed vegetation near the stream will be removed by hand using hand tools and possibly small power tools. 3. If vegetation is to be removed, do you plan to mitigate by replanting? Please explain. Yes I ✓ No n Yes, mitigation is proposed that is intended to compensate for a buffer reduction to allow for a building addition. The Gilliam Creek stream buffer will be enhanced as mitigation through a combination of invasive weed removal and installation of a diverse array of native groundcover, shrub and tree plantings. These plantings will improve water quality, hydrologic, and habitat function of the small on -site buffer. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist STATE ENVIRONMENTAL POLICY ACT CHECKLIST Please respond to all questions. Use separate sheets as necessary. Department of Ecology provides a guidance on filling the SEPA checklist at Department of Ecology Applicant Responses: A. BACKGROUND 1. Name of proposed project, if applicable: Inspirus Credit Union 2. Name of Applicant: Matthew Lease, AIA 3. Date checklist prepared: 10/21/2016 4. Agency requesting checklist: City of Tukwila 5. Proposed timing or schedule (including phasing, if applicable): Construction start in Q1 of 2017 and completed in approx. 9 months 6. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geo-technical Report, Golder Associates, Inc., July 7, 2016 Professional Land Survey, Duryea & Associates, 2015 & 2016 Stream Delineation Report, The Watershed Company, June 10, 2016 Arborist Report, The Watershed Company, June 10, 2016 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. No Agency Comments \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 9. List any government approvals or permits that will be needed for your proposal. SEPA Review Environmentally Sensitive Area Buffer Reduction (Administrative) Building Construction Type Reclassification Review Administrative Parking Variance Review Lot Consolidation Review Board of Architectural Review 10. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. We will be adding approx. 14, 240 sq. ft. addition to an existing 33,300 sq. ft. office building with basement parking. The two parcels combine for a total site area of approx. 63,546 sq. ft. 11. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, the tax lot number, and section, township, and range. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. 5200 Southcenter Blvd., Tukwila, WA, 98188 Parcels 1157200013 & 1157200021 Section 23, Township 23N, Range 04E 12. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? The proposal lies partially within a Type 3 Watercourse Buffer according to the City's Sensitive Areas Map. W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: Slope Classification 2 b. What is the steepest slope on the site (approximate percent slope)? The slope is between 15% and 40% most of which is northeast of the existing office building and should not be impacted by the new addition. 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 and whether the proposal results in removing any of these soils. Gravel, sand, and fines. 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. Structural fill will be imported and placed on site within the building footprint for structural slab and footing support, and structural fill is required below new pavement surfaces. Approximately 400 yards of cut/fill will be required. The source of fill is unknown at this time but materials will be obtained from an approved and permitted gravel pit. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion may occur as a result of clearing, grading and construction of proposed improvements on the site. Soils will be exposed during construction activities prior to paving, building and landscaping. Temporary Erosion Control measures will be taken during clearing and construction in accordance with City of Tukwila and King County requirements to minimize on -site erosion and sedimentation transport off -site. During use, landscaping, stormwater runoff conveyance and other permanent erosion control measures are proposed g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? About 71 % of the site will be impervious surfaces. 33% building and 38% asphalt parking. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Excavation and fill shall follow best management practices and applicable codes. A TESC plan will be implemented in accordance with City of Tukwila and King County requirements. 2. Air a. What types of emissions to the air would result from the proposal (for example, dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Some dust during construction from vegetation removal, excavation, fill, and demolition of existing structures. Engine exhaust from construction related vehicles and from employee, and customer automobiles. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. Engine exhaust from daily traffic on 1-5, Southcenter Blvd., and 52nd Avenue South. SEPA Checklist Agency Comments W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: c. Proposed measures to reduce or control emissions or other impacts to air, if any: Dump trucks shall be hosed off prior to leaving construction site. Dust from demolition of existing structures shall be controlled with water. 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. Gilliam Creek, which is part of the Duwamish - Green River watershed, is routed through the site in a piped network, daylights at the east side of the site before entering another piped network east of the site. 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. Yes (adjacent to), the existing building and the additions and landscaping are all within 200 feet of the described waters. 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. N/A 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. No SEPA Checklist Agency Comments W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No b. Ground: 1. Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well? Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. No 2. Describe waste materials that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: Proposed project will be connected to the City's sewer system and discharge to the sewer system. SEPA Checklist Agency Comments W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: c. Water Runoff (including storm water): 1. Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow? Will this water flow into other waters? If so, describe. Storm water runoff from roof, parking, and driveways will be collected and routed via a network of roof drains, catch basins, area drains and pipes to the existing stormwater conveyance system upstream of the existing discharge to Gilliam Creek. Proposed discharge rates will be approximately the same as existing flows. The proposed project adds approximately 0.188 acres of redeveloped surfaces (new impervious or converted pervious), which increase th 100-year peak discharge rate by 0.03 CFS. Please see the stormwater report for detailed calculations. 2. Could waste materials enter ground or surface waters? If so, generally describe. No. 3. Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. Drainage patterns will be maintained. See 3.c. Water Runoff response above for additional information. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts if any: The proposed on -site grading, paving, storm draiange and building drainage will be designed and constructed in general accordance with City of Tukwila regulations. Mitigation planting in the Gilliam Creek buffer will provide added protection against surface runoff entering the watercourse. SEPA Checklist Agency Comments W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 4. Plants a. Check or circle types of vegetation found on the site: x Deciduous tree: alder, maple, aspen, other x Evergreen tree: fir, cedar, pine, other x Shrubs x Grass Pasture Crop or grain Wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other Water plants: water lily, eelgrass, milfoil, other Other types of vegetation b. What kind and amount of vegetation will be removed or altered? Two non-native coniferous trees (#15 and #16 Eastern White Pines) in the landscaped area adjacent to the southeast corner of the existing building will be removed to accomodate site access and construction of the building addition. One non-native deciduous tree in a landscaped planting strip (#17 Crimson King Norway Maple) could be removed if deemed necessary for construction and site access. Invasive vegetation in the stream buffer will be removed under a mitigation planting plan. Weeds to be removed include Himalayan blackberry, reed canarygrass, knotweed, and English ivy. A diverse and dense planting plan to replace lost vegetation and will improve the stream buffer function. Approximately five to ten yards of invasive weed material would be removed from the stream buffer area. 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: Landscape plan calls for 19 proposed new trees on site, preserving all but 3 existing trees. Watercourse buffer enhancement planting will replace noxious weeds with a diverse array of native groundcover, shrub and tree species. e. List all noxious weeds and invasive species known to be on or near the site. Tansy ragwort was found along Southcenter Blvd. just east of 1-5 in 2014. King County has not indicated any spread of that noxious weed to the site. Himalayan blackberry, reed canarygrass, knotweed, and English ivy are growing in the Gilliam Creek buffer near the Northeastern corner of the site which are considered King County noxious weeds. Agency Comments W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 5. Animals a. List any birds or animals which have been observed on or near the site or are known to be on or near the site: Birds: I heron, ea le, son: 'irds other: Mammals: Deer, bear, elk, beaver, other: gray squirrel) Fish: Bass, salmon, trout, herring, shellfish, other: Other: 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. No d. Proposed measures to preserve or enhance wildlife, if any: Areas will be landscaped with some native species of plants, shrubs, and trees, that will provide shelter for wildlife. Planting areas will incorporate pollinator -friendly perennials, shrubs and trees. e. List any invasive animal species known to be on or near the site: All of the terrestrial species that King County defines as invasive could be found on site or near the site at some point. The European starling, house sparrow, eastern gray squirrel, domestic cat, and human beings make up the list of invasive species. 6. Enemy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric, natural gas for heating and power. Agency Comments W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. 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: None. 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. SEPA Checklist Agency Comments 1. Describe any known or possible contamination at the site from present or past uses. While not confirmed, it is possible that the 1946 wood frame structure on site could contain asbestos and/or lead paint. Should that be the case all appropriate measures will be taken to remove and dispose of them properly during demolition. 2. Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. None known. 3. Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. None known. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 4. Describe special emergency services that might be required. None. 5. Proposed measures to reduce or control environmental health hazards, if any: If hazardous building materials are encountered during demolition, the materials will be removed and disposed of in accordance with all applicable regulations. b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The site is next to the 1-5 offramp and Southcenter Blvd. so higher than usual traffic noise is expected. The site is also very close to the raised light rail track. 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. Short term noise from demolition and construction may produce up to 89dBA. Construction will occur from 7am to 5pm, Monday through Friday. Once construction is complete, no significant Tong -term noise impacts are anticipated. 3. Proposed measures to reduce or control noise impacts, if any: The proposed project will comply with the provisions of the Tukwila Municipal Code related to noise levels. No noise variances are anticipated. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. Both current parcels are being used as office buildings. The parcel directly north is also used as an office building. The two parcels to the east across 52nd Avenue South, are vacant commercial zoned properties. The 3 parcels to the south across Southcenter Blvd. are all office buildings. To the east of the site is 1-5. b. Has the project sire been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? Not within the last 70 years. 1. Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: No. c. Describe any structures on the site. There is currently a 33,300 square foot office building built in 1986 and a 1,400 sq. ft. wood frame office building built in 1946. d. Will any structures be demolished? If so, what? The 1,400 sq. ft. wood frame structure will be demolished. There will also be some removal of concrete building panels on the southeast side of the 1986 Inspirus Office Building. SEPA Checklist Agency Comments W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: e. What is the current zoning classification of the site? The building occupies the portion of the site that is zoned as RCM (regional commercial mixed -use). The north portion of the site which is currently landscaping and parking is zoned as 0 (Office). f. What is the current comprehensive plan designation of the site? The comprehensive plan designation is the same as the zoning code classification. g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes, under TMC 18.45 Gilliam Creek is identified as a type 3 watercourse. i. Approximately how many people would reside or work in the completed project? 428 people are the maximum occupancy per code. SEPA Checklist Agency Comments W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: This facility does not displace anyone and creates added space for a company that has brought jobs and tax revenue to Tukwila. It will also create a more visually appealing structure at this entrance to the city from 1-5. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: This project has been designed to emphasize quality aesthetics and space and site planning that will enhance the character of Tukwila. The project will comply with all standards set forth for commercial buildings in this zone. m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of lon-termcommercial significance, if any: There are no nearby agricultural or forest lands. SEPA Checklist Agency Comments W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing? None. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: N/A 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? 46'-11" to the top of the roof top mechanical screening. The principal exterior materials are metal panel, stone cladding, aluminum framed storefront windows on the new addition. The existing concrete panels will also be painted. b. What views in the immediate vicinity would be altered or obstructed? The site currently has no views that are considered desirable by King County Department of Assessments. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist c. Proposed measures to reduce or control aesthetic impacts, if any: The proposed addition will use neutral and natural colors and the massing and modulation will create visual interest while still complimenting the existing context. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? There may be some glare from the metal panel on the south facade of the building but that would be minimal. Lighting will be used to increase safety and security and also to highlight the landscape and building architecture in view of Southcenter Blvd. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Could light or glare from the fmished project be a safety hazard or interfere with views? No. c. What existing off -site sources of light or glare may affect your proposal? Street lighting and interstate highway lighting. d. Proposed measures to reduce or control light and glare impacts, if any: none W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 12. Recreation a. What designed and informal recreational opportunities are in the immediate vicinity? There are current no designed or informal recreational opportunities in the vicinity. 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 recreation opportunities to be provided by the project or applicant, if any: A proposed garden plaza near the Gilliam Creek enhancement area creates a new opportunity for outdoor interaction that currently doesn't exist. 13. Historic and Cultural Preservation a. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in or eligible for listing in national, state or local preservation registers located on or near the site? If so, specifically describe. 5290 Southcenter Blvd. was built in 1946 and there is no historic designation for this property. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation. This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. There are no known historical or cultural resources on site (confirmed by WISAARD). An inscribed plaque is located by the opening of Gilliam Creek; however, its age and origin are unknown. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. The history of the site was evaluated by consulting King County and City of Tukwila databases. None known. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. None. 14. Transportation a. Identify public streets and highways serving the site or affected geographic area, and describe proposed access to the existing street system. Show on site plans, if any. The site is adjacent to Southcenter Blvd. to the South and 52nd Avenue S. to the west. The site has 1 existing curb cut on Southcenter Blvd. and one existing curb cut on 52nd Avenue S. W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Is the site or affected geographic area currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The site is currently served by King County Metro's F bus line with a stop right next to the south side of the existing building. Tukwila International Blvd. Station for the LINK light rail line is 1.1 miles to the west. c. How many parking spaces would the completed project or non -project proposal have? How many would the project eliminate? 108 stalls are proposed for the project. 10 parking stalls would be added to the current parking count. d. Will the proposal require any new or improvements to existing roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Some adjustments to the existing curb cut on Southcenter Blvd. will be needed for the new parking exit ramp. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and nonpassenger vehicles). What data or transportation models were used to make these estimates? Not known, no increase expected. W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. No. h. 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, public transit, health care, schools, other)? If so, generally describe. The addition will require site changes to allow for fire truck access. b. Proposed measures to reduce or control direct impacts on public services, if any. Adding a fire truck turn -around. 16. Utilities a. Circle utilities currently available at the site: k%ctricii), Natural j, �� fuse servic (elephonn 4nitary sew-0, 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. Water - King County Water District 125 Sanitary Sewer - Valley View Sewer District Electric - Seattle City Light W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist (NON -PROJECT PROPOSALS (E.G., SUBURBAN PLANS AND ZONING CODE TEXT CHANGES) MUST COMPLETE THE FOLLOWING PAGES). C. SUPPLEMENTAL SHEET FOR NON -PROJECT PROPOSALS (do not use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 1. How would the proposals be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitats, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Agency Comments W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL S-9-16.doc INSPIRUS CREDIT UNION 5200 SOUTHCENTER BLVD PL1 6-0052 LI 6-0064 DESIGN REVIEW Year 1 Monitoring Report Tukwila Inspirus Credit Union October 14, 2019 Page 3 Project Location / Driving Directions The project is located in the City of Tukwila near the interchange of I-5 and I-405 (Section 23, Township 23N, Range 4E). From I-405 southbound, take the exit for Southcenter Boulevard and turn left onto Southcenter Boulevard. Turn right onto 52nd Avenue South. Inspirus Credit Union is on the right. mb s 1,1 'f to Bhd tdeth St Stalin Bahama Breeze ' We t9ieldSouthcenter9 E 9 The Cheesecake Fenory Ily s Tukvlf t ` ttm „FT() Center &_ K T Figure 2. Inspirus Credit Union mitigation site, vicinity map (source: Google Maps). Goals and Performance Standards The standards listed below will be used to judge the success of the plan over time. If the standards are met at the end of the five-year monitoring period, the City of Tukwila shall issue release of the performance bond. 1. Plant survival: Achieve 100% survival of container installed vegetation by the end of year 1. This standard can be met through plant establishment or through replanting as necessary to achieve the required numbers. Given the likelihood of volunteer plants establishing after Year 1, it is not feasible to track survival past the first year. 2. Native cover: a. Achieve 30% cover of native woody vegetation by the end of Year 2. Native volunteer species (such as red alder) may count towards this cover standard. b. Achieve 50% cover of native woody vegetation by the end of Year 3. Native volunteer species may count towards this cover standard. Year 1 Monitoring Report Tukwila Inspirus Credit Union October 14, 2019 Page 4 c. Achieve 80% cover of native woody vegetation by the end of Year 5. Native volunteer species may count towards this cover standard. 3. Species diversity: Establish at least 1 native tree species, 5 native shrub species, and 3 native groundcover/perennial species by Year 5. Native volunteer species (such as red alder) may count towards this standard. 4. Invasive cover: No more than 10% aerial cover by invasive weed species in the mitigation enhancement areas in any monitoring year. Findings The performance standards for Year 1 were mostly met. Findings are summarized in Table 1, below. Some replanting will be necessary to meet the 100% survival standard. Recommendations for replanting are included at the end of this report. Performance Standard Year 1 Condition PS Met? Plant Survival: 100% survival of container -installed vegetation by the end of Year 1. Trees: 100% Shrubs: 84% In part Native Cover: No standard for Year 1. Achieve 30% cover of native woody vegetation by Year 2. Native woody species: 40% on average. N/A. On track to meet Year 2 standard. Species Diversity: Establish 1 native tree species, 5 native shrub species, and 3 native groundcover species by Year 5. Trees: Nootka cypress (1) Shrubs: Redtwig dogwood, tall Oregon grape, Pacific waxmyrtle, red -flowering currant, Nootka rose, snowberry (6) Groundcover: Beach strawberry, salal, sword fern, deer fern (4) Yes Invasive Cover: No more than 10% cover by invasive weeds in any monitoring year. Invasive cover: 4.6% on average. Yes The 100% survival standard for Year 1 of the monitoring period was met for trees, but not for shrubs (see Table 2, below). The most significant mortality rate is evergreen huckleberry, most Year 1 Monitoring Report Tukwila Inspirus Credit Union October 14, 2019 Page 5 of which were planted between the bench and the building. Alternative species and planting locations for replanting are included in the Recommendations section at the end of this report. These plants will be installed in November 2019. Species As -Built Quantity Year 1 Quantity Trees Nootka Cypress 4 4 Percent survival (Trees) 100% Shrubs Vine maple 1 0 Redtwig dogwood 9 9 Tall Oregon grape 27 24 Pacific waxmyrtle 2 2 Red -flowering currant 8 8 Nootka rose 3 3 Snowberry 61 56 Evergreen huckleberry 16 5 Total Shrubs 127 107 Percent Survival (Shrubs) 84% Containerized groundcover plants were not counted individually, but installed groundcover species have established thorough coverage throughout most of the site. Replanting will be necessary in the northernmost portion of the site, where installed groundcover plants have not survived and invasive species have overtaken the understory. Invasive coverage is generally low, but is most significant in the northernmost portion of the mitigation site. Thistle, dandelion, and other weedy species have colonized the understory in this area (see Photo 8). These plants should be removed and the area replanted with native groundcover species including salal and beach strawberry. Another invasive species concern is a large knotweed patch growing amidst a stand of redosier dogwood shrubs (see Photo 9). The knotweed may still be small enough to remove by hand, but care should be taken to remove all roots and dispose of off -site. Year 1 Monitoring Report Tukwila Inspirus Credit Union October 14, 2019 Page 6 The areas near the walking path where perennial seeds were spread did not flower. Though these areas are not addressed by the given performance standards, it is recommended that seeds be re -applied this fall to encourage growth in following years. Year-1 Monitoring Conclusions The site is generally performing well. Invasive plants are being well -managed and installed plants have a relatively high rate of survival. Some replanting is necessary to meet the 100% survival standard required by the performance standards. These plants will be installed in November 2019. Recommendations 1. Plant a minimum of 20 replacement shrubs throughout mitigation site. At least 8 of these should be planted throughout area on the attached plan labeled with "Shrub Replanting." Disperse new shrubs evenly throughout existing shrubs. The following species are recommended: Species Replanting Quantity Vine maple 1* Redtwig dogwood 5 Red -flowering currant 5 Nootka rose 4 Snowberry 5 Total Shrubs 20 *See specific location for Vine maple on planting plan. 2. Plant replacement groundcover in areas on the attached plan labeled with "Groundcover Replanting." The following species and densities are recommended in this area: Species Replanting Density Beach strawberry 15" O.C. Salal 30" O.C. Year 1 Monitoring Report Tukwila lnspirus Credit Union October 14, 2019 Page 7 3. Optional: Re -apply red columbine and great camas seeds to sparse areas near walking path. 4. Continue to control invasive species including Himalayan blackberry, knotweed, English ivy, and reed canarygrass. Plant materials from controlling invasive species should be disposed of off -site. a. Himalayan blackberry, knotweed, and English ivy should be cut back and grubbed out by the roots, taking care to not damage adjacent vegetation. b. Cut in -stream reed canarygrass by hand. 5. Continue to clear weedy vegetation, including giant horsetail, from within 24 inches of installed native shrubs. Sincerely, Logan Dougherty Ecologist Year 1 Monitoring Report Tukwila Inspirus Credit Union October 14, 2019 Page 8 Photo 1. Transect 1, facing north. Photo 2. Transect 1, facing south. Year 1 Monitoring Report Tukwila Inspirus Credit Union October 14, 2019 Page 9 Photo 3. Transect 2, facing northwest. Photo 4. Transect 2, facing southeast. Year 1 Monitoring Report Tukwila Inspirus Credit Union October 14, 2019 Page 10 Photo 5. Photopoint 1 (looking south from north boundary of mitigation site). Photo 6. Photopoint 2 (looking southeast from northernmost point of access trail). Year 1 Monitoring Report Tukwila Inspirus Credit Union October 14, 2019 Page 11 Photo 7. Photopoint 3 (looking north from south boundary of mitigation site). Photo 8. Invasive weeds to be removed. Replant area with native groundcover species. Red -osier dogwood (native) Leaf arrangement: opposite Year 1 Monitoring Report Tukwila Inspirus Credit Union October 14, 2019 Page 12 Knotweed (invasive) Leaf arrangement: alternate Photo 9. Large knotweed plant growing amidst native red -osier dogwood shrubs. Enclosures • A II I I I / / 1 THIS AREA, TOTALLING 20 SF HAS BEEN PLANTED AS ADDITIONAL MITIGATOIN DUE TO ELIMINATED OF DOOR INTO BUILDING I • • r 1 1 1 I ! Shrub Replanting • • • • • • • •` • • • Photopoint 1 SET SHRUBS OFF CURB 12"TYP. TO ALLOW — VEHICLE OVERHANG Photopoint 2 PROPOSED TYPE VB ADDITION SEE BUILDING ARCHITECT PLANS • • • \ •♦` • 411 O610, for F at. 15' STANDARD W III ANT_ GETRArK BUFFER LIRE Install vine maple here Extends 190 degrees SW from T-post it ransect 1 Transect 2 Extends 315 degrees NW from T-post SUBSTITUTION: CAMASSIA LEICHTLINII GREAT CAMAS .4 — mom tam Photopoint 3 80' STANDARD WATERCOURSE BUFFER Groundcover Replanting 40' REDUCED WATERCOURSE BUFFER. PER TMC 18.45.100 SEE SHEET L1.0I FOR SITE PREPARATION INCLUDING INVASIVE REMOVAL AND SOIL AMENDMENT. GILLIAM CREEK DELINEATED OHWM WATERCOURSE BUFFER ENHANCEMENT AREA CANDIDATE PLANT LIST 9T_Y SPACING SIZE XANTHOCYPARIS NOOTKATENSISPENDULA' / 4 ALL TREES TO BE 6.8' TALL TREES NOOTKA CYPRESS /11 SHRUBS SPACED PER PLAN ACIER CIRCINATUM/ 6' 0.C. 1 GAL VINE MAPLE CORNUSSERICEA/ 9 6'0.C. 1 GAL. REDTWIG DOGWOOD MAHONIAAOUIFOLIUM/ 27 6'0.C. 1 GAL. TALL OREGON GRAPE \ MYRICA CAUFORNICA! 2 6'0.C. 1 GAL. L/ PACIFIC WAXMVRTLE /` RISES SANGUINEUM / --0� 6' O.C. 1 GAL. RED- FLOWERING CURRANT ROSA NUTNANA / 3 6' O.O. 1 CTAL. NOOTKA ROSE SVMPHORICARPOS ALBUS / 61 3' O.C. 1 GAL. ENOWBERRY VACCINIUM OVATUM / 16 4'O.C. 1 GAL EVERGREEN HUCKLEBERRY GROUNDCOVER AND PERENNIALS POTTED PLANTS TO BE SPACED TRIANGULARLY, SEEDS TO BE HANDSOWN AOUILEGIA FORMOSA/ .25 LB .5LB / 1,000 SF SEED RED COLUMBINE MAHONIA NERVOSA/ 143 18" O.C. 1 GAL. CASCADE MAHONIA POLYSTICHUM MUNITUM / 143 18" O.C. 1 GAL, SWORDFERN BLECHNUM SPICANT / 165 18" O.C. 1 GAL. DEER FERN .25 .5 LB/1,000 SF SEED •MNICBBiI UNDERPLANTING MIX -TO BE PLACED UNDER SHRUBS FRAGARIA CHILOENSIS / 673 15' O.C. 4" POT BEACH STRAWBERRY FRAGARIA VESCA / 673 12 O.C. 4" POT WOODS STRAWBERRY GAULTHERIA SHALLON / 269 30" O.C. 4"POT LEGEND: SENSITIVE AREAS EXISTING FEATURES DELINEATED WATERCOURSE OHWM WATERCOURSE BUFFER WATERCOURSE BSBL (1\ REDUCED WATERCOURSE BUFFER: PER TMC18.45.100. UP TO 50% REDUCTION MAY BE ALLOWED WITH AN APPROVED BUFFER ENHANCEMENT PLAN. rl 32 _ NOTES 1. PLANTING PIT SHALL NOR BE LESS THAN (2) TINES THE WIDTH OF THE ROOT BALL DW 2 LOOSEN SIDES AND BOTTOMS OF PLANING PIPLANT:C. pit nom FLAMING REMOVE FROM POT OR BURLAP ROUGH - UP ROOT BALL BEFORE INSTALLER. UNTANGLE AND STRAIGHTEN CIRCLING ROOTS. PRUNE F NECESSARY. F PLANT IS EXCEPTIONALLY ROOT -BOUND, DO NOT PULPIT AND RETURN TO NURSERY FOR A ACCEPTABLEALTERWITNE SPECIFIED LURCH LAYER. HOLD BACK MULCH FROMTRUNKSTEMS RA060281F JACKSON I MAIN RCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE, WA 95I O4 W WW,203.324.4000 VGKSONMAN.wM THE REMOVE DEBRIS AND LARGE ROCKS FROM PLANING WATERSHED PIT AND SCARIFY SIDES AND BASE BAC16ILLWI1H COMPANY SPECIFIED S00.. RRM UP SOIL AROUND RANT. 1 SHRUB PLANTING Scale: NTS NOTES 1. FLAN' GROVIOCO'OR AT SPEWED DISTANCE OIZENTER IO.C.I USING TRIANGULAR SPACNG,TYP. 2 LOOSEN SIDES AND BOTTOM OF PUNTING PIT AND REMOVE DEBRIS 3 LOOSEN ROOTINXIND PLANTS BEFORE INSTALLING 4. SOAR PR BEFORE AND AFTER INSTALLING PLANT SPECFIEO MULCH LAYER HOLD BACK MULCH FROM STEMS SOB. AMENDMENTS AS SPECKED GROUNDCOVER PLANTING NOTE& 1. PLANTING PR SNARL NOT BE LESS IRAN TW0111ES YAM OF ROOTBALL 2 LOOSEN ROOT -BOUND PLANTS BEFORE PUN1TINO 3. SOUR PLANTING PROEFORE AND AFTER PLNNTBU3 4. LARGE TREES AND SHRUBS MAYNEED TO BE STAKED 5. ALL BURLAP, STRAPS, AND WIRE BASKETS MUST BE REMOVED FROM ROOT BALLS PRIOR TO RANTING. /1\ SOAK PLANTING PIT,SCARFY ENDER OF FIT, AND REMOVE DEBRIS COMPACT SOIL TO PREVENT SETTLING Scale: NTS F STAKING IS NEEDED. PROVIDE A 254' ROLN D TREE STAKE MADE OFUNTREATED LUMBER ANGLE AGAINST PREVARING WINDS AND DEEP ENOUGH TO BE STABLE. ATTACH TREE STAKES TO TRUNK WITH PLASTIC "0WIILOCIP OR EOUAL HIGH DENSITY POLVETHYUNE TREETE MATERIAL PROVIDE 1.0F BLACK TO ACCOMODATE TREE GROWTH. SET TRUNK FUME PROVIDE FOIJR#NO4 DEPTH MULCH, BUT DO NOT PEE MULCH AROUND THE BASE OF THE TRUM6SIEM FOUR -NCH TALL WATER DAM FINSNFD GRADE BACKRLL PLANTING PIT VTR \NATNE SOL OR PROVIDE \, SIX-INCH TOP00ESSING OF N IMPORTED TOP30L OR COAPOST AMENDED SOL IF SOIL OJALITY 13 POOR O TREE PLANTING AND STAKING F VEGETATION EXISTS WITHIN PLANTING AEA, SPACE AT 1 X FROM STEM OF EXISTING VEGETATION AREA FOR SPACING AWUSTLENT NOTE: FIRST PLACE RANTS ALONG THE PERIMETER OF THE PUNTING AREA. ANDARCUM EX1511113 VEGETATION. THEN SPACE THE REMAINDER OF THE PLANTINGS. . • PLANT3PACN0 31. PUN/T O PLANT SPACING NOTES Scale: NTS Scale NTS 1. SEE SHEET L3.03 AND L3.04 FOR FULL SITE PLANTINGS. 2. SEE ARCHITECT PLANS FOR PROPERTY INFORMATION. UTILITY, AND STRUCTURES. 3. SEE CIVIL PLANS FOR EXISTING CONDITIONS, TESC AND DEMO, AND PROPOSED GRADING. 750 SIAS334L1IIPUK Mend WAAE033 F3343 / N3N]SW.NM .wiw+IN..cvm Science & Design 0 (Oa //��o M Wii3 W CII45 (2 CD j • o l— N In J m CC co 0] CO LL IA 22� 0g co oY 0I— S8 8 9 9 6 9 B a D F. PROJECT NO_ 141331 PROJECT MW: All DRAWN BY: AM/LV CHECKED BY: AIAMF MITIGATION PLANTING PLAN AND PLANT INSTALLATION DETAILS MITIGATION PLANTING PLAN AND PLANT INSTALLATION DETAILS SCALE 1/8"=1'-0" 0 4' 8' 16 L2.01 JACKSON MAIN AR C H I T E C T U R E May 10, 2018 Lindsay Brown, Assistant Planner City Of Tukwila Dept. of Community Development 6300 Southcenter Blvd. Suite 100 Tukwila, WA 98188 RE: Color Change of Window Glass at Inspirus CU Headquarters Addition Project# D16-0317 - 5200 Southcenter Blvd. Seattle, WA 98111 Dear Lindsay, This letter is to provide a narrative for the color change of the window glass at the Inspirus CU Headquarters Addition. During the submittal review process, the owner requested to review an alternate to the submitted window glass on the addition that matched the existing bronze -tinted glass. Although the alternate glass did not match the glass sample submitted, the decision was made to select this alternate glass in order to better incorporate the existing building aesthetically. We were informed by Inspirus that they have instructed the contractor to proceed with this request and the window glass will arrive next week onsite. Thus we respectfully request your consideration of this change. When comparing the specs of both glass types, the new bronze tinted glass exceeds the performance characteristics than the previous selected glass while the U-values are identical between the two glass color types. PCL has indicated that they have a sample of the new glass on site and welcome your visit to the project to confirm acceptance. Please let us know if you have any further questions. Sincerely, Veronica Finney Jackson I Main Architecture JACKSON ( MAIN ARCHITECTURE, P.S. 311 FIRST AVENUES. SEATTLE, WA 98104 WWW.JACKSONMAIN.COM t 206.324.4800 f 206.332 2875 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Staff Report Board of Architectural Review for Inspirus Credit Union Prepared for the March 2, 2017 Meeting FILE NUMBER: ASSOCIATED PERMITS: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN AND ZONING DESIGNATION: SEPA DETERMINATION: NOTIFICATION: RECOMMENDATION: STAFF: L16-0064 Public Hearing Design Review L16-0067 Special permission- Sensitive Areas Buffer Reduction L16-0068 Special Permission- Parking Reduction E16-0011 SEPA Matthew Laase of Jackson/Main Architecture Board of Architectural Review approval for development of a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Boulevard. The project includes demolishment of the structure at 5290 Southcenter Blvd. 5200 and 5290 Southcenter Blvd, APNs 11572000013 and 11572000021 Office (0)/ Regional Commercial Mixed Use (RCM) A Determination of Non -Significance (DNS) was issued December 21, 2016. A Notice of Application was distributed by mail to tenants and owners of property located within 500 feet of the project site, and agencies that may have an interest in the project on November 17, 2016. The Notice of Application was also posted on site. Two comment letters were received in response to the Notice of Application. The Notice of Public Hearing was also published in the Seattle Times on February 16, 2017 and posted on site on February 14, 2017. Approval with conditions Lindsay Brown, Assistant Planner Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 7 L16-0064 Inspirus Design Review ATTACHMENTS: A. Aerial Photo of Site B. Large Plan Set with the following sheets: Site Plan, Sheet A1.00; Mitigation Planting Plan, Sheet L2.01; Planting Plan, Sheet L3.03; Planting Plan, Sheet L3.04; Tree Retention Plan and Details, Sheet L1,01; Site Preparation Plan, Sheet L1.02; Signage Plan- Details, Sheet SP0.03 C. 11x17" Color Plan set with the following sheets: AO. Cover Al . Index Sheet A2. Staff Alternative Approved Illustrated Site Plan (L16-0068) A3 Staff Alternative Approved Illustrated Floor Plan- Parking Level Plan (L16-0068) A4 Illustrated Floor Plan- Level 1 Plan A5 Illustrated Floor Plan- Level 2 Plan A6 Exterior Elevations- Contextual A7 Exterior Elevations- Contextual A9 Renderings- Garden Plaza Aerial A10 Renderings- Southcenter and 53rd Intersection Al 1 Renderings- Garden Plaza Perspective Al2 Creekside Garden Plaza Al 3 Terraced Outdoor Seating Area D. Comment Letter from Greg and Vanessa Zaputil E. Applicant Response to Design Review Criteria F. Notice of Decision and staff report of Special Permission Director's approval for stream buffer reduction G. Notice of Decision and staff report of Special Permission Director's approval for parking reduction LNB Page 2 of 14 02/17/2017 8 L16-0064 Inspirus Design Review FINDINGS Vicinity/Site Information Project Description This project proposes construction of a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Boulevard, and demolishment of a smaller structure at 5290 Southcenter Blvd. The office building is three stories, with a garage on the ground/basement level and two stories of office space above. The addition will match this layout, and is designed to visually integrate with the existing building. The expanded building will continue to be used as office space for Inspirus Credit Union and 1-2 other tenants. In addition to this design review application, an extensive remodel of the interior office spaces is planned and shown in Attachment C (sheets A4 and A5). The office building has vehicular access from one driveway off of 52' Ave S. There is also a gravel driveway at 5290 Southcenter Blvd. serving only the structure that will be removed. Transportation - related site improvements planned with the building addition include 9 additional parking spaces, increased surface parking landscaping, a new auto exit from the garage onto Southcenter Boulevard (utilizing the existing curbcut for 5290 Southcenter Blvd.), and a new pedestrian connection to the building from Southcenter Boulevard. Other improvements associated with this application include significant restoration of the watercourse buffer surrounding a small section of Class 3 Gilliam Creek which daylights at the eastern edge of the property, development of a new passive recreation opportunity to view and enjoy this enhanced buffer via a small walking path, and enhancement of an existing outdoor area on the north side of the building with native landscaping and picnic tables. Type 2 Special Permissions have been approved with conditions to allow a reduction in the number of parking spaces required and to reduce the sensitive area buffer width, waive the building setback from the buffer, and allow enhancement of the reduced stream buffer with native vegetation. Other approvals needed prior to construction onsite include a demolition permit for the structure at 5290 Southcenter Blvd, a lot line consolidation, reclassification of building construction type, and building permits. Existing Development This area was annexed to Tukwila in 1967 (Tukwila Ordinance 493). According to King County Assessor's data, the office building at 5200 Southcenter Blvd. was built in 1986 and was known as Parkside Office Building. The building has since been remodeled several times as tenants have changed. Wireless communication facilities were constructed on the roof in 2002 and 2004, with base station equipment housed in the garage. The structure at 5290 Southcenter Blvd. was constructed in 1948 and has housed an insurance company and a tarot/palm reader business in the recent past. Currently the building is used as an office for Allied Barton security and the site used as additional parking for office building employees. LNB Page 3 of 14 02/17/2017 9 L16-0064 lnspirus Design Review Surrounding Land Uses The property is split -zoned, with Regional Commercial/Mixed Use (RCM) zoning on the southern approximately 80% of the site, and Office (0) zoning occupying the remaining 20%. The surrounding properties to the north are zoned 0, and properties to the west and south are zoned RCM. To the east is the 1-5 freeway and east of that, properties are zoned RCM and High Density Residential (HDR). A 2-story office building is located north of the subject site. Across 52nd Ave S. is a vacant lot, with Sound Transit Tight rail tracks overhead. Commercial and office buildings are located south of the project site across Southcenter Blvd. The 1-5 southbound offramp for Southcenter Blvd. is adjacent to the site on the east. The site has good access to transportation: on- and off -ramps of 1-5 are located just east, and the RapidRide Line F has a stop in front of the building on Southcenter Boulevard. The RapidRide F line operates with 10-15 minute headways between 6am and 8:30pm, providing quick, reliable connection believe the Tukwila Boulevard Sound Transit Link Light Rail station and the Renton Landing. Environmentally Sensitive Areas On the eastern edge of the site a small section of Gilliam Creek, a Type 3 watercourse, daylights and is channeled again and routed underneath 1-5 before connecting to the Green River. A Type 2 Special Permission application to reduce the watercourse buffer from 80' to 40' and restore the reduced width buffer with native plants was approved on February 15, 2017. The Special Permission approval also waived the 15' setback of commercial buildings from a sensitive area buffer, allowing the anticipated building expansion to hug the buffer and match with the northeast edge of the structure, gently curving and forming a passive recreation space labeled as the garden courtyard on plans. Topography The site is mostly flat, with a gentle slope westward. The existing topography will remain largely unchanged after the proposed modifications are completed. The estimated combined cut and fill for this project is 400 cubic yards. Vegetation There are 17 mature trees in perimeter landscaping on the project site, and 2 trees in the sensitive area buffer. The tree species on the property include Austrian pine, big leaf maple, eastern white pine and crimson king Norway maple. Three landscaping trees will be removed to accommodate the building addition, and 22 trees will be added and dispersed through the landscaped perimeter and parking lot islands site for a total of 36 landscaping trees after the project is completed. There are 2 existing trees in the sensitive area buffer; these trees will be removed and 4 trees will be planted in the replanted sensitive area buffer. Landscaping on the site will be modified as part of the project, see Attachment B (sheets L3.03 and L3.04) for more details. Code Enforcement There have been several code enforcement cases opened and closed for the site for illegal taxi businesses, unpermitted signs and tenant improvements, and the construction of a retaining wall around the stream- all under prior ownership. Inspirus Credit Union (then School Employees Credit Union of Washington) purchased the site in 2015. There is a code enforcement case (CE16-0117) opened in April of 2016 that is still outstanding; the code violation will be resolved with successful mitigation plantings of native vegetation associated with approval of this proposal. LNB Page 4 of 14 02/17/2017 10 L16-0064 Inspirus Design Review Public Comments The City received two comment letters during the Notice of Application period, from Greg and Vanessa Zaputil (nearby residents) and from Karen Walter of the Muckleshoot Tribe. Karen's comments pertained only to the sensitive area buffer reduction request that accompanied this application; these comments were addressed in the staff report for L16-0067. The Zaputil's comment letter is included as Attachment D of this report. The questions asked in the Zaputil's comment letter pertain to the construction phase of the project and question the adequacy of parking planned for the site. The parking concerns were addressed in the staff report and conditions of approval of L16-0068, which approved parking -related site changes associated with the building addition. Construction -related concerns raised by the Zaputils are specifically noise, road upkeep, and dust control. These comments are addressed in the recommended conditions of approval of this Design Review application and in the conditions of building permit issuance. Design Review Criteria The building addition is subject to design review approval under TMC 18.60.030 due to the projected cost of the work and because the gross building square footage exceeds 10,000 square feet in the 0 and RCM zones. In the following discussion, the architectural review criteria for Commercial and Light Industrial Developments from the TMC Section 18.60.050(A) are shown below iin italics, followed by Staff's comments. The applicant has provided a response to each of the design review criteria; see Attachment E. 1. RELATIONSHIP OF STRUCTURE TO SITE. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. The building addition was designed to integrate with the existing building in color and design. The connectivity between the site and the Southcenter Blvd. streetscape will be improved with approval of the project, as site improvements include a pedestrian connection from the garage to the sidewalk and bus stop, secure, covered bike parking inside the garage, and an exit -only vehicular access to Southcenter from the garage addition. Visible from the freeway off -ramp, the sweeping curve of the addition complements the curve of the sensitive area buffer and improves the visual interest of the Inspirus building and site from the east. A smooth transition between building and streetscape will also be enhanced with additional landscaping along all site perimeters. LNB Page 5 of 14 02/17/2017 11 L16-0064 Inspirus Design Review ♦ • r ♦' S t • •,.tlSt� Bus stop Figure 1 — New pedestrian connection shown between the bus stop and auto exit b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. While the surface parking area will be largely unchanged with the project, the building addition will create additional garage parking spaces and increase the visual impact of the structure from the south. The added parking at the basement/ground level has a screen on the eastern frontage that matches the limestone color. On the southern elevation, the garage will be painted a dark grey which will help the building recede visually, and three trees will be planted in front of the addition, along with maidengrass and shrubs. Figure 2 - Garage screening on eastern elevation to match the upper floors, and dark grey paneling on southern elevation to receded from view. c. The height and scale of each building should be considered in relation to the site. The building's height complies with code requirements, and the size and scale are similar to office and commercial structures across Southcenter Boulevard on properties also zoned RCM. LNB Page 6 of 14 02/17/2017 12 L16-0064 Inspirus Design Review 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. LNB a. Harmony of texture, lines and masses is encouraged. Modulation of the east and south facades helps reduce the appearance of the long facade. The window alignment and massing from the existing building is carried over on the building addition but with slight changes to make the building addition complimentary to the existing structure but not an exact match. b. Appropriate landscape transition to adjoining properties should be provided. The site has a landscaped buffer on all perimeters that will be enhanced with 13 additional trees. Additionally, plans propose to add 3 trees to parking lot landscaping islands, 6 trees to the north courtyard, and 4 trees will be planted in the sensitive area buffer on the east side of the property. The only property immediately adjacent to the site is an office building, located up a steep hill and beyond a retaining wall. c. Public buildings and structures should be consistent with the established neighborhood character. The massing and design of the office building is consistent with office and commercial buildings along Southcenter Blvd. and 52nd Avenue S. The warm and cool neutral color palette is a soft transition between the darker buildings across Southcenter Blvd. and the office and residential buildings north of the site. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. The transportation improvements to the site include a new pedestrian and bicycle connection from Southcenter Boulevard, and a new exit -only access point to Southcenter Blvd. from the garage. Employees arriving on foot or by bike are likely to come from north of the garage exit, from the bus stop in front of the building or from the light rail station at Southcenter and Tukwila International Boulevard. Because the auto connection is exit -only and east of the pedestrian walkway, conflicts between pedestrians and bicyclists and cars exiting the garage are minimized. Figure 3 - Pedestrian connection located north of auto exit from garage. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Page 7 of 14 02/17/2017 13 L16-0064 Inspirus Design Review The current and new on -site vehicular circulation will be compatible with street circulation as the existing access points are not changed. 3. LANDSCAPING AND SITE TREATMENT. LNB 14 a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. The site topography gently slopes west toward 52nd Ave S. and will remain with project approval. The existing daylighted section of Gilliam Creek will be unchanged below the ordinary high water mark, but its habitat potential and viewing access will be significantly improved with project approval. The stream buffer will be enhanced with native plants and a walking path so employees can see the restored buffer area and the stream as an amenity. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance. The finished grades on the site will be very close to the existing gentle sloping grade. No changes to the existing sidewalks are proposed. An additional pedestrian access from Southcenter Boulevard to the building is proposed. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The landscaping in the garden courtyard is designed to create a low -impact path and seating area in the sensitive area buffer with complementary materials that fade into a more natural landscape treatment with native shrubs, trees, and grasses. Much of the additional landscaping in the perimeter and parking areas of the site are the same species as existing trees, incorporating site improvements and aesthetic changes with mature, existing landscaping. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. The new plants are sited in landscaped perimeters and in courtyards away from crushed gravel walking paths. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Landscaping plans show the addition of three new trees in landscaped islands. The north courtyard area will be enhanced with six new trees, and the existing crushed rock path will be attractively redesigned with mixed materials. The improvements planned will provide additional shade and an enhanced environment for courtyard users. f. Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. There will be attractive metal screening to replace the existing trash enclosure screen, currently in disrepair, to better support the protection of the garbage and recycling containers on site. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. 02/17/2017 Page 8 of 14 L16-0064 Inspirus Design Review While landscaping plans show all native species of plants known to thrive iin the area, the landscaped areas are complimented by crushed rock and paver pathways. 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. Existing surface parking lot lighting will be updated to ensure safe levels of lighting for people walking to and from their cars. The new sensitive areas mitigation area will have bollard -style lighting proposed immediately adjacent to the edges of the crushed rock pedestrian pathway. Staff recommends that this lighting be turned off between the hours of 7pm and 7am. Figure 4 - Garden plaza bollard locations shown as red circles 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. The new addition and improved creek buffer zone landscape create a much warmer and inviting visual presence on a corner that is currently an unattractive entry point into the City of Tukwila. The neutral color palette balances well with the surrounding buildings, and the building addition's sweeping curve provides architectural interest visible to the exiting the freeway. LNB Page 9 of 14 02/17/2017 15 L16-0064 Inspirus Design Review Figure 5 - The curve of the building addition aligns with the buffer edge b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. The building and the proposed addition are compatible in massing and height to other buildings on Southcenter Boulevard, and the soft neutral color palette is visually lighter and cheerier than buildings to the south, providing a color transition to the office and residential (properties north of the site along 52nd Ave. S. 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. The windows share the same proportions as those of the existing building with very few exceptions where either the height or width is different, such as the upper windows on the East and North Facades of the addition. The parapet on the proposed building addition matches that on the existing building, but elevates slightly on the edges forming a butterfly roof. Figure 6 - Windows on building addition aligning with existing windows, matching (proportionally LNB 02/17/2017 Page 10 of 14 16 L16-0064 Inspirus Design Review d. Colors should be harmonious, with bright or brilliant colors used only for accent. The color palette of warm and cool neutrals draws its inspiration from the surrounding buildings and landscape. The primary color of brushed metal on the southern elevation of the addition is a receding color, chosen to visually retract the building from Southcenter Blvd. The rum beige limestone on the eastern elevation, when adjacent to the warm bronze transition to the existing grey garage entrance area, provides visual entrance and a soft transition from cool grey to lighter limestone. The soffit of the roof addition will have metal panel resembling natural wood, a durable material but visually evoking of nature. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Metal panel screening in a shade matching the rum beige limestone is proposed to screen the rooftop mechanical equipment from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. Illuminating the sensitive area buffer courtyard with lighting bollards was suggested by staff as a way of providing targeted lighting for safety of pathway users, with minimal light spillover to the enhanced mitigation area adjacent to Gilliam Creek. 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. The massing of the addition provides new visual interest while complimenting the existing building. The curved form is dictated by the buffer zone of Gilliam Creek and softens the overall exterior look of the building and creates a point of interest on a portion of the site that has been overlooked. Further visual interest is gained by the raised butterfly roof which gives the exterior a new dynamic form while also allowing for increased natural light to the interior. The new forms create a lot of visual interest to the intersection that announces the entrance into Tukwila from 1-5. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. The landscape design in the stream courtyard is meant to improve the buffer zone around Gilliam Creek with some a path area and benches for building occupants to passively, visually enjoy the surroundings. Seating, paving, and planters will reflect the stone, metal, and wood accents of the building and keep the color palette neutral and natural. There will also be a new metal screen around the garbage area. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Chapter 18.52 of the Tukwila Municipal Code provides guidance on landscaping and lighting. LNB Page 11 of 14 02/17/2017 17 L16-0064 Inspirus Design Review TMC 18.52.065- Lighting: Parking and loading areas shall include lighting capable of providing adequate illumination for security and safety. Lighting standards shall be in scale with the height and use of the associated structure. Any illumination, including security lighting, shall be directed away from adjoining properties and public rights -of -way. The applicant is not proposing to add or change any parking lot lighting fixtures, and modest changes to landscaping and striping area proposed in the surface parking area. Submitted lighting plans showed that in a few areas of the parking lot, lighting levels are beneath the one footcandle considered to be the minimum lighting level for safety in parking Tots. The applicant will retain existing Tight fixtures while ensuring that all parking areas are illuminated to one footcandle or more for safety. Illuminating the sensitive area buffer courtyard with lighting bollards will provide safety lighting for courtyard users with minimal Tight spillover to the enhanced mitigation area adjacent to Gilliam Creek. Lighting should be minimized around sensitive areas in order to increase habitat functions; the low lighting levels in the courtyard cast low levels of light on the stream and surrounding vegetation. The lighting shall be turned off between the hours of 7 pm and 7am. Figure 7 - Proposed planters and benches use natural materials and neutral colors Conclusions 1. Relationship of Structure to Site. The building addition will be developed on the southwest portion of the site. The sweeping curve of the addition's northern elevation hugs and complements the curve of the sensitive area buffer edge, and creates an intimate garden courtyard separated from Southcenter Boulevard visually. Pedestrians, cyclists and drivers will all have improved access to Southcenter Boulevard with a pedestrian path immediately east of the transit stop in front of Inspirus, adjacent to an exit -only vehicular connection. 2. Relationship of Structure and Site to Adjoining Area. Approval of this project will improve the appearance of the site's building and landscaped perimeter. The existing building is a simple box shape, but the planned building extension adds architectural interest with subtle curves and angles, and the warm and cool neutral colors and materials in the proposed design break up the appearance of large mass of building. Landscaping plans include the addition of taller trees and shrubs on the southern elevation of the addition, which will help screen the garage from the south. LNB 18 02/17/2017 Page 12 of 14 L16-0064 Inspirus Design Review 3. Landscape and Site Treatment. The applicant will plant native varieties of groundcover, shrubs and trees throughout the site. In the buffer around the Gilliam Creek section on the eastern side of the property, native vegetation will be planted and invasive species removed as conditioned by approval of Special Permission request L16-0067. The design of crushed rock and pavers for pedestrian paths allow groundwater infiltration while complementing enhanced landscaping areas in the north and garden courtyards. 4. Building Design. The design of the addition minimizes its impact visually from the Southcenter Boulevard frontage with a receding building modulation and a dark grey color. On the eastern elevation, the light limestone chosen complements the overall palette of warm neutrals, while the gentle curve of the addition adds visual interest. The modulation of the facades combined with colors and materials in a complementary neutral color palette creates a gentle transition between older and new sections of the building. This gentle transition is also supported by new windows that mirror the proportions of existing windows, and rooftop equipment and garage screening matching the color of the rumbeige limestone. 5. Miscellaneous Structures and Street Furniture No streetscape changes to furniture or lighting are proposed for Southcenter Boulevard. In the garden courtyard, a crushed rock path and benches allow the passive use of the Gilliam Creek stream buffer as a building amenity. Lighting bollards are used here to provide safety lighting for courtyard users while minimizing spillover light into the mitigation area, maximizing its potential for quality habitat. In the North courtyard, the existing crushed rock area and landscaping will be improved with six new trees and a crushed rock and decorative paver path design. Planning staff recommends that the existing lighting fixtures in the surface parking lot be updated to provide at least one footcandle of illumination for the safety of those walking to and from their cars. Recommendations Staff recommends approval of the site plan, building design, and related structures with colors and materials as shown in Attachments B and C, with the following conditions: 1. Update the lighting fixtures in the surface parking lot areas to ensure a lighting level of at least one footcandle in all paved areas. INFORMATIONAL ITEMS: 1. Comply with conditions of approval of the Special Permission parking decision. At the time of building permit submittal, applicant shall prepare a parking management plan to address the temporary impact and submit it as part of building permit submittal. The parking management plan shall either pursue a shared parking agreement with an adjacent property owner to the North, South, or West to accommodate employee parking during construction activities; or show how employee parking needs will be reduced and/or accommodated throughout the construction process. 2. Comply with the conditions of approval of the Special Permission stream buffer reduction. Prior to final inspection of the site and building permit sign -off, provide a financial guarantee in the LNB Page 13 of 14 02/17/2017 19 L16-0064 Inspirus Design Review amount of 150% of the cost of monitoring and maintenance of the required mitigation in the stream buffer, as approved by L16-0067. Additionally, the applicant shall record the city -•approved site plan clearly delineating the sensitive area buffer with the King County Division of Records and Elections. 3. Approval and recordation of L16-0081 (lot line consolidation) is required prior to issuance of any building permits.. 4. Prior to issuance of building permits, applicant shall execute a Sensitive Area Hold Harmless Agreement due to presence of steep slopes on site and/or the site being adjacent to steep slopes. 5. Construction activities onsite will be limited to the hours of operation applicable to all construction; 7am-5pm weekdays only, unless a noise variance is obtained. 6. The landscaping shall be maintained in accordance with the approved landscape plan for the life of the project. 7. Lighting fixtures in the garden courtyard area within the sensitive area buffer should be turned off during the night time. 8. Any signage for the property shall be reviewed through submittal of a separate sign permit application. LNB Page 14 of 14 02/17/2017 20 INSPIRUS PROJECT LOCATION n ro 0- S 154tt St i 102 1tr=� .447 eCityGov.net NWMaps.net Nearby Search Area (.25mi) Search Result Location City Limit Disclaimer: The eCityGov Alliance or its member agencies do not guarantee that the information on this map is accurate or complete. This map is provided for information purposes only. Printed on 11/10/2016 ATTACHMENT A / " Greg & Vanessa Zaputil 15171 52nd Ave. S, #5 Tukwila, WA 98188 Dept. of Community Development City of Tukwila 6300 Southcenter Blvd Ste. 100 Tukwila, WA 98188 11/30/16 We would like to submit written, public comments on the proposed project located at 5200 Southcenter Blvd., Tukwila WA 98188, and to be considered parties of record. First, we would like to express our optimism regarding a more finished appearance of the site that would result from the development. As would be expected with any neighboring properties, we have some concerns regarding the development, regarding both short and long term impacts. The short term concerns would be relating to construction impacts. A. We would request that the applicant ensures all their contractors and sub -contractors comply with the noise ordinance in Tukwila. The residential use on 52nd Ave. S. is often overlooked, and as we experienced during Sound Transit's construction, noise emanating from the 52nd Ave. S. and Southcenter Blvd. area is both audible and a nuisance. Frequently forgotten areas of compliance would include such examples as early morning deliveries of equipment, pre - construction staging, etc. ATTACHMENT D 45 B. We would also request that the surrounding roadways be swept and maintained during construction for the purpose of adhering to Tukwila's established standards. C. Thirdly, we would request that if the vacant lot on the NW corner of 52nd Ave. S. and Southcenter Blvd. is expected to be utilized as an extension of the construction site - staging, parking, etc. appropriate mitigation be addressed proactively to contain the negative impacts such as dust, dirt, etc. The long term impact concern would be related to parking. A. Currently the property has periodically utilized the vacant lot on the NW corner of 52nd Ave. S. and Southcenter Blvd. for overflow parking when their existing lot was insufficient. By expanding an additional 14,395 ft2 of office space, what is the parking mitigation proposal to accommodate the increased impact associated with the expansion? We look forward to seeing the development progress. Sincerely, Greg & Vanessa Zaputil 46 ATTACHMENT D f JACKSON I MAIN ARCHITECTURE City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 October 21, 2016 Re: Project Description for Design Review for Inspirus Credit Union Addition. Project Address: 5200 Southcenter Boulevard We are undertaking this design review proposal on behalf of our client, Inspirus Credit Union, to formally request that we be allowed to construct a new addition, remodel, and improved landscape planned for their corporate headquarters in Tukwila. We are planning a 14,395 sq. ft. addition and 12,452 sq. ft. of remodel to the 49,511 sq. ft. existing commercial building at 5200 Southcenter Boulevard, on tax lots 1157200013 & 1157200021. An existing building on tax lot 1157200021 is to be demolished. CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC 18.60.050(A)). Applies to all projects requiring design review except: multifamily, hotel and motel developments and developments in the Tukwila International Boulevard corridor (see TMC 18.60.060(C)). Projects located within 200' of Green/Duwamish River must meet additional criteria in the Shoreline Substantial Development Permit Application. 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. The new design creates a more visually attractive addition to the site in relation to the existing building and new landscaping and buffer improvements improve the existing buffer zone while adding a better pedestrian connection to and from Southcenter Blvd. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. The added parking at the basement level will have an attractive screen that melds with the overall design theme of the building. The existing garbage location will be re -screened and the new JACKSON T MAIN ARCHITECTURE, P.S. WWW JACKSONMAIN.COM 311 FIRST AVENUES. SEATTLE, WA 96104 AT Antif E 8 47 mechanical units on the new addition will be given a visually appealing screen. The existing exterior paved parking areas will be getting some landscape improvements including trees as a visual buffer. c. The height and scale of each building should be considered in relation to its site. The building's height complies with current Tukwila Municipal Code and the scale overall is comparable to the surrounding context. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. The materials chosen for the new addition are a smooth clean texture of stone and metal siding that create a smooth transition between the existing structure and the improved creek buffer. The window lines and massing carry over from the existing building with subtle additions and subtractions to the massing to create an addition that stands out while also complimenting the existing context. b. Appropriate landscape transition to adjoining properties should be provided. There will be landscape transitions around all four sides of the site. c. Public buildings and structures should be consistent with the established neighborhood character. The new addition takes design cues from the existing building as far as lines and scales and the design language does fit with the established neighborhood's character while providing an attractive new facade at a main entry point into Tukwila from 1-5. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. The new design improves the existing vehicular and pedestrian circulation, maintains the vehicle egress onto Southcenter Blvd. and adds an additional pedestrian friendly access point at Southcenter Blvd. The existing paved surfaces in the parking area have been expanded to include a more efficient turn around point for fire trucks on site. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The current and new on -site vehicular circulation will be compatible with street circulation as the existing access points are not changed. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. 48 JACKSON I MAIN ARCHITECTURE,P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTLE, WA 98104 t 206.324.4800 I f 206.332.2875 ATTACHMENT E The existing Gilliam Creek will be preserved and will have its 40' buffer zone restored and enhanced. The design massing is a result of this buffer zone and the creek now becomes an attractive landscape focal point for the site. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. The grades of all paved areas on site will promote safety and be inviting and safe. The new pedestrian connection from the south side of the building to Southcenter Blvd. and the addition and relocation of accessible parking stalls make the site much easier to access. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The landscaping is designed to create a low impact path and seating area at the base of the new addition with complementary materials that fade into a more natural landscape treatment with native shrubs, trees, and grasses. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. A vast majority of the new plantings will not be in high pedestrian and motor traffic areas and those that are will be species that can hold up well to some pedestrian impacts on the landscape areas of the site. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. The parking area is upgraded to meet with the current Tukwila Municipal Codes and will be filled by landscaping. f. Screening of service yards and other places, which tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. There will be attractive metal screening to replace the existing trash enclosure screen, which is in disrepair, to better support the protection of the garbage and recycling containers on site. 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. The landscaping design is utilizing mostly native plantings or species of plants that are known to thrive in this region and in similar kinds of site placement. 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. JACKSON I MAIN ARCHITECTURE, P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTLE, WA 98104 t 206.324.48001 f 206.332.2875 ATTACHMENT E 49 We are not specifying any new exterior lighting on the site except for a small fixture over the access to the garden plaza. It will have a 90 degree cutoff and will be focused towards the pathway to provide adequate lighting security. 4. Building Design a. Architectural style is not restricted; evaluation of a project should be based on quality of design and relationship to surroundings. The new addition and improved creek buffer zone landscape create a much warmer and inviting visual presence on a corner that is currently an unattractive entry point into the City of Tukwila. The neutral color palette balances well with the surrounding buildings. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. The new addition complies with the height restrictions in the City of Tukwila municipal code. The scale of the addition is in harmony with both the existing building and those on surrounding sites. 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. The windows share the same proportions as those of the existing with very few exceptions where either the height or width is different such as the upper windows on the East and North Facades of the addition. The parapets where the addition meets the existing building maintain the same height as those on the existing. The few aspects of the massing that differentiate from the existing building are in large part because of program demands and site constraints but do in turn create visual interest where there currently is none. d. Colors should be harmonious, with bright or brilliant colors used only for accent. The color palette is neutral with no bright or brilliant colors and draws inspiration from the surrounding buildings and landscape. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. The mechanical units on the roof will have a screen that compliments the materials and color palettes used on the building facades. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. 50 JACKSON I MAIN ARCHITECTURE, P.S. WWW JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTLE, WA 98104 t 206.324 4800 I f 206.332.2875 ATTACHMENT E We are not specifying any new exterior lighting on the site except for a small fixture over the access to the garden plaza. It will have a 90 degree cutoff and will be focused towards the pathway to provide adequate lighting security. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. The massing on the addition provides new visual interest while complimenting the existing building. The curved form is dictated by the buffer zone of Gilliam Creek and softens the overall exterior look of the building and creates a point of interest on a portion of the site that has been overlooked. Further visual interest is gained by the raised butterfly roof which gives the exterior a new dynamic form while also allowing for increased natural light to the interior. The new forms combine bring a lot of visual interest to the intersection that announces ones entrance into Tukwila from 1-5. 5. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. The landscape design is meant to improve the buffer zone around Gilliam Creek with some a small seating and path area for building occupants to gather and enjoy the surroundings. Seating, paving, and planters with reflect the stone, metal, and wood accents of the building and keep the color palettes neutral and natural. There will also be a new metal screen around the garbage area. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Consistency with adopted plans and regulations (TMC 18.100.030) We are not specifying any new exterior lighting on the site except for a small fixture over the access to the garden plaza. It will have a 90 degree cutoff and will be focused towards the pathway to provide adequate lighting security. 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. We believe the proposed addition meets and exceeds the applicable objectives and goals set out in the Tukwila Comprehensive plan though its placement on site, use of appropriate materials and soft color palette. The project also is requesting a parking variance and sensitive area buffer reduction JACKSON I MAIN ARCHITECTURE, RS. WWW.JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTLE, WA 98104 t 206.324.4800 I f 206.332.2875 ATTACHMENT E 51 though separate applications. Both of which take extra measures to ensure the project exceeds the city policies and guidelines. We respectfully request that the Board of Architectural Review for the City of Tukwila review our application and supporting documents and find the overall project favorable. Thank you, Nick Watkins Designer for Jackson Main Architecture 206-324-4800 nick.watkins@jacksonmain.com 52 JACKSON I MAIN ARCHITECTURE, P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTLE, WA 98104 t 206.324 4800 I f 206.332,2875 ATTACHMENT E City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director February 15, 2017 NOTICE OF DECISION TO: Matthew Laase, Jackson Main Architecture, Applicant Washington State Department of Ecology- Sepa Review Washington State Department of Fish and Wildlife King County Department of Assessments Muckleshoot Indian Tribe Greg and Vanessa Zaputil 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 Proiect File Number: L16-0067, Special Permission from the Director Applicant: Matthew Laase, Jackson Main Architecture for Inspirus Credit Union Type of Permit Applied for: Type 2 Special Permission from the Director. Proiect Description: Special Permission to reduce a watercourse buffer from 80' to 40' and request for waiver of setback from the buffer's edge. The proposal includes enhancement of the reduced watercourse buffer. Location: 5200 and 5290 Southcenter Blvd, Tukwila WA (King County parcel #s 1157200013 and 1157200021) Associated Files: E16-0011 (Environmental Review) L16-0064 (Design Review) L16-0068 (Special Permission- Parking Reduction) COMPREHENSIVE PLAN DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM) ZONE DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 ATTACHMENT F 53 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) on December 21, 2016. Decision on Substantive Permit: The Community Development Director has determined that the special permission application does comply with applicable City and state code requirements and has approved that application, subject to the following conditions: 1. Provide a financial guarantee in the amount of 150% of the cost of monitoring and maintenance of the required stream buffer mitigation prior to final inspection. 2. Maintenance and monitoring of the mitigation area is required for five years. Contingency measures will be initiated if buffer fails to meet any performance standards at any time throughout the monitoring period. 3. Sequence of construction and maintenance of the mitigation shall follow the sequence described on pages 14 and 15 of Exhibit A, Sensitive Area Study. No plantings in the buffer shall be planted prior to completion of the Inspirus building addition. III. YOUR APPEAL RIGHTS 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. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Hearing Examiner of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's 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 March 1, 2017. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 54 ATTACHMENT F 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in 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. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the 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 Lindsay Brown, who may be contacted at Lindsay.brownc tukwilawa.gov or 206.433.7166 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 be removed at the expiration of the appeal period if no appeal is filed. Development Nora Gierloff, Dep Department of Co City of Tukwila uty Dire mmun' ATTACHMENT F 55 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director STAFF REPORT Inspirus Credit Union Special Permission- Buffer Reduction February 8, 2017 FILE NUMBER: L16-0067 APPLICANT: Matthew Laase, Jackson Main Architecture for Inspirus Credit Union REQUEST: Approval of Special Permission —Director Review to reduce a watercourse buffer from 80' to 40', enhancement of a reduced watercourse buffer, and a waiver of the 15-foot building setback from the buffer edge. LOCATION: 5200 Southcenter Blvd, Tukwila WA (parcel #s 1157200013 and 1157200021) SEPA DETERMINATION: Determination of Non -Significance (DNS) issued for E16-0011 on December 21, 2016. COMPREHENSIVE PLAN DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM) ZONE DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM) STAFF: Lindsay Brown, Assistant Planner Andrea Cummins, Urban Environmentalist ATTACHMENTS: A. Sensitive Area Study: Inspirus Credit Union, The Watershed Company, October 24, 2016. B. Project Description for Proposed Sensitive Area Buffer Reduction, prepared by Jackson Main Architecture, October 21, 2016. C. Sensitive Areas Plan, Sheet L2.00 Revised. Received on January 11, 2017. D. Mitigation Planting Plan and Plant Installation Details, Sheet L2.01 Revised. Received on January 11, 2017. E. Comments from Karen Walters, Muckleshoot Tribe. F. Comments from Greg and Vanessa Zaputil. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 56 ATTACHMENT F Page 2 PROJECT DESCRIPTION Applicant has requested a Special Permission -Director Review to reduce a watercourse buffer from 80' to 40' for a small daylighted stream section of Gilliam Creek, and to restore the reduced width buffer with native plants. Commercial buildings are required to be set back 15 feet from a buffer edge; the applicant requests a waiver of the setback pursuant to TMC 18.45.100.D. This proposed project is to construct a 14,395 ft2 addition to the existing 49,511 ft2 office building including an expansion of the basement parking garage. It is subject to Design Review approval by the Board of Architectural Review. Additionally, a Special Permission- Director approval is required for a parking reduction of up to 10%. Portions of the existing office building and surface parking are within the existing 80' stream buffer. Most of the addition of the building will be sited between the existing 80' buffer and the proposed 40' buffer. The outer edge of the future building addition hugs the reduced 40' watercourse buffer edge. The buffer restoration proposed consists of invasive plant removal and planting native species of trees, shrubs and groundcover appropriate for stream banks and wetland areas. The existing freestanding building is also proposed to be removed. The applicant proposes to make an outer portion of the restored stream buffer an amenity for office tenants with a crushed rock path and a few benches for passive recreation use proposed adjacent to the building addition. Restoration of the degraded buffer begins with removal of invasive species (English ivy and Japanese knotweed) in the steep ravine of the daylighted stream and adjacent sloping areas to the north and west of the stream, and removal of the existing freestanding structure and gravel parking lot directly south of the stream. Temporary erosion and sediment control measures would be installed prior to invasive plant removal, and all construction would occur prior to mitigation planting. Work will not occur water ward of the Ordinary High Water Mark (OHWM). After construction of the building addition, the plantings and crushed rock can be planted and placed. After the buffer mitigation is accepted by the City, the five-year monitoring period will begin. BACKGROUND This area was annexed to Tukwila in 1967 (Tukwila Ordinance 493). According to King County Assessor's data, the office building at 5200 Southcenter Blvd. was built in 1986 and was known as Parkside Office Building. The building has since been remodeled several times as tenants have changed. Wireless communication facilities were constructed on the roof in 2002 and 2004, with base station equipment housed in the garage. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT F 57 / Page 3 The structure at 5290 Southcenter Blvd. was constructed in 1948, and has housed an insurance company and a tarot/palm reader business in the recent past. Currently the building is used as an office for Allied Barton security and the site used as additional parking for Inspirus Credit Union employees. There have been several code enforcement cases opened and closed for the site for illegal taxi businesses, unpermitted signs and tenant improvements, and the construction of a retaining wall around the stream- all under prior ownership. Inspirus Credit Union (then School Employees Credit Union of Washington) purchased the site in 2015. There is a code enforcement case (CE16-0117) opened in April of 2016 that is still outstanding; the code violation will be resolved with successful mitigation plantings of native vegetation associated with approval of this proposal. DECISION CRITERIA This report provides an overview of project consistency with applicable criteria for allowed uses in sensitive areas, followed by discussion of the mitigation plan, comments, conclusions, and recommendations. CRITERIA STAFF ANALYSIS 18.45.070 Sensitive Area Permitted Uses B. PERMITTED USES SUBJECT TO ADMINISTRATIVE REVIEW The following uses may be permitted only after administrative review and approval by the Director: 4. Enhancement or other mitigation including landscaping with native plants. The applicant has applied for a Special Permission Review to landscape a reduced buffer width with native plants. 18.45.100 Watercourse Designations, Ratings and Buffers B. WATERCOURSE BUFFERS Any land alteration must be located out of the buffer areas as required by this section. Watercourse buffers are intended in general to: 1. Minimize long-term impacts of development on properties containing watercourses; 2. Protect the watercourse from adverse impacts during development; 3. Preserve the edge of the watercourse and its buffer for its critical habitat value; 4. Provide shading to maintain stable water temperatures and vegetative cover for additional wildlife habitat; 5. Provide input of organic debris and uptake of nutrients; 6. Provide an area to stabilize banks, to absorb overflow during high water events and to allow for slight variation of A portion of the 5200 office building and the entirety of the 5290 building are located within the existing 80-ft. watercourse buffer. The applicant has applied for Special Permission Review to reduce the width of the buffer to 40 feet. The proposed building addition would then be located entirely outside of the watercourse buffer area, with just a small sliver of the existing office building remaining in the buffer. The mitigation plantings will improve the habitat value and function of the watercourse over its currently degraded 58 Phone: 206.433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT F Page 4 aquatic system boundaries over time due to hydrologic or climatic effects; 7. Reduce erosion and increased surface water runoff; 8. Reduce loss of, or damage to, property; 9. Intercept fine sediments from surface water runoff and serve to minimize water quality impacts; and 10. Protect the sensitive area from human and domestic animal disturbance. An undisturbed sensitive area or buffer may substitute for the yard setback and landscape requirements of TMC Chapter 18.50 and 18.52. state. Protection from human disturbance will be increased with the proposal, as the sensitive area will be identified on the crushed rock trail and the walking areas clearly defined. C. WATERCOURSE BUFFER WIDTHS The following buffer widths, measured from the Ordinary High Water Mark (OHWM), apply to each side of a watercourse. If the OHWM cannot be determined, then the buffer will be measured from the top of bank: 1. Type 1 (S) Watercourse: Regulated under TMC Chapter 18.44, Shoreline Overlay. 2. Type 2 (F) Watercourse: 100-foot-wide buffer. 3. Type 3 (Np) Watercourse: 80-foot-wide buffer. 4. Type 4 (Ns) Watercourse: 50-foot-wide buffer. The portion of Gilliam Creek that is daylighted on the Inspirus site is classified as a Type 3 watercourse, both on the City's Sensitive Areas Map and in the Sensitive Area Study (Exhibit A) submitted by the applicant. The current buffer for the daylighted portion of the Creek is 80 feet wide. D. BUFFER SETBACKS 1. All commercial and industrial buildings shall be set back 15 feet and all other development shall be set back 10 feet. Building setbacks shall be measured from the foundation to the buffer's edge. Building plans shall also identify a 20-foot area beyond the buffer setback within which the impacts of development will be reviewed. 2. The Director may waive setback requirements when a site plan demonstrates there will be no impacts to the buffer from construction or occasional maintenance activities (see TMC Figure 18-2). As part of this Special Permission request, a waiver is requested from the 15-foot setback for commercial buildings from the buffer edge. The native plants comprising the mitigation plan will not be planted until the building has been constructed. Temporary erosion and sediment controls will be in place to minimize potential impacts to water quality stemming from construction activities. Once the building is completed, mitigation work can begin. This sequence of construction ensures there will be no impact to the buffer from construction activities. After the native plants are established, occasional maintenance activities are limited to the monitoring and re-establishment of plants in the buffer itself. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT F 59 / Page 5 E. VARIATION OF STANDARD WATERCOURSE BUFFER WIDTH 1. The Director may reduce the standard watercourse buffers on a case -by -case basis, only where the buffer is significantly degraded (due to existing development within the prescribed buffer width, the presence of significant amount of invasive vegetation that impairs buffer function, and/or lack of native vegetation), provided the remaining buffer is enhanced in accordance with an approved buffer enhancement plan, prepared by a qualified professional, and does not contain slopes 15% or greater. Where a buffer has a variable topography that includes Class I slopes on the landward portion of the buffer, a buffer reduction may be allowed if the proposed reduction is in the area with the Class I slopes, and a 10 foot planted setback from the top of the slope is maintained. Further, a geotechnical review of the proposed buffer enhancement plan must determine that the buffer enhancement can be implemented without destabilizing the slope. The approved buffer width shall not result in greater than a 50% reduction in width. Any buffer reduction proposal must demonstrate to the satisfaction of the Director that it will not result in direct, indirect or long-term adverse impacts to watercourses, and that: a. The buffer is vegetated and includes an on -site buffer enhancement plan prepared by a qualified professional, to retain existing native vegetation and install additional native vegetation in order to improve the buffer function; or b. If there is no significant vegetation in the buffer, a buffer may be reduced only if an on -site buffer enhancement plan is provided. The plan must include using a variety of native vegetation that improves the functional attributes of the buffer and provides additional protection for the watercourse functions. 2. Buffers for all types of watercourses will be increased when they are determined to be particularly sensitive to disturbance or the proposed development will create unusually adverse impacts. Any increase in the width of the buffer shall be required only after completion of a watercourse study by a qualified specialist or expert that documents the basis for such increased width. An increase in buffer width may be appropriate when: The existing buffer conditions can be described as extremely degraded. Only a very small section of the creek is daylighted, and what is daylighted is of very poor habitat quality due to invasive species presence and a concrete barrier, in addition to a stormwater grate and a steep grade at the eastern edge plunging a piped section of the creek under Interstate 5. The request, if approved, will not result in a reduction in buffer width greater than 50%. The plan proposed by the applicant corresponds with criteria b. There are only two native plants (one snowberry and one maple) in the existing buffer, and since they are of poor condition, they will be removed if the special permission is granted. The mitigation plan for the buffer includes one tree, seven shrub, and eight groundcover species which will improve the function of the buffer significantly from its current degraded state. The proposal would add protection to the stream via buffer enhancement with native plantings and monitoring. The current condition of the buffer is degraded. Proposed enhancement includes planting vegetation that would improve both habitat quality and hydrology, and the removal of non- native invasive species. 60 Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT F "\ Page 6 a. The development proposal has the demonstrated potential for significant adverse impacts upon the watercourse that can be mitigated by an increased buffer width; or b. The area serves as habitat for endangered, threatened, sensitive or monitor species listed by the federal government or the State. 3. Every reasonable effort shall be made to maintain the existing viable native plant life and non-invasive significant trees in the buffers. Vegetation may be removed from the buffer as part of an enhancement plan approved by the Director. Enhancements will ensure that slope stability and watercourse quality will be maintained or improved. Any disturbance of the buffers for watercourses shall be replanted with a diverse plant community of native northwest species that are appropriate for the specific site as determined by the Director. If the vegetation must be removed, or because of the alterations of the landscape the vegetation becomes damaged or dies, then the applicant for a permit must replace existing vegetation along watercourses with comparable specimens, approved by the Director, that will restore buffer functions within five years. 4. The Director shall require subsequent corrective actions and long-term monitoring of the project if adverse impacts to regulated watercourses or their buffers are identified. 18.45.110 Watercourse Alterations and Mitigation C. MITIGATION PLAN CONTENT All impacts to a watercourse that degrade the functions of the watercourse or its buffer shall be avoided. If alteration to the watercourse or buffer is unavoidable, all adverse impacts resulting from a development proposal or alteration shall be mitigated in accordance with an approved mitigation plan as described below. 1. Mitigation plans shall be completed for any proposals of dredging, filling, diverting, piping and rerouting of watercourses or buffer impacts and shall be developed as part of a sensitive area study by a specialist approved by the Director. The plan must show how water quality, treatment, erosion control, pollution reduction, wildlife and fish habitat, and general watercourse quality would be improved. The mitigation plan (Exhibit D) follows the performance standards of TMC 18.45.110. The buffer reduction is an alteration to a watercourse buffer, but will not result in adverse impacts because of the current degraded state of the buffer. The City's Urban Environmentalist has reviewed the mitigation plan and agrees with the proposed plant species and quantity of the proposed mitigation. The environmental goal of the mitigation plan is to improve water quality, hydrologic Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT F 61 Page 7 2. The scope and content of a mitigation plan shall be decided on a case -by -case basis taking into account the degree of impact and extent of mitigation measures needed. As the impacts to the watercourse or its buffer increase, the mitigation plan to offset these impacts will increase in extent and complexity. 3. The components of a complete mitigation plan are as follows: a. Baseline information including existing watercourse conditions such as hydrologic patterns/flow rates, stream gradient, bank full width, stream bed conditions, bank conditions, fish and other wildlife use, in -stream structures, riparian conditions, buffer characteristics, water quality, fish barriers and other relevant information. b. Environmental goals and objectives that describe the purposes of the mitigation measures. This should include a description of site selection criteria, identification of target evaluation species and functions. c. Performance standards for fulfilling environmental goals and objectives and for triggering remedial action or contingency measures. Performance standards may include water quality standards, species richness and diversity targets, habitat diversity indices, creation of fish habitat, or other ecological, geological or hydrological criteria. d. Detailed construction plan of the written specifications and descriptions of mitigation techniques. This plan should include the proposed construction sequence and construction management, and be accompanied by detailed site diagrams and blueprints that are an integral requirement of any development proposal. e. Monitoring and/or evaluation program that outlines the approach for assessing a completed project. An outline shall be included that spells out how the monitoring data will be evaluated by agencies that are tracking the mitigation project's process. For projects that discharge stormwater to a stream, the Director may require water quality monitoring. f. Contingency plan identifying potential courses of action and any corrective measures to be taken when monitoring or evaluation indicates project performance standards have not been met. g. Performance security or other assurance devices as described in TMC Section 18.45.210. and habitat function of the Gilliam Creek buffer. The environmental goal will be met via the following performance goals: 1) achieve 100% survival of container - installed vegetation at the end of year 1. 2) Achieve 30% cover of native woody vegetation by end of Year 2, 50% cover by end of year 3, and 80% cover by end of year 5. 3) establish at least 1 species of native trees, 5 species of native shrubs and 2 native/perennial species by year 5. The performance standard of 80% survival rate of planted vegetation at the end of the 5-year monitoring period is required. Adequate maintenance specifications including weekly watering of plants from June 1st through September 15th for the first three growing seasons, at least twice -yearly weeding, and replanting of dead plants in the fall dormant seasons. Adequate plant installation details for shrubs, seedlings and bare root plants are proposed. Contingency plan includes replacement of dead plants. Annual reports will be submitted to the City's Urban Environmentalist annually beginning with the first summer or fall after installation. A bond for 150% of the anticipated labor and materials cost is required prior to inspection of the mitigation installation. Should performance measures not be met, the monitoring plan will be extended and the bond will not be released until mitigation is deemed to be satisfactory to the City. 62 Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT F Page 8 D. MITIGATION STANDARDS. 1. The Washington "Stream Habitat Restoration Guidelines" (Washington State Aquatic Habitat Guidelines Program, Washington Department of Ecology, US Fish and Wildlife Service, Washington Department of Fish and Wildlife, 2004 or as amended) shall be used as Best Available Science for the development of watercourse and buffer mitigation techniques. 2. The following shall be considered the minimum standards for approved stream alterations: a. Maintenance or improvement of stream channel habitat and dimensions such that the fisheries habitat functions of the compensatory stream reach or exceed that of the original stream; b. Bank and buffer configuration restored to an enhanced state; c. Channel, bank and buffer areas replanted with native vegetation that improves the original in species diversity and density; d. Stream channel bed and biofiltration systems equivalent to (in the case of public drainage maintenance projects) and better than in the original stream (in the case of other kinds of projects); e. Original fish and wildlife habitat enhanced unless technically not feasible. 3. Relocation of a watercourse shall not result in the new sensitive area or buffer extending beyond the development site and onto adjacent property without the written agreement of the affected property owners. The culverts on both ends of the daylighted portion of Gilliam Creek will remain so the stream functions will not reach or exceed original levels, but the bank and buffer of the daylighted portion will be restored to an enhanced state. Approval of this project means the bank and buffer areas will be planted with native vegetation, resulting in significant habitat and water quality improvements. 18.45.210 Assurance Device A. In appropriate circumstances, such as when mitigation is not completed in advance of the project, the Director may require a letter of credit or other security device acceptable to the City to guarantee performance and maintenance requirements of TMC Chapter 18.45. All assurances shall be on a form approved by the City Attorney and be equal to 150% of the cost of the labor and materials for implementation of the approved mitigation plan. B. When alteration of a sensitive area is approved, the Director may require an assurance device, on a form approved by the City Attorney, to cover the cost of monitoring and maintenance costs and correction of possible deficiencies for five years. In the event that more Prior to the final inspection of the mitigation planting the applicant shall provide a cost estimate of the monitoring for five years. Additionally, a financial guarantee equal to 150% of the cost of monitoring shall be required. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwitaWA.gov ATTACHMENT F 63 Page 9 than five years monitoring and maintenance is required, the amount of security required will be for the first five years and years 7 and 10. If at the end of five years performance standards are not being achieved, an increase in the security device may be required by the Director. When another agency requires monitoring beyond the City's time period, copies of those monitoring reports shall be provided to the City. C. The assurance device shall be released by the Director upon receipt of written confirmation submitted to the Department from the applicant's qualified professional that the mitigation or restoration has met its performance standards and is successfully established. Should the mitigation or restoration meet performance standards and be successfully established in the third or fourth year of monitoring, the City may release the assurance device early. The assurance device may be held for a longer period, if at the end of the monitoring period, the performance standards have not been met or the mitigation has not been successfully established. In such cases, the monitoring period will be extended and the bond held until the standards have been met. D. Release of the security does not absolve the property owner of responsibility for maintenance or correcting latent defects or deficiencies or other duties under law. COMMENTS A Notice of Application was mailed on November 17, 2016 to the applicant and to departments and agencies with jurisdiction pursuant to TMC 18.104.090. The comment period ended on December 1, 2016 and two comment letters were received. These comments from the Muckleshoot Tribe and Greg and Vanessa Zaputil are included in this staff report as attachments E and F. City response to Karen Walter's comments are incorporated in attachment E. Because the Zaputil's comments apply to the construction phase and also to parking concerns, they will be addressed in the Special Permission- Parking Reduction request and in the Board of Architectural Review's consideration of the Design Review application rather than in this discussion of the sensitive area buffer and mitigation. CONCLUSIONS 1. Gilliam Creek, which daylights on the property is mapped as a Type 3 watercourse which has an 80-foot buffer per the City's Environmentally Sensitive Areas regulations (TMC 18.45.100) 64 Phone: 206-433-1800 • Email: Mayor@TukwitaWA.gov • Website: TukwilaWA.gov ATTACHMENT F 7 Page 10 3. Impacts to the buffer are proposed to be mitigated and the impacted area shall be restored and enhanced through the addition of native trees, shrubs, and groundcover in compliance with restoration requirements for sensitive areas. 4. The applicant has demonstrated compliance with mitigation sequencing requirements and with the criteria for approval of alterations and mitigation for watercourses. 5. Through construction and mitigation sequencing, the applicant demonstrates there will be no impacts to the newly enhanced buffer from construction or occasional maintenance activities. RECOMMENDATIONS Staff recommends approval of the Special Permission permit to reduce the watercourse buffer from 80 feet to 40 feet and a waiver of the 15- foot building setback from t:he buffer edge with the following conditions: 1. Provide a financial guarantee in the amount of 150% of the cost of monitoring and maintenance of the required stream buffer mitigation prior to final inspection. 2. Maintenance and monitoring of the mitigation area is required for five years. Contingency measures will be initiated if buffer fails to meet any performance standards at any time throughout the monitoring period. 3. Sequence of construction and maintenance of the mitigation shall follow the sequence described on pages 14 and 15 of Exhibit A, Sensitive Area Study. No plantings in the buffer shall be planted prior to completion of the Inspirus building addition. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT F 65 City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director February 15, 2017 NOTICE OF DECISION TO: Matthew Laase, Jackson Main Architecture, Applicant Washington State Department of Ecology- Sepa Review Washington State Department of Fish and Wildlife King County Department of Assessments Muckleshoot Indian Tribe Greg and Vanessa Zaputil 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: L16-0068, Special Permission from the Director Applicant: Matthew Laase, Jackson Main Architecture for Inspirus Credit Union Type of Permit Applied for: Type 2 Special Permission from the Director. Proiect Description: Special Permission to reduce the number of parking stalls required for the expansion of an existing office building by 10% or less. Also requested is permission to have more than 30% of the parking spaces provided be compact parking spaces. Location: 5200 and 5290 Southcenter Blvd, Tukwila WA (King County parcel #s 1157200013 and 1157200021) Associated Files: E16-0011 (Environmental Review) L16-0064 (Design Review) L16-0067 (Special Permission- Buffer Reduction) COMPREHENSIVE PLAN DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM) ZONE DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 ATTACHMENT G 67 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) on December 21, 2016. Decision on Substantive Permit: The Community Development Director has determined that the special permission application does comply with applicable City and state code requirements and has approved that application, subject to the following conditions: 1. Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by implementing an effective parking management plan and participation in the City's Commute Trip Reduction program. Applicant shall return the attached CTR forms and begin compliance with the City's Commute Trip Reduction Ordinance prior to the final inspection of the building permit but no later than April 1, 2017. Additionally, the applicant is required to submit an annual report that includes a traffic management plan, showing compliance with the City's Commute Trip Reduction program. 2. The proposed parking layout should be revised to: eliminate the tandem stalls; and convert the loading area to three parking stalls resulting in a total of 107 stalls (42 in the garage and 65 surface parking). See Attachments D and E, Staff Alternatives to the Site Plan and Illustrated Floor Plan -Parking Area sheets. 3. Applicant shall prepare a parking management plan to address the temporary impact and submit it as part of building permit submittal. The parking management plan shall either pursue a shared parking agreement with an adjacent property owner to the North, South, or West to accommodate employee parking during construction activities; or show how employee parking needs will be reduced and/or accommodated throughout the construction process. III. YOUR APPEAL RIGHTS 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. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Hearing Examiner of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's 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 March 1, 2017. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 68 ATTACHMENT G 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, including any specific challenge to an MDNS. 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 Ilmited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in 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. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the 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 Lindsay Brown, who may be contacted at Lindsay.brown @tukwilawa.aov or 206.433.7166 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 be removed at the expiration of the appeal period if no appeal is filed. Jack • ce, Director Depa i ent of Community Development City of Tukwila ATTACHMENT G 69 / City of Tukwila Allan Ekberg, Mayor Department of Community Development- Jack Pace, Director FILE NUMBER. APPLICANT: REQUEST: LOCATION: SEPA DETERMINATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: STAFF: ATTACHMENTS: STAFF REPORT TO THE DIRECTOR February 15, 2017 L16-0068 Matthew Laase, Jackson Main Architecture for Inspirus Credit Union Approval of Special Permission —Director Review to reduce the number of parking stalls required for the expansion of an existing office building by 10% or less, from 113 parking spaces to 108. Also requested is permission to have more than 30% of the parking spaces provided be compact parking spaces. 5200 and 5290 Southcenter Blvd, Tukwila WA (parcel #s 1157200013 and 1157200021) Determination of Non -Significance (DNS) issued for E16-0011 on December 21, 2016. Office (0)/ Regional Commercial Mixed Use (RCM) Office (0)/ Regional Commercial Mixed Use (RCM) Lindsay Brown, Assistant Planner A. Project Description for Proposed Parking Deviation, prepared by Jackson Main Architecture, October 21, 2016. B. Site Plan, Sheet A1.00 Revised. Received on January 11,2017. C. Illustrated Floor Plan- Parking Level Plan, Sheet A3 Revised. Received on February 14, 2017. D. Staff Alternative to Site Plan, Sheet A1.00 Revised. E. Staff Alternative to Illustrated Floor Plan- Parking Level Plan, Sheet A3 Revised. F. Commute Trip Reduction materials mailed on December 16, 2016. G. Comment letter from Greg and Vanessa Zaputil, November 30, 2016. H. Technical Review #1 Response Letter, Received January 11, 2017. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 70 ATTACHMENT G Page 2 PROJECT DESCRIPTION The applicant is proposing to reduce the number of parking stalls required for the expansion of an existing office building by 10% or Tess, proposing a total of 108 parking spaces out of the 113 required. Also, requested is permission for more than 30% of the parking spaces provided to be compact parking spaces. The request is to allow 37% of the parking stalls in the additional parking area to be compact or tandem. The proposed project is also subject to Design Review approval by the Board of Architectural Review for a 14,395 ft2 addition to the existing 49,511 ft2 office building including an expansion of the basement parking garage. Additionally, a Special Permission- Director permission to reduce a watercourse buffer and restore the reduced buffer with native plants was approved on February 15, 2017. BACKGROUND Parking requirements vary by use, and are depicted in Figure 18-7 of the Tukwila Municipal Code. Office uses are required to provide three off-street parking spaces per 1,000 square feet of useable floor area. Common corridors, restrooms, elevator shafts, stairwells and mechanical equipment rooms are not considered useable floor area. Subtracting these spaces from the gross square footage, the structure will have 37,541 square feet of useable floor area, requiring 113 parking spaces. The appliicant is pursuing a reduction in the number of parking spaces required by less than 10%, which is a Special Permission decision determined by the DCD Director. Figure 18-6 of the Tukwila Municipal Code depicts required parking stall width, length, and aisle width for one or two-way traffic, as determined by parking angle. All but four of the proposed spaces are accessed at 90 degrees. For 90-degree angle parking, standard stalls must measure a minimum of 19' in length and be at least 8.5' wide. Compact stalls must be at least 16' in length and 8' wide. Standard and compact stalls shall be allowed a two -foot landscaping overhang to count toward the stall length, as permitted in TMC 18.56.040. Tandem parking spaces are addressed in TMC 18.56.040 Off -Street Parking and Loading Regulations- General Requirements. Tandem spaces are only allowed in the High -Density Residential (HDR) and Medium -Density Residential (MDR) zones, with a few size and percentage requirements. The Tukwila Municipal Code has provisions related to nonconforming parking areas. TMC Chapter 18.70.080 states "If a change of use takes place, or an addition is proposed, which requires an increase in the parking area by an increment less than 100%, the requirements of the Off-street Parking and Loading Regulations chapter of this title shall be complied with for the additional parking area". Existing parking areas that don't meet current code requirements regarding width, length, angle, or drive aisle dimensions but met code requirements at the time of development are considered legally nonconforming. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA. ov ATTACHMENT G 71 Page 3 DECISION CRITERIA This report provides an overview of project consistency with applicable criteria for off-street parking requirements, followed by discussion of the proposed plans, the request, and mitigating conditions of approval. CRITERIA STAFF ANALYSIS 18.56.090 Compact Car Allowance A. A maximum of 30% of the total off-street parking stalls may be permitted and designated for compact cars. B. Each compact stall shall be designated as such, with the word COMPACT printed onto the stall, in a minimum of eight -inch letters and maintained as such over the life of the use of both the space and the adjacent structure it serves. C. Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18-6 of this chapter. D. Compact spaces shall be reasonably dispersed throughout the parking lot. Submitted plans propose compact or tandem spaces for 37% of the parking stalls in the additional parking area to be compact or tandem. Out of 46 stalls 9 are proposed to be compact and 8 tandem stalls. A waiver allowing more than 30% of the parking spaces to be compact is included in the Special Permission request. Existing parking areas that do not meet code requirements are considered legally nonconforming, and don't need to be changed with the proposed plans. The 37% of stalls proposed to be compact or tandem is the percentage of stalls in the garage area, which includes the garage addition and the restriping of existing garage parking spaces. Compact spaces are dispersed in parking areas, and parking space dimensions comply with the minimum requirements depicted in TMC 18-6. 18.56.130 Development Standards for Bicycle Parking A. Required number of bicycle parking spaces: The required number of parking spaces for bicycles are included in TMC 18.56.050, Figure 18-7. B. Location: 1. Required bicycle parking must be located within 50 feet of an entrance to the building or use 2. Bicycle parking may be provided within a building, but the location must be accessible for bicycles A bike rack is located in front of the main entrance near the northwest corner of the building. This rack will remain, and the project proposes to add two additional bicycle parking areas inside the garage addition, easily accessed from Southcenter Boulevard. Phone: 206-433-1800 • Email: Mayor@TukwitaWA.gov • Website: TukwilaWA.gov 72 ATTACHMENT G Page 4 C. Safety and Security: 1. Legitimate bicycle spaces are individual units within ribbon racks, inverted `U' racks, locking wheel racks, lockers, or other similar permanent structures. 2. If bicycle lockers are used, windows and/or view holes must be included to discourage improper uses. 3. If bicycle parking is not visible from the street, a sign must be posted indicating the location of the bicycle parking spaces. 4. All bicycle parking must be separated from motor vehicle traffic by a barrier, curb, post, bollard or other similar device. D. Process: Upon application to and review by the Community Development Director, subject to a Type 1 decision process as outlined in TMC Section 18.108.020, the bicycle parking requirements may be modified or waived, where appropriate. Approval of this Special Permission request will include conditions ensuring that criteria C will be met, and next steps for proceeding with the City's Commute Trip Reduction Program staff regarding design of bicycle parking facilities. 18.56.140 Administrative Variance from Parking Standards A. General: 1. A request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. Administrative variances are only eligible for requests for reductions of required parking between 1% and 10%. Requests for reductions from minimum parking standards in excess of 10% must be made to the Hearing Examiner. 2. The project developer shall present all findings to the Director prior to any final approvals, including design review, conditional use permit review, building review or any other permit reviews required by the Director. B. Criteria: 1. All requests for reductions in parking shall be reviewed under the criteria established in this section. 2. In addition to the following requirements, the Director may require specific measures not listed to ensure that all impacts with reduced parking are mitigated. Any spillover parking which cannot be mitigated to the satisfaction of the Director will serve as the basis for denial. A reduction may be allowed, pursuant to either an administrative variance or requests to the Hearing Examiner, after: a. All shared parking strategies are explored. b. On -site park and ride opportunities are fully explored. c. The site is in compliance with the City's commute trip reduction ordinance or, if not an affected employer as The applicant requests Special Permission- Director approval to allow for a reduction in the required parking spaces by less than 10%. Proposing 108 parking spaces out of the 113 required is approximately a 5% reduction. Shared parking is possible, but some site attributes limit the possibilities. The property across 52nd Ave S. is vacant, so there is no parking to consider for sharing across sites. Immediately north of Inspirus is an office building which appears to exceed the 3 parking spaces/1,000 useable floor area standard for office uses, but there is a grade change and a retaining wall that somewhat limits pedestrian traffic between sites. Although several letters from Commute Trip Reduction Program staff have been sent to Inspirus (Attachment F), the City has not yet received a response. Compliance with the program will be a condition of approval. Phone: 206-433-1800 • Emait: Mayor@TukwitaWA.gov • Website: TukwilaWA.gov ATTACHMENT G 73 Page 5 defined by the City's ordinance, agrees to become affected. d. The site is at least 300 feet away from a single-family residential zone. e. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects. C. Process: 1. An applicant shall submit evidence that decreased parking will not have a negative impact on surrounding properties or potential future uses. This may take the form of a brief report for administrative variances. Decreases in excess of 10% must be made to the Hearing Examiner. The Director may require additional studies to ensure that negative impacts are properly mitigated. A complete and detailed Parking Demand Study is required for requests reviewed by the Hearing Examiner. 2. All site characteristics should be described in the report, including: a. Site accessibility for transit. b. Site proximity to transit, with 15- to 30-minute headways. c. Shared use of on -site parking. d. Shared use of off -site parking. e. Combined on -site parking. f. Employee density. g. Adjacent land uses. D. Review: Applications for administrative variances for reductions below minimum parking requirements between 1% and 10% shall be processed as Type 2 decisions, pursuant to TMC Section 18.108.020. Applications for reductions from minimum parking requirements in excess of 10% shall be processed as Type 3 decisions, pursuant to TMC Section 18.108.030, including a hearing before the Hearing Examiner. The site is more than 300 feet from the LDR zone. The applicant submitted a letter to justify the request for reduced parking requirements (Attachment A). Site attributes, proximity to transit, and on - site car and bicycle facilities were addressed. Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by an effective parking management plan and participation in the City's Commute Trip Reduction program. TMC 18.70.080 Nonconforming Parking Lots A. Nothing contained in the Off-street Parking and Loading Regulations chapter of this title shall be construed to require a change in any aspect of a structure or facility covered thereunder including, without limitation, parking lot layout, loading space requirements and curb -cuts, for any structure or facility which existed on the date of adoption of this title. B. If a change of use takes place, or an addition is proposed, which requires an increase in the parking area by an increment less than 100%, the requirements of the Off-street An addition is proposed which increases the parking by less than 100%, thus the existing nonconforming parking spaces and layout may remain. The parking area increase associated with the building addition is the only parking area which is required to comply with the Off -Street Parking and Loading 74 Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov ATTACHMENT G Page 6 Parking and Loading Regulations chapter of this title shall be complied with for the additional parking area. C. If a change of use takes place, or an addition is proposed, which requires an increase in the parking area by an increment greater than 100%, the requirements of the Off- street Parking and Loading Regulations chapter of this title shall be complied with for the entire parking area. Regulations. The compact space dimensions and the aisle width dimensions in the garage addition comply with zoning code requirements. DISCUSSION The site currently has 98 parking spaces distributed in surface parking along the western, northern and eastern boundaries, and in the ground -level garage. The planned improvements include the net addition of 11 parking stalls in the garage, and the subtraction of one space in the surface parking lot. During the initial site visit, Planning staff noticed a few parking irregularities including parking in the loading zone and fire lane, and for -sale cars parked long-term on site. Questions were posed during the technical review stage, and the applicant provided responses to those questions (Attachment H). The parking behaviors observed by staff and addressed by the applicant indicate that many of the parking shortage concerns could be ameliorated by better management of parking areas. Applicant has proposed a total of 108 parking stalls proposed on the site; 46 in the garage and 62 surface parking stalls. In the existing garage, 3 existing spaces will be removed to make a drive aisle connection from the existing garage area to the addition, and 1 existing standard space will be removed and replaced with 3 compact stalls; and 2 standard stalls are proposed to be converted to 4 tandem stalls. In the new portion of garage (garage addition), 4 tandem stalls and 6 compact stalls are proposed. The existing surface parking area will be largely unchanged with the building addition design; there are a few minor changes to parking spaces and landscaping within the surface parking lot. On the northern site perimeter, landscape islands will be reconfigured, allowing 2 additional parking spaces. On the eastern perimeter, two spaces will be removed to more clearly delineate the fire lane from parking areas with landscaping, and the applicant proposes to shrink a landscape island to squeeze in one additional compact space adjacent to the garage. In the eastern parking area, the applicant proposes to add a landscape planter and restripe, losing 2 parking spaces. The City's regulations allowing existing nonconforming parking areas to remain unchanged applies to all parking spaces except the garage addition. Because of this, analysis of the percentage of compact spaces should apply only to parking changes in the garage. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwitaWA. ov ATTACHMENT G 75 Page 7 The table below depicts existing and proposed standard and compact parking spaces as shown on Attachments B and C, and their location on the site. The applicant proposes the addition of eight tandem parking spaces; both the forward and rear parking spaces are counted as tandem spaces. Proposed Plans Parking Area Garage Surface Existing Standard 35 20 Existing Compact 0 43 Existing Tandem 0 0 Changes- Standard -6 0 Changes- Compact +9 -1 Changes- Tandem +8 0 Total Spaces 46 62 % Compact or Tandem 37% N/A The applicant's proposed landscape modifications to the surface parking areas will result in a more organized, harmonious site and will result in a tree canopy increase and lessen the appearance of large paved areas. Parking regulations allow tandem configurations only in MDR and HDR zones, and only for residential uses. Tandem spaces are impractical for commercial businesses, as they require a shifting of cars in order to use both spaces. Because of this and code restrictions, staff recommends the substitution of the 8 tandem spaces proposed by the applicant with 4 standard spaces. As recently as this week, parking in the loading zone at the southwest corner of the building was again observed. It appears that this loading zone is not used for loading, but instead is used as convenient parking for employees. Because this space is typically used for informal parking and because loading zones are no longer required of all office or commercial buildings, staff recommends conversion of the loading zone to 3 standard parking spaces. The table below reflects the staff recommendation of parking for the Inspirus Credit Union Site. Under the staff alternative, the surface parking lot will see the net addition of two parking spaces, and the garage would gain a net of 7 parking spaces. The staff alternative recommendation would bring the total parking spaces onsite to 107, an approximate 6% reduction in parking spaces required. The staff alternative includes removal of tandems stalls in the garage and the addition of 9 compact spaces in the garage, comprising 21 % of all garage parking spaces. 76 Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA. ov ATTACHMENT G Page 8 Staff Recommendation Parking Area Garage Surface Existing Standard 35 20 Existing Compact 0 43 Existing Tandem 0 0 Changes- Standard -2 +3 Changes- Compact +9 -1 Changes- Tandem N/A N/A Total Spaces 42 65 % Compact 21% N/A COMMENTS A combined Notice of Application for this Special Permission request and related land use applications was mailed on November 17, 2016 to the applicant, departments and agencies with jurisdiction pursuant to TMC 18.104.090, and owners and tenants of property within 500 feet of the site. The comment period ended on December 1, 2016 and two comment letters were received. One comment letter focused solely on the onsite sensitive area, and was addressed in the Special Permission- Sensitive Area Buffer Reduction staff report. The other letter, from a nearby resident, addresses parking and other concerns, and is included as Attachment G of this report. The applicant has written the following in response to the parking concern brought up by the Zaputils in their comment letter: The vacant lot across from the applicant's property is not expected to be used for any staging, parking or construction activity related to this application. Required parking for the expanded property will be contained onsite as noted on the plans. CONCLUSIONS 1. The site has a stream and buffer that limits the areas that can be used for onsite parking 2. The Special Permission request to reduce the number of required parking spaces by Tess than 10% is consistent with TMC18.56.140 Administrative Variance from Parking Standards criteria. 3. The proposed plans to include tandem parking spaces in the onsite parking areas is inconsistent with Tukwila Municipal Code Requirements. 4. Demand for onsite parking can be reduced though commute trip reduction program incentives such as transit passes, priority carpool parking and financial incentives. 5. Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by an effective parking management plan and participation in the City's Commute Trip Reduction program. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA. ov ATTACHMENT G 77 Page 9 6. The proposed parking layout should be revised to: eliminate the tandem stalls and convert the loading area to three parking stalls resulting in a total of 107 stalls (42 in the garage and 65 surface parking). No deviation from 30% maximum compact stall count is needed under this option as the total number of compact stalls in the garage will be 21 % of the total number of parking stalls in the garage. 7 It is possible there will be temporary impact to neighboring properties due construction activities on the site. Applicant shall prepare a parking management plan to address the temporary impact and submit it as part of building permit submittal. The parking management plan shall either pursue a shared parking agreement with an adjacent property owner to the North, South, or West to accommodate employee parking during construction activities; or show how employee parking needs will be reduced and/or accommodated throughout the construction process. RECOMMENDATIONS As depicted in Attachments D and E, staff recommends 107 parking spaces for the Inspirus site, comprising an approximate 7% reduction in parking spaces required. Staff recommends the following conditions of approval: 1. Applicant shall ensure that decreased parking will not have a negative impact on surrounding properties by implementing an effective parking management plan and participation in the City's Commute Trip Reduction program. Applicant shall return the attached CTR forms and begin compliance with the City's Commute Trip Reduction Ordinance prior to the final inspection of the building permit but no later than April 1, 2017. Additionally, the applicant is required to submit an annual report that includes a traffic management plan, showing compliance with the City's Commute Trip Reduction program. 2. The proposed parking layout should be revised to: eliminate the tandem stalls; and convert the loading area to three parking stalls resulting in a total of 107 stalls (42 in the garage and 65 surface parking). See Attachments D and E, Staff Alternatives to the Site Plan and Illustrated Floor Plan -Parking Area sheets. 3. Applicant shall prepare a parking management plan to address the temporary impact and submit it as part of building permit submittal. The parking management plan shall either pursue a shared parking agreement with an adjacent property owner to the North, South, or West to accommodate employee parking during construction activities; or show how employee parking needs will be reduced and/or accommodated throughout the construction process. 78 Phone: 206-433-1800 • Email: Mayor@TukwitaWA.gov • Website: TukwilaWA. ov ATTACHMENT G eitif of Department Of Community AFFIDAVIT OF J u:ftwita Development DISTRIBUTION I, Jaclyn Adams , HEREBY DECLARE THAT: Notice of Application X Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Short Subdivision Agenda Determination of Significance & Scoping Notice Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Staff Report & Attachment Was mailed to each of the addresses listed/attached on this 3rd day of March , 2017 Project Name: Inspirus Credit Union Project Number: L16-0064 Associated File Number (s): Mailing requested by: Lindsay Brown Mailer's signature: ..- W:\USERS\JACKIE\MAILINGSWINISHED MAILINGS\AFFIDAVIT OF DISTRIBUTION - JACKIE.DOCX Matthew Laase, Jackson Main Architecture, Applicant Washington State Department of Ecology- Sepa Review Washington State Department of Fish and Wildlife King County Department of Assessments Muckleshoot Indian Tribe Greg and Vanessa Zaputil City of Tukwil Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director March 3, 2017 NOTICE OF DECISION TO: Matthew Laase, Jackson Main Architecture, Applicant Washington State Department of Ecology- Sepa Review Washington State Department of Fish and Wildlife King County Department of Assessments Muckleshoot Indian Tribe Greg and Vanessa Zaputil This letter serves as a Notice of Decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Proiect File Number: Applicant: Type of Permit Applied for: Project Description: Location: Associated Files: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: I. PROJECT INFORMATION L16-0064, Design Review Public Hearing Matthew Laase, Jackson Main Architecture for inspirus Credit Union Type 4 Design Review Design Review approval for development of a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Blvd. Project includes demolishment of the structure at 5290 Southcenter Blvd. 5200 and 5290 Southcenter Blvd, Tukwila WA (King County parcel #s 1157200013 and 1157200021) E16-0011 (Environmental Review) L16-0068 (Special Permission- Parking Reduction) L16-0067 (Special Permission- Buffer Reduction) Office (0)/ Regional Commercial Mixed Use (RCM) Office (0)/ Regional Commercial Mixed Use (RCM) 6300 Southcenier 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) on December 21, 2016. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a Design Review does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to any conditions which are set forth in the Decision. 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 calendar days of the issuance of this Decision, that is by March 17, 2017. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 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. 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. Page 2 of 3 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 Lindsay Brown, who may be contacted at 206-433-7166 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. a li.(7„ Lindsay Brown, Assistant Planner Department of Community Development City of Tukwila Page 3 of 3 r City f ll Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Staff Report Board of Architectural Review for Inspirus Credit Union Prepared for the March 2, 2017 Meeting FILE NUMBER: L16-0064 Public Hearing Design Review ASSOCIATED PERMITS: L16-0067 Special permission- Sensitive Areas Buffer Reduction L16-0068 Special Permission- Parking Reduction E16-0011 SEPA APPLICANT: Matthew Laase of Jackson/Main Architecture REQUEST: Board of Architectural Review approval for development of a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Boulevard. The project includes demolishment of the structure at 5290 Southcenter Blvd. LOCATION: COMPREHENSIVE PLAN AND ZONING DESIGNATION: 5200 and 5290 Southcenter Blvd, APNs 11572000013 and 11572000021 Office (0)/ Regional Commercial Mixed Use (RCM) SEPA DETERMINATION: A Determination of Non -Significance (DNS) was issued December 21, 2016. NOTIFICATION: A Notice of Application was distributed by mail to tenants and owners of property located within 500 feet of the project site, and agencies that may have an interest in the project on November 17, 2016. The Notice of Application was also posted on site. Two comment letters were received in response to the Notice of Application. The Notice of Public Hearing was also published in the Seattle Times on February 16, 2017 and posted on site on February 14, 2017. RECOMMENDATION: Approval with conditions STAFF: Lindsay Brown, Assistant Planner Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov L16-0064 Inspirus Design Review ATTACHMENTS: A. Aerial Photo of Site B. Large Plan Set with the following sheets: Site Plan, Sheet A1.00; Mitigation Planting Plan, Sheet L2.01; Planting Plan, Sheet L3.03; Planting Plan, Sheet L3.04; Tree Retention Plan and Details, Sheet L1,01; Site Preparation Plan, Sheet L1.02; Signage Plan- Details, Sheet SP0.03 C. 11x17" Color Plan set with the following sheets: AO. Cover Al. Index Sheet A2. Staff Alternative Approved Illustrated Site Plan (L16-0068) A3 Staff Alternative Approved Illustrated Floor Plan- Parking Level Plan (L16-0068) A4 Illustrated Floor Plan- Level 1 Plan A5 Illustrated Floor Plan- Level 2 Plan .A6 Exterior Elevations- Contextual A7 Exterior Elevations- Contextual A9 Renderings- Garden Plaza Aerial Al Renderings- Southcenter and 53rd Intersection Al 1 Renderings- Garden Plaza Perspective Al2 Creekside Garden Plaza A13 Terraced Outdoor Seating Area D. Comment Letter from Greg and Vanessa Zaputlil E. Applicant Response to Design Review Criteria F. Notice of Decision and staff report of Special Permission Director's approval for stream buffer reduction G. Notice of Decision and staff report of Special Permission Director's approval for parking reduction LNB Page 2 of 14 02/17/2017 r � L16-0064 Inspirus Design Review FINDINGS Vicinity/Site Information Project Description This project proposes construction of a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Boulevard, and demolishment of a smaller structure at 5290 Southcenter Blvd. The office building is three stories, with a garage on the ground/basement level and two stories of office space above. The addition will match this layout, and is designed to visually integrate with the existing building. The expanded building will continue to be used as office space for lnspirus Credit Union and 1-2 other tenants. In addition to this design review application, an extensive remodel of the interior office spaces is planned and shown in Attachment C (sheets A4 and A5). The office building has vehicular access from one driveway off of 52nd Ave S. There is also a gravel driveway at 5290 Southcenter Blvd. serving only the structure that will be removed. Transportation - related site improvements planned with the building addition include 9 additional parking spaces, increased surface parking landscaping, a new auto exit from the garage onto Southcenter Boulevard (utilizing the existing curbcut for 5290 Southcenter Blvd.), and a new pedestrian connection to the building from Southcenter Boulevard. Other improvements associated with this application include significant restoration of the watercourse buffer surrounding a small section of Class 3 Gilliam Creek which daylights at the eastern edge of the property, development of a new passive recreation opportunity to view and enjoy this enhanced buffer via a small walking path, and enhancement of an existing outdoor area on the north side of the building with native landscaping and picnic tables. Type 2 Special Permissions have been approved with conditions to allow a reduction in the number of parking spaces required and to reduce the sensitive area buffer width, waive the building setback from the buffer, and allow enhancement of the reduced stream buffer with native vegetation. Other approvals needed prior to construction onsite include a demolition permit for the structure at 5290 Southcenter Blvd, a lot line consolidation, reclassification of building construction type, and building permits. Existing Development This area was annexed to Tukwila in 1967 (Tukwila Ordinance 493). According to King County Assessor's data, the office building at 5200 Southcenter Blvd. was built in 1986 and was known as Parkside Office Building. The building has since been remodeled several times as tenants have changed. Wireless communication facilities were constructed on the roof in 2002 and 2004, with base station equipment housed in the garage. The structure at 5290 Southcenter Blvd. was constructed in 1948 and has housed an insurance company and a tarot/palm reader business in the recent past. Currently the building is used as an office for Allied Barton security and the site used as additional parking for office building employees. LN$ , Page 3of14 02/17/2017 L16-0064 Inspirus Design Review Surrounding Land Uses The property is split -zoned, with Regional Commercial/Mixed Use (RCM) zoning on the southern approximately 80% of the site, and Office (0) zoning occupying the remaining 20%. The surrounding properties to the north are zoned 0, and properties to the west and south are zoned RCM. To the east is the 1-5 freeway and east of that, properties are zoned RCM and High Density Residential (HDR). A 2-story office building is located north of the subject site. Across 52nd Ave S. is a vacant lot, with Sound Transit light rail tracks overhead. Commercial and office buildings are located south of the project site across Southcenter Blvd. The 1-5 southbound offramp for Southcenter Blvd. is adjacent to the site on the east. The site has good access to transportation: on- and off -ramps of 1-5 are located just east, and the RapidRide Line F has a stop in front of the building on Southcenter Boulevard. The RapidRide F line operates with 10-15 minute headways between 6am and 8:30pm, providing quick, reliable connection believe the Tukwila Boulevard Sound Transit Link Light Rail station and the Renton Landing. Environmentally Sensitive Areas On the eastern edge of the site a small section of Gilliam Creek, a Type 3 watercourse, daylights and is channeled again and routed underneath 1-5 before connecting to the Green River. A Type 2 Special Permission application to reduce the watercourse buffer from 80' to 40' and restore the reduced width buffer with native plants was approved on February 15, 2017. The Special Permission approval also waived the 15' setback of commercial buildings from a sensitive area buffer, allowing the anticipated building expansion to hug the buffer and match with the northeast edge of the structure, gently curving and forming a passive recreation space labeled as the garden courtyard on plans. Topography The site is mostly flat, with a gentle slope westward. The existing topography will remain largely unchanged after the proposed modifications are completed. The estimated combined cut and fill for this project is 400 cubic yards. Vegetation There are 17 mature trees in perimeter landscaping on the project site, and 2 trees in the sensitive area buffer. The tree species on the property include Austrian pine, big leaf maple, eastern white pine and crimson king Norway maple. Three landscaping trees will be removed to accommodate the building addition, and 22 trees will be added and dispersed through the landscaped perimeter and parking lot islands site for a total of 36 landscaping trees after the project is completed. There are 2 existing trees in the sensitive area buffer; these trees will be removed and 4 trees will be planted in the replanted sensitive area buffer. Landscaping on the site will be modified as part of the project, see Attachment B (sheets L3.03 and L3.04) for more details. Code Enforcement There have been several code enforcement cases opened and closed for the site for illegal taxi businesses, unpermitted signs and tenant improvements, and the construction of a retaining wall around the stream- all under prior ownership. Inspirus Credit Union (then School Employees Credit Union of Washington) purchased the site in 2015. There is a code enforcement case (CE16-0117) opened in April of 2016 that is still outstanding; the code violation will be resolved with successful mitigation plantings of native vegetation associated with approval of this proposal. LNB Page 4 of 14 02/17/2017 `. L16-0064 Inspirus Design Review Public Comments The City received two comment letters during the Notice of Application period, from Greg and Vanessa Zaputil (nearby residents) and from Karen Walter of the Muckleshoot Tribe. Karen's comments pertained only to the sensitive area buffer reduction request that accompanied this application; these comments were addressed in the staff report for L16-0067. The Zaputil's comment letter is included as Attachment D of this report. The questions asked in the Zaputil's comment letter pertain to the construction phase of the project and question the adequacy of parking planned for the site. The parking concerns were addressed in the staff report and conditions of approval of L16-0068, which approved parking -related site changes associated with the building addition. Construction -related concerns raised by the Zaputils are specifically noise, road upkeep, and dust control. These comments are addressed in the recommended conditions of approval of this Design Review application and in the conditions of building permit issuance. Design Review Criteria The building addition is subject to design review approval under TMC 18.60.030 due to the projected cost of the work and because the gross building square footage exceeds 10,000 square feet in the 0 and RCM zones. In the following discussion, the architectural review criteria for Commercial and Light Industrial Developments from the TMC Section 18.60.050(A) are shown below in italics, followed by Staffs comments. The applicant has provided a response to each of the design review criteria; see Attachment E. 1. RELATIONSHIP OF STRUCTURE TO SITE. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. The building addition was designed to integrate with the existing building in color and design. The connectivity between the site and the Southcenter Blvd. streetscape will be improved with approval of the project, as site improvements include a pedestrian connection from the garage to the sidewalk and bus stop, secure, covered bike parking inside the garage, and an exit -only vehicular access to Southcenter from the garage addition. Visible from the freeway off -ramp, the sweeping curve of the addition complements the curve of the sensitive area buffer and improves the visual interest of the Inspirus building and site from the east. A smooth transition between building and streetscape will also be enhanced with additional landscaping along all site perimeters. LNB Page 5 of 14 02/17/2017 L16-0064 Inspirus Design Review A Pedestrian Connection J • f'1 T,3 f • *y 4.- j ♦ ♦ 3 ♦ ♦ ♦ • .`.:_1 Bus stop ...•♦•... 1 �._._ i444444444 A •'� ♦♦♦♦4 4 4 4 4 t t t t Y . . t r Y t r1 fir =4,.!. Y:.4 + trt*ttt'i�za*♦tat Figure 1 — New pedestrian connection shown between the bus stop and auto exit b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. While the surface parking area will be largely unchanged with the project, the building addition will create additional garage parking spaces and increase the visual impact of the structure from the south. The added parking at the basement/ground level has a screen on the eastern frontage that matches the limestone color. On the southern elevation, the garage will be painted a dark grey which will help the building recede visually, and three trees will be planted in front of the addition, along with maidengrass and shrubs. Figure 2 - Garage screening on eastern elevation to match the upper floors, and dark grey paneling on southern elevation to receded from view. c. The height and scale of each building should be considered in relation to the site. The building's height complies with code requirements, and the size and scale are similar to office and commercial structures across Southcenter Boulevard on properties also zoned RCM. LNB Page 6 of 14 02/17/2017 L16-0064 Inspirus Design Review 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. LNB a. Harmony of texture, lines and masses is encouraged. Modulation of the east and south facades helps reduce the appearance of the long fagade. The window alignment and massing from the existing building is carried over on the building addition but with slight changes to make the building addition complimentary to the existing structure but not an exact match. b. Appropriate landscape transition to adjoining properties should be provided. The site has a landscaped buffer on all perimeters that will be enhanced with 13 additional trees. Additionally, plans propose to add 3 trees to parking lot landscaping islands, 6 trees to the north courtyard, and 4 trees will be planted in the sensitive area buffer on the east side of the property. The only property immediately adjacent to the site is an office building, located up a steep hill and beyond a retaining wall. c. Public buildings and structures should be consistent with the established neighborhood character. The massing and design of the office building is consistent with office and commercial buildings along Southcenter Blvd. and 52nd Avenue S. The warm and cool neutral color palette is a soft transition between the darker buildings across Southcenter Blvd. and the office and residential buildings north of the site. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. The transportation improvements to the site include a new pedestrian and bicycle connection from Southcenter Boulevard, and a new exit -only access point to Southcenter Blvd. from the garage. Employees arriving on foot or by bike are likely to come from north of the garage exit, from the bus stop in front of the building or from the light rail station at Southcenter and Tukwila International Boulevard. Because the auto connection is exit -only and east of the pedestrian walkway, conflicts between pedestrians and bicyclists and cars exiting the garage are minimized. Figure 3 - Pedestrian connection located north of auto exit from garage. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Page 7 of 14 02/17/2017 L16-0064 Inspirus Design Review The current and new on -site vehicular circulation will be compatible with street circulation as the existing access points are not changed. 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. The site topography gently slopes west toward 52nd Ave S. and will remain with project approval. The existing daylighted section of Gilliam Creek will be unchanged below the ordinary high water mark, but its habitat potential and viewing access will be significantly improved with project approval. The stream buffer will be enhanced with native plants and a walking path so employees can see the restored buffer area and the stream as an amenity. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance. The finished grades on the site will be very close to the existing gentle sloping grade. No changes to the existing sidewalks are proposed. An additional pedestrian access from Southcenter Boulevard to the building is proposed. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The landscaping in the garden courtyard is designed to create a low -impact path and seating area in the sensitive area buffer with complementary materials that fade into a more natural landscape treatment with native shrubs, trees, and grasses. Much of the additional landscaping in the perimeter and parking areas of the site are the same species as existing trees, incorporating site improvements and aesthetic changes with mature, existing landscaping. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. The new plants are sited in landscaped perimeters and in courtyards away from crushed gravel walking paths. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Landscaping plans show the addition of three new trees in landscaped islands. The north courtyard area will be enhanced with six new trees, and the existing crushed rock path will be attractively redesigned with mixed materials. The improvements planned will provide additional shade and an enhanced environment for courtyard users. f. Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. There will be attractive metal screening to replace the existing trash enclosure screen, currently in disrepair, to better support the protection of the garbage and recycling containers on site. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. LNB Page 8 of 14 02/17/2017 1 L16-0064 Inspirus Design Review While landscaping plans show all native species of plants known to thrive in the area, the landscaped areas are complimented by crushed rock and paver pathways. 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. Existing surface parking lot lighting will be updated to ensure safe levels of lighting for people walking to and from their cars. The new sensitive areas mitigation area wfI have bollard -style lighting proposed immediately adjacent to the edges of the crushed rock pedestrian pathway. Staff recommends that this lighting be turned off between the hours of 7pm and 7am. Figure 4 - Garden plaza bollard locations shown as red circles 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. The new addition and improved creek buffer zone landscape create a much warmer and inviting visual presence on a corner that is currently an unattractive entry point into the City of Tukwila. The neutral color palette balances well with the surrounding buildings, and the building addition's sweeping curve provides architectural interest visible to the exiting the freeway. LNB Page 9 of 14 02/17/2017 L16-0064 Inspirus Design Review Figure 5 - The curve of the building addition aligns with the buffer edge b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. The building and the proposed addition are compatible in massing and height to other buildiings on Southcenter Boulevard, and the soft neutral color palette is visually lighter and cheerier than buildings to the south, providing a color transition to the office and residential properlies north of the site along 52nd Ave. S. 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. The windows share the same proportions as those of the existing building with very few exceptions where either the height or width is different, such as the upper windows on the East and North Facades of the addition. The parapet on the proposed building addition matches that on the existing building, but elevates slightly on the edges forming a butterfly roof. Figure 6 - Windows on building addition aligning with existing windows, matching proportionally LNB Page 10 of 14 02/17/2017 7 .1 L16-0064 Inspirus Design Review d. Colors should be harmonious, with bright or brilliant colors used only for accent. The color palette of warm and cool neutrals draws its inspiration from the surrounding buildings and landscape. The primary color of brushed metal on the southern elevation of the addition is a receding color, chosen to visually retract the building from Southcenter Blvd. The rum beige limestone on the eastern elevation, when adjacent to the warm bronze transition to the existing grey garage entrance area, provides visual entrance and a soft transition from cool grey to lighter limestone. The soffit of the roof addition will have metal panel resembling natural wood, a durable material but visually evoking of nature. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Metal panel screening in a shade matching the rum beige limestone is proposed to screen the rooftop mechanical equipment from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. Illuminating the sensitive area buffer courtyard with lighting bollards was suggested by staff as a way of providing targeted lighting for safety of pathway users, with minimal light spillover to the enhanced mitigation area adjacent to Gilliam Creek. 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. The massing of the addition provides new visual interest while complimenting the existing building. The curved form is dictated by the buffer zone of Gilliam Creek and softens the overall exterior look of the building and creates a point of interest on a portion of the site that has been overlooked. Further visual interest is gained by the raised butterfly roof which gives the. exterior a new dynamic form while also allowing for increased natural light to the interior. The new forms create a lot of visual interest to the intersection that announces the entrance into Tukwila from 1-5. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. The landscape design in the stream courtyard is meant to improve the buffer zone around Gilliam Creek with some a path area and benches for building occupants to passively, visually enjoy the surroundings. Seating, paving, and planters will reflect the stone, metal, and wood accents of the building and keep the color palette neutral and natural. There will also be a new metal screen around the garbage area. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Chapter 18.52 of the Tukwila Municipal Code provides guidance on landscaping and lighting. LNB Page 11 of 14 02/17/2017 L16-0064 Inspirus Design Review TMC 18.52.065- Lighting: Parking and loading areas shall include lighting capable of providing adequate illumination for security and safety. Lighting standards shall be in scale with the height and use of the associated structure. Any illumination, including security lighting, shall be directed away from adjoining properties and public rights -of -way. The applicant is not proposing to add or change any parking lot lighting fixtures, and modest changes to landscaping and striping area proposed in the surface parking area. Submitted lighting plans showed that in a few areas of the parking lot, lighting levels are beneath the one footcandle considered to be the minimum lighting level for safety in parking lots. The applicant will retain existing light fixtures while ensuring that all parking areas are illuminated to one footcandle or more for safety. Illuminating the sensitive area buffer courtyard with lighting bollards will provide safety lighting for courtyard users with minimal light spillover to the enhanced mitigation area adjacent to Gilliam Creek. Lighting should be minimized around sensitive areas in order to increase habitat functions; the low lighting levels in the courtyard cast low levels of light on the stream and surrounding vegetation. The lighting shall be turned off between the hours of 7 pm and 7am. Figure 7 - Proposed planters and benches use natural materials and neutral colors Conclusions 1. Relationship of Structure to Site. The building addition will be developed on the southwest portion of the site. The sweeping curve of the addition's northern elevation hugs and complements the curve of the sensitive area buffer edge, and creates an intimate garden courtyard separated from Southcenter Boulevard visually. Pedestrians, cyclists and drivers will all have improved access to Southcenter Boulevard with a pedestrian path immediately east of the transit stop in front of Inspirus, adjacent to an exit -only vehicular connection. 2. Relationship of Structure and Site to Adjoining Area. Approval of this project will improve the appearance of the site's building and landscaped perimeter. The existing building is a simple box shape, but the planned building extension adds architectural interest with subtle curves and angles, and the warm and cool neutral colors and materials in the proposed design break up the appearance of large mass of building. Landscaping plans include the addition of taller trees and shrubs on the southern elevation of the addition, which will help screen the garage from the south. LNB Page 12 of 14 02/17/2017 L16-0064 Inspirus Design Review 3. Landscape and Site Treatment. The applicant will plant native varieties of groundcover, shrubs and trees throughout the site. In the buffer around the Gilliam Creek section on the eastern side of the property, native vegetation will be planted and invasive species removed as conditioned by approval of Special Permission request L16-0067. The design of crushed rock and pavers for pedestrian paths allow groundwater infiltration while complementing enhanced landscaping areas in the north and garden courtyards. 4. Building Design. The design of the addition minimizes its impact visually from the Southcenter Boulevard frontage with a receding building modulation and a dark grey color. On the eastern elevation, the light limestone chosen complements the overall palette of warm neutrals, while the gentle curve of the addition adds visual interest. The modulation of the facades combined with colors and materials in a complementary neutral color palette creates a gentle transition between older and new sections of the building. This gentle transition is also supported by new windows that mirror the proportions of existing windows, and rooftopequipment and garage screening matching the color of the rumbeige limestone. 5. Miscellaneous Structures and Street Furniture No streetscape changes to furniture or lighting are proposed for Southcenter Boulevard. In the garden courtyard, a crushed rock path and benches allow the passive use of the Gilliam Creek stream buffer as a building amenity. Lighting bollards are used here to provide safety lighting for courtyard users while minimizing spillover Tight into the mitigation area, maximizing its potential for quality habitat. In the North courtyard, the existing crushed rock area and landscaping will be improved with six new trees and a crushed rock and decorative paver path design. Planning staff recommends that the existing lighting fixtures in the surface parking lot be updated to provide at least one footcandle of illumination for the safety of those walking to and from their cars. Recommendations Staff recommends approval of the site plan, building design, and related structures with colors and materials as shown in Attachments B and C, with the following conditions: 1. Update the lighting fixtures in the surface parking lot areas to ensure a lighting level of at least one footcandle in all paved areas. INFORMATIONAL ITEMS: 1. Comply with conditions of approval of the Special Permission parking decision. At the time of building permit submittal, applicant shall prepare a parking management plan to address the temporary impact and submit it as part of building permit submittal. The parking management plan shall either pursue a shared parking agreement with an adjacent property owner to the North, South, or West to accommodate employee parking during construction activities; or show how employee parking needs will be reduced and/or accommodated throughout the construction process. 2. Comply with the conditions of approval of the Special Permission stream buffer reduction. Prior to final inspection of the site and building permit sign -off, provide a financial guarantee in the LNB Page 13 of 14 02/17/2017 L16-0064 Inspirus Design Review amount of 150% of the cost of monitoring and maintenance of the required mitigation in the stream buffer, as approved by L16-0067. Additionally, the applicant shall record the city -approved site plan clearly delineating the sensitive area buffer with the King County Division of Records and Elections. 3. Approval and recordation of L16-0081 (lot line consolidation) is required prior to issuance of any building permits. 4. Prior to issuance of building permits, applicant shall execute a Sensitive Area Hold Harmless Agreement due to presence of steep slopes on site and/or the site being adjacent to steep slopes. 5. Construction activities onsite will be limited to the hours of operation applicable to all construction; 7am-5pm weekdays only, unless a noise variance is obtained. 6. The landscaping shall be maintained in accordance with the approved landscape plan for the life of the project. 7. Lighting fixtures in the garden courtyard area within the sensitive area buffer should be turned off during the night time. 8. Any signage for the property shall be reviewed through submittal of a separate sign permit application. LNB Page 14 of 14 02/17/2017 Board of Architectural Review March 2, 2017 1>.111111 ■■■r Y t 1 t 1111111.1111111111111111111111l ■:UURUI Inspirus Credit Union Expansion Public Hearing Design Review I®i�l1r� ,....1M Appearance of Fairness Questions 1. Do you or your family have any interest in the subject property? 2. Do you stand to gain or lose by your decision on this matter? 3. Have you had ex-parte communications about this application? a) If yes, "would you state for the record the substance of any communication you have had, outside of the hearing with opponents or proponents on the issue to be heard." b) Does anyone wish to rebut the substance of this communication? 4. Does anyone here object to the Commissioners hearing this matter? 1 Presentation Overview Design Review process Background information Neighborhood and site Project 0 Special permissions approvals Design Review 0 Staff recommendations LWI Design Review Process °Cost of improvements >25% of assessed value °More than 10,000 ft2 °Project approval would: ()Increase space by 29% ()Update facade and enhance onsite landscaping Legend 1.1 0 Office - RCM Regional Commercial Mixed Use MDR Medium Density Residential LDR Low Density Residential 2 Site Characteristics Principal structure is two stories of offices over basement garage 0 Small structure at 5290 Southcenter to be demolished 0 One automobile access from 52nd Ave S. One access to 5290 Southcenter RapidRide F line stop 6' of daylighted Gilliam Creek 3 Expands office building and garage by 29% ()Modernizes building facade Related Approvals Parking Special Permission to reduce required parking from 113 to 107 Sensitive Areas Permission to reduce the stream buffer from 80' to 40' and plant the buffer with native vegetation. 4 5 Landscaping -Perimeter 0 Maintain existing eters nds with monitoring ter and ping with 6 Lighting Existing surface parking lighting to remain Bollards will be used along pedestrian walk in stream buffer Building Design Window alignment and massing reduce appearance of long facades Horizontal lines of existing structure are continued in building addition Butterfly roof, slight overhang and sweeping curve add visual interest 0 Updated color panel of warm and cool neutrals Garage and mechanical equipment appropriately screened 7 \ East Elevation and Materials EASI_ELE_VALLO.N MATFRiAl FXTFRIOR Fi EVAT!9. fi JACKSON I MAIN B.1",itteov.a. ..,,,,C11,11.1TECTRI• REVIEW ,ItlaMMISSION A6 8 South and North Elevations SOIMTN FI FVATION WORTH ELEVAT10#� FRTFRIOR F;FVATIONF JACKSON a MA:N w., x .ts.a.M„w.,m,,....,.. A7 Design Review Recommendation Staff recommends approval of the site plan, building design, and related structures with colors and materials as shown in Attachments B and C, with the following conditions: 1. Update the lighting fixtures in the surface parking lot areas to ensure a lighting level of at least one footcandle in all paved areas. 9 Questions? 10 11 12 7 \ Sample Motions 1. Agree with the recommendations and conditions in the staff report: I move to approve (with conditions) project number LXX-XXX based on the findings and conclusions (and conditions) contained in the staff report dated Month, Day Year. 2. Modify/delete any conditions first make a motion to address the specific issue. I make a motion to amend condition X contained in the staff report page XX to read as follows based on the testimony provided at the meeting and/or provide other reason for the proposed change. I make a motion to delete condition X contained in the staff report page XX (based on the testimony provided during the hearing, or provide other reason for the proposed change such as it is not necessary to comply with the decision criteria, etc.). I make a motion to add a new condition as follows (based on the testimony provided during the hearing and/or state the reasons for the new condition and how it relates to the decision criteria). After mini motions to address changes to conditions the final motion at the end of deliberations and discussions should be: I move to approve project number LXX-XXX based on the findings and conclusions contained in the staff report dated Month, Day Year as amended during the PC/BAR deliberations. 3. Against the recommendations in the staff report: I move to remand the project back to staff to prepare revised findings and conclusions for project number LXX-XXX based on the testimony provided and the findings of the PC/BAR and postpone the issue until (date certain). Or: I move to deny project number LXX-XXX based on the testimony provided during the hearing and the findings of the PC/BAR. 'iA •ti aK q�y ih inspirus Credit Union NO JACKSON I MAIN ZARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, W!, Attachment C W MIN acE RECEIVED CITY or TUKWILA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION ARV 23RD, 20: FEB 1 6 20117� MASTER AREA SCHEDULE TYPE NAME PARKING LEVEL REMODELED NEW EXISTING EXISTING EXISTING LEVEL 01 REMODELED REMODELED REMODELED REMODELED REMODELED NEW EXISTING LEVEL 02 REMODELED REMODELED REMODELED NEW EXISTING GRAND TOTAL EXISTING NEW REMODELED GRAND TOTAL PARKING, RESTRIPED NEW PARKING LOBBY, NOT IN SCOPE PARKING, UNCHANGED UNCHANGED, NOT IN SCOPE EXISTING OFFICE REMODELED GYM (REMODELED) HALLWAY (REMODELED) RESTROOMS (REMODELED) UNCHANGED, NOT IN SCOPE NEW OPEN OFFICE UNCHANGED, NOT IN SCOPE CONFERENCE (REMODELED) HALLWAY (REMODELED) t RESTROOMS (REMODELED) NEW OPEN OFFICE It UNCHANGED, NOT IN SCOPE NET GROSS FLOOR AREA AREA 5,299 SF 5,299 SF 5,144 SF 5,136 SF 418SF _ 418SF 7,949 SF 7,949 SF 2,477 SF 2,477 SF 21,287 SF 21,279 SF 3,962 SF 3,962 SF 1,086 SF 1,086 SF 1,250 SF 0 SF 908 SF O SF 3,570 SF 0 SF 4,632 SF 4,586 SF 5,871 SF 8,987 SF 21,279 SF 18,621 SF 849 SF 849 SF 1,130 SF 0 SF 342 SF O SF 4,666 SF 4,595 SF 14,276 SF 13,541 SF 21,264 SF 18,985 SF 63,830 SF 58,885 SF BREAKDOWN OF BUILDING AREAS TYPE GROSS AREA NET FLOOR AREA 30,991 SF 33,372 SF 14,443 SF 14,317 SF 18,396 SF 11,196 SF 63,830 SF 58,885 SF PARKING INFORMATION SURFACE: EXISTING STANDARD MAIN) EXISTING COMPACT NEW STANDARD NEW COMPACT SURFACE HC UPDATED SUBTOTAL: BASEMENT: EXISTING STANDARD EXISTING COMPACT NEW STANDARD NEW COMPACT NEW TANDEM BASEMENT HC UPDATED SUBTOTAL: TOTAL PROVIDED: TOTAL STANDARD PROVIDED: TOTAL COMPACT PROVIDED: TOTAL REQUIRED: (3/1000) X 37,541 SF 29 (TO RE- 7 (TO REMAIN) 19 5 2 62 (SURFACE) 24 (TO REMAIN) 0 6 9 4 3 46 (BASEMENT) 108 87 (80.6% x 108) 21 (19.4% x 108) 113 STALLS kb, PROJECT DESCRIPTION The expanded Inspirus Credit Union headquarters building is located just north of Southcenter Parkway along 53rd Street. The site is bounded to the east with Interstate 5 and to the north with adjacent office development. The project addition consolidates the parcel to the southeast and will include upgraded landscaping, a new employee plaza to the north and a garden plaza along the outlet of Gilman Stream with a gravel walkway, seating and improved stream buffer plantings. The project is connected to local public transportation via a bus stop on Southcenter Blvd. This new addition will have an exit only ramp to Southcenter Blvd. and will maintain all other entrances to the facility. The project design incorporates elements of the existing building with the window patterning and facade treatments while upgrading the finishes to a natural stone cladding, metal panel elements on the east and south facade respectively. The roof over the addition is clad in metal panel and is "vee" in shape, opening the edges with simulated wood soffits. The garage is mechanically ventilated and open to the garden plaza. An aluminum storefront system includes clerestory windows over the executive offices. Lastly, the existing building will be painted to compliment the new materials. The Inspirus Credit Union addition engages the surrounding properties on all sides and blends into the neighborhood with thoughtful design and sensitivity to the environment. The project will be a welcome addition to the community. PROJECT OVERVIEW Inspirus Credit Union JACKSON I MAIN NAMARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23RD, 2017 Al Imagery 2O i 6 Google, Map data IO1 b Google 200 f1 VICINITY MAP Go g e Maps LOCATION MAP PEW CURB NO PARKING FIRE ACr'FGS ONLY KW DUMB LINE WCBUFFEN LNE 4 • V P _ _ i • 1• NEW LANDSCAPE ' AREA SEE '. DRAWINGS ORAWNGS 6-0- IR LANE b NEW LANDSCAPE AREA SEE LANDSCAPE • DRAWINGS -3 u PARKING 40. 25'-O-FRONT SETBACK 37 •R NORTH PLAZA DUSTING LANDSCAPE AREA TO REMAIN. SEE LANDSCAPE DRAWINGS 20-0-FRONT E1001NG LANDSCAPE SETBACK AREA TO REMAIN. SEE LANDSCAPE DRAWINGS BARKING 10 T-0 8-0- 5-0- —t ,GARDEN PLAZA PA-R KI NG- — N11PWNSCAPEARDE SEE- 310402AL LANDSCAPE DRAWINGS 162 SURFACE • 40I0 CERGROUNDI VA 52NDAVENUESOUTN 10 -0' BUFFER LINE AY EXSIING LANDSCAPE AREA TO REMAIN SEE LANDSCAPE DRAWINGS inspiruCredit s JACKSON I MAIN ARCHITECTURE 60-01 BUFFER LINE • 1 I 1V-1LP t ,� 6% 16% B% SLOP `F„ - SLOPE _f,NiLOPE RAMP RAMP DG 10--0' f ' 1 ( ILLUSTRATED_ SITE PLAN Site Plan INSPIRUS CREDIT UNION OFFICE ADDITION BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION 5200 SOUTHCENJER BLVD, TUKWILA, WA JANUARY 23RD, 2017 A? STORAGE NOT IN SCOPE THIS PERMIT 0 10' 20' 40 4XiSTING PARKING RE -STRIPED) .46 g L BBY NEW PARKING (s) IEi (E) (E) STORAGE (E) EXISTING PAFKING (RE-ST IPPE ) EXISTING PARKING (UNCHANGED) (E) E) (E) () EXISTING PARKING RE -STRIPED I EXISTING PARKING UNCHANGED NOT IN SCOPE 1111 NEW PARKING PARKING LEVEL LOBBY NOT iN SCOPE THIS PERMIT 0 (E) (E) (E) Atko4A4-ite. -- 8 A—GL V'tc� " 1 i i 1 i ILLUSTRATED FLOOR PLAN Parking Level Plan inspirUS Creditus JACKSON I MAIN ARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION 5200 SOUTHCENTER BLVD, TUKWILA, WA JANUARY 9TH, 2017 A3 N- LENDING BANKING 20 40' STAIR MEDIUM MEDIUM CONF. %�� CONF. TOILET `TOILET JANITOR ELEVATOR MEDIUM CONF. MARKETING MEDIUM CONF. GYM OPEN OFFICE IJ MEN'S LOCK R BREAK ROOM NEOPOST TORAGE ISA IT STAIR ISA NEOPOST OPEN OFFICES RR / LOCKER ROOM / GYM MARKETING NOT IN SCOPE BREAK ROOM BANKING LENDING ILLUSTRATED FLOOR PLAN inspidrus Union imp JACKSON I MAIN runly/ARcHITEcTuRE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOU7HCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION A / OPEN TO BELOW 0 0 0 40' JANITOR ELEVATOR 9)00 M.1\ACI iI ACCOUNTING WORK ROOM ❑ I 1 8x1U I MANACI I� L — SMALL A I 1 1 1 1 1 1 I 1 1 I 1 1 LARGE CONF. o/ ❑ MEDIUM CONF. MEDIUM CONF. 0 SMALL SMALL SMALL CONF. CONF. CONF. EXECUTIVE OFFICES SMALL CONF. SMALL CONF. 18x10 8x10 I 1 I 1 I I A/ANA(113i MAN/CI 31 I 1 I 16x8 HUMAN I--'---+'----i pEx8Olt_ .A8x81i_li_. i Lrit;Wlt,1. Li 1 I RF„,OUROCp 8x10 d I I 1 18x8 1 1 MANACI34 I 11/ANAC1 Ii 6x611 N. _ Iligt tI Ii CHOW IIi L6x8 I'I.I• I I -1 16x8IOC 601 114. LCIiowi11 MAILROOM IT 8.Sx1O IMACINC L Ir 1 6x8 CJU_I . 1 CNITitOPS — — 8CAI I' CN IIUU OI)S 1 I 16x8 CAIl. CAI IIU OPS CALL I I 16x8 CAI I IMI10 OPS OPEN CALL-CENITER-- T OPERA 10•N$ ICT 41uOPS N1Iuu>s I -- — STAIR I I I I I I _ ..1 L6x9 I_t'. 18x91_I'- 18x3 L II INFORMATION TECHNOLOGY T 1 — f T I I I I I I I I 8x6 6x6--- 63(6 n Liwt V_. — yN=S 1 I. '.3xdv 1. 1 Ltr',m(1 a — 81/2 I:T_— 18x91.I. J MEDIUM G02c)wIH --i 8x8 titi(iwni MEDIUM 1 6*8 1 - r — — I 1 FG_Iiowmm I I GROWTH I 1 6 1WI CHOW' II CEICA III CAURII LCN IIV OPS, LARGE CONF. ACCOUNTING DEPARTMENT CALL CENTER / OPERATIONS EXECUTIVE OFFICES HR DEPARTMENT IT DEPARTMENT RESTROOM NOT IN SCOPE ALLIED BARTON BOARDROOM ILLUSTRATED FLOOR PLAN inspirus Credit Union JACKSON I MAIN MIPMAR CHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION A5 NEW SIGN 03 n7 EAST ELEVATION 40' 01 - YELLOW MOUNTAIN STONEWORKS, RUM BEIGE LIMES I UNE 1605-L140, HONED 02 - METAL PANEL - REYNOBOND COLORWELD 500, MEDIUM BRONZE r- 05 .4 03 - METAL PANEL - REYNOBOND COLORWELD 500, SILVERSMITH 03 01 04 02 03 TT 04 - METAL PANEL - REYNOBOND DURAGLOSS 5000, SCOTTISH OAK HC-166 07 EXISTING SIGN GARDEN PLAZA EXISTING GARAGE ENTRANCE 05 - METAL PANEL - COLORWELD 500 LIMESTONE, REYNOLUX FLAT SHEET 07- PAINT BENJAMIN MOORE, CHELSEA GRAY 07- WINDOWS - #40 DARK BRONZE HC-168 06 - PAINT - BENJAMIN MOORE, KENDALL CHARCOAL 08- GLASS - SOLARBAN 60 (2) CLEAR + CLEAR INSULATING GLAS UNIT MATERIALS EXTERIOR ELEVATIONS inspirus Credit Union If JACKSON ! MAIN !I A R CH ITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION ION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23111 A6 SOUTH ELEVATION 0 0' NI El MI 20 40' NORTH ELEVATION 4 4' 20' 40' EXTERIOR ELEVATIONS inspirus Credit Union IPAJACKSON I MAIN ARCHITECTURF INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION A( RENDERINGS inspirus Credit Union ip JAC KS O N! MAIN VAARCHITECT U R E INSPIRUS CREDIT UNION OFFICE ADDITION BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION RENDERINGS inspirus Credit Union JACKSON I MAIN MARCHITECTURE INSPIRUS CREDIT UNION UFFILE ADDITION BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION A1O RENDERINGS inspidrus Union �PIJACKSON I MAIN A R C H I T E C T U R E iNSPIRUS CREDIT UNION OFFILE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23RD, 2017 Al 0 0 0 0 0 0 0 0 0 Stepstones in crushed rock path Vegetated screen Crushed rock path Low shrubs + groundcover Native tree + shrubs (mitigation planting) Creek viewing and seating area (surface materials could include crushed rock, pervious pavers, or wood decking) Planting containers Cut top boulder tables Integrated benches Lighted bollards INTEGRATED BENCH CREEKSIDE GARDEN PLAZA INSPIRUS CREDIT UNION - TUKWILA, WA SCULPTURAL PLANTERS 2 THE WATERSHED COMPANY August 2016 Revised January 2017 inspirus Credit Union imp JACKSON I MAIN mi A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION Al Preserve existing trees New trees + shrubs 0 Low shrubs + groundcover O (left to right): Acer palmatum Atropurpureum'/Japanese red maple; Cupressus nootkatensis 'Pendula'/Wheeping Nootka Cypress; Tsuga mertensiana / Mountain hemlock Stepstones in groundcover Stepstones in crushed rock path Seating area with crushed rock surface (left to right): Acer circinatum / Vine maple; Nandina domestics 'Moon Bay' / Compact Heavenly Bamboo; Rhododendron macrophyllum / Pacific rhododendron; Symphoricarpos albus / Snowberry (left to right): Echinacea purpurea / Purple coneflower; Liriope muscari 'Peedee Ingot'/Golden monkey grass; Miscanthus sinensis 'Morning Light' /Maiden grass; Ophiopogon planiscapus / Block mondo grass; Calamagrostis x acutiflora 'Karl Foerster'/ Feather reed grass; Sedum rupestre Angelina'/Stonecrop; Rudbeckia fulgida / Black-eyed susan; Fragaria chiloensis / Beach strawberry TERRACED OUTDOOR SEATING AREA INSPIRUS CREDIT UNION - TUKWILA, WA THE WATERSHED COMPANY July 2016 GARDEN IMAGES inspirus Credit Union imp JACKSON I MAIN reiVAARcHITEcTuRE INSPIRUS CREDIT UNION OFFICE ADDITION BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION A-1 3 6 at* of J am& Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, J II&O\, HEREBY DECLARE THAT: Notice of Application Notice of Decision XNotice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the ('addresses listed/attached on this day of � 11 Project Name: Sf 6 eMk Project Number: R' CS?' U - Associated File Number (s): LA Cc- 6Uoy Mailing requested by: 3A1,A:_.ln Mailer's signature: W:\PLANNING\DEVELOPMENT REVIEW MANUAL\2. LAND USE APPLICATIONS REVIEW PROCESS\5. PUBLIC NOTICE PROCEDURES\MAILING\AFFIDAVIT OF DISTRIBUTION.DOC AGENCY LABELS City Clerk Office — Ana Le PUBLIC HEARINGS/MEETINGS need to go to Ana to include in Digital Records Center ( ) US Corps of Engineers ( ) Federal HWY Admin ( ) Federal Transit Admin, Region 10 ( ) Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( )US Dept of HUD ( ) National Marine Fisheries Service Section 2 WASHINGTON STATE AGENCIES Office of Archaeology ( ) Dept of Social & Health Services Transportation Department (WSDOT NW) 'R Dept of Ecology NW Regional Office, Shoreland Div. Dept of Natural Resources SHORELINE NOD REQUIRES RETURN RECEIPT Office of the Governor (5c Dept of Ecology, SEPA **Send Electronically WA State Department of Commerce (formerly Community Dev) ( ) Office of Attorney General WA Fisheries & Wildlife, MillCreek Office ( ) Office of Hearing Examiner WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 Section 3 ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div ( ) KC Dept of Parks & Recreation ( ) KC Assessor's Office ( ) KC Watershed Coordination WRIA 9 KING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle ( ) KC Dev & Environmental Services-SEPA Info Center ( ) KC Metro Transit Div-SEPA Official, Environmental Planning ( ) KC Dept of Natural Resources ( ) KC Dept of Natural Resources, Andy Levesque ( ) KC Public Library System ( ) Foster Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOOLS/LIBRARIES ( ) Westfield Mall Library ( ) Tukwila School District ( ) Highline School District ( ) Seattle School District ( ) Renton School District ( ) Century Link ( ) Seattle City Light ( ) Puget Sound Energy ( ) Highline Water District ( ) Seattle Planning &Dev/Water Dept ( ) Comcast Section 5 UTILITIES ( ) BP Olympic Pipeline ( ) Seattle Public Utilities ( ) Val-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Waste Management ( ) Cascade Water Alliance ( ) Tukwila City Departments ( ) Public Works ( ) Fire ( ) Police ( ) Finance ( ) Planning ( ) Building ( ) Parks & Rec ( ) Mayor ( ) City Clerk (PUBLIC HEARINGS/MEETINGS) 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 Section 7 OTHER * send notice of all applications on Green/Duwamish River (S2) Duwamish River Clean Up Coalition * (9),Muckleshoot Indian Tribe * Cultural Resources ¢R) Fisheries Program (Qj Wildlife Program �) Duwamish Indian Tribe * (7c).People for Puget Sound * LOCAL AGENCIES Puget Sound Clean Air Agency Sound Transit/SEPA ( ) Puget Sound Regional Council Washington Environmental Council ( Futurewise ('s<1 Puget SoundKeeper ( ) SW KC Chamber of Commerce ** send notices for all Tukwila projects which require public notice — via email to: �....,....�.:...u.y.orq and rr ( ) Seattle Times Section 8 MEDIA ( ) Highline Times ( ) South County Journal ( ) City of Tukwila Website W:\\Planning\Development Review Manual\LU Application Review Process\Public Notice Procedures\Mailing\Agency Checklist Public Notice Mailings For PermitE/ SEPA MAILINGS (Comment period starts on date of mailing) Notice of Application mailed to: Department of Ecology (send checklist with Notice of Application), applicant, other agencies as necessary, property owners and tenants within 500 feet. It is also posted on site. 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 SEPA Determination mailed to 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 Send These Documents to DOE at the time of SEPA determination: SEPA Determination Staff report 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 applicant, property owners and residents within 500 feet of subject property, agencies with jurisdiction. Comments are due 30 days after the notice of application is mailed/posted. The Notice of Application for a Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mai/ to: (within 8 days of decision; 21-day appeal period begins date of filing with DOE) — Notice to DOE must be by return receipt requested mail (this requirement included in SSB 5192, effective 7-22-11). Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the notice of decision and staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: One complete packet should also be sent to Muckleshoot Indian Tribe if they commented on the project during comment period. Permit Data Sheet Shoreline Substantial Development Decision (Signed by Director) 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 (Signed by Director) 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) W:\\Planning\Development Review Manual\LU Application Review Process\Public Notice Procedures\Mailing\Agency Checklist DUWAMISH RIVER CLEAN UP COALITION WA ENVIRONMENTAL COUNCIL PEOPLE FOR PUGET SOUND PUGET SOUNDKEEPER FUTUREWISE WA FISHERIES & WILDLIFE WA FISHERIES & WILDLIFE DEPT OF ECOLOGY WA DEPT OF ECOLOGY 210 S Hudson StreE SEATTLE 1402 THIRD AVE, S- SEATTLE 1402 - 3rd Ave, Ste SEATTLE 130 NIKERSON ST, :SEATTLE 816 SECOND AVEN SEATTLE 16018 MILL CREEK MILL CREEK LARRY FISHER 1775 12 AVE NW, S ISSAQUAH NW REGIONAL OFF 3190 160th AVE SE BELLEVUE SEPA REVIEW PO BOX 47703 OLYMPIA 98134 98101 98101 98109 98104 98012 98027 98008 98504 v FIRST NAME Polwatte Tukwila Tukwila Gregory R Tukwila * * Tukwila * Tukwila Hardial Tukwila Tukwila Tukwila Tukwila Tukwila * Tukwila Tukwila Tukwila * * David Robert V William G & Andrea Daniel J Tukwila * Tukwila Tukwila * Tukwila Tukwila Tukwila Tukwila MUCKLESHOOT Cultural Resources Program MUCKLESHOOT Fisheries Program MUCKLESHOOT Wildlife Program DUWAMISH INDIAN TRIBE PUGET SOUND CLEAN AIR AGENCY SOUND TRANSIT/SEPA OFFICIAL LAST NAME Pangnananda Community Membi Community Membi Zaputil Community Memb' 52ND AVENUE OFF 51STAVENUE LLC Community Memb' SPEEA PROPERTIES Community Memb' Singh Community Membi Community Memb' Community Membi Community Memb' Community Memb' ADDRESS CITY/STATE ZIPCODE 120971 SIRC 15241TUKWILA WA 15151 52ND AVE S Tukwila WA 15171 52ND AVE S Tukwila WA 15171 52ND AVE S TUKWILA WA 15200 52ND AVE S Tukwila WA 15200 52ND AVE S TUKWILA WA 15200 52ND AVE S SEATTLE WA 15205 51ST AVE S Tukwila WA 15205 52ND AVE S SEATTLE WA 15208 52ND AVE S Tukwila WA 15215 51ST AVE S TUKWILA WA 15215 52ND AVE S Tukwila WA 15221 51ST AVE S Tukwila WA 15230 51ST AVE S Tukwila WA 15241 51ST AVE S Tukwila WA 15405 53RD AVE S Tukwila WA R & N REAL ESTATE 15425 53RD AVE S TUKWILA WA Community Memb' 15439 53RD AVE S Tukwila WA Community Memb' 15445 53RD AVE S Tukwila WA Community Membi 15451 53RD AVE S Tukwila WA T & L INVESTORS 15455 53RD AVE S TUKWILA WA PARACHUTE ADAM 20728 SE 119TH ST ISSAQUAH WA Sheppard 2101 4TH AVE STE : SEATTLE WA Cooper 401 N STADIUM W,TACOMA WA Zuvela 4233 S 308TH ST AUBURN WA Walter 4843 S 152ND SEATTLE WA Community Memb'4843 S 152ND ST Tukwila WA INSPIRUS CREDIT U 5200 SOUTHCENTE TUKWILA WA Community Membi 5290 SOUTHCENTE Tukwila WA Community Membi 5301 SOUTHCENTE Tukwila WA TUKWILA CITY OF 6200 SOUTHCENTE TUKWILA WA 5100 SOUTHCENTE 7311 VIEW LN SW SEATTLE WA ANTEZANA INVESTI901 POWELL AVE S RENTON WA QESTAR THREE L L I PO BOX 24060 WSDOT PO BOX 330310 EXTENDED STAY HC PO BOX 49550 PK PROPERTIES LLC PO BOX 571 QESTAR II PARTNEF PO BOX 881240 Business Member Business Member Business Member Business Member Laura Murphy Karen Walter Mike Middleton SEPA REVIEW UNION STATION 15445 53RD AVE S TUKWILA WA 98188 15445 53RD AVE S #100 TUKWILA WA 98188- 2326 15445 53RD AVE S #110 TUKWILA WA98188- 2326 15445 53RD AVE S #120 TUKWILA WA98188 FEDERAL WAY WA SEATTLE WA CHARLOTTE NC BLACK DIAMOND V STEILACOOM WA 39015 172nd AVE 5 AUBURN 39015 172nd AVE 5 AUBURN 39015 172nd AVE 5AUBURN 4705 W MARGINAL SEATTLE 1904 3rd AVENUE, SEATTLE 401 S JACKSON STR SEATTLE 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98188 98027 98121 98403 98001 98188 98188 98188 98188 98188 98188 98136 98057 98093 98133 28277 98010 98388 98092 98092 98092 98106 98101 98104 of Tukwila Notice Of Hearin, , Inspirus Credit Union Design Review, Special Permissions— Stream Buffer Reduction, Parking Reduction, and SEPA Determination Project Description: Development of a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Boulevard. Project includes demolishment of the structure at 5290 Southcenter Blvd. Location: 5200 and 5290 Southcenter Blvd, APNs 11572000013 and 11572000021 File #: L 16-0064 (Design Review) Applicant: Matthew Laase of Jackson/Main Architecture Property Owner: Inspirus Credit Union You are invited to comment on the project before the Board of Architectural Review at a public hearing scheduled on: March 2, 2017 at 6:30 pm in Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila For further information on this proposal, contact Lindsay Brown at 206-433-7166 or visit our offices at 6300 Southcenter Boulevard, Suite #100 Monday through Friday 8:30am to 5pm. City of Tukwila Notice Of Hearing Inspirus Credit Union Design Review, Special Permissions— Stream Buffer Reduction, Parking Reduction, and SEPA Determination Project Description: Development of a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Boulevard. Project includes demolishment of the structure at 5290 Southcenter Blvd. Location: 5200 and 5290 Southcenter Blvd, APNs 11572000013 and 11572000021 File #: L16-0064 (Design Review) Applicant: Matthew Laase of Jackson/Main Architecture Property Owner: Inspirus Credit Union You are invited to comment on the project before the Board of Architectural Review at a public hearing scheduled on: March 2, 2017 at 6:30 pm in Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila For further information on this proposal, contact Lindsay Brown at 206-433-7166 or visit our offices at 6300 Southcenter Boulevard, Suite #100 Monday through Friday 8:30am to 5pm. City of Tukwila Department of Commu; 4y Development 6300 Southcenter Blvd, Ste 100 Tukwila, WA. 98188 * R& N REAL ESTATE L L C 15425 53RD AVE S TUKWILA WA 98188 You are receiving this notice because you are a property owner or tenant within 500ft of this project City of Tukwila Department of Community Development 6300 Southcenter Blvd, Ste 100 Tukwila, WA. 98188 Tukwila Community Member 15439 53RD AVE S Tukwila WA 98188 You are receiving this notice because you are a property owner or tenant within 500ft of this project 0 City of Tukwila REVISION SUBMITTAL Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Web site: http://www.TukwilaWA.gov RECEDED JAN 23 2017 Community Development Revision submittals must be submitted in person at the Permit Center. Revisions will not be accepted through the mail, fax, etc. Date: 01/23/2017 Plan Check/Permit Number: PL16-0052 ❑ Response to Incomplete Letter # ® Response to Correction Letter # 2 ❑ Revision # after Permit is Issued ❑ Revision requested by a City Building Inspector or Plans Examiner ❑ Deferred Submittal # Project Name: Inspirus Credit Union Project Address: 5200 Southcenter Blvd. Contact Person: Matt Laase Phone Number: (206)324-4800 Summary of Revision: Response to comments raised in technical review #2 letter dated January 17, 2017 are as noted in attached response letter. Sheet Number(s): G0.00, G0.02, L1.02, L2.01, L3.00, L3.03, L3.04, L4.03 "Cloud" or highlight all areas of revision including date of revision Received at the City of Tukwila Permit Center by: ❑ Entered in TRAKiT on W:\Pern it Center\Templates\Fonns\Revision Submittal Fonadoc Revised: August 2015 l F-77rr7--a Z. �.✓ JACKSON I MAIN A ARCHITECTURE January 23, 2017 Lindsay Brown Assistant Planner City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 RE: Technical Review #2 Response Letter Inspirus Credit Union Expansion 5200 Southcenter Blvd. Master File PL16-0052 Dear Lindsay, JAN 23 2017 Community Development The following are Jackson I Main Architecture (JMA) and consultant's responses to the plan review comments raised in the Technical Review #2 letter dated January 18, 2017. Responses to the review comments are numbered to correspond to the appropriate number in the review comments for the project referenced above. Clouds have been provided in the documents unless noted otherwise. Planning — Lindsay Brown 206.433.7166 1. Page G0.0- please revise the Parcel Information to state that RCM and 0 are both zones on the parcels; RCM is not an overlay zone. Response: We have updated the Parcel Information on sheet G0.00 removing the reference to an overlay zone. 2. Page G0.02- some numbers in the master area schedule appear to be incorrect or transposed. BAR submittal sheet Al has the correct numbers. Response: The area schedules on sheet G0.02 and Al are updated to be accurate and match. 3. On the materials board, there is a swatch of #40 dark bronze that does not correspond to any material listed on BAR submission sheet A6. Sheet A6 shows 05- Colorweld 500 Limestone, which isn't shown on the materials board. Please revise the materials board or sheet A6 for consistency. Response: The #40 Dark Bronze sample is for the new window mullions (to match existing). It is added to sheet A6 and noted on the colored elevations on sheets A6 & A7. The Colorweld 500 Limestone is the metal panel that will be a part of the mechanical screening, lit is selected to match the stone material, and a physical sample of the metal panel will be provided for the BAR review meeting (see note 1 below). JACKSON I MAIN ARCHITECTURE, PS WWW JACKSO MAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 t 206.324 4800 f 206.332.2875 4. The Archaeological assessment of the placard is required with your resubmission due on or before January 25tn Response: The archaeological assessment will be provided via separate cover as soon as it is completed. Expected delivery date is the week of January 30tn. 5. Confirmed- Type I landscaping is required for all perimeters when the west -facing frontage is considered the front, northern perimeter the side, and southern and eastern frontages considered as second fronts. The perimeter calculations for Type I landscaping on sheet L1.00 are low for all perimeters other than the west -facing perimeter north of existing driveway. Type 1 landscaping requires 1 tree per 30 feet of frontage and 1 shrub per 7 linear feet. Please see the table below for my calculations based on confirmed perimeter lengths, excluding curb cuts, and tree counts shown on plans. I have not counted shrubs. Perimeter length Yard Type Trees Req' Trees Shown Shrubs Req' West -facing, south of driveway 120 ft. Front 4 2 17 South -facing 226 ft. Second Front 8 6 32 East -facing 300 ft. Second Front 10 6 43 North -facing 208 ft. Side 7 6 30 My recommendation is to add trees/shrubs to meet the calculations above. Alternatively, the Board of Architectural Review may modify the standards of nonconforming landscape areas pursuant to TMC 18.70.090- Nonconforming Landscape Areas. Notes on the Landscape Assessment Report and sheet L1.00 indicate that you'd like to make the tree and shrub counts, and would like the Board to modify the standards for width of perimeter landscaping areas to match existing landscaped areas. Tree counts shown meet the required replacement ratios for trees to be removed, but not for perimeter landscaping requirements of the 0 and RCM zones. Response: Plans have been revised to clarify compliance with the landscape code requirements. Plans are revised per guidance received from City staff (L. Brown, pers. com. 1/18 & 1/19/2017): (1) existing and proposed trees at the lot corners occur on both frontages, (2) the north -facing frontage includes the north courtyard, (3) the east -facing frontage includes the sensitive area. Based on the total site perimeter of 971 LF, 32 trees and 139 shrubs are required along the perimeter. The tree requirement is exceeded through retention of 13 trees and the addition of 23 trees within the perimeter landscape areas (not including 1 existing and 3 new trees in parking lot islands). The shrub requirement is also exceeded, with a total of 237 existing and proposed shrubs shown in the perimeter landscape areas. 6. Lighting proposed for the garden plaza shown on sheets EL1.01 and BAR submission sheet Al2 do not match. Planning would prefer Al2's configuration of fewer bollards, as it will result in lowered levels of lighting near sensitive areas. Please revise sheets as necessary. JACKSON I MAIN ARCHITECTURE, P.S. WWWJACKSO:4MAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 1206.324.4800 f 206.332.2875 Response: Bollards are currently spaced at maximum spacing, spacing them out further would create dark areas. Sheets EL1.01 and Al2 are coordinated to match spacing and sheet Al2 is updated to note all bollard locations (see note 1 below). 7. On Page L1.02- Soil Preparation- revise the "All areas" and #2 of the legend to reflect that soil amendments will occur on a much larger scale than in planting pits only. Due to the invasive species currently covering much of the sensitive area, the soil throughout the buffer enhancement and outdoor use area will require the following steps: a. Remove the top 12" of soil b. Till remaining soil c. Amend soil with compost or mulching mix, and d. Till again to incorporate mulching or compost soils. Response: Plans are revised to show export of topsoil layer in the Sensitive Area. Replacement topsoil will be pre -amended and uncompacted; therefore, additional amendment and decompaction will not be required. 8. Please review the below guidance for soil amendments and planting practices. Amending the soil into the planting holes is no longer considered best practice; please consider revising #1 on the legend accordingly. a. Soil Amendment standards: http://your.kingcounty.gov/solidwaste/greenbu ilding/documents/Post-Construction -Soil- Standard.pdf b. Detail for modifying existing soil: http://www.isa- arbor.com/education/onlineresources/cad/drawings/PlantingSoils/L site%20preparation s oil% 20modification compacted%20subsoil fracturing D.pdf Response: Best practices for soil preparation are specified in areas of new planting, including amendment and decompaction/tilling. Pit planting is limited to infill planting areas where disturbance to existing tree and shrub roots must be avoided. A top -dress of mulch will be applied throughout new and infill planting areas. 9. Please explain why the landscaping plan proposes to keep trees assessed in poor condition. Trees in poor health prior to construction are often furthered damage by ground -disturbing activities and stand to die or degrade further if remaining. Consider replacing trees whose health was assessed as poor. Response: The "poor" rated trees will continue to add important landscape value to the site after construction. None of the trees rated as poor and to be retained (#5, #6 and #8) will be affected by proposed construction or ground disturbance activity beyond landscape planting near the trunk of the eastern white pine in the parking planter (tree #8). No other root disturbance will occur. The landscape function provided by these trees would take decades to regain if removed and replaced. The "poor" rating does not imply decline. It is the opinion of the arborist that these trees should remain. JACKSON I MAIN ARCHITECTURE, PS. WWW JACKSONMAIN.COM 311 RRST AVENUE S SEATTLE, WA 98104 t 206.324 4800 I f 206.332.2875 10. For landscaping trees, consider adding other types of trees not already on site to increase the biodiversity and appearance of landscaped areas. Response: With existing and proposed planting, a total of six tree species will occur onsite. 11. Maiden grass is not a shrub; please remove it from the shrub category on landscape plant schedules. Response: Plans are revised to list maiden grass as a groundcover or perennial. 12. Replace some nandina domestica with another shrub for biodiversity reasons. Response: Plans are revised to include an additional shrub species (Viburnum davidii) in lieu of Nandina domestica. A total of 12 shrub species are proposed in addition to the existing shrubs. Note 1: The graphic sheets provided for the BAR Review are resubmitted as a complete set and do not include clouds to maintain the illustrative clarity of the document. Thank you for the opportunity to provide responses to your comments. We are prepared to print 12 copies of the selected sheets as attachments to the staff report for the BAR review upon your notification. Should there be any additional clarifications needed, please contact us. Sincerely, Matthew Laase, AIA Associate Attachments: none JACKSON 1 MAIN ARCHITECTURE. P.S. WWW JACKSONMAIN.COM 311 FIRST AVENUES SEATTLE, WA 98104 1 206.324 4800 I f 206.332.2875 f 1 City of Tukwila / 1 • REVISION SUBMITTAL Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Web site: http://www.TukwilaWA.gov RECEIVED CITY OF TIJKWILA JAN 1fi2017 PERMIT CENTER Revision submittals must be submitted in person at the Permit Center. Revisions will not be accepted through the mail, fax, etc. Date: 01 /09/2016 Plan Check/Perniit Number: PL16-0052 ❑ Response to Incomplete Letter # ® Response to Correction Letter # 1 ❑ Revision # after Permit is Issued ❑ Revision requested by a City Building Inspector or Plans Examiner ❑ Deferred Submittal # Project Name: Inspirus Credit Union Project Address: 5200 Southcenter Blvd. Contact Person: Matt Laase Phone Number: (206)324-4800 Summary of Revision: Response to comments raised in technical review #1 letter dated December 21, 2016 are as noted in attached response letter. Sheet Number(s): G0.00, G0.02, G0.03, SP0.01-0.03, D-1.0, D-1.1,C-1.0, C-2.0, L1.00-L1.02, L2.00, L2.01, L3.00-L3.04, L4.01-L4.03 "Cloud" or highlight all areas of revision including date of revision Received at the City of Tukwila Permit Center by: ❑ Entered in TRAKiT on W:\Permit Center\Tenylates\Forms\Revision Submittal Form.doc Revised: August 2015 l \ se JACKSON I MAIN toin ARCHITECTURE January 9, 2017 Lindsay Brown Assistant Planner City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 RE: Technical Review #1 Response Letter Inspirus Credit Union Expansion 5200 Southcenter Blvd. Master File PL16-0052 Dear Lindsay, RECEIVED JAN 11 2017 DI ✓1 I ; )1 Alt y f 1 r The following are Jackson I Main Architecture (JMA) and consultant's responses to the plan review comments raised in the Technical Review #1 letter, dated December 21, 2016. Responses to the review comments are numbered to correspond to the appropriate number in the review comments for the project referenced above. Clouds have been provided in the documents unless noted otherwise. Planning — Lindsay Brown 206.433.7166 General Comments 1. Ensure consistency between the plans. For example, the TESC and Demo Plan calls out a retaining wall to be removed- see landscape demo plan for details. There is no sheet labeled Landscape Demo Plan. The project description on Sheet G0.00 should be updated to accurately reflect square footages for the proposed expansion. A silt fence is proposed for the eastern property edge on the TESC and Demo Plan, but is not shown on Sensitive Areas Plan. The proposed 40' reduced stream buffer is labeled as a 40' setback on some sheets and a 40' buffer on others. Response: Plans are revised to ensure consistency. 2. Advisory: While your application package can move forward through review and hearing processes, a lot consolidation is required prior to issuance of budding permits. Response: The Lot Consolidation application was submitted on December 28, 2016. JACKSON I MAIN ARCHITECTURE, PS. WWW JACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 t 206.324 4800 I f 206.332.2875 Parking, General Comments 1. During a recent site visit staff noticed a few parking anomalies, below. When submitting revisions, please explain each observation and clarify if the condition will remain after the addition and improvements are constructed. If the condition will not remain, what measures will be taken to ensure the parking arrangements will be different? a. Two cars were parked (for more than 30 minutes) in the striped loading zone at the southwest corner of the building. Response: The loading zone will be re -striped and will be signed as loading parking only. The building owner will notify tenants of the loading only condition and that parking is not allowed in that area. b. Two trucks were parked in tandem in the garage with "for sale" signs in the windows. They appear to be in long-term storage in the garage. Response: The building owner will notify the building occupants that long term storage of vehicles is not allowed. The 2 vehicles noticed were tenant fleet vehicles and were only parked in the garage temporarily. c. Miscellaneous building materials were stored adjacent to the two trucks for sale, in the garage parking area. Response: Building materials will be removed by the building owner or moved into designated storage locations. d. A Neopost minibus was parked in the "No parking -fire access only" space on the northeast corner of the parking lot. A large truck was parked in front of the Neopost bus; blocking entry and exit. Response: The fire access only area currently does not exist and will be added with the site improvements. It will be striped and signed as required by code and the curbs painted red. The building owner will notify the building occupants that parking in that area is not allowed. The building owner will also notify the building occupants that parking in the drive aisles is not allowed. e. Several parking spaces were marked as reserved for Inspirus Credit Union customers in front of the entry to the credit union at the northwest area of the building. Response: Stalls are signed to allow Credit Union members with ease of access to the banking use in the building. It is intended that these spaces (5 in total) would remain signed as reserved as currently exists. 2. Could the area marked "existing landscape area/north courtyard" be repurposed as parking? Why or why not? Response: The area north of the building would require extensive re -grading and site shoring JACKSON I MAIN ARCHITECTURE. PS. WWW JACKSONMAIN COM 311 FIRST AVENUE S SEATTI E, WA 98104 1206.324 4800 I f 206.332 2875 to be used as parking with significant cost. The intent is to not disturb this area over the piped stream and to maintain/improve it as landscaped area. 3. Please address the comments and concerns from the Zaputils submitted dlu ring the public comment period (attached). Response: Short term: a. Construction of the facility will comply with the City of Tukwila noise ordinance. A general note is added to the documents noting this requirement. b. Maintenance of the surrounding roadways will be a condition stipulated to the General Contractor selected for the project. A general note is added to the documents noting this requirement. c. The vacant lot across from the applicant property is not expected to be used for any staging, parking or construction activity related to this application. Long term: a. The vacant lot across from the applicant property is not expected to be used for any staging, parking or construction activity related to this application. Required parking for the expanded property will be contained on site as noted on the plans. Watercourse and Buffer Reduction, General Comments 1. Please see attached the comments submitted by the MuckleshootTribe. Response: For items 1-4, see City response to Muckleshoot Tribe (email dated 12/09/2016 from Lindsay Brown. In addition, a detailed description of the previous mitigation area and resolution is provided in the attached Landscape Assessment Report (see page 6, "Approved Mitigation Area"). 2. Please provide information on the origin of the carved stone placard located just north of the culvert onsite. Response: An archaeological assessment of the placard has been ordered. Upon completion, the findings of the archaeological assessment will be submitted to the City. Cover Sheet, Sheet G0.00 1. Please see attached the comments submitted by the MuckleshootTribe. Response: Project description has been updated. 2. Add Sheet L3.05 Courtyard Layout Plan, sign plans and lighting plans to the Sheet IndexTable. Response: Index has been updated. JACKSON I MAIN ARCHITECTURE, PS WWW JACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 1 206.324 48001 f 206.332.2875 TESC and Demo Plan, Sheet D-1.0 1. There is a call -out "retaining wall to be removed. See landscape demo plan for more details". There is no landscape demo plan in submitted plan sets. Please remove this and any other reference to a landscape demo plan, or submit the missing sheet. Response: Reference to landscape demo plan removed. TESC and Demo Details, Sheet D-1.1 1. Incorporate soil amendments and protection for trees to remain into the Sequence of Construction. Response: Added. Landscape Types, Sheet L1.00 1. Under legend: Sensitive Areas, update the symbol for watercourse bsbl to match diagram. Response: Legend has been updated. Tree Retention Plan and Details, Sheet 11.O1 1. An arborist report is mentioned under Notes. Please submit the arborist report to the City. Response: Please see the attached Arborist Report. 2. Are you retaining the two native plants in the watercourse buffer area- the big leaf maple and the snowberry? If retaining, show on plans and depict the protection measures. If removed, show on plans with an X through the symbol. Response: Plans have been revised to show removal. 3. TMC 18.70.090 Nonconforming Landscape Areas requires projects undergoing design review to comply with applicable landscape requirements. TMC 18.52 details the applicable landscaping requirements. Type 1 landscaping is required along the Southcenter Boulevard and 52"dAve S. frontages. Type 2 landscaping is required along the northern and eastern perimeter, outside the sensitive area. Response: Please see the attached correspondence from City of Tukwila Planning regarding landscape types (dated 5/27/2016, from V Lonneman). Per earlier correspondence, the required landscape type for 0 zoned "Second Front" (along I-5) and "Side/Rear" (north boundary) should be Type 1. Please confirm City direction. 4. Add a table to this plan sheet showing the length of the perimeter (excluding curb cuts) for each side of the property, alongside the number of trees and shrubs required per TMC 18.52.030 A and B. If your plans do not meet the requirements of the code, compose a memo stating the deviations requested and justification for the deviation. JACKSON I MAIN ARCHITECTURE. PS. WWW JACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 1206.324 4800 I f 206.332 2875 Response: A table has been added to the plans. Sensitive Areas Plan, Sheet L2.00 1. Extend silt fencing along the eastern property line, excluding the 60 linear feet of silt fence depicted on the original plan submittal. Response: Silt fence has been extended. Mitigation Planting Plan and Plant Installation Details, Sheet L2.01 1. Update the watercourse bsbl symbol in the legend to match plan depiction. Response: Legend has been updated. 2. Change the count of Oregon grapes in the plant list to 27. Response: Plant count has been updated. 3. Under Tree Planting and Staking, add "All burlap, straps and wire baskets must be removed from root balls prior to planting". Response: Note has been added. Landscape Site Plan Overview and Tree Replacement Plan, Sheet L3.00 1. Extend silt fencing along the eastern property line, excluding the 60 linear feet of silt fence depicted on the original plan submittal. Response: Silt fence has been extended. 2. Add a table identifying the number of trees proposed for removal and the number of replacement trees required. Response: A table has been added to the plans. Planting Plan (2 of 2), Sheet L3.04 1. There are four trees proposed for the landscaped areas fronting Southcenter Boulevard that aren't identified on the candidate plant schedule. Please identify them and add them to the schedule. Response: Plant symbols have been incorporated into the plant schedule and legend. Signage Plan- Site, Sheet SP.01 1. Please ensure the proposed freestanding sign is located at least 5' from the right-of-way. Response: Sign has been noted to be 5' from property line. 2. For sign calculation purposes, the linear frontage of the site is approximately 820 ft. This JACKSON I MAIN ARCHITECTURE, PS WWWJACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 1 206.324,4800 1 f 206.332.2875 includes the eastern frontage facing the 1-5 off -ramp. Response: The signage area has been updated to meet the requirements. Signage Plan- Details, Sheet SP0.03 1. Per TMC 19.20.040.5, all freestanding signs must include the building address or the address range for multitenant buildings. The numbers need to be at least 4" tall and the stroke width should be a minimum of 1.5". Response: Sign has been updated to add the building address and meet size criteria. Site Plan, Sheet A1.00 1. Extend silt fencing along the eastern property line, excluding the 60 linear feet of silt fence depicted on the original plan submittal. Response: Silt fence has been extended and is shown on landscape drawing sheet L3.00 Site Lighting Calculation Plan, Sheet EL-1.01 1. The northern edge of the parking lot and the pedestrian and vehicular approach to the parking garage addition have lighting levels under 1 footcandle. Please revise lighting plans so that all parking areas are at least 1 footcandle. Response: Revised lighting plan and added light fixtures. Please see updated photometric study on sheet EL-1.01. 2. Consider the use of lighting bollards along the pedestrian path in the garden landscape area to reduce lighting levels near the watercourse. Reflective crowns on lighting bollards can direct light on a path and away from mitigation planting areas. Alternatively, if the plaza will likely be used only during office hours, consider no lighting for the garden plaza. Response: Revised lighting plan and added bollards. Please see updated photometric study on sheet EL-1.01. Board of Architectural Review Submission, Sheet Al 1. Revise the Master Schedule numbers to match the revised master area schedule submitted on sheet G0.02. Response: Area schedules have been coordinated and updated (see note 1 below). Board of Architectural Review Submission, Sheet A3 1. Please review the changed and unchanged parking areas. Is the proposed connection between existing garage space and proposed garage addition currently used for parking? Response: Graphics have been updated to show additional changed parking areas (see note 1 below). JACKSON 'MAIN ARCHITECTURE, P.S WWWJACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 t 206.324 4800 1 f 206.332 2875 Board of Architectural Review Submission, Sheet A6 1. Many of the swatches and materials on this page do not match the exterior materials board. Please review the sheet and board for consistency and make changes as appropriate. Response: Materials have been updated for this sheet. Actual materials and colors are on the submitted material board (see note 1 below). 2. The eastern elevation with three colors from warm to cool appear as if the building is three separate buildings. Is this the intention? Please explain the intention of using three colors and materials. Response: Colors and materials were selected to give the building depth and to imply a layering concept to the design. The existing building is also being repainted to bring forward the entire property as improved (see note 1 below). 3. Please confirm that the simulated wood is for the soffit only. Response: The simulated wood is only used at the soffit on the exterior. It is selected to mirror the wood ceiling designed in the interior if the executive offices (see note 1 below). Board of Architectural Review Submission, Sheet A7 1. The proposed pedestrian connection from Southcenter Blvd to the garage entrance is indiscernible on the south elevation. Please review. Response: The elevation has been updated to represent the pedestrian connection (see note 1 below). Board of Architectural Review Submission. Sheet A10 1. The transition of materials and warm and cool color at the southeast corner of the addition seem in sharp contrast. Have you considered softening this edge? Response: Colors and materials were selected to give the building depth and to imply a layering concept to the design. The existing building is also being repainted to bring forward the entire property as improved (see note 1 below). Board of Architectural Review Submission, Sheet Al2 1. The garden plaza sketch shows a number 8; integrated bench that should be added to the legend. Response: The legend and labels have been updated (see note 1 below). 2. Add proposed light fixtures in the garden plaza area to sketch and legend. Response: Proposed lighting fixtures have been added (see note 1 below). JACKSON MAIN ARCHITECTURE PS. WWW JACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 t 206.324.48001 f 206.332.2875 Public Works- Joanna Spencer 206.431.2440 Traffic Comments 1. Is the modified driveway on Southcenter Boulevard exit -only? How many vehicles will usethis driveway? Response: The driveway to Southcenter Blvd. is exit only. This exit is to be used by the executives only and we anticipate fewer than 10 trips per day from this exit. 2. Dimension the width of the driveway exiting onto Southcenter Boulevard. Response: The driveway width (13'-01 has been added to the plans. Note the dimension is also called out in the legend and the enlarged detail noted on the plan. 3. Submit a full parking (new + existing) traffic circulation diagram. Will the driveway on 52ndAve be entry and exit? Response: A parking circulation diagram has been added to sheet G0.03 General Comments 1. Applicant shall apply for a separate demo permit to demolish the existing building. Permit shall include utility capping/septic abandonment. Response: A Demo Permit will be applied for once the General Contractor is selected. 2. Prior to bldg. permit issue, applicant shall execute a Sensitive Area Hold Harmless Agreement dueto presence of steep slopes on site and/or the site being adjacent to steep slopes. Response: Noted. Please provide a draft Hold Harmless Agreement for the property owner to sign and return. The agreement will be completed before construction permits are issued. 3. The driveway on 52nd Ave S. shall be replaced due to extensive cracks. Response: The replaced driveway is added to plans. 4. The Fire Dept. Connection shall have the siamese connections replaced with Storz Knox Lock Box. Water District #25 indicated that the fire prevention DDCVA is past due on mandatory annual testing, which was due in March 2016. Response: Per coordination with the fire department, a note has been added to sheet D-1.0 to replace the existing FDC with a new FDC with a single 30-degree down -facing connection with a single 5" storz and Knox locking cap. JACKSON 1 MAIN ARCHITECTURE, PS. WWWJACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 1206.324 4800 I f 206.332 2875 5. Show the location of the piped creek on plans. The existing CMP pipe shall be videotaped to ensure that it is structurally sound and there are no voids. Video test results shall be submitted to public works for evaluation and determination if any improvements to the pipe are needed. Response: Stream in pipe noted on plans and a note is added requiring the contractor to video inspect the pipe and submit the video to the city for approval. Note 1: The graphic sheets provided for the BAR Review are resubmitted as a complete set and do not include clouds to maintain the illustrative clarity of the document. Thank you for the opportunity to provide responses to your comments. Should there be any additional clarifications needed, please contact us. Sincerely, Matthew Laase, AIA Associate Attachments: Arborist Report (1 copy) Email dated 5/27/2016, from V Lonneman Pre -Application Checklist No. PRE14-0018 JACKSON I MAIN ARCHITECTURE, RS. WWWJACKSONMAIN COM 311 FIRST AVENUE S SEATTLE, WA 98104 t 206.324 4800I f 206.332.2875 From: Valerie Lonneman To: Amber Raynsford Cc: Minnie Dhaliwal Subject: RE: SECU office Building Date: Friday, May 27, 2016 12:04:09 PM Attachments: PRE14-0018 Checklist-Ping.odf Hi Amber, I just called but you are out, so thought I'd send you an email instead. Please feel free to call me with any questions. • See attached PRE14-0018 pre -application notes from 2014—this should answer a lot of your questions about the site. • Your client will be required to conform with the landscaping reqs. in each respective zone. If you want to apply the same standard throughout the site, you will have to apply the most stringent standards. The Office standards are generally more stringent then RCM, with the exception of landscaping type for side/rear yards (see highlighted figures in table below). The same applies for interior landscaping standards. zone Front yard (and second front) Landscape type for fronts Side yard Rear yard Landscape type for side/rear 0 15 1 5 5 1 RCM 10 1 5 0 2 • I did not look up the environmental information when we spoke initially, but wanted to make sure you are aware of the Type 3 (80' buffer) stream that runs through the property (mostly piped, with one section dalyighted on the eastern portion of the parcel). • A stream buffer reduction of 50% may be requested through the Special Permission — Director permit. Your client may also ask for relief from the additional 15' building setback from the buffer. See TMC 18.45.100. • The mature trees in the perimeter of the site must be retained per TMC 18.52.030(D). • The parcel line is likely inaccurate on NW maps (with the exception of the southern portion of the smaller parcel); the perimeter landscaping is likely within the parcel. Any areas that are determined to be outside of the parcel by surveying the site will need to comply with the Public Works code. Section TMC 11.20 requires that ROW landscaping is consistent with TMC 18.54, in addition to sight distance, vegetation, and other restrictions. I encourage you to submit a conceptual layout to the city; we would be happy to review it and let you know whether the standards are met. Best, Valerie From: Amber Raynsford[mailto:araynsford@watershedco.com] Sent: Thursday, May 26, 2016 4:29 PM To: Valerie Lonneman Subject: RE: SECU Office Building Hi Valerie, Thank you for following up. I really appreciate your time and attention on this; your response will be a great help to my clients. Please feel free to give me a call if you have any questions, 425-822-5242. Best, Amber Ars:ee . 1i >r:'s a:,n PLA, GISP, ASLA Senior Landscape Architect /GIS Analyst (425) 822-5242 x219 THE WATERSHED COMPANY From: Valerie Lonneman [mailto:Valerie.Lonneman(aTukwilaWA.gov,] Sent: Thursday, May 26, 2016 4:27 PM To: Amber Raynsford Subject: SECU Office Building Amber, I just wanted to let you know I will be meeting with my supervisor tomorrow morning to discuss landscaping requirements for this site. I will call or email a response to you before lunch. Thanks, Valerie Lonneman Assistant Planner, City of Tukwila 1630o Southcenter Blvd, Tukwila WA 98188 206.433.714o I Valerie.Lonneman©TukwilaWA.gov i „C , 11-. iii { ujliltd11.0ii4 [ht.. rnn u( CI1 ( OF TUKWILA f Departn....t of" Community Development Building Division - Permit Center 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Phone: (206)431-3670 http://www.tukwilawa.gov Pre Application Checklist Pre -Application File No.: PRE14-0018 Project Name: SECU Office Building Meeting Date and Time: October 23, 2014 @ 2:30 pm Site Addrea: 5200 Southcenter Blvd The following comments are based on a preliminary review. Additional information may be needed. Other requirements/regulations may need to be met. PLANNING DIVISION - Land Use Information 1. Comply with Tukwila Municipal Code (zoning, land use, sign regulations, etc.) 2. Obtain the following land use permits/approvals: • 5. 0 6. El 7. ❑✓ 8. Minimum interior parking lot landscaping requirements: Review current & bring up to code if needed Binding Site Plan Improvement Plan Boundary Line Adjustment/Lot Consolidation Comprehensive Plan Amendment Conditional Use Permit Design Review Environmental (SEPA) Planned Mixed Use Development Planned Residential Development Rezone Shoreline Substantial Development Permit Short Subdivision Sign(s) Subdivision Tree Permit Unclassified Use Variance Other. See next page Zoning designation: RCM/0 Site located in sensitive area? ® Yes ❑ No Minimum setback requirements: Front: 20 Second Front: 10 Side: 10 Rear: N/A Maximum Building Height: 3 stories/3J Height exception area? ❑ Yes No Minimum parking stalls required: 3/1000 sq. ft. No more than 30% of required parking stalls may be compact. Full size parking stall depth can include 2 feet of vehicle overhang into landscaped areas. Vehicle overhang in compact stalls cannot count towards stall depth. Bicycle parking shall be provided as outlined in Section 18.56.130 of the Tukwila Municipal Code. Minimum landscaping required: Front: 10— Second Front: 10 Side: 5 Rear: N/A Landscape plans must be stamped by a Washington State licensed landscape architect. All landscape areas require a landscape irrigation system. An irrigation plan is required along with the landscape plan (Utility Permit Required). Roof -top mechanical units, satellite dishes and similar structures must be properly screened. Provide elevations and construction details as part of building permit application submittal. Trash enclosures, recycling and storage areas must be screened to a minimum of 8' in height. These shall be located outside the required setbacks. Provide elevations and construction details as part of building permit application submittal. You can contact Brian Lloyd at Waste Management to coordinate placement of solid waste containers. He can be reached at 206-786-4534 or blloyd®wm.com ❑✓ 12. Building permit plans which deviate from that already approved by the Board of Architectural Review may require re -application for design review approval. HAPre-ApplicationThaddit-Pmg 7-2014.do¢ Updated: 7-2014 PLANNING DIVISION `hfE14-0018 Pre -Application Checklist File No.: Page 2 of 2 ADDITIONAL NOTES; 1. Code Enforcement action (RFA11-057) for work in the buffer area without a permit (construction of a concrete wall). This violation must be corrected. 2. Possible Reasonable Use Exception if a buffer reduction of over 50% is requested. 3. Parking Variance. 4. Landscaping requirements for Office zoned portion of site: front - 15'; side - 5'; rear - 5'. 5. Structure setbacks for Office zoned portion of site: front - 25'; side - 10'; rear - 10' 6. If parking lot landscaping requirements cannot be met, the request to vary the landscaping would be folded into the design review application. Office: 10 sq. ft. /stall RCM: 15 sq. ft./stall 7. Special Permission Director application for buffer reduction request. 8. Stream buffers do not apply to piped portion of stream system. Stream buffers apply to each side of the watercourse, measured from ordinary high water mark (TMC 18.45.100 C.). 9. Regarding the addition to western side of building - for the front setbacks Southcenter Blvd. can be treated as the front, with a 20 ft. setback and 52nd Ave. South can be treated as a second front, with a 10 ft. setback. 10. Electronic versions of land use applications can be accessed on the City's web site: http://www.tukwilawa.gov/dcd/LandUsePenmitFees.pdf 11. Tukwila Municipal Code is available here: http://records.tukwilawa.gov/WebLink8/1/doc/56618/Electronic.aspx ENCLOSURES: Code Enforcement - letters to property owner BLA/Lot Consolidation Application Design Review -Public Hearing SEPA Review Permanent Sign Special Permission - Director - for parking variance up to 10% and Stream Buffer Reduction Checklist prepared by (staff): Date: H:\Pre-Appliatioo\CheddiR-Phy 7-2014.dou Updated: 7-2014 THE WATERSHED COMPANY June 10, 2016 Matt Laase, AIA JACKSON I MAIN Architecture 311 First Avenue South Seattle, Washington 98104 Office: (206) 324-4800 Via email: Matt.Laase@jacksonmain.com Re: Tree Inventory Report for Inspirus Credit Union The Watershed Company Reference Number: 141232 Dear Matt: SCIENCE & DESIGN RECEIVED JAN 112011 CONV,11JNI1Y OI V► 101'MI Nr We are pleased to present to you the findings of our tree inventory study for the Inspirus Credit Union campus located at 5200 and 5290 Southcenter Boulevard in the City of Tukwila (Parcel numbers 1157200013 and 1157200021). Landscape Architect Amber Raynsford and I visited the site on May 23, 2016 to inventory on -site significant trees. While we were there, we also delineated a short segment of Gilliam Creek, and assessed the current conditions of the landscape. The findings of the stream delineation and landscape assessment will be included in separate reports; this letter summarizes the findings of the tree inventory. The following attachments are included with this report: • Tree Inventory Table • Tree Figure Study Area The assemblage of two parcels is located in the southern half of the City of Tukwila, northwest of the Interstate-5 and Interstate-405 interchange (Figures 1 and 2). The site is zoned Regional Commercial Mixed -Use (RCM) and Office (0). Trees were evaluated on both parcels and the portions of the rights -of -way directly adjacent to the subject parcels. 750 Sixth Street South Kirkland. WA 98033 p 425.822.5242 f 425.827.8136 watershedco.com f Burfen Normandy Park 318, Seat ac co 't The Boeing Company free Inventory Report Laase, M. June 10, 2016 Page 2 Z us 0 R.. Renton Ra • St dl..pk d r88 m Figure 1 — VICINITY. An image from King County iMAP showing the location of the subject property. Figure 2 — AERIAL. The subject site is highlighted in yellow in this 2013 aerial. Methods Watershed Company ISA-certified arborist Mike Foster conducted a field -based inventory on May 23, 2016 using the methods detailed here. Based on the City of Tukwila significant tree definition, any tree with a trunk diameter of four inches or greater was tagged and assessed. A round one -and -one -quarter -inch -wide, numbered aluminum tag was affixed to the trunk of all subject trees at approximately eye level. -free Inventory Report Laase, M. June 10, 2016 Page 3 Subject Tree Mapping Duryea & Associates, P.S. survey -located the assessed trees and provided an updated survey with tree points on June 8, 2016. Attribute data collection General attributes documented for all inventoried vegetation indude the date of assessment, unique tag number, location (parcel number), and name of plant species. Physical attributes include number of stems, DBH, height, canopy radius, condition, and general assessment notes. Diameter of all subject trees was measured at four -and -a -half feet above the surface of the ground at the trunk where possible; however, some stems were measured differently due to size or branching structure. For trees with major branching at or below four -and -a -half feet (see #11), the smallest portion of the trunk below major branching was measured. Methodology for measuring diameter of trees with major leans, on steep slopes, and with multiple trunks or stems generally followed those outlined in the Guide for Plant Appraisal (Gooding, et al., 2000). Findings A total of 17 significant trees were assessed and tagged for this study (see Tree Table). Twelve of the subject trees are centered within the subject parcel assemblage (see Tree Figure). A line of Austrian Pine trees border the north edge of the parking lot (Figure 3). Four significant 'Crimson King' Norway Maples (#7, #9, #10 and #12) are centered one to two feet west of the subject parcel boundary within the 52nd Ave S right-of-way (ROW) (Figure 4). One significant 'Crimson King' Norway Maple (#17) is located in the Southcenter Boulevard ROW. Other subject trees included are two Big Leaf Maples northwest of the parking lot, a Japanese Maple near the building entrance, and four Eastern White Pine trees along the south side of the office building (Figure 5). None of the 17 trees are located within the 80-foot Gilliam Creek standard buffer as shown in the Stream Delineation Report (The Watershed Company, 2016). The subject trees, including the slightly off -site trees, are primarily composed of perimeter and parking lot landscape trees that were likely installed with the construction of the office building. A small area of non -landscaped vegetation is rooted along the steep, armored banks of Gilliam Creek, but is mostly composed of weedy English ivy (Hedera helix) and Japanese knotweed (Polygonum sp.). One non -significant big leaf maple also present in the watercourse buffer (Figure 6). Other vegetation includes a row of three-inch DBH Mediterranean Cypress trees along the west side of the building that are not significant and were not tagged or assessed under this study. l � "—tree Inventory Report Laase, M. June 10, 2016 Page 4 IPhotos Figure 3 — LANDSCAPE PINES — Four medium-sized Austrian Pine trees are rooted along the north edge of the parking lot. An Eastern White Pine is growing in the planting island in the center of the photo. (Photo taken on May 23, 2016) Figure 4 —'CRIMSON KING' NORWAY MAPLE. A 15.4-inch landscape tree (#10) near the campus entrance from 52nd Ave S. (Photo taken on May 23, 2016) f 7 Free Inventory Report Laase, M. June 10, 2016 Page 5 Figure 5 — EASTERN WHITE PINES — Two eastern whke pine trees (both 17.5-inch DBH) are growing near the existing SE comer of the office building (Photo taken on May 23, 2016) Figure 6 — NON -SIGNIFICANT BIG LEAF MAPLE. A multi -stemmed big leaf maple tree is rooted near the on -site portion of Gilliam Creek, east of the office building. It is not significant, but is within a critical area buffer (Photo taken on May 23, 2016) "" -Tree Inventory Report Laase, M. June 10, 2016 Page 6 Tukwila Regulations (TMC Title 18) Significant trees are regulated under Chapter 18.54 — Tree Regulations of the TMC. Any proposed land use action that would require tree removal is subject to the regulations and mandatory standards of the Chapter. Other landscape requirements may also apply to any proposed vegetation alteration and are addressed in the Landscape Assessment letter (The Watershed Company, 2016) being prepared along with this letter. Significant tree TMC 18.06.775 A "significant tree" means a tree (Cottonwood excluded) which is 4 inches or more in diameter as measured 4.5 feet above grade. Permit Required 18.54.070 According to the TMC, no person shall conduct any clearing of vegetation without first obtaining a Tree Clearing Permit on a form approved by the Director; unless specifically exempted under this chapter. Permit Approval Criteria 18.54.130 Planning for site development must take into consideration tree preservation as outlined in Section 18.54.130 of the TMC. Permitted tree removal must be in accordance with the TMC code section as summarized here. Tree retention, tree protection, tree replacement and other considerations are the basis for tree permit approval. Site improvements shall be designed and constructed to retain as many existing healthy trees as possible, with priority given to perimeter trees, trees within sensitive areas and associated buffers, and groupings of trees (18.54.130(1.)). Retained trees shall be protected using best management practices including placement of tree protection fencing prior to any construction activity (18.54.130(2.)). If tree removal is unavoidable, the applicant shall replace all removed significant trees at the ratio provided in the Table 1 below, with tree stock that conforms to the specifications also cited below (18.54.130(3.)). Table 1— Reouired Tree Replacement Ratios Diameter of Existing Tree Removed No. of Replacement Trees Required 4 - 8 inches 1 8 - 12 inches 2 12 - 18 inches 4 18 - 24 inches 6 6 >24 inches 8 The TMC states that the replacement plants shall meet the following specifications: Minimum sizes shall be 2.5-inch caliper for deciduous trees, 6 to 8 feet in height for evergreen trees, 24 inches in height for shrubs, and 1 gallon for groundcover. Replacement plants shall meet current American Association of Nurserymen standards for nursery stock; Planting and maintenance of required replacement vegetation shall be 1 -Tree Inventory Report Laase, M. June 10, 2016 Page 7 in accordance with best management practices for landscaping which ensure the vegetation's long-term health and survival. Limitations The findings of this report are based on the best available science and are limited to the scope, budget and site conditions at the time of the assessment. Internal structural flaws (such as cracking or root rot) or other conditions that are not visible cannot be detected with this limited basic visual screening. Trees are inherently unpredictable. Even vigorous and healthy trees can fail due to high winds, heavy snow, ice storms, or rain. Please call if you have any questions or if we can provide you with any additional information. Sincerely, Mike Foster, Ecologist ISA Certified Arborist® PN-7551A Enclosures 2 THE WATERSHED COMPANY June 10, 2016 Matt Laase JACKSON I MAIN Architecture 311 First Avenue South Seattle, Washington 98104 Office: (206) 324-4800 Via email: Matt.Laase@jacksonmain.com Re: Landscape Assessment Report for Inspirus Credit Union The Watershed Company Reference Number: 141232 Dear Matt: SCIENCE & DESIGN RECEIVED JAN 112017 Cnr.}•.0 ;MI ry Uf vi 1 O1'111i NI This letter summarizes the findings of the landscape assessment prepared in anticipation of the expansion of the Inspirus Credit Union campus located at 5200 and 5290 Southcenter Boulevard in the City of Tukwila (Parcel numbers 1157200013 and 1157200021). On May 23, 2016, Arborist and Ecologist, Mike Foster and I visited the site to assess landscape condition, tag and evaluate significant trees, and delineate the short segment of Gilliam Creek. The findings of the tree study and watercourse evaluation will be presented in separate reports. Following the landscape assessment, this letter presents a strategy for returning the landscape into compliance with City of Tukwila regulations. 750 Sixth Street South Kirkland, WA 98033 p 425.822.5242 f 425.827.8136 watershedco.com Landscape Assessment Report Laase, Matt June 10, 2016 Page 2 Study Area • 9i . Noun.wdc Park Burien Seattle - Tacoma Intl Airparl Figure 1 - Vicinity map showing the location of the subject property. Figure 2 — A 2013 aerial photograph of the subject parcel and the study area. Laridscape Assessment Report Laase, Matt June 10, 2016 Page 3 This letter summarizes the findings of the landscape assessment, applicable local regulations, and strategies for bringing the landscape into code compliance. The following attachment is induded: • Attachment 1. Landscape types plan Landscape Existing Conditions The project encompasses two parcels, 1157200013 and 1157200021, which indude the site of the existing Inspirus Credit Union and a single-family residence that will be the site of the buiding expansion. The project site is located at the intersection of the Southcenter Boulevard and 52nd Avenue S. The site also fronts the southbound off -ramp from Interstate 5. Only the northern parcel boundary abuts adjacent development. Formal site access is off of 52nd Avenue S; a secondary access that was associated with the single-family residence exists off Southcenter Boulevard. The existing landscaping is composed of a mix of native and ornamental mature evergreen and deciduous trees, shrubs, groundcover, and lawn. Specifics of tree health and species are detailed in the separate Arborist Report (The Watershed Company, 2016). Several areas of the site are infested with invasive vegetation, including Japanese knotweed, Himalayan blackberry, and English Ivy. As defined by the Tukwila Municipal Code (TMC) and conversations with the Tukwila Department of Planning and Zoning, several landscape types apply within the boundaries of the project site. A diagram of applicable landscape types is included as Attachment 1. Code compliance was evaluated for each landscape type and is detailed below. Evaluation of Compliance Perimeter Landscape The site falls within two zoning designations: Office (0) and Regional Commercial Mixed Use (RCM). 0 zoning encompasses the northern 51 feet of the parcel. The southern portion, induding the opening to Gillum Creek, falls within the RCM designation. With frontage on three roadways, the east, south, and west perimeter landscape areas are considered "front" and "second front" yards under TMC 18.06.960. Front and second front yards require 10 feet and 15 feet of landscape width in RCM and 0 zones, respectively. In the existing condition, landscape areas along the southern, eastern, and 0-designated portion of the western perimeter landscaping do not meet the minimum width required. The northern perimeter, which abuts development, qualifies as a side yard requiring a minimum width of 5 feet of perimeter landscaping. Currently, the landscaped area along the northern perimeter exceeds the minimum required width of 5 feet; however, reducing the width of the bed may not be feasible due to the need to retain mature evergreen trees that are established in the existing landscaped area. Due to the specifics of the project site, all areas of perimeter landscape planting shall meet the standards for Type I Perimeter Landscape as defined by TMC 18.52.030(A). Several trees and l \ ., Landscape Assessment Report Laase, Matt June 10, 2016 Page 4 shrubs will need to be added to perimeter landscape areas. Raised berms along the perimeter and the established turf satisfy requirements for groundcover. Table 1. Requirements and Strategy for Type I Perimeter Landscaping Perimeter Area Yard Type Min. Width Min. Trees Required West -facing perimeter along 52nd Ave S, north of existing driveway West -facing perimeter along 52nd Ave S, south of existing driveway South -facing perimeter along Southcenter Blvd East -facing perimeter along Interstate 5 off -ramp Northern perimeter Front Front Second Front Second Front Side 15 ft 0 / 10 ft RCM 10 ft (RCM) 10 ft (RCM) 15 ft 0 / 10 ft RCM 5 ft (0) 5 Min. Shrubs Required 21 3 !, i 16 7 31 1 41 28 Strategy for Achieving Compliance Reconfigure landscape beds to establish minimum width. Supplement existing trees and shrubs to achieve required quantities. Interior Parking Lot Landscape Requirements for landscaped area and planting within the parking lot interior vary by zoning designation. Per TMC 18.52.035, lots within the 0 designation with more than 40 parking stalls require "a minimum of 200 square feet of interior landscape area plus 15 square feet for each parking stall over 40." Within RCM zones that "are adjacent to public or private streets, a minimum of 15 square feet of landscaping is required for each parking stall." A total of 116 parking stalls are proposed, requiring 2,780 square feet of landscaped area within the parking lot interior. Landscaped islands are required within the interior parking lot. Per TMC 18.52.035(4), interior parking lot landscape shall meet the following planting standards: "a. ...Landscaped areas shall be placed at the ends of each interior row in the parking area, with no stall more than 10 stalls or 100 feet from a landscape area. b. The minimum size for interior parking lot planting islands is 100 square feet. c. Planting islands shall be a minimum of 6 feet in any direction and generally the length of the adjacent parking space. d. Raised curbs or curb stops shall be used around the landscape islands... e. A minimum of 1 evergreen or deciduous tree is required per landscape island, with the remaining area to contain a combination of shrubs, living groundcover and mulch." Table 2. Requirements and Strategy for Parking Lot Landscape Min Parking Lot Area i Proposed Parking Stalls Required Existing Landscape � Landscape Area , Area Additional Landscape Needed Strategy for Achieving Compliance 0-designated area, northern 51- 20 1,340 SF feet of project area 2,032 SF 748 SF Reconfigure parking lot interior to provide required landscape area. RCM -designated area 96 1,440 SF 1 Landscape Assessment Report Laase, Matt June 10, 2016 Page 5 Add raised landscape islands strategically within parking aisles. Plant with trees and shrubs to satisfy code requirements. Vegetated Right -of -Way (ROW) Landscape areas located between the curb and parcel boundary are defined as Vegetated ROW and are subject to TMC section 11.20. Within the vegetated ROW, there are several areas of exposed soil or with failed plantings. These areas should be infilled with low -maintenance and low -water -requirement groundcovers that will not impede sightlines for vehicles or pedestrians. In general, areas of vegetated ROW where the existing landscape plantings are established and appear healthy comply with code requirements for aesthetic and maintenance. Table 3. Requirements and Strategy for Vegetated ROW ROW Area 1 Strategy for Achieving Compliance Bare soil and unplanted areas Replant with hardy, low -maintenance, and low-water requirement groundcover species. Recommended planting with 1 gallon container stock at 18 to 30-inches on -center. Areas with healthy established 1 Continue to maintain trees, shrubs, and groundcover in current condition. planting Environmentally Sensitive Area Gillum Creek and its buffer are Environmentally Sensitive Areas as defined by TMC 18.45. As such, special treatment of the landscape is required within the watercourse buffer, specifically, retention of established native shrubs and trees, removal of invasive species, and restoration with native plants. In addition, use of the watercourse buffer is limited to select low -impact uses that are subject to administrative review. Per TMC sections 18.45.070(B)7a: "Public and private access shall be limited to trails, boardwalks, covered or uncovered viewing and seating areas, footbridges only if necessary for access to other areas of the property, and displays (such as interpretive signage or kiosks), and must be located in areas that have the lowest sensitivity to human disturbance or alteration. Access features shall be the minimum dimensions necessary to avoid adverse impacts to the sensitive area. Trails shall be no wider than 5 feet and are only allowed in the outer half of the buffer, except for allowed wetland or stream crossings." The existing landscape treatment within the environmentally sensitive area buffer can be maintained as is; however, any changes to the existing development program will require the watercourse buffer to be restored with native plants. Any restoration or new site programming within the watercourse buffer, including trails and viewing areas, will require City approval. Information on watercourse classification and specific buffer and setback widths can be found in the separate Watercourse Delineation Letter (The Watershed Company, 2016). Scientific Name i Landscape Assessment Report Laase, Matt June 10, 2016 Page 6 Table 4. Requirements and Strategy for Environmentally Sensitive Area J Strategy for Achieving Compliance Remove invasive, noxious, and non-native plants according to the best management practices of the King County Noxious Weed Control Program. Amend and decompact soil. Plant with a diverse mix of native trees, shrubs, and groundcovers. Apply a 4-inch blanket of mulch that is suitable for use in natural areas. Fence and sign buffer area to comply with code requirements. Approved Mitigation Area An area around the watercourse opening was previously designated as mitigation area by the City of Tukwila (RFA11-057 / 5290 Southcenter Boulevard). While a formal boundary delineation and area is not available, correspondence from the City (March 22, 2011) describes the approximate area as encompassing a "...4-5 foot deep planting bed on the south side of the stream..." and "...the north and west sides of the stream... to the edge of the parking lot." Mitigation area planting shall follow the specific prescription that was approved by the City during an inspection on June 14, 2011. In addition to planting, detailed site preparation activities shall be carried out, including removal of invasive and non-native plant species, and placement of compost amendment mulch. Monitoring of the approved mitigation area is required for a period of five years following inspection, including submittal of annual monitoring reports. The City provided a prescription for ongoing maintenance of the mitigation area, including but not limited to: weeding; watering; replacement of dead, dying, and poor performing plants; and mulch replacement. Per communication from the City (M. Hulvey, June 14, 2011), the established mitigation area "must be maintained in perpetuity." The approved mitigation area must be restored and maintained in perpetuity according to the guidance provided by the City (RFA 11-057). Based on the original inspection date, the five year monitoring period for initial planting concluded on May 31, 2016; however, according to recent communication with the City, subsequent monitoring will be required for the replanted mitigation area at least through plant establishment and up to five years. Table 5. Requirements and Strategy for Approved Mitigation Area Approved Planting Plan Common Name / Strategy for Achieving Compliance Qty. Planting Location Red osier dogwood / Cornus sericera Vine maple / Acer circinatum Tall Oregon grape / Mahonia aquifolium Red osier dogwood / 5 Cornus sericera Snowberry / i 6 4 At top edge of stream on south side - evenly spaced 1 Center of planting bed on south side of stream 5 Evenly spaced around the vine maple to fill out the bed Near the top of the slope on the north side of the stream - evenly spaced Fill in the bed and spread out evenly 1 I Remove invasive, noxious, and non-native plants according to the best management practices of the King County Noxious Weed Control Program. Amend and decompact soil. Plant according to approved planting plan. Apply a 4-inch blanket of mulch that is suitable for use in natural areas. Conduct maintenance and monitoring for period determined by the City (e.g. plant establishment up to five years) following City acceptance of replanting. At the end of the monitoring period, continue to Approved Planting Plan Symphoricarpos albus I behind the rose plantings Western sword fern / 6 Polystichum munitum On west side over top of the culvert i Untdscape Assessment Report . Laase, Matt June 10, 2016 Page 7 j Strategy for Achieving Compliance I maintain the mitigation area as prescribed by the City in perpetuity. The information contained in this letter is based on review and interpretation of relevant City of Tukwila Municipal Code in conjunction with communication with City staff. All discussions, conclusions and recommendations reflect the best professional judgment of the author(s) and are based upon information available to us at the time the study was conducted. All work was completed within the constraints of budget, scope, property access, and timing. The findings of this report are subject to verification and agreement by the appropriate County, State and Federal regulatory authorities. No other warranty, expressed or implied, is made. Please call if you have any questions or if we can provide you with any additional information. Sincerely, Amber Raynsford, PLA, GISP, ASLA Senior Landscape Architect Enclosures • Attachment 1. Landscape types plan I\ wr.,-- 71ra,..,...y_simftie ia.---c-ok.,-2 - _ _._. . I P �..:._,y_•:;•;.- ;•,.:.;.:•-•-•-•-•;•:: v 1.._ ,_0. FYI / j r ' / • /8j.pJ: : _ _ _ .. .:-iiiia / / / / // / / / /65/ / �4LI� / / / ///// // i /:::::::: ::•_•:: %z (// // / -,L i/ f I. i /// \ S , / • • y1: 0 i SOUTHCENTER BLVD ATTACHMENT 1. LANDSCAPE TYPES PLAN (f LEGEND: LANDSCAPE TYPES LLLI� LLLL .:•:•:•: • 1 TYPE 1 PERIMETER LANDSCAPE (7,462 SF): PER CITY OF TUKWILA MUNICIPAL CODE (TMC), 18.52.030(A) RIGHT-OF-WAY VEGETATION (5,082 SF): PER TMC 11.20 INTERIOR PARKING LOT LANDSCAPE (2,032 SF): PER TMC 18.52.035 ENVIRONMENTALLY SENSITIVE AREA BUFFER (1,412 SF): PER TMC 18.45. SEE WATERCOURSE DELINEATION LETTER (THE WATERSHED COMPANY, 2016). APPROVED MITIGATION AREA (482 SF): PER CITY OF TUKWILA, DEPT OF COMMUNITY DEVELOPMENT APPROVAL FOR RFA 11-057, ISSUED ON JUNE 14, 2011. 'EXISTING SIGNIFICANT TREES (17 EA) WITH DRIPLINE: SEE r ARBORIST REPORT (THE WATERSHED COMPANY, 2016). 15' BUILDING SETBACK BUFFER LINE 80' WATERCOURSE BUFFER DELINEATED OHWM SCALE: 1" = 40' CONTACTS PREPARED BY: THE WATERSHED COMPANY 750 SIXTH STREET SOUTH, KIRKLAND, WA 98033 CONTACT: AMBER RAYNSFORD, PLA, GISP PROJECT LANDSCAPE ARCHITECT (425)822-5242 x219 NOTES 1. CRITICAL AREAS DELINEATED BY THE WATERSHED COMPANY ON MAY 23, 2016. 2. SURVEY RECEIVED FROM DUREYA & ASSOCIATES, P.S., 2702 N PERRY ST, SPOKANE, WA 99207. 0 20' 40' 80' 0 Copyright- The watershed Company THE WATERSHED COMPANY 750 Sixth Street South Kirtland WA 98033 p 425.822.5242 f 425.827.8136 www.watershedco.com Science & Design TUKWILA, WA 98188 Z Q g a SHEET SIZE: ONGINAL PLAN 15 11x17. SCALE ACCORDINGLY. PROJECT MANAGER AR DESIGNED: DRAFTED: AR AR CHECKED: AR/JMF JOB NUMBER: 141232 SHEET NUMBER: W1 OF 1 RECEIVED .IAN 11 2011 TECHNICAL INFORMATION REPORT INSPIRUS CREDIT UNION BUILDING EXTENSION COMMERCIAL DEVELOPMENT TU KW I LA, WA January 5, 2017 Initial: Nov 15, 2016 1/5/20/7 Prepared for: City of Tukwila Reviewed by: Joe Taflin, P.E., LEED Principal joe@navixeng.com NAVIX 1140C s.e 8th street, suite 315 oellevue, we 98004 navixeng.corm t 425.453.95C1 f 425 453 8208 e inloP navixeng.con') INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA TABLE OF CONTENTS Section Page Project Overview 2 1. Site Location 4 2. TIR Worksheet 3 3. Drainage Basins, Subbasins, and Site Characteristics 5 4. Soils 5 Conditions and Requirements Summary 6 Offsite Analysis 11 1. Task 1: Study Area Definition and Maps 11 2. Task 2: Resource Review 12 3. Task 3: Field Inspection 13 4. Task 4: Drainage System Description and Problem Descriptions 16 5. Task 5: Mitigation of Existing or Potential Problems 16 Flow Control and. Water Quality Facility Analysis and Design 15 1. Existing Site Hydrology 15 2. Developed Site Hydrology 15 3. Performance Standards 17 4. Flow Control System 17 5. Water Quality System 17 6. FIRM Map 18 Conveyance System Analysis and Design 19 Special Reports and Studies 20 Other Permits 20 Bond Quantities, Facility Summaries, and Declaration of Covenant 20 CSWPPP Analysis and Design 21 Appendix: A — Site Exhibits B — TIR Worksheet C — Operation and Maintenance Guidelines D — Geotechnical Report Navix Engineering 50528001 Page 1 / \ / INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT ` % TUKWILA, WA PROJECT OVERVIEW Existing Conditions The project site is located on Southcenter Boulevard, in Tukwila, Washington. The site consists of two parcels, #1157200013 and #1157200021; the City of Tukwila zoning designation is Residential Commercial Mixed Use (RCM). The site is approximately 1.46 acres in size and is currently developed with an office building. See Figure 1 for a map of the site location. Per the Geotechnical Engineering Study by Golder Associates, dated July 7 2016, the subsurface soil consists of loose to compact fill overlying soft to firm silts and clays overlying very dense and hard silts and clays. Groundwater was encountered at approximately 6.5 feet deep during the spring months. The site is rectangular in shape and is bordered to the south by Southcenter Boulevard, to the west by 52nd Ave S., to the north by another commercial office building, and to the east by an off -ramp from 1-5 South. The site is mostly a flat parking lot that gently slopes from west to east. There is an underground stream which daylights for about 20 feet on the east end of the site before continuing underground. Stormwater currently flows to catch basins located in parking lot and discharges to the stream. Developed Conditions The proposed development is an expansion of the existing office building, a new outdoor plaza area outside the building, and site improvements in the parking lot for ADA access and fire truck maneuvering. The building expansion will be located at the southeast corner of the existing building, extending the original building into the smaller parcel, replacing the existing outbuilding that will be demolished. The outdoor plaza will be just north of the expansion. The existing on -site drainage system will remain in place but will be modified to allow a new catch basin filter system to be utilized to provide water quality treatment in the parking area. Stormwater runoff from the building roof will be routed via roof drain leaders to a new storm connection, which will connect into the existing parking lot conveyance system just downstream from the water quality catch basin, and upstream from the existing stream outfall. Navix Engineering 50528001 Page 2 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA Design Criteria The City of Tukwila utilizes the 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Tukwila Infrastructure Design and Construction Standards. Table 1, below, summarizes the Tukwila and KCSWDM stormwater requirements. Table 1 - Jurisdictional Requirements Duration Analysis: 2-year. Reduce to V2 pre -developed duration 50-year: Match predeveloped Water Quality Volume: N/A Water Quality Flow Rate: N/A Downstream Analysis: Level 1 Y4 mile downstream Pre -Development Stormwater Runoff The site is currently developed with a building and paved parking lot. Roof runoff is collected and routed in roof drain leaders and downspouts to the on -site conveyance system, which discharges to the stream. Site runoff is collected via a system of curbs, gutters, catch basins and tight line conveyance pipe and is conveyed to the same stream outfall location. Post -Development Stormwater Runoff Stormwater will be managed on the project site in accordance with the standards of the 2009 King County Surface Water Design Manual (KCSWDM). Since the project proposes more than 2,000 SF of new plus replaced impervious area, a Full Drainage Review will be required. On -site stormwater runoff from the existing and new paved surfaces will be collected and transported via a system of curb, gutter, catch basins and underground storm drainage pipe to the existing stream outfall. Prior to reaching the outfall, the majority of the site runoff will pass through a catch basin filter system. Roof runoff from the building expansion will be collected in a roof drainage system and conveyed to the on -site drainage system downstream from the filter vault via tight line pipe. Technical Information Report (TIR) Worksheet The Technical Information Report (TIR) Worksheet is to be provided with the building permit submittal. Navix Engineering 50528001 Page 3 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA SITE LOCATION Location: 5200 Southcenter Boulevard Section/Township/Range: S SW 23, T 23, R 04 Parcel/Tax Lot: #1157200013 and #1157200021 Size: 1.46 City, County, State: Tukwila, King County, Washington State Governing Agency: City of Tukwila Seattle -Tacoma nternational A (port SeaTac Figure 1 - Site Location Newcastle Cascade-Fairwood East Hill -Meridian Navix Engineering 50528001 Page 4 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA DRAINAGE BASINS, SUBBASINS, AND SITE CHARACTERISTICS Drainage Basin The project site is located within the Gilliam Creek drainage basin, in the Level 2 Conservation to Existing area. There are no special stormwater management requirements for this drainage basin. Subbasins The site is located within a single sub -basin. Soils: Per the Geotechnical Engineering Study by Golder Associates, dated July 7, 2016, the subsurface soil consists of loose to compact fill overlying soft to firm silts and clays overlying very dense and hard silts and clays. Navix Engineering 50528001 Page 5 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA CONDITIONS & REQUIREMENTS SUMMARY As required by the 2009 King County Surface Water Design Manual (KCSWDM), this project is subject to a Full Drainage Review. Therefore, the storm drainage design for this project is required to comply with all eight (8) Core Requirements as well as all five (5) Special Requirements. The applicable requirements have been met as follows: Core Requirements Core Requirement #1: Discharge at Natural Location All surface and stormwater runoff from a project must be discharged at the natural location so as not to be diverted onto or away from downstream properties. The manner in which runoff is discharged from the project site must not create a significant adverse impact to downhill properties or drainage systems. Response: Runoff will be collected on site and discharged to Gilliam Creek, which daylights to the west of the site, and to which the site currently discharges. No downstream impacts are anticipated. Core Requirement #2: Offsite Analysis All proposed projects must submit an offsite analysis report that assesses potential offsite drainage impacts associated with development of the project site and propose appropriate mitigations of those impacts. The initial permit submittal shall include, at minimum, a Level 1 downstream analysis as described in Section 1.2.2.1 of the 2009 Manual. Response: See page 11 for Level 1 downstream Analysis. Since the on -site runoff will not significantly increase existing runoff conditions (0.05 CFS, which is than the 0.1 CFS threshold increase in the existing site conditions 100-year peak flow), and Gilliam Creek is located in a piped network downstream from the site, no downstream impacts are anticipated. Core Requirement #3: Flow Control All proposed projects, including redevelopment projects, must provide onsite flow control facilities or flow control BMPs or both to mitigate the impacts of storm and surface water runoff generated by new impervious surface, new pervious surface, and replaced impervious surface targeted for flow mitigation. Flow control facilities must be provided and designed to perform as specified by the area -specific flow control facility requirement in Section 1.2.3.1 and in accordance with the applicable flow control facility implementation requirements in Section 1.2.3.2. Flow control BMPs must be provided as Navix Engineering 50528001 Page 6 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA directed by the flow control BMPs requirement in section 1.2.3.3 and applied as specified by the flow control BMP requirements in Section5.2. Response: Per the 2010 City of Tukwila Infrastructure Design and Construction Standards Drainage Basins and Flow Control Standards map, the project site falls within the Level 2 Conservation to Existing Flow Control Area. Stormwater management facilities within the Conservation Flow Control Area must comply with the Level 2 Flow Control standard, which requires that developed discharge durations match predeveloped durations for the range of predeveloped discharge rates from 50% of the 2-year peak flow up to the full 50- year peak flow. In addition, developed peak discharge rates must match the predeveloped peak discharge rates for the 2- and 10-year return periods. Historic conditions must be assumed as the predeveloped condition. Flow control may be waived for any threshold discharge area in which there is no more than a 0.1 CFSs difference in the sum of developed 100-year peak flows for those target surfaces subject to this requirement, and the sum of existing site conditions 100-year peak flows for the some surface areas. The proposed development will increase the 100-year peak flows from 0.1031 CFS to 0.1496 CFS, a difference of 0.0465 CFS. Therefore, the project meets the exemption criteria and flow control will not be required. Core Requirement #4: Conveyance System All engineered conveyance system elements for proposed projects must be analyzed, designed, and constructed to provide a minimum level of protection against overtopping, flooding, erosion, and structural failure as specified in Sections 1.2.4.1, 1.2.4.2, and 1.2.4.3 of the 2009 Manual. Response: The existing on -site runoff conveyance system will be utilized to convey the site runoff and analysis will be performed to verify that it can convey the 25-year, up to the 100-year storm event. A detailed Conveyance System Analysis will be provided with the construction documents submittal. The existing piped stream network will not be disturbed or utilized for the proposed project. Core Requirement #5: Erosion and Sediment Control All proposed projects that will clear, grade, or otherwise disturb the site must provide erosion and sediment controls to prevent, to the maximum extent practicable, the transport of sediment from the project site to downstream drainage facilities, water resources, and adjacent properties. To prevent sediment transport as well as other impacts related to land -disturbing activities, Erosion and Sediment Control (ESC) Navix Engineering 50528001 Page 7 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT ' ' TUKWILA, WA measures that are appropriate to the project site must be applied as described in Section 1.2.5.1 and shall perform as described in Section 1.2.5.2. In addition, these measures, both temporary and permanent, shall be implemented consistent with the requirements in Section 1.2.5.3 that apply to the proposed project. Response: Erosion and sediment control requirements as outlined in the 2009 KCSWDM will be an integral part of the project construction documents. These measures will include methods to reduce erosion of on -site site soils and measures to prevent sediments from inadvertently leaving the project site, including but not limited to: silt fencing, catch basin inserts and construction entrance installation. Core Requirement #6: Maintenance and Operations Maintenance and operation of all drainage facilities is the responsibility of the applicant or property owner, except those facilities for which King County is granted an easement, tract, or right-of-way and officially assumes maintenance and operation. Drainage facilities must be maintained and operated in compliance with King County Maintenance Standards. Response: An Operations and Maintenance Manual is located in Appendix B of this report. Core Requirement #7: Financial Guarantees and Liability All drainage facilities constructed or modified for projects (except flow control BMPs to be privately maintained) must comply with the financial guarantee requirements in King County Ordinance 12020 and the liability requirements of King County Code 9.04.100. There are two types of financial guarantees for projects constructing or modifying drainage facilities; the drainage facilities restoration and site stabilization guarantee, and the drainage defect and maintenance guarantee. Response: A Bond Quantities Worksheet is to be included with subsequent submittal. Core Requirement #8: Water Quality All proposed projects, including redevelopment projects, must provide water quality (WQ) facilities to treat the runoff from new and replaced pollution -generating impervious surfaces and pollution -generating pervious surfaces targeted for treatment. These facilities shall be selected from one of the area -specific WQ menus described in Section 1.2.8.1 and implemented according to the applicable WQ implementation requirements in Section 1.2.8.2 of the 2009 Manual. Response: Per the 2010 Tukwila Infrastructure Design and Construction Standards, Basic Water Quality Treatment is required in this area based on the proposed land use of the Navix Engineering 50528001 Page 8 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA project. However, per KCSWDM Section 1.2.8, the project meets the Surface Area Exemption criteria because less than 5,000 SF of new PGIS is added, and less than 5,000 SF of new plus replaced PGIS will be created as part of a redevelopment project, and less than 35,000 SF of new PGPS will be added. Therefore, no water quality treatment is proposed. The proposed redevelopment project will result in the addition of 1,495 SF of new PGIS and 1,110 SF of replaced PGIS for a total of 2,605 SF of new plus replaced PGIS. Please see Exhibit A in Appendix A. Special Requirements Special Requirement #1: Other Adopted Area -Specific Requirements The drainage requirements of adopted CDAs, MDPs, BPs, LMPs, and SFDPs shall be applied in addition to the drainage requirements of the 2009 KCSWDM unless otherwise specified in the adopted regulation. Where conflicts occur between the two, the drainage requirements of the adopted area -specific regulation shall supersede those in the 2009 KCSWDM. Response: The 2010 Tukwila Infrastructure Design and Construction Standards, Section 5.6.8.1., the duff layer and native topsoil shall be retained in an undisturbed state to the maximum extent practicable. Any duff layer or topsoil removed during grading shall be stockpiled on -site in a designated, controlled area not adjacent to public resources and critical areas. The material shall be reapplied to other portions of the site where feasible. Additionally, replaced topsoil shall have an organic matter content of between eight and thirteen percent dry weight and pH suitable for the proposed landscape plants. The proposed development will comply with these requirements and notes shall be added to the grading and landscape plans accordingly. Special Requirement #2: Flood Hazard Area Delineation Floodplains and floodways are subject to inundation during extreme events. The 100- year floodplains are delineated in order to minimize flooding impacts to new development and to prevent aggravation of existing flooding problems by new development. Regulations and restrictions concerning development within a 100-year floodplain are found in the Sensitive Areas Ordinance. Response: Per the most current FIRM Map, shown on page 19 of this report, the project site does not lie within the 100-year floodplain. Navix Engineering 50528001 Page 9 l INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA Special Requirement #3: Flood Protection Facilities Developing sites protected by levees, revetments, or berms require a high level of confidence in their structural integrity and performance. Proper analysis, design, and construction are necessary to protect against the potentially catastrophic consequences if such facilities should fail. Response: The project site does not contain any levees, revetments, or berm protection. Special Requirement #4: Source Controls Water quality source controls prevent rainfall and runoff water from coming into contact with pollutants, thereby reducing the likelihood that pollutants will enter public waterways and violate water quality standards and County stormwater discharge permit limits. The County may require mandatory source controls at any time through formal code enforcement if complaints or studies reveal water quality violations or problems. Response: All applicable non-structural Source Control BMPs will be implemented as outlined in the 2009 King County Stormwater Pollution Prevention Manual. No structural source controls are proposed as of this submittal. Special Requirement #5: Oil Control Projects proposing to develop or redevelop a high -use site must provide oil controls in addition to any other water quality controls required by the 2009 Manual. Such sites typically generate high concentrations of oil due to high traffic turnover or the frequent transfer of oil. Response: Since this project is not a high -use site, oil control will not be incorporated into the drainage design. A high -use site is defined in the 2009 KCSWDM as "a commercial or industrial site that has on expected average daily traffic (ADT) count equal to or greater than 100 vehicles per 1,000 square feet of gross building area': Navix Engineering 50528001 Page 10 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA OFFSITE ANALYSIS Task 1: Study Area Definition and Maps Available resources such as survey, topographic and GIS maps were utilized to prepare for the downstream analysis. ,,,t4i Southcenter 5..190t� ASt Figure 3: Study Area Map PI VY rtaps.neL Nearby Search Area (.25mi) Search Result Location City Limit — Stream Parcel Floodplain • 100 Year • Other Water Body Fish and Wildlife Habitat Area Wetland Wetland Buffer Stream Buffer • Landslide Area I Floodway Steep Slope Shoreline Jurisdiction Area Navix Engineering 50528001 Page 11 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TTUKWILA, WA Task 2: Resource Review The following resources, if available, were reviewed for existing/potential problems within the study area: • Basin Plan or Basin Reconnaissance Summary Reports • FEMA Maps (See page 25 of this report.) • Sensitive Areas Folio • Reported Drainage Complaints • Reported Road Drainage Problems • USDA Soils Survey • Wetland Inventory Maps • Migrating River Studies • WSDOE Section 303d • King County Designated Water Quality Problems • Stormwater Compliance Plans Task 3: Field Inspection Downstream Analysis The downstream analysis was performed by Navix Engineering on May 18, 2016. The weather was most) cloud and the temerature was a • • roximatel 60 de • rees. Figure 4: Downstream Analysis Path Map Navix Engineering 50528001 Page 12 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA # Photo Descri • tion 1 ,r AJ�I�' yr ' Y 3 ? . a v/A 41 )- 1 , * �:•� } ' Daylighted ..& 1-1 ;. AILank Creek 3r. • Looking southeast where Gilliam Creek exits the pipe and then enters a culvert below the 1-5 offramp. 2 � .�'°1 " I � Site i { '` .., __ Outfall t "-+ ` -�. _ ' The creek is piped below 1-5 but per city coordination, the exact path is unknown. The pipe daylights in a treed area between the 1-405 north onramp and Tukw'la Parkway. li'"� The drainage path as described above appears to have adequate capacity and no current problems or signs of damaging erosion were observed at this time. However, it is noted that the creek is in a pipe and the ability to observe downstream issues is limited. The outfall is greater than 1/4 mile from the site and since the increased 100-year peak flow is negligible, no downstream effects are anticipated. Upstream Analysis Frontage improvements are limited to replacing the existing driveway access on 5200. No impact to the drainage network or runoff is anticipated. Navix Engineering 50528001 Page 13 / 1 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA Task 4: Drainage System Description and Problem Descriptions No current problems or signs of damaging erosion were observed. No drainage complaints were noted within a 1 mile radius of the site. There are no known problems with the drainage paths around the site. No downstream impacts from the proposed project are anticipated. Task 5: Mitigation of Existing or Potential Problems No current problems or signs of damaging erosion were observed. Navix Engineering 50528001 Page 14 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN EXISTING SITE HYDROLOGY The project site redevelopment area is approximately 9,703 SF (0.223 acres) of a 1.48 acre site. The area that is being redeveloped is currently pavement/concrete and lawn. See Table 1 below, for existing conditions. Table 1 — Existing Basin Area being converted Basin Area (AC) Description Grade 0.089 Impervious (existing pavement) Flat 0.134 Lawn (existing planter area) Flat 0.223 Total DEVELOPED SITE HYDROLOGY The proposed development will consist of a new building, parking area, concrete walkways, and landscaping/pervious surface. See Table 2 for proposed conditions. Table 2 - Developed Basin Area being converted Basin Area (AC) Description Grade 0.197 Impervious (proposed building and parking) Flat 0.026 Lawn (proposed new lawn area that was imp.) Flat 0.223 Total HYDROLOGIC MODELING The hydrologic analysis for the project was performed using the computer -modeling program Western Washington Hydrology Model (WWMH2O12). No flow control facilities are required for this project, as the 100-year flow rate does not significantly increase (0.1 CFS threshold) from the existing to proposed conditions. See below for the WWHM2012 input and output information: Navix Engineering 50528001 Page 15 / •, INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA PREDEVELOPED LAND USE Name : Existing Bypass: No Groundwater: No Pervious Land Use C, Lawn, Flat Pervious Total Impervious Land Use ROOF TOPS FLAT Impervious Total Basin Total Flow Frequency Return Return Period 2 year 5 year 10 year 25 year 50 year 100 year acre .134 0.134 acre 0.089 0.089 0.223 Periods for Predeveloped. POC #1 Flow(cfs) 0.043141 0.058946 0.070353 0.085868 0.098248 0.11135 MITIGATED LAND USE Name : Developed Bypass: No Groundwater: No Pervious Land Use C, Lawn, Flat Pervious Total Impervious Land Use ROOF TOPS FLAT Impervious Total Basin Total Flow Frequency Return Return Period 2 year 5 year 10 year 25 year 50 year 100 year acre .026 0.026 acre 0.197 0.197 0.223 Periods for Mitigated. POC #1 Flow(cfs) 0.076778 0.097549 0.111726 0.130181 0.14435 0.158898 (increase of 0.05 CFS) Navix Engineering 50528001 Page 16 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA Part C — Performance Standards The project site is in a Level 2 Conservation to Existing area and per the requirements of the 2010 Tukwila Infrastructure and Design Standards, the existing conditions of the target surfaces have been modeled assuming historic site conditions as existing. Refer to Exhibit A in Appendix A for the proposed impervious areas. There are no applicable special requirements for source control or oil control. Part D — Flow Control System The project site is in a Level 2 Conservation to Existing area. However, the proposed development meets the Flow Control Exemption requirements per the KCSWDM. The proposed development includes 5,500 SF of new and replaced impervious surface. However, as the modelling above indicates, there is less than a 0.1 CFS difference in the sum of developed 100-year peak flows for those target surfaces subject to this requirement and the sum of historic site conditions 100-year peak flows for the same surface areas. Therefore, no flow control is required for this project. Part E — Water Quality Water quality treatment is based upon the land use of the site and per Tukwila requirements, Basic water quality treatment is required in this area. The proposed development meets the Surface Area Exception Criteria outlined in the KCSWDM for Water Quality as noted below. Therefore, no water quality treatment is required. The exception criteria and proposed development areas are noted below: Surface Area Exemption Criteria: a. Less than 5,000 SF of new PGIS that is not fully dispersed will be added ➢ Proposed new PGIS is approximately 1,495 SF b. Less than 5,000 SF of new plus replaced PGIS that is not fully dispersed will be created as part of a redevelopment project. ➢ Proposed new plus replaced PGIS is 2,605 SF c. Less than 35,000 SF of new PGPS that is not fully dispersed will be added. > No new PGPS is proposed Refer to Exhibit A in Appendix A for the proposed impervious areas. Navix Engineering 5052800/ Page 17 / 1 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT 7 . TUKWILA, WA 100-Year Flood/Overflow Condition Review of the most recent FIRM maps indicates that the development area on the project site does not lie within the 100-year flood plain. The portion of FIRM containing the subject property is included below. The site lies within the unshaded Zone X, as shown. This zone represents areas determined to be outside of the 500-year flood plain. JO:NS PANE. 0057 PROJECT SITE SIRFE7 CITY OF TUKWILA 530091 SOOM tyf:0 STJ:EET APPAOX[MATE SCAtE IN FEET 500 0 500 RARAIUL 1leA MUM !O1 FIRM ROOD INSURANCE RATE NAP KING COUNTY, WASHINGTON AND dit I INCORPORATED AREAS I ry PANEI !A OM aaN. POCK adn ».a...,e, ,wa.,mn NAP NUMBER 53031001511 NAP RH5S NAY 16,1995 4dad Emagrmcy Monopro a, Aim? MN Is F ad la asp a a pagan of ale abae ro*enced Rood map R war roaettl I..q SJMR On4Jna ilia sup Oar nal .n.w clrrp- o1 imendrnoms wlagn ;my nae opal made eubw1+<to the ow On the on. watt fa Mr rr1 prerri sbrnaken sew/ NMrna Maud Insuaee Pfap,as iaad map •nark Ma FEMA Mead Map 81ae w tr., ereroms dau Figure 5: FEMA Flood Insurance Rate Map (FIRM) Navix Engineering 50528001 Page 18 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA CONVEYANCE SYSTEM ANALYSIS & DESIGN Primary conveyance of stormwater on site is via an existing 12" diameter storm drainage pipe at a minimum slope of 0.5%. Preliminary calculations using the Manning equation show that a pipe of this diameter, at the minimum slope is capable of conveying approximately 2.94 CFS. The 100-year discharge from the site (modeled with WWHM2012) is approximately 0.93 CFS, or 32% of the full flow capacity of the pipe. Detailed Conveyance system analysis, using King County Backwater (KCBW) will be provided in a subsequent submittal. Solve For Flowrate Flowrate cfs Slope ft/ft Manning's n Depth of Flow in Diameter in 2.9356 0.0050 0.0120 11.3000 12.0000 Velocity fps 3.8276 Area ft2 0.7854 Perimeter in 37.6991 Wetted Area ft2 0.7669 Wetted Perimeter in 31.8447 Hydraulic Radius in 3.4681 Percent Full % 94.1667 Select Select Select Pipe Shape: Circular Plot Output Critical j Rating _OK Cancel Help Figure 6: Manning's Pipe Flow Calculation Navix Engineering 50528001 Page 19 ! \ INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA SPECIAL REPORTS & STUDIES "Geotechnical Report, Inspirus Credit Union Building Expansion, 5200 Southcenter Boulevard; Tukwila, WA" by Golder Associates, dated July 7, 2016. OTHER PERMITS Building and Right of Way permits will need to be issued by the City of Tukwila. A Side Sewer permit will be required from Valley View Sewer District. BOND QUANTITIES & DECLARATION OF COVENANT Bond Quantity Worksheet & Declaration of Covenant to be provided with subsequent submittal. Navix Engineering 50528001 Page 20 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA CSWPPP ANALYSIS & DESIGN ESC ANALYSIS AND DESIGN: All erosion and sediment control measures shall be governed by the requirements of the City of Tukwila. A temporary erosion and sedimentation control plan has been prepared to assist the contractor in complying with these requirements. The Erosion and Sediment Control (ESC) plan is included with the construction plans. 1. Erosion Risk Assessment The degree of erosion risk on the proposed project site is moderate to severe near the existing creek, where it daylights. Structural control measures will be used to reduce erosion and retain sediment on the construction site 2. Construction Sequence And Procedure The proposed development will include an erosion/sedimentation control plan designed to prevent sediment -laden run-off from leaving the site during construction. The erosion potential of the site is influenced by four major factors: soil characteristics, vegetative cover, topography, and climate. Erosion/sedimentation control is achieved by a combination of structural measures, cover measures, and construction practices that are tailored to fit the specific site. Prior to the start of any grading activity upon the site, all erosion control measures, including stabilized construction entrances, shall be installed in accordance with the construction documents. The best construction practice will be employed to properly clear and grade the site and to schedule construction activities. 3. Trapping Sediment Structural control measures will be used to reduce erosion and retain sediment on the construction site. The control measures will be selected to fit specific site and seasonal conditions. The following structural items will be used to control erosion and sedimentation processes: • Stabilized construction entrances • Filter fabric fences • Catch Basin Inlet Sediment Protection • Proper Cover measures Weekly inspection of the erosion control measures will be required during construction. Any sediment buildup shall be removed and disposed of off site. Navix Engineering 50528001 Page 21 INSPIRUS CREDIT UNION STORMWATER DRAINAGE REPORT TUKWILA, WA Vehicle tracking of mud off -site shall be avoided. Installation of a stabilized construction entrance will be installed at a location to enter the site. The entrances are a minimum requirement and may be supplemented if tracking of mud onto public streets becomes excessive. In the event that mud is tracked off site, it shall be swept up and disposed of off site on a daily basis. Depending on the amount of tracked mud, a vehicle road sweeper may be required. Because vegetative cover is the most important form of erosion control, construction practices must adhere to stringent cover requirements. More specifically, the contractor will not be allowed to leave soils open for more than 14 days and, in some cases, immediate seeding will be required. 4. Wet Weather TESC Operating Plan Work between October 1st and April 30th must adhere to the Wet Season Special Provisions noted in Section D.5.2 in Appendix D of the 2009 KCSWDM. Navix Engineering 50528001 Page 22 Appendix A Site Exhibits A.1 - Disturbed Areas Exhibit A.2 — Grading and Drainage Plan Sheets B:\Washington\lu SITE AREAS EXISTING BASIN AREAS 0.023 AC = EXISTING IMPERVIOUS PAVEMENT (CONVERTED TO PERVIOUS) .0.134 AC - EXISTING PERVIOUS (CONVERTED TO IMPERVIOUS) 0.066 AC = EXISTING IMPERVIOUS (REPLACED WITH IMPERVIOUS) 0.223 AC = TOTAL DISTURBED AREA DEVELOPED BASIN AREAS 0.197 AC = NEW + REPLACED IMPERVIOUS 0.026 AC = NEW PERVIOUS 0.223 AC = TOTAL DISTURBED AREA 1 11771 NEW IMPERVIOUS AREA (TYP) a q Il ( it INTERSTATE 5 PROPOSED BUILDING AREA REPLACED IMPERVIOUS AREA (TYP) NEW PERVIOUS AREA (TYP) 52ND AVENUE S b 1 1 1/5/2017 0 20 40 SCALE: 1 INCH = 40 FEET 0 N O i!ii 06 1I MR 6 1.61111. 161161 616611.11, T 1INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTNCENTER BLVD TUKWLA. WA661L6 F/ BEl, II E •1 •!! i8 CAE g insp rru ion 5200 SOURICENT R BLVD. TUKWLA, WA L6166 t1tl RPIS,R.I rti Appendix B TIR Worksheet KING COUNT.., WASHINGTON, SURFACE WATER ,.ESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner Inspirus Credit Union Phone Address 5200 Southcenter Blvd. Tukwila, WA 98188 Project Engineer Joe Taflin, P.E. Company Navix Engineering Phone (425) 453-9501 x1515 Part 3 TYPE OF PERMIT APPLICATION ❑ Landuse Services Subdivison / Short Subd. / UPD ® Building Services M/F / Commerical / SFR ® Clearing and Grading U Right -of -Way Use ❑ Other Part 2 PROJECT LOCATION AND DESCRIPTION Project Name Inspirus Credit Union Office DDES Permit # Addition Location Township 23 North Range 4 East Section SW 1/4 of Section 23 Site Address 5200 Southcenter Blvd. Tukwila, WA 98188 Part 4 OTHER REVIEWS AND PERMITS ❑ DFW HPA ❑ COE 404 ❑ DOE Dam Safety ❑ FEMA Floodplain ❑ COE Wetlands ❑ Other ❑ Shoreline Management ❑ Structural RockeryNault/ ❑ ESA Section 7 Part 5 PLAN AND REPORT INFORMATION Technical Information Report Type of Drainage Review ® Targeted / Site Improvement Type (circle one): Date (include revision dates): Date of Final: Plan (Engr. Plans) ® Modred / all Site (circle): arge Site Date (include revision November 15, 2016 dates): Date of Final: Part 6 ADJUSTMENT APPROVALS Type (circle one): Standard / Complex / Preapplication / Experimental / Blanket Description: (include conditions in TIR Section 2) N/A Date of Approval: 2009 Surface Water Design Manual 1 1/9/2009 KING COUNTY, ASHINGTON, SURFACE WATER D' ,,GN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 7 MONITORING REQUIREMENTS Monitoring Required: Start Date: Yes / No Describe: Completion Date: Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan : Gilman Creek Special District Overlays: Drainage Basin: Gilman Creek Stormwater Requirements: Requirements per 2009 King County Surface Water Design Manual and 2010 City of Tukwila Infrastructure Design and Construction Standards Part 9 ONSITE AND ADJACENT SENSITIVE AREAS • River/Stream Type 3 in pipe ❑ Steep Slope ❑ Lake ❑ Erosion Hazard U Wetlands ® Landslide Hazard NE corner - Class 2 U Closed Depression ❑ Coal Mine Hazard ❑ Floodplain ❑ Seismic Hazard ❑ Other ❑ Habitat Protection Part 10 SOILS Soil Type GW ML CL Slopes 0-2% 0-2% 0-2% Erosion Potential Low Low ❑ High Groundwater Table (within 5 feet) ❑ Sole Source Aquifer ❑ Other ❑ Seeps/Springs ❑ Additional Sheets Attached 2009 Surface Water Design Manual 2 1/9/2009 KING COUNT, / WASHINGTON, SURFACE WATERiIESIGN 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 Y Number of atural Discharge Locations: Offsite Analysis Level: 1 / 2 / 3 dated: Flow Control Level: 1 /(2} / 3 or Exemption Number Y (incl. facility summary sheet) Small Site BM s Conveyance System Y Spill containment located at: Erosion and Sediment Control y ESC Site Supervisor: TBD Contact Phone: After Hours Phone: Maintenance and Operation y Responsibility: Olivate / Public If Private, Maintenance Log Required: Yes / No Financial Guarantees and y Provided: Yes / No Liability Water Quality y Type: asic / Sens. Lake / Enhanced Basicm / Bog (include facility summary sheet) or Exemptio o. Landscape Management Plan: Yes Kf ) Special Requirements (as applicable) Area Specific Drainage N/A Type: CDA / SDO / MDP / BP / LMP / Shared Fac. / None Requirements Name: Floodplain/Floodway Delineation Type: Major / Minor / Exemption / None N/A 100-year Base Flood Elevation (or range): Datum: Flood Protection Facilities N/A Describe: Source Control N/A Describe landuse: (comm./industrial landuse) Describe any structural controls: 2009 Surface Water Design Manual 3 1/9/2009 r KING COUNTY,\.'ASHINGTON, SURFACE WATER D'.1GN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Oil Control High -use Site: Yes / No Treatment BMP: N/A Maintenance Agreement: Yes / No with whom? Other Drainage Structures Describe: Dispersion trenches and native vegetation Part 13 EROSION AND SEDIMENT CONTROL REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION ® Clearing Limits ® Stabilize Exposed Surfaces ® Cover Measures Remove and Restore Temporary ESC Facilities ® Perimeter Protection ® Clean and Remove All Silt and Debris, Ensure El Traffic Area Stabilization Operation of Permanent Facilities El Sediment Retention U Flag Limits of SAO and open space preservation areas I1 Surface Water Collection ❑Other ❑ Dewatering Control ® Dust Control ® Flow Control Part 14 STORMWATER FACILITY DESCRIPTIONS (Note: Include Facility Summary and Sketch) Flow Control Type/Description Water Quality Type/Description ❑ Detention ❑ Infiltration ❑ Regional Facility ❑ Shared Facility ❑ Flow Control BMPs ® Other U Biofiltration U Wetpool ❑ Media Filtration U Oil Control ❑ Spill Control ❑ Flow Control BMPs ® Other use existing storm drainage system use existing water quality system 2009 Surface Water Design Manual 4 1/9/2009 KING COUNT,_ (WASHINGTON, SURFACE WATER'uESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 15 EASEMENTS/TRACTS Part 16 STRUCTURAL ANALYSIS ❑ Drainage Easement N/A ❑ Covenant U Native Growth Protection Covenant ❑ Tract ❑ Other ❑ Cast in Place Vault ❑ Retaining Wail ❑ Rockery > 4' High U Structural on Steep Slope ❑ Other N/A 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. Signed/Date 2009 Surface Water Design Manual 1/9/2009 5 Appendix C Operation & Maintenance Guidelines APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO. 5 - CATCH BASINS AND MANHOLES Maintenance Component Defect or Problem Condition When Maintenance is Needed Results Expected When Maintenance is Performed Structure Sediment Sediment exceeds 60% of the depth from the bottom of the catch basin to the invert of the lowest pipe into or out of the catch basin or is within 6 inches of the invert of the lowest pipe into or out of the catch basin. Sump of catch basin contains no sediment. Trash and debris Trash or debris of more than Y cubic foot which is located immediately in front of the catch basin opening or Is blocking capacity of the catch basin by more than 10%. No Trash or debris blocking or potentially blocking entrance to catch basin. Trash or debris in the catch basin that exceeds '// the depth from the bottom of basin to invert the lowest pipe into or out of the basin. No trash or debris in the catch basin. Dead animals or vegetation that could generate odors that could cause complaints or dangerous gases (e.g., methane). No dead animals or vegetation present within catch basin. Deposits of garbage exceeding 1 cubic foot in volume. No condition present which would attract or support the breeding of insects or rodents. Damage to frame and/or top slab Comer of frame extends more than % inch past curb face into the street (N applicable). Frame is even with curb. Top slab has holes larger than 2 square inches or cracks wider than % inch. Top slab is freed totes and cracks. Frame not sitting (lush on top slab, i.e., separation of more than % Inch of the frame from the top slab. Frame Is sitting flush on top slab. Cracks in wails or bottom Cracks wider than % inch and longer than 3 feet, any evidence of soil particles entering catch basin through cracks, or maintenance person judges that catch basin is unsound. Catch basin is seated and structurally sound. Cracks wider than `h inch and longer than 1 foot at the Joint of any inlet/outlet pipe or any evidence of soil particles entering catch basin through cracks. No cracks more than'/, inch wide at the joint of Inlet/outlet pipe. Settlement/ misalignment Catch basin has settled more than 1 inch or has rotated more than 2 inches out of alignment. Basin replaced or repaired to design standards. Damaged pipe joints Cracks wider than'' inch at the joint of the intet/outiet pipes or any evidence of soil entering the catch basin at the joint of the inlet/outlet Pipes. No packs more than'kinch wide at the joint of inlet/outlet pipes. Contaminants end pollution Any evidence of contaminants or pollution such as oil, gasoline, concrete slurries or paint. Materials removed and disposed of according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oll film. Inlet/Outlet Pipe Sediment accumulation Sediment filling 20% or more of the pipe. Inlet/outlet pipes dear of sediment. Trash and debris Trash and debris accumulated in inlet/outlet pipes (includes floatables and non-floatables). No trash or debris in pipes. Damaged Cracks wider than %-inch at the joint of the inlet/outlet pipes or any evidence of soil entering at the joints of the InleVoutlet pipes. No cracks more than %-Inch wide at the joint dthe inlet/outlet pipe. 2009 Surface Water Design Manual - Appendix A A-9 1 /9/2009 / N APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO. 5 - CATCH BASINS AND MANHOLES Maintenance Component Defect or Problem Condition When Maintenance Is Needed Results Expected When Maintenance is Performed Metal Grates (Catch Basins) Unsafe grate opening Grate with opening wider than 're inch. Grate opening meets design standards. Trash and debris Trash and debris that is blocking more than 20% of grate surface. Grate free of hash and debris, footnote to guidelines for disposal Damaged or missing Grate missing or broken members) of the grate. Any open structure requires urgent maintenance. Grate is in place and meets design standards. Manhole Cover/Lid Cover/lid not in place Coverfid is missing or only partially in place. Any open structure requires urgent maintenance. CoverAid protects opening to structure Locking mechanism Not Working Mechanism cannot be opened by one maintenance person with proper tools. Bolts cannot be seated. Self-locking coverAid does not work. Mechanism opens with proper tools. Cover/lid difficult to Remove One maintenance person cannot remove cover/lid after applying BO tbs. of lift. Cover/lid can be removed and reinstalled by one maintenance person. 1 /9/2009 2009 Surface Water Design Manual — Appendix A A-10 APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO. 6 - CONVEYANCE PIPES AND DITCHES Maintenance Component Defect or Problem Conditions When Maintenance Is Needed Results Expected Whin Maintenance Is Performed Pipes Sediment & debris accumulation Accumulated sediment or debris that exceeds 20% of the diameter of the pipe. Water flows freely through pipes. Vegetation/roots Vegetation/roots that reduce free movement of water through pipes. Water flows freely through pipes, Contaminants and pollution Any evidence of contaminants or pollution such es oil, gasoline, concrete slurries or paint. Materials removed and disposed of according to applicable regulations. Source control BMPs implemented If appropriate. No contaminants present other than a surface oil film. Damage to protective coating or corrosion Protective coating is damaged; rust or corrosion is weakening the structural Integrity of any part of pipe. Pipe repaired or replaced. Damaged Any dent that decreases the cross section area of pipe by more than 20% or Is determined to have weakened structural integrity of the pipe. Pipe repaired or replaced. Ditches Trash and debris Trash and debris exceeds 1 cubic foot per 1.000 square feet of ditch and slopes. Trash and debris deared from ditches. Sediment accumulation Accumulated sediment that exceeds 20% of the design depth. Ditch cleaned/flushed of all sediment and debris so that it matches design. Noxious weeds Any noxious or nuisance vegetation which may constitute a hazard to County personnel or the public. Noxious and nuisance vegetation removed according to applicable regulations. No danger of noxious vegetation where County personnel or the public might normally be. Contaminants and pollution Any evidence of contaminants or pollution such as oil, gasoline, concrete slurries or paint. Materials removed and disposed of according to applicable regulations. Source control BMPs implemented it appropriate. No contaminants present other than a surface of film. Vegetation Vegetation that reduces free movement of water through ditches. Water flows freely through ditches. Erosion damage 10 slopes Any erosion observed on a ditch slope. Slopes are not eroding. Rock lining out of place or missing (If Applicable) One layer or less of rock exists above native soil area 5 square feet or more, any exposed native soil. Replace rocks to design standards. 2009 Surface Water Design Manual — Appendix A I /9/2009 A-1 I APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO. 11 - GROUNDS (LANDSCAPING) Maintenance Component Defect or Problem Conditions When Maintenance is Needed Results Expected When Maintenance is Performed Site Trash or litter Any trash and debris which exceed 1 cubic foot per 1,000 square feet (this is about equal to the amount of trash it would take to fill up one standard size office garbage can). In general, there should be no visual evidence of dumping. Trash and debris cleared from site. Noxious weeds Any noxious or nuisance vegetation which may constitute a hazard to County personnel or the public. Noxious and nuisance vegetation removed according to applicable regulations. No danger of noxious vegetation where County personnel or the public might normally be. Contaminants and pollution Any evidence of contaminants or pollution such as oil, gasoline, concrete slurries or paint. Materials removed and disposed of according to applicable regulations. Source control BM+tPs implemented if appropriate. No contaminants present other than a surface oil film. Grass/groundcover Grass or groundcover exceeds 18 inches in height. Grass or groundcover mowed to a height no greater than 6 inches. Trees end Shrubs Hazard Any tree or limb of a tree identified es having e potential to fall and cause property damage or threaten human life. A hazard tree identified by a qualified arborist must be removed as soon as possible. No hazard trees in facility. Damaged Limbs or parts of trees or shrubs that are split or broken which affect more than 25% of the total foliage of the tree or shrub. Trees and shrubs with loss than 5% of total foliage with split or broken limbs. Trees or shrubs that have been blown down or knocked over. No blown down vegetation or knocked over vegetation. Trees of shrubs free of injury. Trees or shrubs Watt are not adequately supported or are leaning over. causing exposure of the roots. Tree or shrub in place and adequately supported; dead or diseased trees removed. I/9/2009 2009 Surface Water Design Manual - Appendix A A-16 Appendix D Geotechnical Report (Submitted under a separate cover) /` ti MINISLOT ROUND LED SPECIFICATION SHEET PAGE: 1 OF 1 Project name: Type: General information Luminaire characteristics: Power input: 17.5W Lumens: TBC Luminaire efficacy: TBC Source: White LED 3000K or 4000K Lumen maintenance: >70% of initial lumens at 50 000 hours (L70) LM-80 (LED) / LM-79 tested. Optics: 30° beam angle with super -pure aluminum reflector adjustable t20°, up or down. Body: Diecast aluminum body, machined aluminum mounting plate and stainless steel screws and clear toughened glass. Electrical: High efficiency electronic driver, rated at 50 000 H. 120-277V. Mounting: Luminaire can be installed as up or downlight. Install on a standard 4" Jbox. Finish: Aluminum gray or Anthracite gray Weight: TBC Warranty: 5 years limited warranty. Certification: cULus listed. Ratings: IP65, IK08 ORDERING INFO T 6%" (154mm) SIDE VIEW 8%" —� (213mm) 12%" (312mm) T T 4'/a' PJ„ (115mm) I o�--�: (140m0mm) 1 BOTTOM VIEW MODEL - UNV - VOLTAGE FINISH MODEL Q S.3950 - 4000K Q S.3950W - 3000K VOLTAGE • UNV - 120-277V FINISH 0 14 - Aluminum gray Q 24 - Anthracite gray ACCESSORIES (TO BE ORDERED SEPARATELY) Q S.3911 - Wide beam lens Q S.3912 - Ellipsoidal beam lens DUE TO CONTINUOUS IMPROVEMENTS, THE INFORMATION HEREIN MAY BE CHANGED WITHOUT NOTICE. LAST UPDATE: MARCH 26, 2015 MGD-R1 SISTFIMALUX cOU$ 9320 Boul. St -Laurent, suite 100, Montreal (Quebec) Canada H2N 1N7 P.: 514.523.1339 F.: 514.525.6107 www.sistemalux.com r City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director December 21, 2016 Matthew Laase Jackson Main Architecture 311 First Avenue South Seattle, WA 98104 Matt.laase(jacksonmain.com Subject: Technical Review #1 Inspirus Credit Union Expansion Master File PL16-0052 Dear Matt: Your application for a Type 4 BAR Design Review permit, Type 2 Buffer Reduction permit and Type 2 Parking Reduction permit for Inspirus Credit Union in Tukwila was deemed complete on November 10, 2016. Pursuant to Tukwila Municipal Code 18.104.070(F), the fact that an application is deemed complete shall not prevent the City from subsequently requesting additional information or studies regarding any aspect of a proposed project which is deemed necessary to a complete review of the proposed project. Technical review on your submittals has been conducted. Departmental comments are listed below along with reviewer contact information. It is our understanding that you will be submitting revised plans soon. Consequently, please note that these comments are intended to assist you in developing your upcoming revisions, and that we will be reviewing and commenting on the entire application packet upon receipt of the revised materials. After you've had a chance to review all the comments, let me know if you would like to meet and discuss some options for how they may be addressed. Planning — Lindsay Brown 206.433.7166 General Comments 1. Ensure consistency between the plans. For example, the TESC and Demo Plan calls out a retaining wall to be removed- see landscape demo plan for details. There is no sheet labeled Landscape Demo Plan. The project description on Sheet G0.00 should be updated to accurately reflect square footages for the proposed expansion. A silt fence is proposed for the eastern property edge on the TESC and Demo Plan, but is not shown on Sensitive Areas Plan. The proposed 40' reduced stream buffer is labeled as a 40' setback on some sheets and a 40' buffer on others. Advisory: While your application package can move forward through review and hearing processes, a lot consolidation is required prior to issuance of building permits. Parking, General Comments During a recent site visit staff noticed a few parking anomalies, below. When submitting revisions, please explain each observation and clarify if the condition will remain after the addition and improvements are constructed. If the condition will not remain, what measures will be taken to ensure the parking arrangements will be different? Two cars were parked (for more than 30 minutes) in the striped loading zone at the southwest corner of the building. b. Two trucks were parked in tandem in the garage with "for sale" signs in the windows. They appear to be in long-term storage in the garage. Miscellaneous building materials were stored adjacent to the two trucks for sale, in the garage parking area. d. A Neopost minibus was parked in the "No parking -fire access only" space on the northeast corner of the parking lot. A large truck was parked in front of the Neopost bus; blocking entry and exit. e Several parking spaces were marked as reserved for Inspirus Credit Union customers in front of the entry to the credit union at the northwest area of the building. 2 Could the area marked "existing landscape area/north courtyard" be repurposed as parking? Why or why not? 3. Please address the comments and concerns from the Zaputils submitted during the public comment period (attached). Watercourse and Buffer Reduction, General Comments ' lease see attached the comments submitted by the Muckleshoot Tribe. 2. lease provide information on the origin of the carved stone placard located just north of the culvert onsite. Cover Sheet, Sheet G0.00 1. Update the project description. >2. Add Sheet L3.05 Courtyard Layout Plan, sign plans and lighting plans to the Sheet Index Table. TESC and Demo Plan, Sheet D-1.0 There is a call-oui "retaining wall to be removed. See landscape demo plan for more details". There is no landscape demo plan in submitted plan sets. Please remove this and any other reference to a landscape demo plan, or submit the missing sheet. TESC and Demo Details, Sheet D-1.1 Incorporate soil amendments and protection for trees to remain into the Sequence of Construction. Landscape Types, Sheet L1.00 1. Under legend: Sensitive Areas, update the symbol for watercourse bsbl to match diagram. Tree Retention Plan and Details, Sheet L1.01 An arborist report is mentioned under Notes. Please submit the arborist report to the City. `2- Are you retaining the two native plants in the watercourse buffer area- the big leaf maple and the snowberry? If retaining, show on plans and depict the protection measures. If removed, show on plans with an X through the symbol. 3. TMC 18.70.090 Nonconforming Landscape Areas requires projects undergoing design review to comply with applicable landscape requirements. TMC 18.52 details the applicable landscaping requirements. Type 1 landscaping is required along the Southcenter Boulevard and 52"d Ave S. frontages. Type 2 landscaping is required along the northern and eastern perimeter, outside the sensitive area. 4. Add a table to this plan sheet showing the length of the perimeter (excluding curb cuts) for each side of the property, alongside the number of trees and shrubs required per TMC 18.52.030 A and B. If your plans do not meet the requirements of the code, compose a memo stating the deviations requested and justification for the deviation. Sensitive Areas Plan, Sheet L2.00 1!' Extend silt fencing along the eastern property line, excluding the 60 linear feet of silt fence depicted on the original plan submittal. Mitigation Planting Plan and Plant Installation Details, Sheet L2.01 le.' Update Update the watercourse bsbl symbol in the legend to match plan depiction. 2. Change the count of Oregon grapes in the plant list to 27. 3.1. Under Tree Planting and Staking, add "All burlap, straps and wire baskets must be removed from root balls prior to planting". Landscape Site Plan Overview and Tree Replacement Plan, Sheet L3.00 Extend silt fencing along the eastern property line, excluding the 60 linear feet of silt fence depicted on the original plan submittal. 2( Add a table identifying the number of trees proposed for removal and the number of replacement trees required. Planting Plan (2 of 2), Sheet L3.04 1.' There are four trees proposed for the landscaped areas fronting Southcenter Boulevard that aren't identified on the candidate plant schedule. Please identify them and add them to the schedule. Signage Plan- Site, Sheet SP.01 I Please ensure the proposed freestanding sign is located at least 5' from the right-of-way. 2. For sign calculation purposes, the linear frontage of the site is approximately 820 ft. This includes the eastern frontage facing the 1-5 off -ramp. Signage Plan- Details, Sheet SP0.03 Per TMC 19.20.040.5, all freestanding signs must include the building address or the address range for multitenant buildings. The numbers need to be at least 4" tall and the stroke width should be a minimum of 1.5". Site Plan, Sheet A1.00 1. Extend silt fencing along the eastern property line, excluding the 60 linear feet of silt fence depicted on the original plan submittal. Site Lighting Calculation Plan, Sheet EL-1.01 3 . The northern edge of the parking lot and the pedestrian and vehicular approach to the parking garage addition have lighting levels under 1 footcandle. Please revise lighting plans so that all parking areas are at least 1 footcandle. Consider the use of righting bollards along the pedestrian path in the garden landscape area to reduce lighting levels near the watercourse. Reflective crowns on lighting bollards can direct Tight on a path and away from mitigation planting areas. Alternatively, if the plaza will likely be used only during office hours, consider no lighting for the garden plaza. Board of Architectural Review Submission, Sheet Al l � ReviseG0.02. the Master Schedule numbers to match the revised master area schedule submitted on sheet a 02 to V Board of Architectural Review Submission, Sheet A3 1. Please review the changed and unchanged parking areas. Is the proposed connection between existing garage space and proposed garage addition currently used for parking? Bpd of Architectural Review Submission, Sheet A6 1.> Many of the swatches and materials on this page do not match the exterior materials board. Please review the sheet and board for consistency and make changes as appropriate. 2: The eastern elevation with three colors from warm to cool appear as if the building is three separate buildings. Is this the intention? Please explain the intention of using three colors and materials. 3.Please confirm that the simulated wood is for the soffit only. Board of Architectural Review Submission, Sheet A7 The proposed pedestrian connection from Southcenter Blvd to the garage entrance is indiscernible on the south elevation. Please review. Board of Architectural Review Submission, Sheet A10 >17 The transition of materials and warm and cool color at the southeast corner of the addition seem in sharp contrast. Have you considered softening this edge? Board of Architectural Review Submission, Sheet Al2 1. The garden plaza sketch shows a number 8; integrated bench that should be added to the legend. Z. Add proposed Tight fixtures in the garden plaza area to sketch and legend. Public Works- Joanna Spencer 206.431.2440 Traffic Comments 7. Is the modified driveway on Southcenter Boulevard exit -only? How many vehicles will use this driveway? 2.. Dimension the width of the driveway exiting onto Southcenter Boulevard. 3. Submit a full parking (new + existing) traffic circulation diagram. Will the driveway on 52"a Ave be entry and exit? General Comments 4 1. Applicant shall apply for a separate demo permit to demolish the existing building. Permit shall include utility capping/septic abandonment. 2. Prior to bldg. permit issue, applicant shall execute a Sensitive Area Hold Harmless Agreement due to presence of steep slopes on site and/or the site being adjacent to steep slopes. Please submit your revisions at your earliest convenience. The revision submittal form is attached. Revision submittals must be submitted in person at the Permit Center, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188, Monday — Friday 7:30 a.m. — 4:30 p.m. Tukwila Municipal Code Title 18 Zoning Code can be accessed online at http://records.tukwilawa.gov/WebLink8/ElectronicFile.aspx?docid=56618&&&dbid=l, and Tukwila Municipal Code Title 19 Sign and Visual Communication Code can be accessed online at http://records.tukwilawa.gov/WebLink8/1/doc/54074/Electronic.aspx. Parking Structure Design Guidelines can be accessed online at http://www.tukwilawa.gov/wp-content/uploads/DCD-Planning-Parking-Structure-Design-Manual.pdf Please feel free to contact me with any questions at (206) 433-7166. Sincerely, Lindsay Brown Assistant Planner Enc: A. Public Comment from Greg and Vanessa Zaputil B. Comments from the Karen Walters, Muckleshoot Tribe C. Revision submittal form City of J u11wiCa Department Of Community Development AFFIDAVIT OF DISTRIBUTION L YI �t V4JIJ , HEREBY DECLARE THAT: .2/ Notice of Application Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached day of on this Project Name: ilifyitte.., (.�,L\— VNjOh Project Number: PL /(p --0 0 S 2 Associated File Number (s): '/6 -OW/ L/4 -06 4 LG -d06 7 L/c —oa‘8 Mailing requested by: IIC& Mailer's signature: (4, M V-e \ c�) WAPLANNING\DEVELOPMENT REVIEW MANUALU. LAND USE APPLICATIONS REVIEW PROCESSl5. PUBLIC NOTICE PROCEDURES\MAILING\AFFIDAVIT OF DISTRIBUTION.DOC 1 Polwatte Pangnananda 120971 SIRC 15241 TUKWILA WA i 98188 Tukwila (Community MembE;1515152ND AVE S Tukwila WA 98188 Tukwila Community MembE11517152ND AVE SI Tukwila WA 98188 Gregory R Zaputil 15171 52ND AVE S (,TUKWILA WA 98188 Tukwila Community MembE 15200 52ND AVE S I Tukwila WA 98188 * 52ND AVENUE OFF(15200 52ND AVE S''TUKWILA WA 98188 * ,51ST AVENUE LLC 115200 52ND AVE S SEATTLE WA 1 98188 Tukwila Community MembE' 15205 51ST AVE S I Tukwila WA 98188 * ISPEEA PROPERTIES 15205 52ND AVE S SEATTLE WA 198188 Tukwila 1Community MembE15208 52ND AVE S Tukwila WA 98188 Hardial Singh 15215 51ST AVE S TUKWILA WA 98188 Tukwila Community MembE 15215 52ND AVE S Tukwila WA 98188 Tukwila 'Community MembE 1522151ST AVE S Tukwila WA 98188 Tukwila ;Community Membi 15230 51ST AVE S Tukwila WA 98188 Tukwila 'Community Membd,1524151ST AVE S Tukwila WA 98188 Tukwila Community MembE1 15405 53RD AVE S 1 Tukwila WA 98188 * R & N REAL ESTATE' 15425 53RD AVE S ',TUKWILA WA 98188 Tukwila Community MembE 15439 53RD AVE 5 Tukwila WA 98188 Tukwila Community MembE' 15445 53RD AVE 5 1 Tukwila WA 98188 Tukwila Community MembE 15451 53RD AVE S' Tukwila WA 98188 * T & L INVESTORS 15455 53RD AVE S 'TUKWILA WA 98188 * 'PARACHUTE ADAM 20728 SE 119TH ST, ISSAQUAH WA 98027 David Sheppard 21014TH AVE STE :SEATTLE WA 98121 Robert V (Cooper 401 N STADIUM WiTACOMA WA 98403 William G & Andrea IZuvela 4233 S 308TH ST AUBURN WA 98001 Daniel J 'Walter '4843 S 152ND SEATTLE WA 98188 Tukwila Community MembE 4843 S 152ND ST Tukwila WA 98188 * 1INSPIRUS CREDIT U 5200 SOUTHCENTE'TUKWILA WA 98188 Tukwila 1 (Community MembE 5290 SOUTHCENTE Tukwila WA 98188 Tukwila 'Community MembE 5301 SOUTHCENTEI Tukwila WA 98188 * .TUKWILA CITY OF 16200 SOUTHCENTEITUKWILA WA 98188 * ;5100 SOUTHCENTE 7311 VIEW LN SW SEATTLE WA 98136 * ANTEZANA INVEST( 901 POWELL AVE SII RENTON WA 98057 FirstName ' LastName Address CityState Zip * QESTAR THREE L L (PO BOX 24060 1 FEDERAL WAY WA 98093 * WSDOT I PO BOX 330310 SEATTLE WA 98133 * EXTENDED STAY HC PO BOX 49550 CHARLOTTE NC 28277 * PK PROPERTIES LLC PO BOX 571 , BLACK DIAMOND VI 98010 * QESTAR II PARTNEF PO BOX 881240 STEILACOOM WA 98388 Tukwila Business Member 15445 53RD AVE S TUKWILA WA 98188 Tukwila I Business Member 15445 53RD AVE S #100 TUKWILA WA 98188- 2326 Tukwila 1 'Business Member 15445 53RD AVE S #110 TUKWILA WA 98188- 2326 Tukwila Business Member 15445 53RD AVE S #120 TUKWILA WA 98188 MUCKLESHOOT Cultural Resou Laura Murphy 39015 172nd AVE S AUBURN MUCKLESHOOT Fisheries Progr Karen Walter MUCKLESHOOT Wildlife ProgrE Mike Middleton DUWAMISH INDIAN TRIBE PUGET SOUND CLEAN AIR AGE SEPA REVIEW SOUND TRANSIT/SEPA OFFICIP UNION STATION DUWAMISH RIVER CLEAN UP COALITION WA ENVIRONMENTAL COUNCIL PEOPLE FOR PUGET SOUND PUGET SOUNDKEEPER FUTUREWISE 39015 172nd AVE S AUBURN 39015 172nd AVE S'AUBURN 14705 W MARGINAL SEATTLE 1904 3rd AVENUE, ISEATTLE 401 S JACKSON STR SEATTLE 210 S Hudson Stree SEATTLE 1402 THIRD AVE, S1SEATTLE 1402 - 3rd Ave, Ste SEATTLE 98092 98092 98092 98106 98101 98104 98134 98101 98101 130 NIKERSON ST, !SEATTLE 816 SECOND AVENI SEATTLE WA FISHERIES & WILDLIFE WA FISHERIES & WILDLIFE DEPT OF ECOLOGY 98109 98104 16018 MILL CREEK MILL CREEK LARRY FISHER 1775 12 AVE NW, S ISSAQUAH NW REGIONAL OFF 3190 160th AVE SE BELLEVUE 98012 98027 98008 WA DEPT OF ECOLOGY SEPA REVIEW PO BOX 47703 OLYMPIA 98504 Vew mail 'Favo Sent It Delet Clunk - Delete Reply Reply Forward H1s More Move All D' Actions Delete Respond Move finds: To Lindsay8rorn lnbox Ad Pees• Half Sheet NOA postca... Drafts - .pdf File Sent It Delet Hello, Con Infect Junk E Tee 1115.'1016 4:14 PM Lindsay Brown Notice of Application for PL16-0052 • !oboe - Lindsay.B own@TukwilaWA.gom. outlook Notice of Application for PLI8-0o52 -Message (HTML) ESET Q Tell me what you want to do -1 i/ C-�, Meeting I laira" J5 Find --, - OneNote ik® fl Related - 0i4 Categorize Follow Translate Zoom ,i.i_: Up- Select - Tags M. Editing Zoom . Bcc ,sepauniteecy.wa.gov'; t rry.Fisher,Lndfnn.wa.gov; le a.mcapny^gmudderdroot.nsn.ud �nu ;'Yaren.waiteraddehaot.nsn. roo4esert.r,rroesc.neE; 1arryF8sheradfw.wa.gov' DCD-Apps-SEPA-Envir... .pdf Fife e.mddletortgmudlesh»at.rnr..ce : tas dah•.; Attached is a Notice of Application for inspirus Credit Union Expansion, City File PL16-0052. Also attached is the SEPA checklist for the project. Please contact me at the information below if you have any questions or comments on this project Outb•. Thank you, RSS Lindsay Brown Sea`- Lindsay Norris Brown, Assistant Planner Grou Department of Community Development City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 206-433-7166 lindsav-brown@tukwilawa.eov The City of opportunity, the community of drake. ems: 45 ooe ty g bakvol airs for y. or4 : ore ins rsday is Mg In time teyou on 00? CITY OF TUKWILA NOTICE OF APPLICATION PROJECT INFORMATION Matthew Laase for Inspirus Credit Union has filed applications for development of a 14,395 ft2 addition to the existing 49,511 ft2 office building located at 5200 Southcenter Boulevard. The applicant requests a watercourse buffer reduction from 80' to 40' for Gilliam Creek which emerges in a small open channel at the eastern edge of the property, and proposes enhancement of a reduced watercourse buffer. Also requested is a 10% reduction in parking spaces required for the development. Permits applied for include: E16-0011 SEPA L16-0064 Design Review Public Hearing L16-0067 Special Permission- Buffer Reduction L16-0068 Special Permission- Parking Reduction Other known required permits include: Building permit An environmental checklist has been submitted with the studies identified above. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. City file # PL16-0052 OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M. on Thursday, December 1st 2016. Tukwila has reviewed the project for probable adverse environmental impacts and expects to issue a determination of non -significance (DNS). The optional DNS process in WAC 197-11-35 is being used. There will be a single integrated comment period for the land use permits and the environmental review so this may be your only opportunity to comment on the environmental impacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431-3670. E16-0011 SEPA- appeals are consolidated with associated permits Lindsay Brown From: Lindsay Brown Sent: Thursday, November 10, 2016 5:00 PM To: '157@fastsigns.com' Subject: Posting information for PL16-0052 Inspirus Credit Union Attachments: PostingAffidavit.doc; NOA_PL16-0052 Inspirus Credit Union Expansion.pdf Hello, Here is the information that needs to go on the board. Please install by 4pm Thursday, November 17th Project Name: Inspirus Credit Union Expansion File Number: E16-0011, L16-0064, L16-0067, L16-0068 Site address: 5200 Southcenter Boulevard, Tukwila Type of Action: SEPA, Design Review Public Hearing, Special Permission- Buffer Reduction, Special Permission - Parking Reduction Applicant: Matthew Laase, Jackson Main Architecture Below is a map of the property. The sign should be placed on the property along Southcenter Boulevard, near the property line between the 2 parcels. Please make sure it does not obstruct sight distance for cars and is visible from the street. I previously told the applicant that 2 signs will be necessary, but the for the parcels and the layout, one sign will be sufficient. I've attached the posting affidavit. Thank you! Lindsay Brown Lindsay Norris Brown, Assistant Planner Department of Community Development )uihrcnteri 1 City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 206-433-7166 lindsay.brown@tukwilawa.gov The City of opportunity, the community of choice. 2 JACKSON I MAIN ARCHITECTURE November 9, 2016 Lindsay Norris Brown Assistant Planner City of Tukwila 6200 Southcenter Boulvard Tukwila, WA 98188 re: Inspirus Credit Union Expansion 5200 Southcenter Boulvard Tukwila, WA 98188 JMA No. 16040 Dear Lindsay, Please find this letter as confirmation that JacksonlMain Architecture intends to submit an application for a lot line consolidation of the properties located at 5200 Southcenter Blvd and 5290 Southcenter Blvd respectively. Respectfully, Matthew Laase, AIA Associate On behalf of Inspirus Credit Union: Scott Adkins President/CEO Cc: Scott Adkins Carol Cameron Nick Watkins JACKSON I MAIN ARCHITECTURE, P.S. 311 FIRST AVENUES. SEATTLE, WA 98104 W W W JACKSONMAIN COM t 206.324.4800 1 f 206.332.2875 DESCRIPTIONS I ACCOUNT QUANTITY PAID ProjectTRAK $8,820.50 E16-0011 Address: 5200 SOUTHCENTER BLVD Apn: 1157200013 $2,297.15 NOTICE MAILING $467.00 GENERATE LABELS R000.341.700.00.01 0.00 $467.00 SEPA $1,743.00 CHECKLIST R000.345.890.00.00 0.00 $1,743.00 TECHNOLOGY FEE $87.15 TECHNOLOGY FEE R000.322.900.04.00 0.00 $87.15 L16-0064 - Address: 5200 SOUTHCENTER BLVD Apn: 1157200013 $4,290.00 DESIGN REVIEW $4,086.00 PUBLIC HEARING R000.345.810.00.00 0.00 $4,086.00 TECHNOLOGY FEE $204.00 TECHNOLOGY FEE R000.322.900.04.00 0.00 $204.00 L16-0067 Address: 5200 SOUTHCENTER BLVD Apn: 1157200013 $1,601.25 SENSITIVE AREAS $1,525.00 SENSITIVE AREAS R000.345.810.00.00 0.00 $1,525.00 TECHNOLOGY FEE $76.25 TECHNOLOGY FEE R000.322.900.04.00 0.00 $76.25 L16-0068 Address: 5200 SOUTHCENTER BLVD Apn: 1157200013 $632.10 SPECIAL PERMISSION $602.00 ADM PARKING VARIANCE R000.345.810.00.00 0.00 $602.00 TECHNOLOGY FEE $30.10 TECHNOLOGY FEE TOTAL FEES PAID BY RECEIPT: R9728 R000.322.900.04.00 0.00 $30.10 $8,820.50 Date Paid: Tuesday, October 25, 2016 Paid By INSPIRUS CREDIT UNION Pay Method: CHECK 2213270 Printed: Tuesday, October 25, 2016 3:05 PM 1 of 1 7 Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA1.98188EIV ffUBLIC HEARING Telephone: (206) 431-3670 CITY OF TUKWILA DESIGN REVIEW - OCT 252016 Community APPLICA*ION FOR STAFF USE ONLY Permits Plus Type: P-DR Planner: File Number: C__/ 1p / ( / /64,t5. Application Complete Date: _/�) Project File Number: p(Ca% Application Incomplete Date: Other File Numbers: �'7 /0 c7' / f * This application requires public notification. Please refer to section 8 of application checklist NAME OF PROJECT/DEVELOPMENT: Inspirus Credit Union BRIEF DESCRIPTION OF PROJECT: Addition and tenant improvement to existing office building including site improvements. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 5200 Southcenter Blvd. Tukwila, WA, 98188 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 1157200013 and 1157200021 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: Matthew Laase, AIA a —A on CIQ Address: 311 First Avenue South, Seattle, WA, 98104 Phone: (206) 324-4800 E-mail: matt.laase@jacks nm in.com Signature:—%//Y/� /1 FAX: Date: 10/21/2016 \ \ dtystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications% Design Review -Public Hearing -March 2016.docx Wzp'5. 3 v CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON A ED OCT 25 2016 Community Development 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 5800 Southcenter Blvd, Tukwila, WA 98188 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at / L4 kw /a (city), t Y4— (state), on ,20 /4 (Print Name) 99 O So�c.�{QPke,Y �lv / �r lQ Le/j (Address) ao6, 6ZS'..S'�7� (Phone Number) (Signature) Pe5;e ,4yir'a S CJ 'I 14T 4"4i _1 On this day personally appeared before me (04+ A d tc 1 1/1 S 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 fbr the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS ( S' DAY OF DANIEL JOHNSON STATE OP WASHINGTON NOTARY PUBLIC MY COMMISSION EXPIRES 05-08-19 NOTARY PUBLIC in and for the State of Washington residing at r.,i Y19 CoO it {may My Commission expires on 0 5/ U C I Zo [ q \\deptstore\City Common\Teri\Revisions In Progress\Special Permission Director -March 2011.docx CI'CAF TUKWILA Department of Community Development Building Division - Permit Center 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Phone: (206)431-3670 http://www.tukwilawa.gov Pre Application Checklist Pre -Application Pile No.: PRE16-0010 Meeting Date and Time: June 23, 2016 @ 2:30 pm Project Name: Inspirus Credit Union Site Address: 5200 Southcenter Blvd The following comments are based on a preliminary review. Additional information may be needed. Other requirements/regulations may need to be met. PLANNING DIVISION - Land Use Information 1. Comply with Tukwila Municipal Code (zoning, land use, sign regulations, etc.) 2. Obtain the following land use permits/approvals: El Binding Site Plan Improvement Plan Boundary Line Adjustment/Lot Consolidation Comprehensive Plan Amendment Conditional Use Permit Design Review Environmental (SEPA) Planned Mixed Use Development Planned Residential Development Rezone Shoreline Substantial Development Permit Short Subdivision Sign(s) Subdivision Tree Permit Unclassified Use Variance Other: Spec. Permission -Buffer Reductior 3. Zoning designation: 0/RCM Site located in sensitive area? 0 Yes ❑ No 4. Minimum setback requirements: Front: 20 Second Front: 10 Side: 10 Rear: 10 ❑✓ 5. Maximum Building Height: 3 stories/35' Height exception area? ❑ Yes ® No 6. Minimum parking stalls required: 3/1000 sq. ft. No more than 30% of required parking stalls may be compact. Full size parking stall depth can include 2 feet of vehicle overhang into landscaped areas. Vehicle overhang in compact stalls cannot count towards stall depth. Bicycle parking shall be provided as outlined in Section 18.56.130 of the Tukwila Municipal Code. 7. Minimum landscaping required: Front: 10 Second Front: N/A Side: 5 Rear: buffer ❑✓ 8. Minimum interior parking lot landscaping requirements: See TMC 18.52.035 2 & 3 I I 9. Landscape plans must be stamped by a Washington State licensed landscape architect. All landscape areas require a landscape irrigation system. An irrigation plan is required along with the landscape plan (Utility Permit Required). 10. Roof -top mechanical units, satellite dishes and similar structures must be properly screened. Provide elevations and construction details as part of building permit application submittal. ❑✓ 11. Trash enclosures, recycling and storage areas must be screened to a minimum of 8' in height. These shall be located outside the required setbacks. Provide elevations and construction details as part of building permit application submittal. You can contact Brian Lloyd at Waste Management to coordinate placement of solid waste containers. He can be reached at 206-786-4534 or blloyd@wm.com ❑✓ 12. Building permit plans which deviate from that already approved by the Board of Architectural Review may require re -application for design review approval. H:\Prc-Application\Checklist-Phng 7-2014.docx Updated: 7-2014 PLANNING DIVISION p 16-0010 Page 2 of 2 Pre -Application Checklist File No.: ADDITIONAL NOTES: 1. Landscaping - Office district: Front: 15'; second fronts: 12.5; Side: 5; Rear: 5 2. Existing parking landscaping must be brought into compliance with current code. TMC 18.70.090 provides guidance for nonconforming landscaping and some flexibility for compliance. 3. Tree that will removed on east side of existing structure must be replaced. 4. Stream buffer - need to request a buffer reduction, using Special Permission, Director application. Permitted uses in buffer include passive recreation and open space - not picnic tables, plazas, etc. Native plants must be planted in the reduced buffer. Public/Private Access permitted under Type 2 decision. As part of Type 2 decision for buffer reduction, provide Delineation Report. and Arborist Report. See TMC 18.45.100 E. and TMC 18.45.110 C. & D for mitigation guidance. 5. Also need to request waiver of 15' building setback from buffer. This can be done through the same Special Permission, Director application for buffer reduction. 6. New building footprint must stay out of the 40' reduced stream buffer. 7. Maximum # of compact stalls is 30% of total parking - appears proposed total # of compact stalls exceeds this maximum. 8. A separate Special Permission, Director land use application is needed if requesting Complementary Parking. 9. Stream mitigation/code enforcement action (CE16-0117/RFA11-057) - must be resolved. Ok to go beyond October deadline if progress is being made in resolution. Send email to code enforcement office with update on progress. ENCLOSURES: Checklist prepared by (staff): Date: 11:\Pre-Application \Checklist -Plug 7-2014.dncx Updated: 7-2014 Mtn.). 02D16 Goo0o. Map data 02016 Goo9k 20011 .......�_..�..a.,..„.ue VICINITY MAP VW "'FEB 16 2011 PERMIT CENTER EDI LANDSCAPE *AREA. SEE LANDSCAPE DRAWINGS EXISTING LANDSCAPE AREA • BIKE RAC EX STING LANDSCAPE AREA TO REMAIN, SEE •LANDSCAPE DRAWINGSS• 20SETBA KM . EXISTING LANDSCAPE. AREA TO REMAIN, SEE ` --L„ LANDSCAPE DRAWINGS,.. -. tl-P 80EJHFaR 3ETEACK EXISTING TYPE V.A 16,375 SQ FT FOOT PRINT 2-STORY OFFICE BUILDING W/ UNDER BUILDING PARKING (BUILDING TO BE RECLASSIFIED AS TYPE VB) NEW LANDSCAPE AREA, SEE LANDSCAPE DRAWINGS' 108 TOTAL .182 SURFACE .46 UNDERGROUND) 52ND AVENUE SOUTH ;PROPOSED TYPE,VB ADDITION: • 4,485 SF UNDER BUILDING PA N 4.955.SFPER .00CUPIED .FLOO 14395SFTOTAV EXISTING LANDSCAPE — AREA TO REMAIN, SEE LANDSCAPE DRAWINGS PARCEL C Kay Value 02.39 02.45 10.18 10.19 KEYNOTES Key1I01e Teat EXISTING BUILDING SIGN TO REMAIN EXISTING EXTERIOR LIGHT FIXTURE TO REMAIN NEW SITE SIGN. REFER TO DETAILS ON SHEET A4.11 NEW BUILDING SIGN, REFER TO DETAILS ON SHEET A4.11 Attachment e 0 2 N 03 1/ JACKSON j MAIN ARCNItECTUAE 011 FIRST AVEtOJE SOUTH SEATTLE WA 90104 1206.324.0000 W W W.JMXSp1MAJN.COM 0 i 0 0e a L D PROJECT NO, 10040 PROJEiTMOR, ML DRAWN BT: NW CHECKED Mt: ML SITE PLAN A1.00 1 1 1 1 1 1 1 1 8 RECEIVED CITY OF TUKWILA FEB 1 6 2617 PERMIT CENTER / / we. / I L PROPOSED TYPE VB ADDITION SEE BUILDING ARCHITECT PLANS SET SHRUBS OFF CURB 12" TYP. TO ALLOW VEHICLE OVERHANG .0 mom imm 15' STANDARD BUILDING SETBACK BUFFER UNE 80' STANDARD WATERCOURSE BUFFER 40' REDUCED WATERCOURSE BUFFER. PER TMC 18.45.100 SEE SHEET L1.01 FOR SITE PREPARATION INCLUDING INVASIVE REMOVAL AND SOIL AMENDMENT. GILUAM CREEK DELINEATED OHWM WATERCOURSE BUFFER ENHANCEMENT AREA CANDIDATE PLANT LIST TREES OTY SPACING SIZE XANTHOCYPARIS NOOT'KATENSIS 'PENDU / 4 1 ALL TREES TO BE 6- 8' TALL NOOTKA CYPRESS J SPACED PER PLAN SHRUBS ACER CIRCINATUM / VINE MAPLE 6' O.C. CORNUSSERICEA/ 9 6'O.C. REOTWIG DOGWOOD MAHONIA AOUIFODUM / TALL OREGON GRAPE 27 6'O.C. 11\\_ MYRICACALIFORNICA/ i 2 1 6'O.C. PACIFIC WAXMYRTLE /�� y2\ i✓ 9 6'O.C. RIBES SANGUINEUM RED- FLOWERING CURRANT ROSA NUTKANA/ NOOTKA ROSE SYMPHORICARPOS ALBUS 1 SNOWBERRY VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY GROUNDCOVER AND PERENNIALS POTTED PLANTS TO BE SPACED TRIANGULARLY. SEEDS TO BE HAND -SOWN AOUILEGIA FORMOSA / RED COLUMBINE MAHONIA NERVOSA / CASCADE MAHONIA POLYSTICHUM MUNITUM / SWORDFERN BLECHNUM SPICANT / DEER FERN DELPHINIU/U M MENZIESII / MENZIES' LARKSPUR UNDERPIANTING MIS - TO BE PLACED UNDER SHRUBS FRAGARIA CHILOENSIS / BEACH STRAWBERRY FRAGARIA VESCA / WOODS STRAWBERRY GAULTHERIA SHALLON I CAI AI LEGEND: SENSITIVE AREAS 3 6'O.C. 59 3' O.C. 17 4'O.C. .25 LB .5LB / 1,000 SF 143 18"0.C. 143 18"O.C. 165 18"O.C. .25 .5 L8 / 1.000 SF" 673 15" O.C. 673 15" O.C. 269 3PO.C. EXISTING FEATURES DELINEATED WATERCOURSE OHWM WATERCOURSE BUFFER WATERCOURSE BSBL A\ REDUCED WATERCOURSE BUFFER: PER TMC18.45.100. UP TO 50% REDUCTION MAY BE ALLOWED WITH AN APPROVED BUFFER ENHANCEMENT PLAN. 1 GAL 1 GAL 1 GAL 1 GAL 1 GAL. 1 GAL. 1 GAL 1 GAL SEED 1 GAL. 1 GAL 1 GAL SEED 4" POT 4" POT 4" POT NOTES: 1. RANTING PIT SHALL NOT BE LESS THAN (2) TIMES THE WIDTH OF THE ROOT BALL DM 2. LOOSEN SIDES AND BOTTOMS OF PLANTING PT 3. SOAK PLANTING PR AFTER PLANTING REMOVE FROM POT OR BURLAP & ROUGH -UP ROOT BALL BEFORE iNSTALUNG UNTANGLE AND STRMGHTEN CIRCLING ROOTS - PRUNE IF NECESSARY, IF PLANT IS EXCEPTIONALLY ROOT -BOUND, DO NOT PLANT AND RETURN TO NURSERY FOR AN ACCEPTABLE ALTERNATIVE SPECIFIED MULCH LAYER. HOLD BACK MULCH FROM TRUNKISTEMS FINISH GRADE REMOVE DEBRIS AND LARGE ROCKS FROM PLANTING PIT AND SCARIFY SIOES AND BASE. BACKFIU WITH SPECIFIED SO4.LFIRM LIP SOIL ARGIRYI PLANT. 2X MIN DIA. ROOTBALL —� O SHRUB PLANTING Scale: NTS NOTES: 1. PLANT GROUNDCOVER AT SPECIFIED DISTANCE ONCENTER (0.C.) USING TRIANGULAR SPACING. TYP. 2. LOOSEN SIDES AND BOTTOM OF PLANTING PIT AND REMOVE DEBRIS 3. LOOSEN ROOTBOUND PLANTS BEFORE INSTALLING 4. SOAK PIT BEFORE AND AFTER INSTALUNG PLANT SPECIFIED MULCH LAYER. HOLD BACK MULCH FROM STEMS SOILAMENDMENTS AS SPECIFIED 2 GROUNDCOVER PLANTING NOTES: 1. PLNTINGPT SHALL NOT BE LESS THAN TWO TIMES WIDTH OF ROOTBALL 2. LOOSEN ROOT -BOUND PUNTS BEFORE PLANTING 3. SOAK PLANTING PIT BEFORE AND AFTER PLANTING 4. LARGE TREES AND SHRUBS MAY NEED TO BE STAKED 5. ALL BURLAP, STRAPS. AND WIRE RA..TS MUST BE REMOVED FROM ROOT BALLS PRIOR TO PLANTING nl SOAK PLANTING PIT, SCARIFY EDGES OF PIT, AND REMOVE DEBRIS COMPACT SOIL TO PREVENT SETTLING 2 XROOTBALL WIDTH Scale: NTS IF STAKING IS NEEDED, PROVIDE A 2S3-ROUND TREE STAKE MADE OF UNTREATED LUMBER. ANGLE AGAINST PREVAIUNG WINDS AND DEEP ENOUGH TO BE STABLE. ATTACH TREE STAKES TO TRUNK WITH PLASTIC -CHAIN -LOCK. OR EWAL HIGH DENSITY POLYETHYLINE TREE TIE MATERIAL. PROVIDE 1. OF SLACK TO ACCOMODATE TREE GROWTH. SET TRUNK PLUMB PROVIDE FOUR -INCH DEPTH MULCH. BUT DO NOT PILE MULCH AROUND THE BASE OF THE TRUNKSTEM. FOUR -INCH TALL WATER DAM FINISHED GRADE BACKFILL PUNTING PT WITH NATNE SOIL OR PROVIDE A SIX4NCH TOP.ORESSING OF IMPORTED TOPSOIL OR COMPOST AMENDED SOIL IF SOIL DUALITY IS POOR O TREE PLANTING AND STAKING Oa IF VEGETATION EXISTS WITHIN PLANTING AREA SPACE AT; X FROM STEM OF EXISTING VEGETATION AREA FOR SPACING ADJUSTMENT NOTE: FIRST PLACE PLANTS ALONG THE PERIMETER OF THE PUNTING AREA AND AROUND EXISTING VEGETATION. THEN SPACE THE REMAINDER OF THE PLANTINGS. r - PLANT SPACING 9 . PLANT OPLANT SPACING NOTES Scale: NTS Scale: NTS 1. SEE SHEET L3.03 AND L3.04 FOR FULL SITE PLANTINGS. 2. SEE ARCHITECT PLANS FOR PROPERTY INFORMATION, UTILITY, AND STRUCTURES. 3. SEE CIVIL PLANS FOR EXISTING CONDITIONS, TESC AND DEMO, AND PROPOSED GRADING. JACKSON I MAIN RCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE. WA98104 1206.324.4800 NM'W.JACKSONMAIN.COM THE WATERSHED COMPANY 750 silo sm.! Sown Kir.M WA98033 Q15212 wwwmatarshedo.Com Science & Design LO a 13 13 13 z G 5 13 13 13 gc 4 5 5 13 13 g PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: 141231 PM AM JLV AM/IMF MITIGATION PLANTING PLAN AND PLANT INSTALLATION DETAILS MITIGATION PLANTING PLAN AND PLANT INSTALLATION DETAILS SCALE 1/8" = 1'-0" 0 4' 8' 16' 32' L2.01 nil WIMP*. COMPutrf• 7011 s 2 0 / 21 SHRUBS THIS AREA / PLANTING CONTAINERS / RECEIVED CITY OF TUKWILA FEB 16 2017 PERMM-CENTER PLANTING PLAN (1 OF 2) SCALE 1/8' = 1'-0' / / EXISTING SHRUBS TO REMAIN SEE L3.05 FOR PLANTING PLAN THIS i 41 SHRUBS THIS AREA / / / / / / / / / / NOTES ,60, 1 / so. 1. PER TMC 18.54.130(3.), 12 REPLACEMENT TREES ARE REQUIRED. 2. PER TMC 18.52.030(A), TREES AND SHRUBS NEED TO BE ADDED EXISTING VEGETATION WITHIN TYPE 1 PERIMETER LANDSCAPE AREAS TO MEET CODE REQUIREMENTS. 3. PER TMC 18.52.035 (4), 1 EVERGREEN OR DECIDUOUS TREE. SHRUBS, GROUNDCOVER PLANTING, AND MULCH WILL BE ADDEO TO NEW PLANTING ISLANDS, 4. PER TMC 11.20, AREAS WITHIN RIGHT-OF-WAY (ROW) WHERE THERE IS BARE SOIL AND UNPLANTED AREAS WILL BE PLANTED WITH 1 GAL. HARDY, LOW -MAINTENANCE, AND LOW-WATER REQUIREMENT GROUNDCOVER SPECIES 18' TO 30' ON -CENTER. 0 4' 8' 16' 32' Al. JACKSON I MAIN ARCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE, WA 98104 t 206.324,1800 W W WJACKSONMAIN.COM LEGEND: EXISTING VEGETATION TO BE PROTECTED EXISTING CONIFEROUS TREE EXISTING DECIDUOUS TREE EXISTING SHRUB CANDIDATE LANDSCAPE PLANTS SCHEDULE I TREES APPROX. SPACING SIZE ( 7 ACER PLATATOIDES 'CRIMSON KING' CRIMSON KING NORWAY MAPLE PINUSNIGRA! AUSTRIAN PINE SHRUBS ABELIA X GRANDIFLORA 'CONFETTTI' / VARIEGATED GLOSSY ABELIA NANDINA DOMESTICA' MOON BAY"! WI COMPACT HEAVENLY BAMBOO VIBURNUM DAVIDII / DAVID'S VIBURNUM GROUNDCOVER AND PERENNIALS iOTY 9 ALL TREES TO BE SPACED PER PLAN 19 E O.C. 88 6' O.C. 21 6' O.C. ®MISCANTHUS SINENSIS 'MORNING UGHT 26 6' O.C. MAIDEN GRASS TO BE SPACED TRIANGULARLY AND IN GROUPS OF 5 - 7 PER SPECIES ECHINACEA PURPUREAI PURPLE CONEFLOWER OPHIOPOGON PLANISCAPUS / BLACK MONOO GRASS RUDBECKIA FULGIDA/ BLACK-EYED SUSAN URIOPE MUSCARI 'PEEDEE INGOT/ GOLDEN MONKEY GRASS FRAGARIA CHILOENSIS / BEACH STRAWBERRY SEED TURF SEED 50 24'O.C. 50 18' 0.C. 50 30'O.C. 550 18'O.C. 2,215 18" O.C. 4.5 LBS 1 LB 11,000 SF 2.5' CAL. 6' - 8' TALL 2-3 GAL 2 - 3 GAL. 2 - 3 GAL 2 - 3 GAL 1 GAL. 1 GAL 1 GAL 1 GAL 4' POT SEED ) ) ) ) ) )PROJECT No.: 141231 PROJECT MGR.: eu )DUN,N BY: AM/LV ) CHECKED BY: AM/JMF PLANTING ) PLAN (1 OF 2) THE WATERSHED COMPANY 750 Sinn Street Sawn Kirkland W998033 v.52a r4ss.e7r.due .nnexaooa, Science & Design Z 0 Z I-- Z 00 WI-= lr � 0a Q cc U a. LT ZLL_ 0 6 8 5 S G 5 F 5 1. 6 2\ RECEIVED CITY OF TUKW ILA FEB I6 26A PERMIT CENTER F1��I�II� IIT^F 0 v v. vl v vi —60— LEGEND: EXISTING VEGETATION TO BE PROTECTED EXISTING CONIFEROUS TREE EXISTING DECIDUOUS TREE EXISTING SHRUB CANDIDATE LANDSCAPE PLANTS SCHEDULE TREES APPROX_ SPACING SIZE ACER PLATATOIDES 'CRIMSON KING' ALL TREES TO BE 1 2.5' CAL CRIMSON KING NORWAY MAPLE 70TY SPACED PER PLAN 6'-8'TALL PINUS NIGRA / AUSTRIAN PINE SHRUBS ABELIA X GRANDIFLORA CONFETTTI' / VARIEGATED GLOSSY ABEUA 19 6'O.C. 2.3 GAL. ONANDINA DOMESTICA' MOON RAY' / 88 6' O.C. 2 - 3 GAL COMPACT HEAVENLY BAMBOO VIBURNUM DAVIDIII 2-3GAL. 21 26 6'O.C.6'O.C. 2-3GAL I DAVIDSVIBURNUM GROUNDCOVER AND PERENNIALS OMISCANTHUS SINENSIS 'MORNING LIGHT MAIDEN GRASS ) TO 8E SPACED TRIANGULARLY AND IN GROUPS OF 5.7 PER SPECIES (1 ECHINACEAPURPUREA/ 50 24'O.C. 1GAL. PURPLE CONEFLOWER OPHIOPOGON PLANISCAPUS / 50 18' O.C. i GAL. BLACK MONDO GRASS RUDBECKIAFULGIDA/ 50 30'O.C. IGAL BLACK-EYED SUSAN LIRIOPE MUSCARI 'PEEDEE INGOT / 550 18' O.C. 1 GAL. GOLDEN MONKEY GRASS 4" POT l J� FRAGARIA CHILOENSIS/ 2,215 18'O.C. + + BEACH STRAWBERRY C((1 SEED — TURF SEED / C / / / / / / / / / \ / //'///i/,////iv/////7//—/// _PROTECT EXISTING SHRUBS IN —PLACE. TYP. + �r opr llr �R/ % + ++ + + +-" + -4 +++++ + N I L 0 L________________ 4.5 LBS 1 LB / 1,000 SF SEED NOTES 1. PER TMC 18.54.130(3.)), 12 REPLACEMENT TREES ARE REQUIRED. 2. PER TMC 18.52.030(A), TREES AND SHRUBS NEED TO BE ADDED EXISTING VEGETATION WITHIN TYPE 1 PERIMETER LANDSCAPE AREAS TO MEET CODE REQUIREMENTS. 3. PER TMC 18.52.035 (4), 1 EVERGREEN OR DECIDUOUS TREE, SHRUBS, GROUNDCOVER PLANTING, AND MULCH WILL BE ADDED TO NEW PLANTING ISLANDS, 4. PER TMC 11.20, AREAS WITHIN RIGHT-OF-WAY (ROW) WHERE THERE IS RARE SOIL AND UNPLANTED AREAS WILL BE PLANTED WITH 1 GAL. HARDY, LOW -MAINTENANCE, AND LOW-WATER REQUIREMENT GROUNDCOVER SPECIES 18. TO 30" ON -CENTER. MITIGATION PLANTING, SEE SHEET L2.01 �1• JACKSON I MAIN RCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE, WA 961O0' 1206.324.0800 W WNIJACKSONMNN.COM THE WATERSHED COMPANY 750 San S8ee1 South K,MIand WA96033 p11,13215141 Ic15A17.6136 Science & Design 5) z O Z Q I— z m p0 ceco W I— IL c0 Q Z c0 U)Q 2 LLI F Q— CO ZO �- 4 a 5 6 g 3 F 3 5 5 6 6 -44J PROJECT NO, 1K1231 PROJECT MGR_ AV CRAM B0: MAILV CHECKED BY: ,W IJMF PLANTING PLAN (2 OF 2) 6 8 PLANTING PLAN (2 OF 2) SCALE 1/8" = 0 4' 8' 16' 32' L3.04 TREE#4 TREE#5� TREE # 6 REMOVE IVY FROM -TRUNKS TREE TREE # 8 �Bo _y1J_ /I II EXISTING TYPE VA OFFICE BUILDING TREE # 10 TREE # 12 / RECEIVED CITY OF TUKWILA FEB 16 Zan PERMIT CENTER TREE # 13 TREE # 14 - TREE # 11 TREE # 9 TREE RETENTION PLAN AND DETAILS PROPOSED TYPE VB ADDITION SEE BUILDING ARCHITECT PLANS C n/T _ _L _ TREE#16 TREE #15 ZONING DIVISION UNE 40' REDUCED WATERCOURSE BUFFER, PER TMC 18.45.100 GIL UAM CREEK DEUNEATED OHWM / TREE # 17: R VAL-ANTICIPATED Tq'ACCOMMODATE CONSTRUCTION ACCESS AND STAGING. RETAIN /TREE IF FEASIBLE. CROWN DRIP LINE OR OTHER LIMIT OF TREE PROTECTION AREA SEE TREE RETENTION PLAN FOR FENCE ALIGNMENT. 8.5" x 11' SIGN LAMINATED IN PLASTIC SPACED EVERY 50' ALONG FENCE. O TREE PROTECTION FENCING TREE INVENTORY TABLE NOTES: 1.NO PRUNING SHALL BE PERFORMED UNLESS UNDER THE DIRECTION OF AN ARBORIST. 2.NO EQUIPMENT SHALL BE STORED OR OPERATED INSIDE THE PROTECTIVE FENCING INCLUDING DURING FENCE INSTALLATION AND REMOVAL. 3. NO STORAGE OF MATERIALS SHALL OCCUR INSIDE THE PROTECTIVE FENCING. 4. REFER TO TREE RETENTION PLAN FOR ANY MODIFICATIONS TO THE TREE PROTECTION AREA 5. UNAUTHORIZED ACTIVITIES IN TREE PROTECTION AREA MAY REQUIRE EVALUATION BY PRIVATE ARBORIST TO IDENTIFY IMPACTS AND MITIGATION REQUIRED. 6. EXPOSED ROOTS: FOR ROOTS GREATER THAN 1" DAMAGED DURING CONSTRUCTION, MAKE A CLEAN, STRAIGHT CUT TO REMOVE DAMAGED PORTION AND INFORM CITY ARBORIST. TREE PROTECTION FENCE: HIGH DENSITY POLETHYLENE FENCING WITH 3.5' X 1.5" OPENINGS; COLOR - ORANGE.STEEL POSTS INSTALLED AT 8' O.C. 2" X 6' STEEL POSTS OR APPROVED EQUAL. 5' THICK LAYER OF MULCH. MAINTAIN EXISTING GRADE WITH THE TREE PROTECTION FENCE UNLESS OTHERWISE INDICATED ON THE PLANS. Scale: NTS 1 Austrian pine `I2 - A Man pin ,r 3 Austrian pine Austrian 5 Big leaf maple -r..6 9lg44tm41.1 Crimson King Noway .� if5C1,1FIOAME" Pinusnlgm Pines nigro tqf 041,0...,� Acer mocrophyllum p:e 8 •.6 s1ernwh1tepI Crimson King Norway 9 maple UimsaigniN y ;pa*, 11 Japanese maple Am plolorm/des'Crimson King' Acerplomn0ldes 'Crimson King' :. AcerPhdpndides'O/ nK/n9;' Acer pa/m:Nm 12'.. maple. .. ..A2erlrEsMe0'des'Cnmspd,ru10 13 Eastern white pine Pima strobes Mh 000b _ 14 Eastemwhite pine. , 15 Eastern white pine Pinto strobus Eastemwhilepi hin.FRFOOus:�"'1, Crimson Xing Noway 17 maple LEGEND: TREE RETENTION Acer phnpno/des 'Crimson ehl0' EXISTING SIGNIFICANT TREES TO REMAIN (14 EA.): 1 EVERGREEN SPECIES WITH DRIPLINE DECIDUOUS SPECIES WITH DRIPLINE EXISTING SIGNIFICANT TREES TO BE REMOVED: EVERGREEN SPECIES (2 EA) DECIDUOUS SPECIES (1 EA) ( �1 'EXISTING NON -SIGNIFICANT TREES / LARGE SHRUBS TO BE REMOVED: i / 1 v L7C2 DECIDUOUS SPECIES (2 EA) TREE PRESERVATION: —. — _. — TREE PROTECTION FENCING (860 LF) 9117 1. PER TMC 18.06.775. SIGNIFICANT MEANS A TREE (COTTONWOOD EXCLUDED) WHICH IS 4 INCHES OR MORE IN DIAMETER AS MEASURED 4.5 FEET ABOVE GRADE. 2. TREES DESIGNATED FOR REMOVAL WITHIN TREE PROTECTION FENCE FOR NEARBY TREE SHOULD BE FLUSH CUT TO MINIMIZE ROOT DAMAGE TO REMAINING TREES. DO NOT REMOVE TREES DESIGNATED FOR REMOVAL WITHIN TREE PROTECTION FENCING AREA BY PUSHING OVER WITH MACHINERY. ID0HI 08H24 DBN3 I.O9114! HflGHT ,CRNOPY 0401U5�. NO;O0STEMS:' _LNI E EY'l- 11.N(.1JIN)`-.::. �LFTI�y'..-IFT) �,...L1iJ CONOf0701.. 0 1 E5 2. 14.6 20.3 12.6 NOTES 50 30 18 26 2-Good 2 Gaod�';w. 2-Good i G d 'ax 4-Poor 4 Poor f, 3-Fav A P90r,,;y, 2-Good 9 3-Fair 22 21 2-Good 22 2 G tl 2 - Gaol 4 P 14 2-Good 1. FOR DETAILED ASSESSMENT OF ONSITE SIGNIFICANT TREES, SEE ARBORIST REPORT (THE WATERSHED COMPANY, 2016). 2. EXISTING DECIDUOUS TREE TO BE RETAINED SHOULD HAVE THEIR CANOPY LIFTED TO A HEIGHT OF 9' FOR PEDESTRIAN CIRCULATION AND SITE UNES. 3. SEE ARCHITECT PLANS FOR PROPERTY INFORMATION, UTIUTY, AND STRUCTURES. 4. SEE CIVIL PLANS FOR EXISTING CONDITIONS, TESC AND DEMO, AND PROPOSED GRADING. 5. 'EXISTING NON -SIGNIFICANT LARGE TREES AND SHRUBS WERE NOT SURVEYED. LOCATION APPROXIMATE. JACKSON I MAIN RCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE. WA 98104 1206.324.4000 WWW W ieC"SONMAIN.COM THE WATERSHED COMPANY 750 Sialll Shan Saran Kirkland WA 98013 4151111141 1411811.8116 www.warweMdmmm Science & Design C) m CK w F � Z o0 LU < og a SC tDI— F s 5 5 m 5 5 5 35 0 5 5 5 5 0 a�b�rr41�}, PROJECT NO.: PROJECT MCA-, DRAMS,: CHECKED 90: 14123, AM AM/LV MIIJMF TREE RETENTION PLAN AND DETAILS L1.01 SCALE 1/16' = 1'-0' 0 8' 16' 37 5 05 111 0-- L .': LL L LLLLLL LLLL L LLL LL LL LLLL LL LL LLL LL EXISTING PLANTING TO REMAIN L L L L L LL LL LL LL LL LL LLLL LLLLLL LL LLL LLLLLL LLCLLLL LL LLL LL LLL LLLLLL LLLLLL L LLL L L LLL LLL L LLLLLLLt.LL -- LLLLLLLLL •_ bLLLL LLLL LLLLLLLLLLLLL LLLLLLLLLLLLLL 4� LLLLLILLLLLLL LLLLLL RECEIVED CITY -OF TUKWILA FEB 16 2017 PERMIT CENTER I PROPOSED TYPE VB ADDITION i \ \' SEE BUILDING ARCHITECT PLANS \\ ZONING DIVISION LINE L - _LLLLLLLLLLIatel�ln_ _L u' LLLL, _LLLLLLLLLLLLLLLLLLLLLLLL_LI _t _LLLLLLLLLLLLLLLLLLLLLLLLLLLL' _LLLLLLLLLLLLLLLLLLLLLLLLLLLLLLL _LLLLLLLLLLLLLLLLLLLLLJLLLLLLLLL _LLLLLLLLLLLLLLLLULLLLL-LLLLLL/ _LLLLLLLLLLLLLLLLLLLLLLLLLLLL _LLLLLLLLLLLLLLLLLLLLLL LLLL LLLLLLLLLLLLLLLLLLLLLL LL LLLLLLLLLLLLLLL LLLLLLL 40' REDUCED WATERCOURSE BUFFER, PER TMC 18.45.100 BUFFER ENHANCEMENT AND OUTDOOR USE ARE LEGEND: SOIL PREPARATION ALL AREAS: ENSURE INVASIVE PLANTS AND DEBRIS HAVE BEEN REMOVED BEFORE PREPARING SOIL, INSTALLING LANDSCAPE FEATURES, AND PLANTING. BACKFILL ANY DIVOTS WITH TOPSOIL TO RETURN TO EXISTING GRADE 1 � LL LL ' L4.01. 1. INFILL TREE PLANTING - DIG SAUCER -SHAPED PLANTING HOLE THREE TIMES THE DIAMETER AND THE SAME DEPTH OF THE ROOT BALL AMEND BACKFILL SOIL TO BRING ORGANIC MATTER TO 5%. PLANT. INSTALL MULCH RINGS 4' DEEP WITH A RADIUS OF t8' FROM PLANT STEM. 2. SENSITIVE AREA -STARTING WITH ORGANIC TOP LAYER. REMOVE UPPER 12" OF MATERIAL AND DISPOSE OF OFFSITE. PLACE PRE -AMENDED TOPSOIL (SEE SPEC.) TO MATCH PROPOSED GRADES. PLANT. BLANKET MULCH. 3. INFILL SHRUB PLANTING - PRESERVE IN PLACE EXISTING SHRUBS AND TREES TO REMAIN. FOR NEW PLANTINGS, DIG SAUCER -SHAPED PLANTING HOLE THREE TIMES THE DIAMETER AND THE SAME DEPTH OF THE ROOT BALL AMEND BACKFILL SOIL TO BRING ORGANIC MATTER TO 5%. PLANT. BACKFILL HOLE. BLANKET MULCH. 4. TEMPORARY COBBLE REMOVAL -TEMPORARILY REMOVE COBBLE. DIG SAUCER -SHAPED PLANTING HOLE THREE TIMES THE DIAMETER AND THE SAME DEPTH OF THE ROOT BALL. AMEND BACKFILL SOIL TO BRING ORGANIC MATTER TO 5%. PLANT. BACKFILL HOLE. REPLACE COBBLE. 5. COBBLE REMOVAL - REMOVE EXISTING GRASSES AND PERENNIALS, COBBLE, AND LANDSCAPE FABRIC. INCORPORATE 3' OF COMPOST TO A DEPTH OF 8' WITH CARE NOT TO DAMAGE TREES AND LARGE SHRUBS TO REMAIN. PLANT. BLANKET MULCH WITH ORNAMENTAL LANDSCAPE MULCH. 6. LAWN RESTORATION - BACKFILL DIVOTS CAUSED BY CONSTRUCTION TO EXISTING GRADE WITH TOPSOIL AERATE LAWN AREAS. APPLY }' OF FILTERED SAND THROUGHOUT. APPLY GRASS SEED. 7. NEW LANDSCAPE AREAS - USE TOPSOIL TO ASSURE FINISH GRADE HAS BEEN MET. INCORPORATE 3' OF COMPOST TO DEPTH OF 8'. PLANT. BLANKET MULCH WITH ORNAMENTAL LANDSCAPE MULCH. 8. CRUSHED ROCK SURFACING - COMPACT SUB -GRADE TO 85%, CONSTRUCT PER DETAIL(S): 1 AND 2, SHEET NOTES 1. SEE LANDSCAPE MATERIALS SPECS ON SHEET L4.03. 2. SEE PLANTING DETAIL SHEET L2.01. JACKSON I MAIN ARCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE, WA 98104 t 208.324.4800 WNNNJACKSONMAIN.CON THE WATERSHED COMPANY 380 Si. Weft So. NA/end WA 98033 3 (�35A321iM www.wattMadmoam Science & Design 4, z 0 Z I-Z p0 w1=. UE �w CL Z 0 O 0 F0 ts 0 05 05 Fs 0 PRt3EC1 NO.: 141231 PROJECT MGR AM DRAWN BY: AN ILV CHECKED BY: AM LOAF SITE PREPARATION PLAN 1 SITE PREPARATION PLAN SCALE 1/16' = 1'-0' 0 8' 16' 32' 64' L1.02 FLEX CONDUITTRPNCFOREFR BOX MS WALL PER WALL ASREM. Y BACK SCREW SEAL CONNECTOR LID ILLOMNATKKI ACRYLIC FACE TRANSFORMER MOO SEE MY FOR UOLNRUG OETAAS L POWER SOURCE SEE OETAL 251V31 NEW BUILDING SIGNAGE DETAIL vr- PROW YEW O PIN MOUNTED LETTER DETAIL 1 @•1'V O NEW BUILDING SIGNAGE DETAILS iL2,ra RECEIVED CITY OF TUKWILA FEB 16 2017 PERMR CENTER MRECTICRAL TSF. pEyILJACEPOSI LPANg OIY:t -r NLWMSTJARE TILE MANE SMME WIN JBYALIYN IFCFS - FROM AM) RACE FACES FASTEN TO RBLE WCGAIERSIM(SLIEVA3 AS REQUIRED PAM UPPER MITE UWE LOWER PWUOEIMC EO -acaaurwnR®WPM wOVERLAY WLLBSPLAY L.SF. Li$ N CRAM&LETIBLS ALIVE. LLYNIgI - iNNILUGBII YLLTE AOTAC FACES -1•EADORN PAP -5'RAM RETURNS OWNS. TEI3: -REDOLED LLUMMTLN -IRANSLUCE3T WOE ACRYLIC FACES -JNIRCAP RFD B>1 VNYL OVERLAY -1•PED1RM CID •T BACXRERIMS Credit Union 4 1 NEW BUILDING SIGNAGE DETAILS 1K•I'O 9011NEFMEPOSILPMIg Q!ij -IMLMMMSUAE TIB RULE SUPPORT WIN .OM ALUMNA FACES. - FRONT AMI BMX ES FACFASTEN TO RARE WCOLINERSONSCUM AS IEGILED. -PINT LOWEY PAMIOE NI IC RFD YA JACKSON I MAIN ARCHITECTURE 311 FIRST AVENUE SOU. SEATTLE. WA MOP MW324.4300 WVI W.JACPSONMAIN.COM z 0 Z I- Z 5O Wi '0 VJ oO { W n Li. z0 Q CO CC co a0 ZDo W OOO H o O Csi 14, 1- PEGLSTEREO CILN PROJECT NO: 13010 PROJECT MGM: ML DRAWN BY: NW CHECKED BY: ALL SIGNAGE PLAN - DETAILS SP0.03 • inspirus Credit Union JACKSON I MAIN 'ARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOLITHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23RD, 2017 MASTER AREA SCHEDULE TYPE NAME PARKING LEVEL REMODELED PARKING, RESTRIPED NEW NEW PARKING • EXISTING 4LOBBY, NOT IN SCOPE EXISTING PARKING, UNCHANGED + EXISTING ,UNCHANGED, NOT IN SCOPE + LEVEL 01 REMODELED REMODELED REMODELED REMODELED REMODELED NEW EXISTING LEVEL 02 REMODELED REMODELED REMODELED ,NEW EXISTING GRAND TOTAL EXISTING NEW REMODELED GRAND TOTAL EXISTING OFFICE REMODELED GYM (REMODELED) :HALLWAY (REMODELED)- + RESTROOMS (REMODELED) UNCHANGED, NOT IN SCOPE + NEW OPEN OFFICE 4UNCHANGED. NOT IN SCOPE CONFERENCE (REMODELED) HALLWAY (REMODELED) .RESTROOMS (REMODELED) :NEW OPEN OFFICE UNCHANGED, NOT IN SCOPE } GROSS AREA 5.299 SF 5.144 SF 418 SF 7,949 SF. + 2,477 SF 21,287 SF 3,962 SF 1,086 SF+ 1,250 SF 908 SF' 3.570 SF' 4,632 SF. 5.871 SF 21,279 SF 849 SFi 1,130 SF 342 SF 4,666 SF. 14,276 SF 21,264 SF 63,830 SF BREAKDOWN OF BUILDING AREAS TYPE NET FLOOR AREA 5,299 SF 5,136 SF 418 SF, 7,949 SFi 2,477 SF 21,279 SF 3,962 SF 1,086 SF' 0 SF' 0 SFt 0 SF 4,586 SF' 8,987 SF' 18,621 SF 849 SF 0 SF 0 SF' 4,595 SF 13,541 SF 18.985 SF 58,885 SF NET GROSS FLOOR AREA AREA '30,991 SF 33,372 SF 14.443 SF 14,317 SF 18,396 SF 11,196 SF 63,830 SF 58,885 SF PARKING INFORMATION SURFACE: EXISTING STANDARD MAIN) EXISTING COMPACT NEW STANDARD NEW COMPACT SURFACE HC UPDATED SUBTOTAL: BASEMENT: EXISTING STANDARD EXISTING COMPACT NEW STANDARD NEW COMPACT NEW TANDEM BASEMENT HC UPDATED SUBTOTAL: TOTAL PROVIDED: TOTAL STANDARD PROVIDED: TOTAL COMPACT PROVIDED: TOTAL REQUIRED: (3/1000) X 37,541 SF = 29 (TO RE- 7 (TO REMAIN) 19 5 2 62 (SURFACE) 24 (TO REMAIN) 0 6 9 4 3 46 (BASEMENT) 108 87 (80.6% x 108) 21 (19.4% x 108) 113 STALLS PROJECT DESCRIPTION The expanded Inspirus Credit Union headquarters building is located just north of Southcenter Parkway along 53rd Street. The site is bounded to the east with Interstate 5 and to the north with adjacent office development. The project addition consolidates the parcel to the southeast and will include upgraded landscaping, a new employee plaza to the north and a garden plaza along the outlet of Gilman Stream with a gravel walkway, seating and improved stream buffer plantings. The project is connected to local public transportation via a bus stop on Southcenter Blvd. This new addition will have an exit only ramp to Southcenter Blvd. and will maintain all other entrances to the facility. The project design incorporates elements of the existing building with the window patterning and facade treatments while upgrading the finishes to a natural stone cladding, metal panel elements on the east and south facade respectively. The roof over the addition is clad in metal panel and is "vee" in shape, opening the edges with simulated wood soffits. The garage is mechanically ventilated and open to the garden plaza. An aluminum storefront system includes clerestory windows over the executive offices. Lastly, the existing building will be painted to compliment the new materials. The lnspirus Credit Union addition engages the surrounding properties on all sides and blends into the neighborhood with thoughtful design and sensitivity to the environment. The project will be a welcome addition to the community. PROJECT OVERVIEW Index Sheet -? JACKSON I MAIN inspirus LA ARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23RD, 2017 Al Imagery 02016 Google. Map data 02016 Google 200 fl VICINITY MAP Go g1c Maps • I & •1.,«.....d LOCATION MAP N — 0 25' 50' 100' SS,27_ _ C;-E te='- =�.- 2e4 AREA. APE � LANDSCAPE DRAWINGS .e-P NEW CURB IR NO PARKING FIRE ACCESS ONLY NEW LARDSCAPE AREA SEE LANDSCAPE 4- DRAWBDS LANE e a a e b PARKING 25'-O FRONT 1 SETBACK Z61 a a 32-P NORrTH PL-A A BOW BUFFER LNE 43.-0' BtiR U11k' ,(.� + d�1 11 ARKING ENTRY a riErAJAATSCAPEORAWINGS -Acar me_ rt, E%ISTROO LANDSCAPE AREA TO REMAIN. SEE LANDSCAPE DRAWINGS 2o-PFRONT SETBACK 10 rtI c. rtI EXISTNGLANDSOAPE AREA TO REMAN. SEE UN SCRPE DRAWINGS -41491PE 104.41 yE,,�+r - - -- „ .A9 26L 1 b-, a 3'-0+ scER LNE REFFERNE -rB L � r ,89 40L 3 SL b .G7 N 4 F*y m • ARDEN.% T-P a-0 8-0 9-P T . r T_ y PARKING- — — PA-RKI NG- — revroo•olsr-.0P0,Rexser- — 11.TOTAL LANDSCAPE DRAWINGS Ka SURFACE. A6 UNDERGROUND) T M bZ 6L ,.J S 6'eDAVENUE SOUTH LOADING LOADING 2e-11• ENSTNG URDSCAPE AREA TO REMAIN. SEE LANDSCAPE DRAW/NOS RAMP DOVdN ILLUSTRATED SITE PLAN Site Plan inspirus Credit f JACKSON I MAIN ��JL A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION 5200 SOUTHCENTER BLVD, TUKWILA, WA JANUARY 23RD, 2017 A? STORAGE NU I iN JL.UPE THIS PERMIT LOBBY EXISTING PARKING (RE -STRIPED) • JACKSON I MAIN inspirus l/ARCHITECTURE Credit Unlon NEW PARKING EXISTING PARKING (RE -STRIPPED) (E) (E) (E) (E) EXISTING PARKING (UNCHANGED) (E) (E) STORAGE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA (E) (E) (E) (E) EXISTING PARKING RE -STRIPED EXISTING PARKING UNCHANGED NOT IN SCOPE • NEW PARKING PARKING LEVEL LOBBY 1 1 ILLUSTRATED FLOOR PLAN Parking Level Plan BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23RD, 2017 A;� LENDING STAIR 10' 20' 40' r' JANITOR ELEVATOR MEDIUM MEDIUM CONF. rU CONF. MEDIUM CONF. MEDIUM CONF. T-k 1 IT I 3 '6X8 RISK T6X6 RISK ASSESS !ASSESS I i 6X8 RISK 6X8 RISK 8x10 I !ASSESS IASSESS ,MANAGER I ! OPEN OFF1 K *6X8 RISK S IASSESS 6X8 RISK ' 6X8 RISK IASSESS IASSESS DI MARKETING C;YR/I BREAK ROOM NEOPOST TORAGE u `I ISA a92 I m m 1I [_____EL_ ISA ISA NEOPOST OPEN OFFICES RR / LOCKER ROOM / GYM MARKETING NOT IN SCOPE BREAK ROOM BANKING LENDING ILLUSTRATED FLOOR PLAN Level I Plan inspirus MU JACKSON I MAIN 1I A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23RD, 2017 A BOARDROOM OPEN TO BELOW n I i i 151 I I I i I ,1I I I I I I I 36,I 361 ACCOUNTING 6x6 y6x6 6x6 LARGE CONF MEDIUM CONF. MEDIUM CONF. rSh^,ALL SMALL SMALL ii CONF. LNF. CONF. EXECUTIVE OFFICES SMALL SMALL • CONF. CONF. r-----� r---z I8xlo 8x10 I MANAG171 MANAGIR UMAN )-----+----1 g8z8I1_It ;m ILH. I iGIX1WIRE�SOUR ES i d 8z 8xio 118x81t 1 Iaa GROW 1 t l 1 I M�'aNAGrli I MANAGER 1 F -6x61 + Et i I I I I I I I I 161811.11 I L KR_ J.Bl Flit_ J LGROIM1III l J WORK MAILROOM IT ROOM r - - - 1641CALL CN1RIOPS I �� l�� OYER/ OPSI. 16x8 CALL 1 I MIR/OPS I CXVIR/ OF'Si 16x8 CALL1 MR/ C)WSi Ftf3x8 CALL CHIw °Psi 1601 CALL lad G i FcnrlR<ov LCN R/OPSJ IBxB CALL r — — — — 1 OPEN CALL-CEN'T E-R 0PER4Q0b1 I U1 MR/OPS. F - - - 8.5300 IMAGING STAIR O 1 I I8x10 MANAGER rt 1 I I I 1 1 I 1 I I I I 1 I I L8x9 I.T. _ J L8x9 LT. - 18x9 I.T. - 18x8 I.T. - INFORMATION TECHNOLOGY 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I I I Oa LT._ 18x9 IT._ 1841 I.T. _ -, Lex9 I:1. _ 18 LT. - .1.1b2 LT. _ J MEDIUM M GROWTH 6x8 .L J ex8 MEDIUM t !iH i lx8 68 18CAU- I 'MIR/OPSI CN1RIOPs_ I� I ICARR/OPSI .CN1W OPS. Bx8 CJLLl. ▪ ISM MIR/ L I6x8 CALL CNTR/OPS_ I eix8 CALL Ilia CALL' 1 IGN1R/OPSI LCNIRIO % L J LARGE CONF ACCOUNTING DEPARTMENT CALL CENTER / OPERATIONS EXECUTIVE OFFICES HR DEPARTMENT IT DEPARTMENT RESTROOM NOT IN SCOPE ALLIED BARTON BOARDROOM ILLUSTRATED FLOOR PLAN Level 2 Plan inspirudit s Cr imp JACKSON I MAIN 1/A R C H I T E C T U R E BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION 5200 SOUTHCENTER BLVD, TUKWILA, WA JANUARY 23RD, 2017 INSPIRUS CREDIT UNION OFFICE ADDITION AE EAST ELEVATION 01 - S M YELLOW MOUNTAIN STONEWORKS, RUM BEIGE LIMESTONE 1605-L140, HONED 02 - METAL PANEL - REYNOBOND COLORWELD 500, MEDIUM BRONZE GARDEN PLAZA 03 - METAL PANEL - REYNOBOND COLORWELD 500, SILVERSMITH 05 - METAL PANEL - COLORWELD 500 LIMESTONE, REYNOLUX FLAT SHEET [07 EXISTING GARAGE ENTRANCE z r EXISTING SIGN neop ost 07- PAINT BENJAMIN MOORE, CHELSEA GRAY 07- WINDOWS - #40 DARK BRONZE HC-168 04 - METAL PANEL - REYNOBOND DURAGLOSS 5000, SCOTTISH 06 - PAINT - BENJAMIN MOORE, KENDALL CHARCOAL 08- GLASS - SOLARBAN 60 (2) CLEAR OAK HC-166 + CLEAR INSULATING GLAS UNIT MATERIALS EXTERIOR ELEVATIONS Contextual • • inspirus Crit Mg JACKSON I MAIN ,M A R CHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23RD, 2017 A6 SOUTH ELEVATION NORTH ELEVATION EXTERIOR ELEVATIONS Contextual inspidr11/4 us Union Mg JACKSON I MAIN PANARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23RD, 2017 A7 RENDERINGS Level 2 Interior View inspires Credit Union • JACKSON I MAIN INIMARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION 5200 SOUTHCENTER BLVD, TUKWILA, WA JANUARY 23RD, 2017 AR inspires Credit Union JACKSON I MAIN 1.104 AR CHI T ECT U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA RENDERINGS GARDEN PLAZA AERIAL BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23RD, 2017 AQ -s. RENDERINGS SouthCenter & 53rd Intersection inspCrirditus JACKSON I MAIN RIPMARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23RD, 2017 AYD inspiCredrus Union NI JACKSON I MAIN A A R CHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA RENDERINGS GARDEN PLAZA PERSPECTIVE BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23RD, 201 ^l1 BUILDING EXPANSION GILLIAM CREEK 0 0 0 0 0 0 0 0 0 Stepstones in crushed rock path Vegetated screen Crushed rock path Low shrubs + groundcover Native tree + shrubs (mitigation planting) Creek viewing and seating area (surface materials could include crushed rock, pervious pavers, or wood decking) Planting containers Cut top boulder tables Integrated benches Lighted bollards INTEGRATED BENCH CREEKSIDE GARDEN PLAZA INSPIRUS CREDIT UNION - TUKWILA, WA SCULPTURAL PLANTERS THE WATERSHED COMPANY August 2016 Revised January 2017 inspirus Credit JACKSON I MAIN INVAARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23RD, 2017 2 (left to right): Acer palmatum Atropurpureum'/Japanese red maple; Cupressus nootkatensis 'Pendula'/Wheeping Nootka Cypress; Tsuga mertensiana/Mountain hemlock 0 0 0 0 0 0 Preserve existing trees New trees + shrubs Low shrubs + groundcover Stepstones in groundcover Stepstones in crushed rock path Seating area with crushed rock surface (left to right): Acer circinatum / Vine maple; Nandina domestics 'Moon Bay' / Compact Heavenly Bamboo; Rhododendron macrophyllum / Pacific rhododendron; Symphoricarpos albus / Snowberry nl.)ii1'vG Bi, 1 )11`VG (left to right): Echinacea purpurea / Purple coneflower; Liriope muscari 'Peedee Ingot'/Golden monkey grass; Miscanthus sinensis 'Morning Light'/ Maiden grass; Ophiopogon planiscapus / Black mondo grass; Calamagrostis x acutiflora 'Karl Foerster'/ Feather reed grass; Sedum rupestre Angelina'/ Stonecrop; Rudbeckia fulgida / Black-eyed susan; Fragaria chiloensis / Beach strawberry TERRACED OUTDOOR SEATING AREA INSPIRUS CREDIT UNION - TUKWILA, WA THE WATERSHED COMPANY July 2016 GARDEN IN/AGES NORTH PLA: • is inspidrus Union gal JACKSON I MAIN INIMARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 23RD, 2017 Al inspirus Credit Union MgJACKSON I MAIN ARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 TYPE MASTER AREA SCHEDULE NAME PARKING LEVEL REMODELED [PARKING, RESTRIPED NEW NEW PARKING EXISTING ,LOBBY, NOT IN SCOPE EXISTING PARKING, UNCHANGED EXISTING UNCHANGED, NOT IN SCOPE LEVEL 01 REMODELED EXISTING OFFICE REMODELED REMODELED GYM (REMODELED) REMODELED HALLWAY (REMODELED) REMODELED RESTROOMS (REMODELED) REMODELED UNCHANGED, NOT IN SCOPE NEW NEW OPEN OFFICE EXISTING UNCHANGED, NOT IN SCOPE LEVEL 02 REMODELED REMODELED REMODELED NEW EXISTING GRAND TOTAL EXISTING NEW REMODELED GRAND TOTAL ICONFERENCE(REMODELED) (HALLWAY (REMODELED) RESTROOMS (REMODELED) NEW OPEN OFFICE UNCHANGED, NOT IN SCOPE GROSS AREA 5,299 SF 5,299 SF 5,144 SF 5,136 SF] 418SF, 418SF' 7,949 SF 7,949 SF 2,477 SF 2,477 sFF� 21,287 SF 21,279 SF 3,962 SF j 3,962 SF 1.086 SF 1,086 SF 1.250SF; 0SF 908 SF 1 O SF 3,570 SF O SF 4,632 SF 4,586 SF 5,871 SF', 8,987 SF 21,279 SF 18,621 SF 849 SF 1,130 SF 342 SF 4,666 SF 14,276 SF 21.264 SF 63.830 SF BREAKDOWN OF BUILDING AREAS TYPE GROSS AREA 30.991 SF 14,443 SF 18,396 SF 63.830 SF PARKING INFORMATION SURFACE: EXISTING STANDARD EXISTING COMPACT NEW STANDARD NEW COMPACT SURFACE HC UPDATED SUBTOTAL: BASEMENT: EXISTING STANDARD EXISTING COMPACT NEW STANDARD NEW COMPACT NEW TANDEM BASEMENT HC UPDATED SUBTOTAL: TOTAL PROVIDED: TOTAL STANDARD PROVIDED: TOTAL COMPACT PROVIDED: TOTAL REQUIRED: (3/1000) X 37,541 SF 10% REDUCTION 849 SF 0 SF 0 SF 4,595 SF 13.541 SF 18.985 SF 58.885 SF NET FLOOR AREA 33,372 SF 14,317 SF 11,196SE 58,885 SF 29(TOREMAIN) 7 (TO REMAIN) 19 5 2 62 (SURFACE) 24 (TO REMAIN) 0 6 9 4 3 46 (BASEMENT) 108 87 (80.6% x 108) 21 (19.4% x 108) 113 STALLS 101 STALLS PROJECT DESCRIPTION The expanded Inspirus Credit Union headquarters building is located just north of Southcenter Parkway along 53rd Street. The site is bounded to the east with Interstate 5 and to the north with adjacent office development. The project addition consolidates the parcel to the southeast and will include upgraded landscaping, a new employee plaza to the north and a garden plaza along the outlet of Gilman Stream with a gravel walkway, seating and improved stream buffer plantings. The project is connected to local public transportation via a bus stop on Southcenter Blvd. This new addition will have an exit only ramp to Southcenter Blvd. and will maintain all other entrances to the facility. The project design incorporates elements of the existing building with the window patterning and facade treatments while upgrading the finishes to a natural stone cladding, metal panel elements on the east and south facade respectively. The roof over the addition is clad in metal panel and is "vee" in shape, opening the edges with simulated wood soffits. The garage is mechanically ventilated and open to the garden plaza. An aluminum storefront system includes clerestory windows over the executive offices. Lastly, the existing building will be painted to compliment the new materials. The Inspirus Credit Union addition engages the surrounding properties on all sides and blends into the neighborhood with thoughtful design and sensitivity to the environment. The project will be a welcome addition to the community. PROJECT OVERVIEW Index Sheet • Inspirus Credit Union ai JACKSON I MAIN IIMARCHITECTURE !NSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 Al Imagery (D2016 Google, Map data 02016 Goo* 200 ft VICINITY MAP Go gle Maps t..., I \ I • t LOCATION MAP N1m— — 0 25' 50' 1 00' .••11111 11, — NEW CURB no pursiNG ERE ACCESS 0Nue It * - 10.1111UPPER UNE 4E4IPAPPIN UNE , '_. -I ,e, rl.',.... 7-(....•.09.3..-W.t.....rtu„.1.---134.2.......-.__ 1 .......4•44-44-4441 i • , 1 --,*—:.,,s X . - .... . . r r- 'I- A' -I -,C-- •‘,. , --- _ uci iit\at 11 _ - - - - - - 1 !PARKING , _ LEW LANDSCAPE 101.F_A. ' DRAW NGS • NVI ELANDSCAPE AREA SEE 1 1 . • " - 1 1 LASIDSCAPE DRAINIFISE-O• 421 um.- 3. a a PARKING 2 TE -P FRONT SMACK NORTH Emm▪ y st IDOSTINGLNEECAPE AREA TO RESINN. SEE LANDSCAPE DRAININcis 10 1 OE - niONT IIEDNICK ExunNGLOIDSCOPE Amu To MUNK NE LANDSCAPE DRAW/I013 410,01191P1Pal UNE i..,_ .i 1 q 1 , N2_,c, N — I PLAZ EXISTING BUILDING - , I ,o1 lerruNCECArE AREA Sae— - - 111.1fliAL LNMSCAPE DRAYONGS 02 sun FADE • 48 uArs.14rallfli - - ' — - - _ a ▪ • ru,C1.0. I Enor:07e Inns itThaa SINDAVaILIESDIESI 12D0 LLOADIN 20•• it' COSTING LANDSCAPE AREA To • anon, SEE LANDSCAPE DRAWINGS Ethe NNW ILLUSTRATED SITE PLAN Site Plan • •2 inspirus Credit Union IIII JACKSON I MAIN EIMARCHITECTURE 5200 SOUTHCENTER BLVD, TUKWILA, WA INSPIRUS CREDIT UNION OFFICE ADDITION BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 A2 LENDING BANKING STAIR 0 10' 20' 40' TOILET I. TOILET J JANITOR ELEVATOR MEDIUM CONF. MARKETING ►I GYM 6X8 RISK ' 6X8 RISK ASSESS IASSESS 6X8 RISK 6X8 RISK ASSESS IASSESS NAGER OPEN OFFICE I SE SK 6X8 RISK 6X8 RISK 'ASSESS IASSESS t_�CinnArr I' CKER MEN'S LOC BREAK ROOM STORAGE �I I o �ISAn IT <I a, STAIR NEOPOST ISA NEOPOST OPEN OFFICES RR / LOCKER ROOM / GYM MARKETING NOT IN SCOPE BREAK ROOM BANKING LENDING ILLUSTRATED FLOOR PLAN Level 1 Plan inspirus Credit Union um JACKSON I MAIN rillOAARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 AEI EN \\T' -7-cr BOARDROOM OPEN TO BELOW STAIR 0 10 20 40' a a d-OILET 0 O JANITOR ELEVATOR I I 1 8x10 ~MANAGER ACCOUNTING 6x6 LARGE CONF. MEDIUM CONF. MEDIUM CONF. i A / / -- ° i_ , / I I L:J SMALL CONF. J[ONF. SMALL SMAI I CONF. U3 a I EXECUTIVE OFFICES 1 it 0 CMAI 1 CONF. I I SMALL --- I��1' 1 CONF. sr®CALL I- - - - -I I� CALL I FChTW OPS OW CALL 1 MTN OPS I I ,8x$ CWJ. 1 FCh—�u' of 18x8 CALL CM1TRloPS r - - - - 1 OPEN CALL-GENiTER -I OPER4 4 N PS clvrWOPs F — — —' I I- — — - -I I I Bx8 CALL 184CALL I 1CMWOPSI MTH/OPS F— — — -I F — — —i I 1 I6� CAil I 18x8 CAIJ. 1 I CMW CNpSI FCMW CIP51 I- — — —i I I BxD CAt1. 0 6x8 CALL1 ICNTWOPSI F- ----- - F— — —i I I bc8 CAL l IBxBCAIJ. 1 (CNTWOPSI CNTWOPS L---� L — — J 1 1 8z10 8x1Q Qorffi ———+----i EexB L R. ,1mm H.R. ,� I NKR 1 A N a , I I REaSOURC�S , ,o d �5 H4.HJt -i 18 F ow Il n - 1 NNNAGrR MewhGrli I 1 1 1 f 1 1 leo HJi. 1 L.8dmit .�Bxa H_R_ J SUOM I I WORK MAILROOM IT ROOM ° 1 I 18x10 I MANAGER I 6 1 1 1 t I 1 1 I 1 I 1 1 1 1 1 I 1 1 1 I 1 LBx9 cr. — J Lead I.T. _ 1Bx8 LT. — 18x8 LT. _ J INFORMATION TECHNOLOGY F T 1 r — — — T — — — T — — — -1 I 1 1 I I I I I I 1 I I I I I I I I I I I L8x9I T. 8 9 I.T LBx9 I.T. Lex8 LT. — _Li111 _ l� I.T — J 8..5x 10 IMAGING STAIR MEDIUM c owni I I GROWTH 1Gltii D-I MEDIUM 1. --1 F--- I I ,_GROWTH ,CRc?xYTH I I Mt CALL 1 ONT W OPS F1 8)2 CALL 1 FCNTW o Iaxe CAIJ. L J LARGE CONF. ACCOUNTING DEPARTMENT CALL CENTER / OPERATIONS EXECUTIVE OFFICES HR DEPARTMENT IT DEPARTMENT RESTROOM NOT IN SCOPE ALLIED BARTON BOARDROOM ILLUSTRATED FLOOR PLAN Level 2 Plan inspirediti s lig JACKSON I MAIN IMARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 A5 EAST ELEVATION 0 10' 20' 40' 01 - YELLOW MOUNTAIN STONEWORKS, RUM BEIGE LIMESTONE 1605-L140, HONED 02 - REYNOBOND COLORWELD 500, MEDIUM BRONZE 03 - REYNOBOND COLORWELD 500, SILVERSMITH 05 - COLORWELD 500 LIMESTONE, REYNOLUX FLAT SHEET 04- REYNOBOND DURAGLOSS 5000, SCOTTISH OAK 06- PAINT BENJAMIN MOORE, KENDALL CHARCOAL HC-166 07 EXISTING SIGN EXISTING GARAGE ENTRANCE 07- PAINT BENJAMIN MOORE, CHELSEA GRAY HC-168 08- SOLARBAN 60 (2) CLEAR + CLEAR INSULATING GLAS UNIT MATERIALS EXTERIOR ELEVATIONS Contextual inspidri s JACKSON I MAIN !gui\V A R C H I T E C T U R E INSPIRITS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 A6 SOUTH ELEVATION 0 10' 20' 40' NORTH ELEVATION 0 10' 20' 40' EXTERIOR ELEVATIONS Contextual inspirus Credit Union JACKSON I MAIN INIMARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 A7 RENDERINGS Level 2 Interior View inspireedit s JACKSON I MAIN M A R C H I T E C T U R E 5200 SOUTHCENTER BLVD, TUKWILA, WA INSPIRUS CREDIT UNION OFFICE ADDITION BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 A8 RENDERINGS GARDEN PLAZA AERIAL inspirus Credit Union him JACKSON I MAIN EIPMARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 Ag isLr- 1 ' "7. d r �: 1 a. ;a:'.. t1t�11�17i` I I 11 I OIL-11i111 400 RENDERINGS SouthCenter & 53rd Intersection inspidrus JACKSON I MAIN PMARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 AO RENDERINGS GARDEN PLAZA PERSPECTIVE inspirus Union JACKSON I MAIN FIPMARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 All Ir:IIasmIc utonac BUILDING EXPANSION inspidrus MJACKSON I MAIN INPMARCHITECTURE 5200 SOUTHCENTER BLVD, TUKWILA, WA 0 0 0 0 0 0 0 0 0 Stepstones in crushed rock path Vegetated screen Crushed rock path Low shrubs + groundcover Native tree + shrubs (mitigation planting) Creek viewing and seating area (surface materials could include crushed rock, pervious pavers, or wood decking) Planting containers Cut top boulder tables Integrated benches Lighted bollards INTEGRATED BENCH CREEKSIDE GARDEN PLAZA INSPIRUS CREDIT UNION - TUKWILA, WA SCULPTURAL PLANTERS n THE WATERSHED COMPANY August 2016 Revised January 2017 INSPIRUS CREDIT UNION OFFICE ADDITION BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 GARDEN PLAZA Al 2 0 0 0 0 0 (left to right): Acer palmatum Atropurpureum'/Japanese red maple; Cupressus nootkatensis 'Pendula'/Wheeping Nootka Cypress; Tsuga mertensiana/Mountain hemlock Preserve existing trees New trees + shrubs Low shrubs + groundcover Stepstones in groundcover Stepstones in crushed rock path Seating area with crushed rock surface (left to right): Acer circinatum / Vine maple; Nandina domestica 'Moon Bay'/ Compact Heavenly Bamboo; Rhododendron macrophyllum/Pacific rhododendron; Symphoricarpos albus / Snowberry PARKING (left to right): Echinacea purpurea/Purple coneflower; Liriope muscari 'Peedee Ingot'/Golden monkey grass; Miscanthus sinensis 'Morning Light'/Maiden grass; Ophiopogon planiscapus/Black mondo grass; Calamagrostis x acutiflora 'Karl Foerster'/ Feather reed grass; Sedum rupestre Angelina'/Stonecrop; Rudbeckia fulgida / Black-eyed susan; Fragaria chiloensis / Beach strawberry TERRACED OUTDOOR SEATING AREA INSPIRUS CREDIT UNION - TUKWILA, WA J EXISTING BUILDING t n THE WATERSHED COMPANY July 2016 GARDEN IMAGES NORTH PLAZA • • inspirus Credit Union JACKSON I MAIN ,4 A R C H I T E C T U R E 5200 SOUTHCENTER BLVD, TUKWILA, WA INSPIRUS CREDIT UNION OFFICE ADDITION BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION JANUARY 9TH, 2017 Al 3 CV:: inspires Credit 111114ARCHITECTURE JACKSON I MAIN OCT 202016 Community Development INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION OCTOBER 21 TH, 2016 Master Area Schedule (Gross Building) TYPF Name Are a PARKING LEVEL REMODELED PARKING, RESTRIPPED 5299 SF NEW NEW PARKING 5139 SF EXISTING LOBBY, NOT IN SCOPE 418 SF EXISTING PARKING. UNCHANGED 7949 SF EXISTING UNCHANGED, NOT IN SCOPE 2477 SF 21282 SF LEVEL 01 REMODELED EXISTING OFFICE REMODELED 3963 SF REMODELED GYM 1182 SF REMODELED REMODELED RESTROOMS 815 SF NEW NEW OPEN OFFICE 4613 SF EXISTING UNCHANGED, NOT IN SCOPE 10748 SF 21321 SF LEVEL 02 REMODELED EXISTING OFFICE REMODELED 828 SF REMODELED REMODELED RESTROOMS 342 SF NEW NEW OPEN OFFICE 4696 SF EXISTING UNCHANGED, NOT IN SCOPE 15448 SF Grand total 21314 SF 63916 SF BREAKDOWN OF BUILDING AREAS TYPE Name Are a EXISTING 137040 SF NEW 1444E SF REMODELED 12429 SF Grand total PARKING INFORMATION SURFACE: EXISTING STANDARD EXISTING COMPACT NEW STANDARD NEW COMPACT SURFACE HC UPDATED SUBTOTAL: BASEMENT: EXISTING STANDARD EXISTING COMPACT NEW STANDARD NEW COMPACT NEW TANDEM BASEMENT HC UPDATED SUBTOTAL: TOTAL PROVIDED: TOTAL STANDARD PROVIDED: TOTAL COMPACT PROVIDED: TOTAL REQUIRED: (3/1000) X 37,541 SF 10% REDUCTION 63916 SF 29 (TO REMAIN) 7 (TO REMAIN) 19 5 2 62 (SURFACE) 24 (TO REMAIN) 0 6 9 4 3 46 (BASEMENT) 108 87 (80.6% x 108) 21 (19.4% x 108) 113 STALLS 101 STALLS PROJECT DESCRIPTION The expanded Inspirus Credit Union headquarters building is located just north of Southcenter Parkway along 53rd Street. The site is bounded to the east with Interstate 5 and to the north with adjacent office development. The project addition consolidates the parcel to the southeast and will include upgraded landscaping, a new employee plaza to the north and a garden plaza along the outlet of Gilman Stream with a gravel walkway, seating and improved stream buffer plantings. The project is connected to local public transportation via a bus stop on Southcenter Blvd. This new addition will have an exit only ramp to Southcenter Blvd. and will maintain all other entrances to the facility. The project design incorporates elements of the existing building with the window patterning and facade treatments while upgrading the finishes to a natural stone cladding, metal panel elements on the east and south facade respectively. The roof over the addition is clad in metal panel and is "vee" in shape, opening the edges with simulated wood soffits. The garage is mechanically ventilated and open to the garden plaza. An aluminum storefront system includes clerestory windows over the executive offices. Lastly, the existing building will be painted to compliment the new materials. The Inspirus Credit Union addition engages the surrounding properties on all sides and blends into the neighborhood with thoughtful design and sensitivity to the environment. The project will be a welcome addition to the community. PROJECT OVERVIEW Index Sheet inspirus Credit Union JACKSON I MAIN OCT 252016 R C H I T E C T U R E Community INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION OCTOBER 21 TH, 2016 Al Imagery *2016 Google, Map data 02016 Gooy a 200 It VICINITY MAP • • l 0 04 LOCATION MAP N ami (; 5C 100 r it • r _ __•_'r NEW CURB IRE LANE NOPARANG '- PRE ACCESS 1 I Mi 1 F 10'.Y .sA z E b 4 a 1 Ibx Ib LL 4FN'.ANOSCAPS MFA I b• SEE LANUSCA=_ I Y. DRAMA NEW IANDSCAPE AREA SEE 1 ORANPIGS 6" O' i PARKING 4 WO'-UPER LNE rE'O'lEiESR E[! j ww 1 - 3413' 'ypr _ moI' 32. NORTH PLAZA E IPARKING 10 LOSING LVOSCAPE AREA TO REMAN SEE LANDSCAPE DRAVVNGS SMACK 1 I _ — ZP 0' FRONT EISSTNG LANDSCAPE` I 1 eET6YL�c AREA TO REMAIN SEE LANDSCAPE ORA'A,NOS ♦__.._._._s.-.._.._.. .O PARKING 110 TOTAL f62 6 VRPACE • 46 UNDERGROUND) 40.0•IUPPER INE 1- `t GARDEN t Egg PLAZA 0 t M Q, OA 4a Q: NCTRM 03ORii MO1 SZE LANDSCAPE AVANOS E0STNGLANDSCAPE AREA TO RUNK SEE LANDSCAPE OMYIQAS W-U SUFFER LINE LOADING MO AVENUE SOUTH RAMP II0111tNQ . ' . DOVOO{ r I ♦ 1 I 1 4 1 ILLUSTRATED SITE PLAN Site Plan �—� JACKSON I MAIN INSPIRUS CREDIT UNION OFFICE ADDITION inspirits Unionit is k� A R C H I T E C T U R EaCT 2 5200 SOUTHCENTER BLVD. TUKWILA, WA BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION OCTOBER 21 TH, 2016 A? 0) STORAGE 0 10' /10' ..J EXISTING PARKING (RE -STRIPED) (E) (E) U (E) (E) (E) (E) (E) STORAGE (E) NEW PARKING E (E) (E) (E) (E) EXISTING PARKING (UNCHANGED) (E) (E) (E) (E) (E) r (E) (E) (E) (E) (E) (E) 1 1 1 I ILLUSTRATED FLOOR PLAN Parklna Level Plan 1 EXISTING PARKING RE -STRIPED EXISTING PARKING UN - NOT IN SCOPE NEW PARKING PARKING LEVEL LOBBY inspires n iv JACKSON I MAIN Tenn A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA Community Development BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION OCTOBER 21 TH, 2016 A3 LENDING BANKING STAIR 0 I0' TOILET JANITOR ELEVATOR MEDIUM CONF. MEDIUM MEDIUM CONF. CONF. MARKETING n GYM cr 6X8 RISK '6X6 ASSESS IASSES- j 6RI X8 SK +6X8 R 18x10 'ASSESS IASSE MANAGER__ RISK OPEN OFFICE" i 'bX8 ' I _.��m 6X8 RISK '6X8'r2!S _ ASSESS !ASSE` . -�lQMEN'S -KICKER IR � c1 ) 1EN'S LOCKER BREAK ROOM IJSTORAGE IT ISA NEOPOST STAIR M:M\ \\\\\ \\\ ISA NEOPOST OPEN OFFICES RR / LOCKER ROOM / GYM MARKETING NOT IN SCOPE BREAK ROOM 11110. BANKING LENDING ILLUSTRATED FLOOR PLAN revel Plan JACKSON I MAIN OCT 2O2016 ins Credit Union ARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA Community Development BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION OCTOBER 21 TH, 2016 AEI BOARDROOM OPEN TO BELOW 10' STAIR ELEVATOR [8A1C VA'%:ACl I< I I 1 -- + - - I ®® ee5I _®_i__ ACCOUNTING E*fi bxC fixf: a , 8x10 MANAGER WORK ROOM 1 1 LARGE CONF. 1` MEDIUM 1 CONF. SMALL �CONF. A / MEDIUM CONF. SMALL SMALL CONF. [NF. FBffi I I_R +BAIILI4 , . q I 11341 Hai 464 I I.R. I 1 I I MAILROOM a 1 1 1 1 1 I I 1 I 1 EXECUTIVE OFFICES SMALL CONF. m SMAI L CONF. Bx10 HUMAN FMruwGrli �IIR O U R o E 6n14 ex8 ; I MA ACC it /GHOWILI I I LcAt0vrn 1 , IT Bx10 M ANAC3U I t ax10 ~GIN GIN I B.5x10 IMAGING STAIR L6x9 LT._ J Lad LT. — JBoi9 LT. — .Lem LT. — j INFORMATION TECHNOLOGY I I I I I I I I I I I I Lax9 I.T. — 1Ex9 IT._ j8x9 LT. — I I I I I i I Lax9 LT. _ _8x9 I.T. _ 18x9 I.T. I MEDIUM MEDIUM GROW1/1 603 1 1 162CALL. 1 h— i Ff OL'Si �BxB CALL LTWLW OHS I I BxB CALL I1 CNrW OPSI 1 CN117/ 01 I I iadi`A I tv mi OPEN CALL-CEN`'f`CFROPS- 1Se CALI. I havlw OPS I I 8x11 CJUI. MTN/ OHS I-----1 ea CALL I CNnu OPS BM CALL CCYI W OHS L — — — J OPERAT.40N$ I I 6x8 CNI. i MIN/OPS CANN/OM F— — — i I i I IMO CALL CN1wOPSI axe CALL. 1 OPS hwi SKSCALL I1 C ASW OPS ISM CALL 1041 CNi I hMIW OPSi MCALL 1 CN R/OPSi OM CALL I wo ISO GL LCNf W OFFS, LARGE CONF. ACCOUNTING DEPARTMENT CALL CENTER / OPERATIONS EXECUTIVE OFFICES HR DEPARTMENT IT DEPARTMENT RESTROOM NOT IN SCOPE ALLIED BARTON BOARDROOM ILLUSTRATED FLOOR PLAN Level 2 Plan inspiris JACKSON I MAIN iii14 A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA Community Development BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION OCTOBER 21 TH, 2016 A5 EAST ELEVATION 01 - YELLOW MOUNTAIN STONEWORKS, RUM BEIGE 03 - PHOENIX PANELS CLADDING SYSTEM, EITHER BRUSHED LIMESTONE 1605-L140, HONED ALUMINUM VB5855 METAL PANEL 02 - DRI-DESIGN VMZINC, PIGMENTO RED 05 - COLORWELD 500 LIMESTONE, REYNOLUX FLAT SHEET 04 - SCOTTISH OAK WOOD, DURAGLOSS DL AAMA 2604 , ALCOA 06 - PAINT BENJAMIN MOORE, STORMY SKY 1616 07 T EXISTING SIGN EXISTING GARAGE ENTRANCE 07- PAINT BENJAMIN MOORE, ROCK GREY 1615 08- SOLARBAN 60 (2) CLEAR + CLEAR INSULATING GLAS UNIT MATERIALS EXTERIOR ELEVATIONS Contextual lip JACKSON j MAIN insets ►mARCHITECTURE Credit Unlon INSPIRUS CREDIT UNION OFFICE ADDITION Community 5200 SOUTHCENTER BLVD, TUKWILA, WA Development BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION OCTOBER 21 TH, 2016 A6 SOUTH ELEVATION NORTH ELEVATION 2 0' RECE EXTERIOR ELEVATIONS Contextual .�--� * JACKSON I MAIN inspirusIMARCHITECTURE Credit Un/on INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA Community Development BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION OCTOBER 21 TH, 2016 A7 inspirus Credit Union gip JACKSON I MAIN PIMARCHITECTURE INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA OCT 2 2016 Community RENDERINGS GARDEN PLAZA AERIAL BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION OCTOBER 21 TH 7076 Aq 1111.1=2:111.11MMIMICCM"Mek"^11.-7110C11•111111011111a ems. RENDERINGS SouihJenter & 531d Intersection �-- JACKSON I MAIN inspiresIARCHITECTURE Cred/l Unlon INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA i Community Development BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION OCTOBER 21 TH, 2016 AO JACKSON I MAIN inspidrus !111M A R C H I T E C T U R E INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA Comm fl Development RENDERINGS GARDEN PLAZA PERSPECTIVE BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION OCTOBER 21 TH, 2016 All EXISTING BUILDING GILLIAM CREEK 0 O O Stepstones in crushed rock path Vegetated screen Crushed rock path Low shrubs + groundcover Native tree + shrubs (mitigation planting) Creek viewing and seating area (surface materials could include crushed rock, pervious pavers, or wood decking) OPlanting containers INTEGRATED BENCH CREEKSIDE GARDEN PLAZA INSPIRUS CREDIT UNION - TUKWILA, WA SCULPTURAL PLANTERS n THE WATERSHED COMPANY August 2016 GARDEN IMAGES GARDEN PLAZA JACKSON I MAIN IMREus ,ARCHITECTURE Credit Union INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD, TUKWILA, WA Community Development BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION OCTOBER 21 TH, 2016 Al7 0 0 0 e. (left to right): Acer palmatum Atropurpureum' /Japanese red maple; Cupressus nootkatensis 'Pendula' / Wheeping Nootka Cypress; Tsuga mertensiana / Mountain hemlock Preserve existing trees New trees + shrubs Low shrubs + groundcover Stepstones in groundcover Stepstones in crushed rock path Seating area with crushed rock surface (left to right): Acer circinatum / Vine maple; Nandina domestica 'Moon Bay'/ Compact Heavenly Bamboo; Rhododendron macrophyllum/Pacific rhododendron; Symphoricarpos albus/Snowberry PARKIN EXISTING BUILDING (left to right): Echinacea purpurea / Purple coneflower; Liriope muscari 'Peedee Ingot'/Golden monkey grass; Miscanthus sinensis 'Morning Light? Maiden gross; Ophiopogon planiscapus / Black mondo grass; Calamagrostis x acutiflora 'Karl Foerster'/ Feather reed grass; Sedum rupestre Angelina'/Stonecrop; Rudbeckia fulgida / Black-eyed susan; Fragaria chiloensis / Beach strawberry TERRACED OUTDOOR SEATING AREA INSPIRUS CREDIT UNION - TUKWILA, WA THE WATERSHED COMPANY July 2016 GARDEN IMAGES NORTH PLAZA �- -,1 JACKSON I MAIN inspirus ,ARCHITECTURE Credit Union INSPIRUS CREDIT UNION OFFICE ADDITION 1' 2'6 2016 5200 SOUTHCENTER BLVD, TUKWILA, WA Community BOARD OF ARCHITECTURE REVIEW (BAR) SUBMISSION OCTOBER 21 TH, 2016 A1� INSPIRUS CREDIT UNION OFFICE ADDITION r -+ VICINITY MAP N T.S OWNER: ARCHITECT: INSPIRUS CREDIT UNION 5200 SOUTHCENTER BLVD TlKWILA. WA 90160 PHONE' W061026-4000 FAX CONTACT CAROL CAMERON JACKSON I MAIN ARCHITECTURE P.S. 3111ST AVE S SEATTLE WA 90104 PHONE: (2061324-4800 FAX (206)3123825 CONTACT MATT LAPSE T 5200 SOUTHCENTER BLVD., TUKWILA, WA, 98188 ISSUED FOR CITY OF TUKWILA ADMINISTRATIVE APPLICATIONS OCTOBER 24, 2016 Go2(.N:, \I© LOCATION MAP T0 { CIVIL ENGINEER: PARCEL INFORMATION: [PARCEL NO I PROJECT DESCRIPTION: 5200: 115720-0013-00 LOT 1-2 BROOKVALE GARDEN TRS S 51 FT OF TRACT LY ELY OF 52ND AVE S LESS ST H WY TGW POR OF TRACT 2 LY ELY MGN OF 52ND AVE S LESS E95 FT 5290: 115720-0021-00 LOT 2 BROOKVALE GARDENS TRS E 95 FT N OF RENTON-THREE TREE POINT RD TGW POR VAC STADJ LESS 140 FT LESS STHWY PLANNING JURISDICTION ADOPTED CODE BASE ZONE OVERLAY ZONE: ZONE PRIMARY USES: PRESENT USE: PROPOSED USE CITY OF TUKWILA CITY OF TUKWILA MUNICIPAL CODE 0 - OFFICE, RCM - REGIONAL COMMERCIAL MIXED USE NONE OFFICE OFFICE OFFICE SHEET INDEX GENERAL GO PP 'COVER SHEET G0.01 i PROJECT INFO/CODE BUILDING DATA G0.02 AREA PLANS .._...._ G0.03 EXITING /OCCUPANCY LOAD PLANS CIVIL ICV-1 CIVIL COVER SHEET CV-2 ALTA/ACSM LAND TITLE SURVEY D-1.0 TESC AND DEMO PLANS 'D-1.1 TESC AND DEMO DETAILS C-1.0 SITE IMPROVEMENT PLAN C_1.1 SITE IMPROVEMENT DETAILS C-2.0 GRADING AND DRAINAGE PLAN C-2.1 GRADING AND DRAINAGE PLAN LANDSCAPE L1.00 LANDSCAPE TYPES L1.01 TREE RETENTION PLAN AND DETAILS , L1.02 SITE PREPARATION PLAN . L2.00 SENSITIVE AREAS PLAN L2,01 MITIGATION PLANTING PLAN AND PLANT INSTALLATION DETAILS L3.00 LANDSCAPE SITE PLAN OVERVIEW AND TREE RETENTION PLAN 3.0 COURTYARD LAYOUT PLAN L3.02 GARDEN PLAZA LAYOUT PLAN L3.03 PLANTING PLAN (1 OF 2) L3.04 PLANTING PLAN (2 OF 2) _ARCHITECTURAL + A1.00 SITE PLAN t A2.00 PARKING LEVEL PLAN A2.01 r LEVEL 01 FLOOR PLAN IA2.02 LEVEL 02 FLOOR PLAN A2.03 ROOF PLAN A3.01 EXTERIOR ELEVATIONS :A4.01 :BUILDING SECTIONS THIS OFFICE EXPANSION PROJECT IS PLANNED TO INCLUDE APPROX. 8,000 SQUARE FEET OF OFFICE EXPANSION, APPROX. 3,500 SQUARE FEET OF EXISTING OFFICE SPACE THAT WILL REQUIRE TENANT IMPROVEMENTS, EXISTING TOILET FINISH UPGRADES ON 2 LEVELS, APPROX. 4,000 SQUARE FEET OF GARAGE EXPANSION, AN EXISTING GARAGE CEILING UPGRADE AND SITE PARKING IMPROVEMENTS SURROUNDING THE OFFICE EXPANSION. STRUCTURAL ENGINEER: MECHANICAL ENGINEER: PLUMBING ENGINEER: NAVIX 11400 SE BTH ST. SUITE 345 BELLE.. WA 9831M PHONE 14I5)453-0501 ' CQNTALi OE TPJ'JN DCI ENGINEERS 010 STEWART STREET SUITE 1000 SEATTLE. WA 90185 PHONE 1206:332-1900 FAX BRENTROBIN CONTACT BRENi ROBINSON METRIX ENGINEERS 1131 SW TTH STREET. SUITE MO RENTON. WA 96062 PHONE. 02513.3823 T. (425) 3.2802 CONTACT SCOTT MILLER METRIX ENGINEERS 1131 SW TTH STREET SUITE 11D RENTON. WA 98057 PHONE: 142510363022 CONTACT SCOTT MILLER ELECTRICAL ENGINEER: CASE ENGINEERING 19515 NORTH CREEK PKWY SURE 302 BOTHELL. WA.. PHONE: (4251 402.9400 . FAX NIA CONTACT MCHAEL CASE 1v. LANDSCAPE ARCHITECT THE WATERSHED COMPANY 750 SIXTH STREET SOUTH RKLA14), WA. 98333 PHONE. (MA510224242 F.CONTACT AMBER RAYNSFORD JACKSON I MAIN ARCH.TEC7 JHE 31• F,PST AVM, SO,H WA 0104 121`, rn 4R1111 WW1", JACKSONMAw CDM Z 0 Z D I- Z 00 c� W E_ H� U 0 04 c0i 0ET- LI ALL 0 oY ? O Lo 0 g PROJECT NO.. PROJECT MGR. DRAWN BY CHECKED BY: 15040 ML NW ML COVER SHEET G0.00 LEGAL DESCRIPTION PARKING SUMMARY TYPICAL HATCHES 71 GRAVEL GYPSJMWALL BOARD F1E1927.11. LINJBERRNISNEO MShd CONCRETE MASONRYICMU) MASONRY BRICEVENEER L J PLYWOOD LEGAL DESCRIPTOO. PARCEL A: THOSE PORTIONS OF THE SLUM 51 FEET O THE.ST441 FEET OF TRACT' ANO THE NORTH 140 FEET OF THEE45T 441 FEET OF TRACT 2: ALL IN 0INVOLALE CC GARDEN TRACTS A0IAING TO THE RAT THEREOF RECORDED IN VOLUME IO OF PUTS, PAGE 41, IN KING COUNTY. WASHINGTON, LYING EASTERLY OF 52ND AVENUE SOUTH AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 598231 EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 59E231 FOR PRIMARY STATE HIGHWAY NO 1. TOGETHER WITH THAT PORTION OF THE 501RHERLY 51 FEET OF TRACT 1 AND OF THE NORTHERLY.. FEET OF TRACT 2 OF BROOKVALEARDENTACTS. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 15 OF PUTS, PAGE 42, IN KING COUNTYWASHINGTON. BEING SOUTHEMY OF A LINE DRAWN EASTERLY, AT RIGHT ANGLES TO THE TRINE SURVEY OF STATE ROUTE NO. S. ...1128. STREET TO SOUTH 120TH STREET, FROM HIGHWAY ENGINEER'S STATIOY 12+90 THEREON AND LYING BETWEEN TAT LINE DAWN PARALLEL WITH AND 40 FEET EASIER.Y WHEN MAS.. AT RIGHT ANGLES, FROM SAID MINE SURVEY AND TAT NIGHT-OM/AY LINE DRAWN PANEL. WITH AN030 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID MINE SURVEY PARCEL B: MAT ...TON OF TACT 2 OFOROOKVALE GARDEN TRACTS, ACCORDING TO THE PUT THEREOF RECORDED IN VOLUME OF00F PLATS, PAGE , IN KING COUNTY, WASHINGTON. DESCRIBED AS FOLLOWS'. BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF SAID TACT WRH THAT RIGHTOBWAY LINE DAWN PARALLEL WITH AND 30 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES. FROM MO NINE SURVEY THENCE SOUTHERLY, ALONG AID RIGHTOF WAY LINE, TO A POINT OPPOSITE HES Y 1M59 ON AID YMINE SURVEY. THENCE EASTERLY. ALONG THE EXISTING P.S.H. ME UNE RIGHT-0FWAY LINE OF SAID HIGHWAT TO POINT OPPOSITE FES 1-RE 1/0.ON SAID EXISTING P S.H. iRE LINE SURVEY AND 10 FEET NORTHERLY THEREFROM, MINCE NORTHWESTERLY, ALONG A LINE THE PRODUCTION OF WHICH EXTENDS TO POINT OPPOSITE HES Y IT. ON SAID TRINE SURVEY AND 40 FEET EASTERLY THEREFROM, TO INTERSECT THE WEST LINE OF THE UST 225 FEET OF SAID TACT. THENCE NORTHERLY. ALONG SAID WEST LINE TO THE NORTH LINE OF SAID TACT THENCE WESTERLY TO THE POINT OF BEGINNING: EXCEPT THAT PORTION NNE ABOVE DESCRIED PARCEL LYING WITHIN THE NORTH 140 FEET OF SAID TACT, TOGETHER WITH THAT PORTION OF VACATED SAITHCENTER BOULEVARD ADJOINING. WHICH. UPON VACATION, ATTACHED TO A...PER, BY OPERATION OF LAW. AS PRONDEON ORDINANCE NO.1172 PARCEL C. TAT PORTKN OF THE WEST 130 FEET IN WIDTH OF THE EAST225 FEET IN WIDTH OF ...ROE BROOM/ALE ARDEN TRACTS, ACCORDING TO NE RAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE M.IN KING COUNTY, WA.... WHICH LIES NORTHERLY OF RENTON'S THREE TREE POINT ROAD' EXCEPT THE N.TH 140 FEET TTEREO. AND EXCEPT MAT PORT ON DEEDED TONE HE STATE OF WASHINGTON FOR P S H NO 1 RECORDED UNDER RECORD.. 5538435. TOGETHER WIN TAT PORTION OF VACATED SMINCEN'TER BOULEVARD ADJOIN. WINCH UPON VACATION. ATTACHED TO SOD PROPERTY BY CPEATK N OF LAW. AS PROVIDED BY ORDNANCE NO 1112. PARCEL THAT PORTION OF THE UST 95.00 FEET IN WIDTH OF LOT 2. BWOKVALE ARDEN TRACTS. ACCORDING NNE RAT THEREOF RECORDED IN VOLUME 10 OF RATS, PAC£IS142, RECONS OF KING COUTY WASHINGT... LYING NORTHERLY OF RENTON THREE TEE POINT ROAD EXCEPT THE NORTH 140 FEET 'THEREOF, EXCEPT TNAT PORMM' CONVEYED TO THE STATE OF WASHINGTON FOR ROAD PURPOSES BV DEED RECORDED UNDER RECORDING NO 504128 TOGETHER WITH THAT PORTION O 50THLENTER BOULEVARD AS VACATED BY CITY OF NKWIU ORDNANCE NO 1112. RECORDED SEPTEMBER 19.1960 UNDER REW.9LNG NO 8009190811. WHICH ATTACHED TO SAID PREMSS BY OPERATION OF UW ME PROPERTY DESCRIBED AND SHOWN HEREON IS DE SAME PROPERTY AS DESCRIBED IN THE FIRST AMERICAN TIRE INSURANCE COMPAN',COMNTMET FOR Tn0E:NSUANCE RUMEN NM-691351'WA1 DATED FIRST00196rANTITLEIN0UR41N5F CQNANY COMMIMFTNO. NCS 691351'WA1 000000E8-000 I)551S 2) ORDINANCE NO TI22.RECORDED SEPTEMBER 19,1980 AS RECORDING NO. 00091.” AFFECTS SUBJECT PROPERTY, NOT FLOWED GENIAL NATURE 31 DEVELOPMENT AND TRANSIT WAY AGREEMENT FOR SOUTH TRANSIT CENTRAL LINK LIGHT AIL TUKWILA FREEWAY ROUTE PROJECT RECORDED JULY 15, 2009 AS RECORDING NO. 200901150WD65:AFFECTS SUBJECT PROPERTY. NOT PLOTTED. GENERAL IN NATURE 4) V10U1ONNOTCE AND ORDER RECORDED JANARY 27,2011. RECORDING NO.20140121WD538' AFFECTS SUBJECT PROPERTY, NOT PLOTTED. GENERAL IN NATURE 8) CONDOMWTON OF RIGHTS O ACCESS TO STATE HIGHWAY AND OF LIGHT, NEW AND AIR BY DECREE KING COUNTY SUPERIOR COURT CAUSE NO 596321 NO ACCESS TO INTER..5 9) RELEASE OF DAMAGES RECORDED JULY 21 1964 AS RECORDING N0 9607056: AFFECTS SUBJECT PROPERTY, NOT ROTTED. GENERAL IN NATURE. 10) ASELENT FOR STORMMANHOLE RECORDED DECEMBER 11 1985, RECORDING N0. 8212110461: AFFECTS SUBJECT PROPERTY. PLOTTED 11) TEMPORARY CONSTRUCTION ASEMET RECORDED FEBRUARY 10 ROOT UNDER RECORDING NO 002013001525. AFFECTS SUBJECT PROPERTY. NOT PLOTTED. NO SPECIFIC LOCATION0F EASEMENT DEFINED IN THE RECORDED INSTRUMENT. 18I RESTRICTIONS. CONDITIONS. DEDICATENS. NOTES, USEMENTS,AND PROVISIONS. IF ANY. AS CONTAINEDANDPR DELINEATED ON THE FACE OF THE RAT OF BROOKVALE GARDEN TACTSRECOROED IN VOLUME 10 OF PLATS AT PAGE4T. AFFECTS SUBJECT PROPERTY, NOT PLOTTED, GENERAL IN ANRE BLDG. USE EXISTING: OFFICE RATIO: 3I1000 EXIST. SPACES: 95 CONDITIONAL PARKING REQUIREMENTS PER USE: STANDARD AND COMPACT STALLS SHALL BE ALLOWED A 2' LANDSCAPING OVERHANG '0 COUNT TOWARDS STALL LENGTH. SLOPE OF OFF-STREET PARKING SPACES SHALL NOT EXCEED 5% BLDG, USE -NEW: OFFICE ACCESSIBLE SPACE RATIO: 1 PER 25 SPACES UP TO 100 SPACES, 5 FOR 101-150 SPACES TOTAL ACCESSIBLE SPACES RED: 5 STANDARD STALL I'. /15'DEPTH '/9 ISLE'' way MA STANDARD STALL 2. WIDTH 9' DEPTH'. 19' AISLE: 1 way• 23', 2 way=24' STANDARD STALL 3'. WIDTH 95 DEPTH'. 19 AISLE. 1 way• 22, 2 way • 24 COMPACT STALL. WIDT. 8' DEPTH 16' AISLE 1 wey • 24' "II • 2S. CONDITIONAL ACCESSIBLE PARKING REQUIREMENTS PER USE ALLOWABLE COMPACT SPACE RATIO: 3096 MAXIMUM OF TOTAL OFF- STREET PARKING STALLS. PARKING QUANTITY EXCEPTIONS: ADMINISTRATIVE VARIANCE AVAILABLE TO REDUCE THE MINIMUM NUMBER OF REQUIRED PARKING SPACES OF UP TO 1006. BICYCLE PARKING REQUIREMENTS: 1 SPACE PER 50 STALLS. WITH A MINIMUM OF 2 SPACES. LOADING STALLS REQUIRED LOADING STALL RATIO: WA TOTAL LOADING SPACES RED.: LOADING STALL: MOTH :16'-9' 'DEPTH. 26-11' HEIGHT NM SPECIAL VEHICLE PARKING REQUIRED DESCRIPTION: THESE REQUIREMENTS MAY GE MODIFIED AS A TYPE 1 DECISION, WHERE THE COMMUNIN DEVELOPMENT DIRECTOR FINDS THAT SUCH REDUCTION WILL NOT RESULT IN INJURY TO NEIGHBORING PROPERTY, OR OBSTRUCTION OF FIRE LANES/TRAFFIC, AND WILL BE IN HARMONY WITH THE PURPOSES AND INTENT OF THIS CHAPTER PARKING SUMMARY: SURFACE: EXISTING STANDARD 29 (TO REMAIN) EXISTING COMPACT 2(TO REMAIN, NEW STANDARD 19 NEW COMPACT 5 SI:AF RS Ha UPDATED SUBTOTAL: 52 (SURFACE, BASEMENT: EXISTING STANDARD EXISTING COMPACT NEW STANDARD NEW COMPACT NEW TANDEM BASEMENT HC UPDATED SUBTOTAL TOTAL PROVIDED: TOTAL STANDARD TOTAL COMPACT 4 (TO REMAIN) 8 (BASEMENT) 82(SO696 X1081 21 (180%X (OBI TOTAL REWIRED: 10%RE X ST,64I 8F STALLS EA ALUMINUM f 7 CONCRETE EARTH INSULATION, BATT Firm 'NSULATION, GIRO - GLASS (Yi15'Y1 GENERAL NOTES AND STEEL WOOD BLOCKING �.� I Vr000 MEMBER A. UNLESS OTHERWISE NOTED, ALL MATERIAL AND DESIGN SPECIFICATIONS CITED HEREIN SHALL CONFORM TO THE MOST RECENT BUILDING CODE B. THESE ARCHITECTURAL NOTES ARE A SUPPLEMENT TO THE PROJECT SPECIFICATIONS. ANY DISCREPANCY FOUND AMONG THE DRAWINGS, SPECIFICATIONS, THESE NOTES, AND ANY SITE CONDITIONS SHALL BE REPORTED IN A TIMELY MANNER AND IN WRITING TO THE ARCHITECT WHO SHALL CLARIFY ANY CONTRACTOR AFTER DIDISCREPANCY ONE THESCOVERY OF SUCH DISC EST PANC HALLLRE DONE THE CONTRACTORS RISBY C. CONTRACTOR SHALL VERIFY . COORDINATE THE DIMENSIONS SHOWN ON DRAWINGS PRIOR TO PROCEEDING WITH ANY WORK OR FABRICATION. D. T HE ARCHITECTURAL DRAWINGS REPRESENT THE DESIGN INTENT AND ARE NOT INTENDED TO INDICATE THE MEANS AND METHOD OF CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE FOR ALL CONSTRUCTION MEANS.METHODS, TECHNIQUES. SEQUENCING. AND SAFETY REQUIRED FOR THIS PROJECT E. ALL FEATURES OF CONSTRUCTION NOT FULLY SHOWN SHALL BE THE SAME NPE AND CHARACTER AS SHOWN FOR SIMILAR CONDITIONS SUBJECT TO REVIEW BY THE ARCHITECT. F ALL PRODUCTS AND MATERWLS BEING PROVIDED BY THE CONTRACTOR SHALL BE APPLIED, PLACED, ERECTED OR INSTALLED IN STRICT ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS AND RECOMMENDATIONS G. THESE DOCUMENTS CONTAIN NOTES THAT MAY APPLY GENERALLY TO ALL DESIGN ELEMENTS. SPECIFICALLY TO ONE SHEET, OR SPECIFICALLY TO ONE OR MORE DESIGN ELEMENTS. THE NOTES ARE NOT MERE GUIDELINES, THEY ARE PART AND PARCEL OF THE DESIGN ANY WORK THAT IS PERFORMED THAT IS NOT IN COMPLIANCE WITH THE NOTES IS NOT IN COMPLIANCE WITH THE DESIGN AND IS SUBJECT TO REJECTION. ANY ALTERATION. MODIFICATION, DELETION. OR ADDITION TO THE NOTES BY WRITING. ACTOR FAILURE TO ACT. SHALL BE CARRIED OUT ONLY WITH THE PRIOR EXPRESS WRITTEN CONSENT AND APPROVAL OF THE ARCHITECT. ARCHITECTURAL ABBREVIATIONS TYPICAL SYMBOLS NOTE: ALL ABBREVIATE/EMT NOT BE USED. ABBREVIATIONS MAYBE USED IN CONUNCTON WITH EACH OTHER AB ANCHOR BOLT ARV ABOVE A/C AIR CONDITIONING ADA AMERICANS WITH DIABILIT'ES ACT ADDL ADDITIONAL ADJ AOJUSTIABLE) AFF ABOVE FINISHED FLOOR AGG AGGREGATE AN, AUTN RITIESIITY) HA VINO JURISDICTION ALA AMERICAN INSTITUTE OF ARCHITECTS ALT ALTERNATE or ALTERNATIVE ALUM ALUMINUM ANANODIZED ANSI AMERICAN NATIONAL STANDARDS INSTITUTE AIM ARCHITECT OF RECORD AP ACCESS PANEL ARCH ARCHITECT ASSOC ASSOCMTIONIS) ASPH ASPHALT ASTI/ AMERICAN SOCIETY FOR TESTING AND MATERMLS AXON AXONOMETRIC BATT BD BLDG BIN BUNG BM B0 BP BRK BTB BTWN ENV BUR BYD CAB CB CC C CLG CLA CLR CMH CO COL CONO COND COHT MN NWK CTR BATT INSULATION BARD BUILDING BLOCK BLOCKING BEAM a BENCH (MARK BRICK MASONRY UNIT BOTTOM OF BUILDING PAPER BRICK BACK TO AN BETWEEN BACK OF WALK or BOTTOMWIDM BUILT UP ROOF BEYOND CABINET CATCH BASIN CORNER GUARD CONTROL JOLT CENTER LINE a CHAIN LINK CEUNG CLOSET CLEARANCE) CONCRETE MASONRY UNIT CLEAN OUT COLUMN CONCRETE CONDITIONAL) 6,01617 CASEWORK CENTER COLD WATER DM DOUBLE can OA0L5RE0)«OEMOLTION DEPT DEPARTMENT DIA DIAMETER DIM OWNS10 AMP 00096 0EFa DISPOSAL DN DOWN DR DOUR DOWNSPOUT DTI DETAIL OW DISHWASHER DWG.) ORA'MNGI. RI EJ ELEC ELEV ENTER E14L1 ENCR FOR EPDM EPX ETC EXT (F) PC FE EEC FF FFE FLR END FO Fa FO FORA FOS OW FRM FT RN PURR EX''STING EAST EACH EXPANSION JOINT ELECTRIC.. ELEVATOR EMERGENCY ENCLOSURE ENGINEER ENGINEER OF RECORD ETHYLENE PROPYLENE DENS MONOMER EPDXY;PAIN11 EQUAL FOLIPMENT CETERA RCTRIOR FIBERCEMENTNG EXTINGUISHER FIRE EXTINGUISHER 8 RACKET FINISHED FGUICABINET FINISHED FINISHED FLOOR ELEVATION FOI RON ORIR(I.NG) FCNAATION FACE OF FACE OF CONCRETE FINIS FACE OF FINISH FACE OF SNDTN. UorF FACE OF a FACE OF STEEL FACE OF WALL FAME (D) FOOT or FEET FURRING FURRING A CAUGER GYPSUM ASSOCIATION G. GALVANIZED GAR RAGE GB GRAB AR GD GRID UNE GR GRADE GYP GYPSUM GYP BD GYPSUMBOARD GYP CENT GYPSUM CEMENT GYP SH GYPSUM SHATHING HB HD. HOW HM HT HVAC FcPC PO NCL NSU'INT - xT JST LT p KO uM aV 0 LPA MANT MATE MIX AEF INCH F.EmMPB MR MRGB M1 MR MULL HOSE BIB HANDRAIL HARDWARE HOLLOW METAL HOW HEGT HEATING. VENTILATING, AIR CONDITIONING INTERNATIONAL BUILDING CODE INTERNADONAL CODE COUNCIL INTERNATIONAL FIRE CODE ANTE WHIT:DAL MCA NICAL CODE MRERNATOAL RUINING CODE NCH NC00TE)I«(NG) INSULATE.) or NSUTATIAN W EROR« INTERSECTION JANITOR JANITOR'S CLOSET JUNCTION ON JONNT SACK DOWN KITCHEN KICK=LATE KNOCKOUT UMATENI LAVATORY WETS OF CONSTRICTION VE.XTIVE SWAG MAPTEANCE MANUFACTU'REIR«(DI MATERIAL MOM. MAILBOX MAJM DENSITY FEERBOARD MLAN0IALI MEMBRANE MCINNIS, ELECTRICAL, d PLASM MNIMJM«MNUiE MISCELLANEOUS MOISTURE RESISTANT MOISTURE RES,STANT GYKJM BARD MOUNTED ME AL MULLION LINE TYPE SYMBOL LEGEND {0) NA ND 4W NT NTS NEW NORTH NOT APPU CABLE « NOT AVAILABLE NOi IN CONTRACT N(NAINAL NOTICE TO PROCEED NOT TO SCALE DC ON CENTER OD 01JISIDE DIAMETER or OUTSIDE DIMENSION CACI OWNER FURNISHED, CONTRACTOR INSTALLED OF01 OWNER FURNISHED, OWNER INSTALLED OL OCCUPANT LOAD OHF OCCUPANT LOAD FACTOR OPP OPPOSITE OPT OPTIONIAL) ORIG ORIGINAL NCP OWNER SELECTED, CONTACTOR PROVIDED OTS OPEN TO STRUCTURE OVHD OVERHEAD PAINTIED) PANG PANEL PC FOR5LAND CEMENT or PRECAST CONCRETE PED PEDESTRIAN PEN PENETRATION PERF PERFORATE DI PERNA PERIMETER PAG ARTON. PACKAGE PL PROPERTY LINE or RATE PUNT PLASTIUMATE /LAD PLYWOOD ROC POINT OF CONNECTION R AIR PBE-FIN PREFININEO PRCST PRECAST mPROPERTY PRESSURE TRUTED PIA PUNNED URBAN DEVELOPMENT 0A QUALITY ASSURANCE O QUALM/ C.T.D. OTT QUANTITY RCP REFLECTED CEILING PUN RD ROOF DRAIN RECT RECTANGULAR EF REFERENCE or REFER., REFR REFRIC£TATOR RENF REIM:RM) or, NG) Pf100 RELOATE(DNMN) REM REMOVAL «REMARK RER REPLACE FEED RE;UREL RES RESIDENCE NUM) RRE. RETENTION or N' RETUR RETAINING WALL REV REVISED N M RM ROOM RIND PDX% RO ROUGH OPENING MAY RIGHT OF WAY Or REFERENCE PORN RS.F RESURFACE R. RESERVOIR 5 NUT - AM SELF AMER!. MENTOR NE AV SANITARY SC SOLID CORE 'ACHED mum F SECTSECTION SF SON A FEET(FOOT) SYWOA SHEET NET. 8 AR CONDITIONING CONTRACTORS ATONAL ASSOCIATION SP STANDPIPE SPEC SPECIRATIONIS) SS STAINLESS STEEL S. SOUND TANSMSSION MASS'MAHON STD STANDARD STOR STORAGE STRBL STRUCTURE, TALI SUB &P0000TION SOUP SUPPLEMENT OR SUPPE... SORE SURFACE SJSE SUSPENDED SLUR SIDEWALK SYM SYMEOL OR SYMMTRICAL MG TENT TEMP TN< TM TO TOO TANS ttP UPC LNF UNTR LON 1106 UPS JSPS Jr, JV V VAR VB VD VE VECP RB VG VA VOL VW NCO V. WP WG W0 WP WPM W. w iNF TREAD OP AND BOTTOM TONGUE AND GROOVE TIME AND MATERIALS TEMPORARY or TEMPEANRE THIONNE551 TO ATCN TOP OF W OF CURB TRANSFORMER TYPICAL UNIFORM FIRE CODE UNDERWRITERS LABORATORIES UNFINISHED LEATED UNL ESS OTHERWISE NOTED UNDERSIDE OFSTRUCTURE UNINTERRUPTED POWER SUPPLY UNITED STATES POSTAL SERVICE UTILITIES UNIT VENTILATOR a ULTRA VIOLET VENT «VOLTS VARIES VAPOR BARRIER VOLUME DAMPER VALUE ENGINEERING VALUE ENGINEERING CANOE PROPOSA VERTICAL PANEL VERTICAL VERTICAL GAIN a VARIABLE GRADE VERIFY IN FIELD QUME VARMBLE WIDTH WEST «WIDTH a MOE WITH WATER CLOSET WALL CLFANOUT WOOD WCDE RANGE WIRE GLASS WATER NEATER WRHOT WALK OfF MAT WATERPROOFING) WATEmROONG MEMBRANE WEATHER RESISTANT BARRIERTFASTOP«WAINSCOT WEIGT WELDED WIRE FABRIC VD 'ARDIS) 00 AT LETTER SECTION SHEET VIEW SHEET MEW SHEET CEL ELEVATION 1WP 53 ANM l,U TPARAPET • ELEVATION 1ara•AoT'' �r DATUM LOCATION - LOCATION ROOM NAM ▪ A UNIT TYPE Room nad o 150 $ , NUMBER TYPO _ AREA - ROOM TYPE 01 TYPE C MIMEROR LETTER SEE WALL ASSEMBLY SHEETFOR MORE IHFORAATIW ' — HUMERI 1 —fin r'-1 R♦ CC_ 'AREA100y' G R1 oi SLOPE 12:12 REFERENCE GRID ONES BUILDING SECTION WALL SECTION INTERIOR ELEVATON REFERENCE EXTERIOR ELEVATION REFERENCE CAUL OW DETAIL REFERENCE NORTH ARROW LAMM TAG SPOT ELEVATION TAG LIED PLAN ROOM TAG CENTERLINE DOORTAG WINDOWURELITE TAG KEYNOTE WALL ASSFIRLYTAG REVISION TAG EGRESS ARROW EGRESS CRESSON EGRESS INFO SLOPE INDICATOR SLOPE ARROW JACKSON I MAIN A a 0H:TEC T JPE 31 I FIRST AVENUE SOUTH SEA, 53 WA 96104 4.4800 W W W.,rACNSONMAIN. COIN 0 PROJECT NO 10040 PROJECT MGR.. NIL DRAWN BY, NW CHECKED BY ML CENTERLINE - - - GRIDUNE BREAK LINE DETAILS OR ENLARGED ITEM PROJECT INFO/CODE BUILDING DATA G0.01 BUILDING CODE INFORMATION UNCHANGED, NOT IN SCOPE 992 SF LOBBY, NOT IN SCOPE 418 SF UNCHANGED, NOT IN SCOPE 1485 SF CO_V18'= PARKING LEVEL T-0' ()LEVEL 02 ,ne•r.v LEVEL 01 02J V161•1q. PER TABLE 606.0 . ALLOWABLE BUILDING HEIGHT IN FEET ABOVE GRADE PLANE OCCUPANCY CLASSICATION = B SPRINKLED=YES TYPE VA=70' LYPE_V9: FD' - LWGIESS THAT Sp ABOVE GRADE PLANE PER TABLE 504.4 ALLOWABLE STORIES ABOVE GRADE PLAN OCCUPANCY CLASSIFICATION = B SPRINKLED = YES TYPE VA = 4 STORIES MAX TYPE V5= 3 STORIES MAX- BUILDING IS 3 STORIES PER TABLE506.2 ALLOWABLE AREA FACTOR IN SQUARE FEET OCCUPANCY CIASSIFCATION =B SPRINKLED = YES MULTISTORY=YES TYPE VA = 54,000 SF PER FLOOR TYPE VB= 2XBBLI $E BQRFLQOR- GROSS FLOOR AREA OF LARGEST FLOOR v 27.000 SF 50ILOING CONSTRUCTION TYPE REQUIRED HAS BEEN DETRMINED TO BE TYPE VB MIDIS TO BE COMPRISED OF UNPROTECTED WOOD CONSTRUCTION METH AN AUTOMATIC SPRINKLER SYSTEM PER TABLE 601 - FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS PRIMARY STRUCTURAI FRAME 0 HRS BEARING WALLS EXTERIOR 0 HRS NTj EAI� OHRS NONBEARING WALLS AND PARTITIONS EXTERIOR PER TAB},€6R INTERIOR OHRS FLOORS OHRS ROOFS 9_g PER TABLE 602. FIRE -RESISTANCE RATING REOURMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPERATION DISTANCE FIRE SEPERATION DISTANCE= >30' ON ALL SIDES TYPE OF CONSTRUCTION =TYPE VB OCCUPANCY=O REQUIRED RILING = 0 HRS Master Area Schedule (Gross Building) TYPE NAME l AR�E4 PARKING LEVEL ,REMODELED FARKING, RESTRIPPED I NEW NEW PARKING I EXISTING LOBBY, NOT IN SCOPE I EXISTING PARKING, UNCHANGED EXISTING _ UNCHANGED, NOT IN SCOPE 5,299 SF' 5,137 SF 418 SF, 7,949 SFI 2,477 SFI 21,280 SF LEVEL 01 [REMODELED EXISTING OFFICE REMODELED' 3.962 SF REMODELED GYM (REMODELED) 1,086 SF REMODELED RESTROOMS (REMODELED) + 914 SF NEW NEW OPEN OFFICE 1l 4,609 SF EXISTING UNCHANGED, NOT IN SCOPE 10,748 SF 21,319 SF LEVEL 02 REMODELED , CONFERENCE (REMODELED) 300 SF REMODELED :EXISTING OFFICE REMODELED 549 SF REMODELED IRESTROOMS (REMODELED) 342 SF ...._.__. f NEW +NEW OPEN OFFICE 4,649 SF EXISTING -UNCHANGED, NOT IN SCOPE 15,467 SF 2 _.....____. , .. 1,307 SF Grand total 63,906 SF BREAKDOWN OF GROSS BUILDING AREAS TYPE Area EXISTING !NEW 37059 SF 14395 SF [REMODELED Grand total 12452 SF 63906 SF Building Area Legend f ^ NEW OPEN OFFICE ri EXISTING OFFICE REMODELED El CONFERENCE (REMODELED) NEW PARKING GYM (REMODELED) ■ RESTROOMS (REMODELED) L__1 LOBBY, NOT IN SCOPE PARKING, RESTRIPPED E PARKING, UNCHANGED 1► JACKSON I MAIN ARCHIT E:;T.1 RE 3, F R3T AVENUE SOUTH SEAT -LE WA 08104 E 2244000 W W W xACNSONMAIN COM PROJECT NO 16040 PROJECT MGR.. ML DRAWN BY. NW CHECKER BY ML AREA PLANS G0.02 UNCHANGED, NOT IN SCOPE f '} NOT IN , COPE THISt PERMIT L_0 17 1 0 1 •. 1 "741' ROMP 1PARKING LEVEL EXITING PLAN (E) (E) 40' STREAM SETBACK (E) 26' - 0" P 4_ ifs-;0 r, (E) (E) (E) U (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) '4(E) 1 1 `Z. EXIT TO C-\ LEVEL 02 EXITING PLAN 3 ' 16.-00 (;)_LEVEL 01 EXITING PLAN 1/14 10 1 f FIRE AND LIFE SAFETY NOTES REQUIRED NUMBER OF EXITS PER TABLE 1005.3.1 MINIMUM NUMBER OF EXITS OR ACCESS TO EXITS PER STORY OCCUPANT LOAD OF STORY. 1-500 OCCUPANTS REQUIRED NUMBER OF EXITS • 2 REQUIRED EXIT ACCESS SEPERATION R 1007.1.1 EXIT ACCESS SHALL BE NOT LEESS THEN 1/2 OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE BUILDING PER 1007 1.1 EXCEPTION 2. WHERE BUILDING IS EQUIOPED WITH AN AUTOMATIC SPRINKLER THE SEPERATION DISTANCE SHALL NOT BE LESS THAN 10 OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE BUILDING MAX. EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2 - EXIT ACCESS TRAVEL DISTANCE OCCUPANCY • B SPRINKLED • YES MAXIMUM TRAVEL DISTANCE • 300' PER IW7.3-MEASURMENT EXIT ACCESS TRAVEL DISTANCE SHALL BE MEASURED FROM THE MOST REMOTE POINT WITHIN A STORY ALONG THE NATURAL AND UNOBSTRUCTED PATH OF HORIZONTAL AND VERTICAL EGRESS TRAVEL TO THE ENTRANCE TO AN EXIt. MAX LENGTH OF COMMON EGRESS DISTANCE PER TABLE 1000.2.1 SPACES WITH ONE EXIT OR EXIT ACCESS DOORWAY OC CUPANCY PANCY= B UM OCCUPANT LOAD OF SPACE• 45 SPRINKLER SYSTEM = YES MAXIMUM COMMON PATH OF EGRESS TRAVEL •100 FEET IF GREATER THAN 100 FEET, 2 EXITS MUST BE PROVIDED. REQUIRED RATING OF STAIR ENCLOSURES PER 10232 - INTERIOR EXIT STAIRWAYS AND RAMPS, CONSTRUCTION ENCLOSURES FOR 0R EXIT STAIRWAYS SHALL BE CONSTRUCTED AS FIRE BARRIERS IN ACCORDANCE WITH SECTION 707 AND NOT LE53 TWAT J HR WHFRF CONNECTIO LESS THAN 4 STORIES, FUNCTIONS AND OCCUPANCY LOAD FACTORS PER TABLE 1004 12- MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT, THE FOLLOWING FUNCTIONS WITHIN THE BUILDING ARE ARE USED TO DEFINE THE OCCUPANT LOAD OF ROOMS, EGRESS ROUTES AND RFOUIRED WIDTHS AC• ACCESORY ST-STORAGE AREAS ME -MECHANICAL ED- EQUIPMENT ROOMS SUU- BUSINESS AREAS • APRKING GARAGE EA-E ARHOUSE RCISE ROOM LR - LOCKER ROOM C •CIRCULATION OCCUPANT 1300 SF OCCUPANT / 300 SF OCCUPANT 1300 SF OCCUPANT 1300 SF OCCUPANT 110o SF OCCUPANT 1200 SF OCCUPANT / 300 SF OCCUPANT I50 SF OCCUPANT I60 SF CONTRIBUTE NO OCCUPANT LOAD GENERAL FIRE AND LIFE SAFETY NOTES A CONFIGURE FIRE DETECTION. INTERNAL ALARM AND CENTRAL REPORTING SYSTEMS IN ACCORDANCE WITH THE NATIONAL FIRE PROTECTION ASSOCIATION AND IN COMPLIANCE WITH THE GOVERNING EDITIONS OF ADA. ANSI AND THE BUILDING CODE. THE EQUIPMENT FURNISHED SHALL BE COMPATIBLE AND BE UL LISTED, FM APPROVED OR LISTED BY A NATIONALLY RECOGNIZED TESTING LABORATORY IN ACCORDANCE WITH THE APPLICABLE NATIONAL FIRE PRO', EC TION ASSOCIATION STANDARDS. B. ALL INSULATION INDICATED ON PLANS SHALL COMPLY WITH OR EXCEED THE REQUIREMENTS OF THE MOST RESTRICTIVE PREVAILING BUILDING COOS (GOVERNING EDITION) FOR SMOKE DENSITY AND FLAME SPREAD. • PROVIDE EMERGENCY EXN ILLUMINATION AND SIGNAGE AS REQUIRED BY PREVAILING LOCAL JURISDICTION, BUILDING CODE, NFDA. OR NFPA (CURRENT EDITION). D. PROVIDE EMERGENCY EGRESS LIGHTING WHERE REQUIRED TO MAINTAIN CODE SPECIFIED ILLUMINATION. E. REFER TO G0.40 SERIES FOR SPECIFIC WALL. FLOOR AND ROOF ASSEMBLY TYPES RELATING TO FIRE RATINGS F REFER TO G. BUILDING I ISLLLY SPRINKLED PER OOR PLANS FOR ISECTION FIC N.3�3 NFPA13NS AND LEARPNCE3 H. PROVIDE EGRESS ILLUMINATION PER OSSC 1006. EGRESS ILLUMINATION TO BE ON BACKUP POWER AT ALL AREAS WHERE TWO EXITS ARE REQUIRED. GENERAL POWER SUPPLY FOR THE MEANS OF EGRESS ILLUMINATION SHALL BE PROVIDED BY THE ELECTRICAL SUPPLY. THE LIGHTING LEVEL SHALL NOT BE LESS THAN) FOOT ANGLE AT THE WALKING SURFACE LEVEL REQUIRED IN, BUT NOT LIMITED TO. LANDINGS AT EXTERIOR EXIT DOORS. J. PROVIDE TACTILE EXIT SIGNAGE AT EACH EXITOOOR TO AN EGRESS STAIRWAY. EXIT PASSAGEWAY, AND EXIT DISCHARGE AS REQUIRED BY CODE (OSSC 1011 3). K COORDINATE ALL ELECTRICAL WORK INCLUDING EXIT SIGNS AND EMERGENCY LIGHTING WITH ELECTRICAL ENGINEER L. STANDPIPES ARE REQUIRED N EACH INTERIOR STARWELL AT BUILDING STANDPIPE CONNECTIONS ARE REQUIRED AT EACH INTERMEDIATE STAIR LANDING UNLESS OTHERWISE APPROVED BY THE AUTHC RITIFS HAVING JURISDICTION FIRE AND LIFE SAFETY SYMBOLS EXIT TRAVEL DISTANCE AO 217'-4" • 199'-1" 154' - 2"" OD 149' - 4" O.-136'-9" 0 -176'-10" -• 137'-1" HO-161'-1" (.-88'-11" JO-142'-3" OK. - 92' - 0" -• 117'-9" EXITING SYMBOLS • BEGINNING LOCATION EXITING ROUTE PATH OF TRAVEL EXT MOUNTED EXITING SIGNS ( -0 JACKSON 1 MAIN AR CHi TE::T.IRE 31' F ACT AVENUE SQL. H SEAT -LE WA 981 Oe t 20E 324 4500 NINNY .ACKS010.1 1 COM Z O Z D 0 I— Z m 0 0 cc Do �W/I co cc Qz co < =• 0 a CYU o_ ?O hI- 0 181 S PROJECT NO 15040 PROJECT MGR Mt DRAWN BY. NW CHECKED BY. ML EXITING /OCCUPANCY LOAD PLANS G0.03 ion \2Drowin gs\1UM_000C.dwg 151ST S �V SITE 4C40A VICINITY MAP N.T.S. OWNER INSPIRUS CREDIT UNION 5200 SOUTHCENTER BLVD TUKWILA. WA 98188 (206) 628-4088 CONTACT: CAROL CAMERON CONSULTANTS CIVIL: NAVIX ENGINEERING 11400 SE 8TH STREET. SUITE 345 BELLEVUE, WA 98004 (425) 453-9501 CONTACT: JOE TAFLIN, P.E. ARCHITECT: JACKSONIMAIN ARCHITECTURE P.S. 31' 1ST AVE S SEATTLE. WA 98104 (205) 324-4800 CONTACT: MATT LAASE. AIA LANDSCAPE ARCHITECT: THE WATERSHED COMPNNY 750 6TH ST 5 KIRKLAND, WA 98033 (425) 822-5242 CONTACT. AMBER RAYNSFORD STRUCTURAL: OCI ENGINEERS 818 STEWART ST, SUITE 1000 SEATTLE. WA 98101 (206) 332-1900 CONTACT: BRENT ROBINSON, P.E., S.E. MECHANICAL: METRIX ENGINEERS 1131 SW 7TH ST, SUITE 110 RENTON, WA 98057 (425) 336-2822 CONTACT: SCOTT MILLER, P.E. ELECTRICAL: CASE ENGINEERS 19515 NORTH CREEK PKWY, SUITE 302 BOTHELL, WA 98011 (425) 402-9400 CONTACT: MICHAEL CASE SURVEY. DURYEA & ASSOCIATES, P.S. 2702 N PERRY ST SPOKANE WA, 99207 (509) 465-8007 CONTACT: MITCHELL DURYEA. P.L.S. UTILITIES WATER: KING COUNTY WATER DISTRICT 125 3460 S 148TH ST, SUITE 110 TUKWILA, WA 98168 (206) 242 9547 SEWER: VALLEY VIEW SEWER DISTRICT 3460 5 148TH ST. SUITE 100 TUKWILA, WA 98168 (206) 242-3236 STORMWATER: CITY OF TUKWILA 6200 SOUTHCENTER BLVD TUKWILA, WA 98188 (206) 433-6800 POWER PUGET SOUND ENERGY 10885 NE 4TH ST BELLEVUE. WA 98004 (888) 225-5773 GOVERNING AGENCY REVIEW AGENCY: CITY OF TUKWILA 5200 SOUTHCENTER BLVD TUKWILA, WA 98188 (206) 433-1800 INSPIRUS CREDIT UNION OFFICE ADDITION CITY OF TUKWILA ADMINISTRATIVE APPLICATIONS 5200 SOUTHCENTER BLVD., TUKWILA, WA 98188 LEGAL DESCRIPTION BY SURVEYOR PARCEL A: THOSE PORTIONS OF THE SOUTH 51 FEET OF THE EAST 441 FEET OF TRACT 1; AND THE NORTH 140 FEET OF THE EAST 441 FEET OF TRACT 2: ALL IN BROOK VALE GARDEN TRACTS. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, LYING EASTERLY OF 52ND AVENUE SOUTH AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 596231; EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 596231 FOR PRIMARY STATE HIGHWAY N0. 1; TOGEI HER WITH THAT PORTION OF THE SOUTHERLY 51 FEET OF TRACT 1 AND OF THE NORTHERLY '40 FEET OF TRACT 2 OF BROOK VALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY. WASHINGTON, BEING SOUTHERLY OF A LINE DRAWN EASTERLY, AT RIGHT ANGLES TO THE Y-LINE SURVEY OF STATE ROUTE NO. 5, SOUTH 178TH STREET TO SOUTH 126TH STREET. FROM HIGHWAY ENGINEER'S STATION Y 12+90 THEREON AND LYING BETWEEN THAT LINE DRAWN PARALLEL WITH AND 40 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID Y-LINE SURVEY AND THAT RIGHT-OF-WAY LINE DRAWN PARALLEL WITH AND 30 FEET EASTERLY, WHEN MEASURED AT RIGHT ANGLES, FROM SAID Y-LINE SURVEY. PARCEL B: THAT PORTION OF TRACT 2 OF BROOK VALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS. PAGE 47, IN KING COUNTY. WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF SAID TRACT WITH THAT RIGHT-OF-WAY LINE DRAWN PARALLEL WITH AND 30 FEET EASTERLY. WHEN MEASURED AT RIGHT ANGLES. FROM SAID Y-LNE SURVEY: THENCE SOUTHERLY. ALONG SAID RIGHT-OF-WAY LINE. TO A POINT OPPOSITE HES Y 10+59 ON SAID Y-LINE SURVEY; THENCE EASTERLY. ALONG THE EXISTING P.S.H. 1-RE LINE RIGHT-OF-WAY LINE OF SAID HIGHWAY TO A POINT OPPOSITE HES 1-RE 140+00 ON SAID EXISTING P.S.H. 1-RE LINE SURVEY AND 70 FEET NORTHERLY THEREFROM; THENCE NORTHWESTERLY. ALONG A LINE THE PRODUCTION OF WHICH EXTENDS TO A POINT OPPOSITE HES Y 11+00 ON SAID Y-LINE SURVEY AND 40 FEET EASTERLY THEREFROM TO NTERSECT THE WEST LINE OF THE EAST 225 FEET OF SAID TRACT; THENCE NORTHERLY, ALONG SAID WEST LINE. TO THE NORTH LINE OF SAID TRACT, THENCE WESTERLY TO THE POINT OF BEGINNING; EXCEPT THAT PORTION OF THE ABOVE DESCRIBED PARCEL LYING WT THIN THE NORTH 140 FEET OF SAID TRACT; TOGETHER WITH THAT PORTION OF VACATED SOUTHCENTER BOULEVARD ADJOINING, WHICH, UPON VACATION, ATTACHED TO SAID PROPERTY BY OPERATION OF LAW. AS PROVIDED BY ORDINANCE N0. 1172. PARCEL C: THAT PORTION OF THE WEST 130 FEET IN WIDTH OF THE EAST 225 FEET IN WIDTH OF TRACT 2 OF BROOK VALE GARDEN TRACTS. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY. WASHINGTON, WHICH LIES NORTHERLY OF RENTON'S THREE TREE POINT ROAD; EXCEPT THE NORTH 140 FEET THEREOF; AND EXCEPT THAT PORTION DEEDED TO THE STATE OF WASHINGTON FOR P.S.H. N0. 1, RECORDED UNDER RECORDING N0. 5535435; TOGETHER WITH THAT PORTION OF VACATED SOUTHCENTER BOULEVARD ADJOINING, WHICH, UPON VACATION, ATTACHED TO SAID PROPERTY BY OPERATION OF LAW, AS PROVIDED BY ORDINANCE N0. 1172. PARCEL D: THAT PORTION OF THE EAST 95.00 FEET IN WIDTH OF LOT 2, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS. PAGE(S) 47, RECORDS OF KING COUNTY, WASHINGTON; LYING NORTHERLY OF RENTON THREE TREE POINT ROAD; EXCEPT THE NORTH 140 FEET THEREOF; EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON FOR ROAD PURPOSES BY DEED RECORDED UNDER RECORDING N0. 5494128. TOGETHER WITH THAT PORTION OF SOUTHCENTER BOULEVARD AS VACATED BY CITY OF TUKWILA ORDINANCE NO. 1172. RECORDED SEPTEMBER 19, 1950 UNDER RECORDING N0. 8009190877, WHICH ATTACHED TO SAID PREMISES BY OPERATION OF LAW. THE PROPERTY DESCRIBED AND SHOWN HEREON 15 THE SAME PROPERTY AS DESCRIBED IN THE FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT FOR TITLE INSURANCE NUMBER NCS-691351-WA1 DATED SITE DATA SITE AREA: 1.478 ACRES PROPOSED IMPERVIOUS AREA: 1.12 ACRES LAND USE CLASSIFICATION: RCM & 0 PARCEL NUMBER: 5200: 115730-0013 5290: 115720-0021 LOCAL JURISDICTION. CITY OF TUKWILA EARTHWORK: CUT: 350 CY FILL: 200 CY NET: --150 CY (CUT) BENCHMARK: WASHINGTON DEPARTMENT OF TRANSPORTATION MONUMENT ID 5274, DESIGNAPON 1517163. ELEVATION = 150.849 (NAND 88). TBM-1: FOUND CHISELED TX.' IN WEST END OF CURB ISLAND IN SOUTHCENTER BLVD. ELEVATION - 67.60' (NAND 88) TBM-2: NW FLANGE BOLT OF TRAFFIC SIGNAL POLE AT NW QUADRANT OF SOUTHCENTER BLVD AND 1-5 OFF RAMP. ELEVATION = 59.64' (NAND 88) SHEET INDEX CV-1 COVER SHEET SHEET 1 OF 1 ALTA SURVEY D-1.0 0-1.1 C-1.0 C-1.1 C-2.0 C-2.1 TESL AND DEMO PLAN TESL AND DEMO DETAILS SITE IMPROVEMENT PLAN SITE IMPROVEMENT DETAILS GRADING AND DRAINAGE PLAN GRADING AND DRAINAGE DETAILS GENERAL NOTES (NAVIX) SITE WORK FOR THIS PROJECT SHALL MEET OR EXCEED THE PROJECT SPECIFICATIONS, THE CITY OF TUKWILA STANDARD SPECIFICATIONS, AND THE A.P.W.A. STANDARDS WHICH ARE HEREBY REFERENCED AS PART OF THESE PLANS. THE DESIGN SHOWN IS BASED UPON THE ENGINEER'S JNDERSTANDING OF THE EXISTING CONDITIONS. THE PLAN DOES NOT REPRESENT A DETAILED FIELD SURVEY. THE EXISTING CONDITIONS SHOWN ON THIS PLAN SHEET ARE BASED UPON THE SURVEY PREPARED BY DURYEA & ASSOCIATES, DATED JUNE 8, 2016. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING FIELD CONDITIONS PRIOR TO BIDDING THE PROPOSED SITEWORK IMPROVEMENTS. IF CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY PORTION OF THE SITEWORK WHICH WOULD BE AFFECTED. IF CONTRACTOR DOES NOT ACCEPT EXISTING SURVEY, INCLUDING TOPOGRAPHY AS SHOWN ON THE PLANS. WITHOUT EXCEPTION, HE SHALL HAVE MADE, AT HIS OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT IT TO THE OWNER FOR REVIEW. CAUTION - NTTCF TO CONTRACTOR THE CONTRACTOR 15 SPECIFICALLY CAUTIONED THAT THE LOCATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND, WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANY AT LEAST 48 HOURS BEFORE ANY EXCAVAOON TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THESE PLANS. JACKSON MAIN ARCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE, WA 00104 206.324.4000 W W N JAGKSGNMAIN.COM (kJ NAVIX wu=.=wow SITE Z=A'' 0 J m W O Z 0 0< 0 O O tsi D ui H 0 L cD G U 0 PROJECT NO PROJECT MGR: DRAWN BY CHECKED BY. 50528001 JWT JKGISNG JWT CV-1 WEST 4/4 CCP. SECTOR 23 FOUND Y' BRASS DISK WITH PUNCH IN CRC./CASE W500T BENCHMARK 1517163 -BASS 01 BEARINGS - E/)SECTION LINE- / GRAPHIC SCALE ( D1 FEET ) 1 1Roh • 20 It CONTOUR INTERVAL • 2' FC,FND: PROPERTY UNE • EASEMENT LINE BUILDING SETBACK LINE CRTRLINE / / / / / / / ! / / / BUILDING LINE B" EXTRUDED CONCRETE CURB 6 CONREM CURB AND GUTTER STREAM BOUNDARY EDGE OF ASPHALT 6' .AKILINK FENCE 8' WOOD FENCE CONCRETE WALL ICONRETE SURFACE 0 FIRE HYDRANT FIRE CONNECTION POST INDICATOR VALVE WATER METER WATER VALVE SANITARY SFNER MANHOLE SANITARY SEDER CLEAN OUT UNDERGROUND CABLE WITNESS POST STORM SEDER MANHOLE ELECTRIC JUNCTION BOX CATCH BASIN TRAFFIC SIGNAL POLE URT STANDARD PHON ER CABLES TVRISER ELECTRIC VAULT POTHER TRANSFORMER TELEPHRE VAULT TREE NTH TAG NO. BLUE/NHI1E (LAGGING NTH NO. UNDERGROUND STORM DRAIN LINE UNDERGROUND SANITARY SEWER UNE UNDERGROUND WATER UNE UNDERGROUND PIPED STREAM UNDERGROUND ELECTRIC UNE UNORRWND 1EIECOMMUNICATON LINE__ - - FOUND AS NOTED FOUND AS NOTED FOUND AS NOTED TEMPORARY BENCHMARK RIM- 83 SO' TIE W T (SE). 82 51' 8"CP CB: R (NW).51.62' COP E IN 04)- 79.72' 12.CP at 1.86' TIE OUT (W).. 69 86' 6'01/- G0: TIE IN (E)- 6459' 6"C4 IE IN (N)- 69.41' 12'CP E IN (5)' 69.43' '2"CP- :E our (w)- 69.33' 12"CP TIE BUT (E)• 70.05?e CP RIM. 72 E0. TIE IN(N)- 70 IF. CUT (E)- 70.25' 12 CP FOUND Y BRASS DOME WN'X• IN CRC./CASE I-E138+90.0 _., YSA10+00.0 Y STA 18+19.80 RIM- 4H.8374' TIE PASS THROUGH (8-5)• 69.19' 24'CP CB; IL OL4(0 (W). 51.I2 a CP `FOUND 5/8' REBAR W/CAP / 1.94' S. 0.0.16' W / PARCEL' B 0.T'N'W� Ex0 c S 4IE S60H M= 64.95' 24"CP TIE OU (E)- 64.95' 2,CP �LTBM-1� I / TRACTs BROOKV�IL E i O ^ eKT N 6812'49• �j-AxxA,T wx �,xJ RIM. 69 / TIE Iry (5)11 65.56' 12"CMP v (NW)- 65.56' eTYC TIE OUT (N)- 65.61 12 CMP PARCEL A TtzACT 2 5200 SOUTHCENTER BLVD 2 STORY CONCRETE TILT -UP BUILDING NTH UNDERGROUND PARKING GARAGE AREA • 15.869 SOFT. *(FOOTPRINT) HEIGHT • 27.47' - SWAN UE CF NE NRTH 11D OF TRACT 2 PARCEL C FOUND 40.1 CONC. POST O.JII N.0.25'W M STA 6]+OO.W LT I CB; P • W)04' MIN `N- 6217' IC TIE OL (SE). 61.39' 1j.614P FFE • 59.6 (PARKING GAR / /'0_/ // x„VTL Iua,.PF . PARCEL D FIND 1/21 IRON PIPE N 0/ JREFERRCE - I/ %�.0 177 Ox9..a GG` 4'%4' :ON, C. POST ///// //Too / / / l%7TT/- e1.w \F MSTA 5B+82.85 LT 60.>3' _ � a 1-RE OA-) LINE / ACCESS SOUTHCENTER BOULEVARD (WIDTH VARIES) (A PUBLIC STREET) S1A 01+28A0 LT 95) I E N NWJE C E OVT C5513' 12'MP ' Rom ' TIE IN (0» 54.18' 12"CMP y IF 0L" (5)- 54.15' 12"CMP >WND 41X4' C. POST 0o 91' N, 945 � M STA 59+B7.7J LT (PC) ULL OF DIRT L -1-RE STA 141+93.05 STA 55+07.05 LEGAL DESCRIPTION: PARCEL A; THOSE PRTONS OF THE SOUTH 51 FEET OP THE EAST 441 FEET R TRACT 1: AND THE NORTI 140 FEET OF THE EST 441 FETTER TRACT2:ALL IN VOLUME 10 GARDEN NAGS, 47, N KING TO THE PLAT THREES RECORDED IN VOLUME 10 OF PLATS. SOUTHEASTCONOEMNEDKING DIINNKING COUNTY SUPERIOR COURTLYING ED CAUSE NO. 58023, EXCEPT THAT PORTON THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 595231 FOR PRIMARY STATE HIGHWAY NO. 1; TOGETHER WITH THAT PORTION OP THE SOUTHERLY 51 FEET OF TRACT 1 AND OF THE NORTHERLY 140 FEET OF TRACT 2 OF BROOKVAIF GARDEN TRACTS, 47, ACCORDING G COUNTY. WASH NRER BEING SO THERLY OF AIN VOLUME OOF PLATS, U E DRAWN PACE EASTERLY, AT RIGHT ANGLES TO THE Y-UNE SURVEY OF STATE ROUT: NO. 5, SOUTH 178TH STREET TO SOUTH 126TH STREET, FROM HIGHWAY ENGINEER'S STATION Y 12.0 THEREON AND LYING BETWEEN THAT LINE DRAWN PARALLEL N AND 40 FEET EASTERLY, MEN MEASURED AT RIGHT ANGLES, FROM .10 T-LINE SURVEY AND THAT RIGHT-OF-WAY LINE DRAWN PARALLEL NTH NO 30 FEET EASTERLY, MHR MEASURED AT RIGHT ANGLES, ROM SAID T-UNE SURVEY. PARCEL B: THAT PORTION OF TRACT 2 OF BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PUTS, PAGE 47, IN KING COUNTY, WASHINGTON. DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH UNE OF SAID TRACT M1H THAT RIGHT-OF-WAY UNE DRAWN PARALLEL WITH AND 3U FEET EASTERLY, WNR MEASURED AT RIGHT ANGLES, SAID Y-UNE SURVEY; THENCE SOUTHERLY. ALONG SAID RICHT-OF--601 WAY UNE TO A POINT OPPOSITE HES T O f59 ON SAID T-UNE SURVEY; THENCE EASTERLY. ALONG THE RISING P.S.H. 1-RE UNE RIGHT-OF-WAY UNE OF SAID HIGHWAY TO A POINT OPPOSITE HR I -RE 140+00 ON SAID EXISTING P.S.H. 1-RE LINE SURVEY AND TO FEET NORTHERLY THEREFROM: THENCE NORTHWESTERLY, ALONG A LINE THE PRODUCTION OF WITCH EXTENDS TO A POINT OPPOSUE HEST 11+00ON SAID Y-UNE SURVEY AND AD FEET EASTERLY THRERW, TO INTERSECT THE WEST UNE OF THE TO TIE NOR. LAFEET NE OFSAIIDSAID CTRACT: THENCE WESTERLYLTO THONG E POINT OF D WEST NE, BEGNNING; EXCEPT THAT PORTION OF THE ABOVE DESCRIBED PARCEL LING WITHIN RE NORTH 140 FEET OF SAID TRACT: TOGETHER WITH THAT PORTION OF VACATED SI10ENTER BOULEVARD MJONING W11CH, UPON VACATION, ATTACHED 10 SAIB PRRREY BY RERAIION 00 UW, S PROMDED BY ORDINANCE N0. 1171 PARCEL. C: THAT PORTION OF THE NEST 130 FEET IN NDTH OF THE EAST 225 FEET IN NDTH OF TRACT 2 OF BROO(VALE GARDEN TRACTS. ACCORDING TO THE PLAT THEREOF RECORDED TN VOLUME 10 OF PUTS PAGE 47, IN KING COUNTY, WASHINGTON. WHICH LIES NORTHERLY OF RENTON'S THREE TREE PONT ROAD: EXCEPT THE NORTH 140 FEET THEREOF: D EXCEPT THAT PORTON DEEDED TO THE STATE OF WAS4INGTON FOR P.S.H. N9, 1, REFFRPEP VIPER RESPRAINF NQ, 090494: T00ENER WIN THAT PORTION OF VACATED SWTICENTER BOULEVARD ADJOINING, WHICH, UPON VACATION, ATTACHED TO SAID PROPERTY BY OPERATION OF LAW, AS PROVIDED BY ORDINANCE NO. 1172, PARCEL D: MAT PORTON OF THE EAST 95.00 FEET IN NOTE OF LOT 2, BRWKVALE GARDEN TRACTS, ACCORDING TO THE PUT THEREOF RECORDED IN VOLUME 10 OFF PUTS, PAGE(S) 47, RECORDS DE KING COUNTY, WASHINGTON: LYING T ERLY OF RENTON THREE TREE POINT ROAD; EXCEPT THE NORM 140 FEET THEREOF: EXCEPT THAT PITON CONVEYED TO THE STATE OF WASHINGTON FOR ROAD PURPOSES BY DEED RECORDED UNDER RECORDING NO, 5494128. TOGETHER WITH THAT PORTION OF SWTHR CENTBOULEVARD AS VACATED BY CITY OF NKNU ORDINANCE NO. 1172, RECORDED SEPTEMBER 19, 1900 1.RERAT NOR ROECN ORDIR LANGW. N0. 8009190877. WHIR ATTACHED TO SAID PREMISES 0Y THE PROPERTY DESCRIBED AND SHORN HREON IS THE SAME PROPERTY AS DESCRIBED IN THE FIRST AMRICAN TITLE INSURANCE COMPANY COMMITMENT FOR TIRE INSURANCE NUMBER RCS-691351-WA1 DATED FIRST AMERICAN TITLE INSURANCE COMPANY SCHF885 FOMMITMENB NO. FOCFPTON(0 S 1-WA1 2) ORDINANCE N01172, RECORDED SEPTEMBER 19, 1960 AS RECORDING NO 0009190877; AFFECTS SUBJECT PROPERTY, NOT PLOTTED, GENERAL IN NE. OEVELRMENT NO TRNNT wAT AGREEMENT FOR SOUTH TRANSIT LINK LIGHT RAIL TUILARECORDED JULY 15, 2009 AS KW ER CDN00AY 2 NO 009071500008Q AFFECTS SUBJECT PROPERTY. NOT PLOTTED, GRRAL IN NATURE. 4) NONATU2TION NOTICE AND ORDER RECORDED JANUARY 27, 2014. RECORDING 014012T000RE 538: AFFECTS SUBJECT PROPERTY. NOT PLOTTED, GENERAL I 8) CONDEMNATION R RIRTS 0E ACCESS TO STATE HIGHWAY AND OF UGHT, MEW AND AR BY DECREE, KING COUNTY SUPERIOR COURT CAUSE 0. 598321. NO ACCESS TO INTERSTATE 5. 9) RELEASE OF DAMAGES RECORDED JOLT 21, 1964 S RECORDING NO. 5784120: AFFECTS SUBJECT PROPERTY, NOT PLOTTED, GRRAL IN IRE, 10) EASEMENT RR STRM MANHOLE RECONOED DECEMBER I1. 1985, ECROING N0, 0212110461: AFFECTS SUBJECT PRRE0IY, PLOTTED, 11) 2N065 0 CONSTRUCTION EASEMENT REC0EEO FEBRIAN 13, 2007 DER RECRONG N0. LOCATION 3W1525: C15 SUBJECT PROPERTY, NOT RECITED. THIN SPECIFIC' LWATON OF EASEMENT DENIED IN THE RECORDED INSTRUMENT 18) RESTRICTIONS, CONDITIONS, DEDICATIONS, NOTES. EASEMENTS. AND PROVISIONS. IF ANY, AS CONTAINED AND/OR DELINEATED ON RE FACE R THE PLAT OF BROOKVALE GARDEN TRACTS RECORDED IN VOLUME 10 OF PUTS AT PAGE 47; FFECTS SUBJECT PROPERTY, NOT PLOTTED, GENERAL IN NATURE NOTES AND COMMENTS. 1) PROPERTY AODPESS: 5700 ANN 52. SOURCENTER BOULEVARD, TUKWILA WA, 5) 6) B SPLOTTING THIS ANCE RATE MAP, COMMUNITY PROPERTY UNTYP5 ENO.530J C09599F M CH IN ZONE X Of THE ROOD BEARS AN EFFECTIVE DATE OF MAY 16, 1995 AND IS NOT IN A LE DIAL FLOOD HAZARD AREA, NO RE= SURVEYING WAS PERFORMED TO DETERMINE THIS ZONE AND AN ELEVATION CERTIFICATE MAY BE NEEDED TO VERIFY THIS DETERMINATION OR APPLY FOR A VARIANCE FROM THE FEDERAL EMERGENCY MANAGEMENT AGENCY. TOTAL LAND AREA 64,361 SQUARE FEET 0R 1.476 ACRES, MORE OR LESS. PER TIE CITY OF TUKWILA PUNNING DEPARTMENT, THIS SITE IS CURRENTLY ZONED REGIONAL COMMERCIAL MIXED USED (RCM) AND OFFICE (0): TIE CURRENT ZONING ALLOWS FOR THE CURRENT USE R TIE SITE AS AN OFFICE BUILDING. RCM ZONING REQUIREMENTS FOR THIS SITE: SETBACKS FRONT: 20 FEET SECOND FRONT: 10 FEET SIR: 10 FEET REAP: STORIES FEET PARKIN JSP000 R 35 FEET PARKING: J SPACES PER 1,000 USABLE BOOR AREA 0 205150 REQUIREMENTS FOR THIS SITE: SENACK5: FRONT: 25 FEET SIDE: 10 FEET REM: 10 FEET EIGHT: 3 STORIES R 35 FEET PARKING: 3 SPACES PER 1,000 USABLE FLOOR AREA E BUILDING AREA SHOWN HEREON WAS DETERMINED BT THE FIELD MEASUREMENTS R TIE EWTRIOR WALLS AT ROUND LEVEL PARKING SPACES OUTSIDE: 63 REGULAR GARAGE 33 REGULAR AND 2 HANDICAP TOTAL: 98: 96 REGULAR AND 2 HANDICAP E UNDERGROUND UTILITIES SHOWN HEREON ARE COMPILED RON PUNS AND MAPS PROVIDED BY THE CITY OF TUKWILA ALONG NTH THE MARKINGS B 6WCE ANDVERIFIEDD THE VISIBLE SURFACE FUTURES OF THESE UTILITIES. BEFORE DIGdHG, CALL THE APPROPRIATE LOCAL UTILITY LOCALE SRMCE FW FIELD LWATONS R VNOERRWND UTILITY UNES. AT THE TIME OF THE FIELD SURVEY, THERE WAS N0 OBSERVABLE EVIDENCE OF EARTH MOVING WORK, BUILDING CONSTRUCTION, OR BUILDING ADDITIONS NNIN RECENT MONTHS, PURSUANT TO THE CITY OF NKNLA PUBLIC WORKS DEPARTMENT. THERE ARE NO CURRENT PROPOSALS FOR ANY CHANGES IN STREET RIGHTSLY WAY UNES ADJACENT ♦0 THE =SECT BROWER, SHOW ON f0) AMMT 5NE TIME R ME FlELO SURVEY THERE WAS N0 OBSERVABLE ENCE O 511E USE AS A SID WASTE DUMP, SOUP OR SANITARY LANDFILL. 11) USE ,E AMCEMETRY OR B WIA0GPWNOE WAS NO 001004CE OF SITE 12) PROFESSIONAL UABIUTY INSURANCE POLICY IN THE N01.INT OF 01,000,000 OBTAINED BY THE SURVEYOR SHALL BE IN EFFECT THROUGHOUT THE CONTRACT TERM. 13) AT NE TINE DF FIELD SURVEY, THERE WA5 N0 WSERVASLE EMDENCE R RELENT STREET R SIDEWAR CDNSRUCTON OR REPAIRS, 14) ACCESSTDPENERY SNWAANNSIOGNSCRNTRWAY VD 15) BASIS OF BEARINGS: TIE BEARING OF 5W1 8015'28• EAST ALONG THE NORTH LINE OF THE NWt 4 OF RE SIN 1 THAT SECTION 23, 2084 OP 23 NORTH, RANGE 4 EAST, M. 0 4 T CERTAIN RECORD OF SURVEY FILED IN VOLUME 200, PAGES 239 AND 240, KING COUNTY ECORDS, WAS TAKEN S THE BASIS OF BEARINGS SHOWN UPON NIS SURVEY. 18) TAX MAP PARCEL 00. 1157200013 000 1157200021 17) THERE ARE NO GAPS. GORES DR OVERLAPS BETWEEN THE SUBJECT PROPERTY AND THE ADJOINING PROPERTIES SHOWN ON THIS SURVEY, 10) EASEMENT SE SUPPUED TITLE REPORT. ON- ASPLOTTABIE E PROM THE OWNER EMRIS ARE NOTED ON THE SURVEY S BEING NOT PLOTTED', BECAUSE OUR SERVICE IS UNITED TO REPORTING N EASEMENT LOCATIONS, NE STRONGLY RECOMMEND LEGAL COUNSEL TO BE RETAINED TO REPORT ON TITLE PAPERS IN THEIR ENTIRETY. 19) THIS 15 AN .-BUILT SURVEY PREPARED IN ACCORDANCE NTT THE MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/ACSM LAND TILE SURVEYS 20) THE ON-SI1E SHORN DRAINAGE SYSTEM FOR THIS PROPERTY IS DESIRED TO COLLECT POINTS, HEN DEPOSITING WATER USING 9 W TER I BASINS AS PUBLIC STORM SEWER SY$TEM, 21) mNRVEY WAS PREPARED FOR THE PURPOSES R OBTAINING N DES WVRACE THE INSURANCE PPUCT ND GOES NOT CONTAIN SUFFICIENT DETAIL FOR DESIGN PURPOSES ADDITIONAL SURVEYING VOL. BE REWIRED FOR OEACN PURPOSES. 22) THE USE R THE WORD 'CERTIFY. OR •CRTFTCATON• &THIN THIS SURVEY ONLY CONSTINI6 AN RRESSION OF PROFESSIONAL RINIW REGARDING THOSE FACTS AND FINDINGS ROWAN ON NIS SURVEY, AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE , EITHER IMPLIED DO EXPRESSED. 23) BUR1EA 0, ASSOCIATES ONLY ACKNOWLEDGES SIGNED AND STAMPED MAPS AND DRAWINGS. NO RESPONSIBILITY R LIABILITY IS EXPRESSED R IMPLIED FOR ELECTRRIC DATA AND/OR REPRODUCED MAPS AND DRAWINGS, DIFNiNMAPN• WASHINGTON DEPARTMENT R TRANSPORTATION MONUMENT ID 5274, DESIGNATED 151763. ELEVATOR • 150.849 (NAND 88). IBM-1: FWNO CHISELED'%' IN WEST END R CURB ISLAND IN SOUTHCENTER BLVD. ELEVATION • 67.6D (NAND BB) 10M-2: NW RANGE BOLT OF TRAFFIC SONAL POE AT NW QUADRANT OF SWTHCRTR BLVD AND 1-5 OFF RAMP. ELEVATION • 59.84' (NAND 88) P05$IRI F FNCR.Q.6134,4FNTS' (A) CURB AND ASPHALT RCROARES UP TO 1.5' ONTO ...NINO PROPERTY (B) CONCRETE DRIVEWAY RROARES UP TO 6.2' ONTO ADJOINING PROPERTY THERE ARE NO OTHER ENCROACHMENTS BY IMPROVEMENTS ON THE ADJOINING PROPERTY ONTO SUBJECT PROPERTY, AND N0 OTHER ENCROACHMENTS BY IMPEOSEMENTS LOCATED R SUBJECT PROPERTY OVER ANY ADJOINING PROPERTY R OVER ANY PLOTTED R PLOTTABL£ EASEMENTS SURVFYOR'S (',FRTlFlCATIOIt To, Sabo& Employee. Credit Union 0f W2a61191om and Fl,.t Amerloon Title Insurance Company. TIN le to certify TNat thle the 2011 M map m m Slumlord Delo, Requirements MrY wMUW I1 I be. were uds In accordance with DIpMH epuitlrem*IA/AGSM Land The 7(a). TJ(bxt)u J(e). 0. 8.10(a), 11(B)�14.YI6. 18, o20(a)�antl 21 (Inell,e amo ne of $1p00,0W))ol Table A thereof, a fleld wo,K was =male. on December 5, 2014. M1LWM1 58 N.ya LS S]6 Exp. 9/17/2017 6/B/7018 Ojy 9.11•.7 ALTA/ACSM LAND TITLE SURVEY SECU OFFICE BUILDING 5200 & 5290 SOUTHCENTER BLVD TUKWILA, WA DURYEA & ASSOCIATES, P.S. 2702 N. Perry Street, Spokane WA 99207 tel: (509) 465-8007 www.duryea-associates.com DAZE: DECEMBER 2014 SCALE: SHEET: 1 OF 1 PROJECT SURVEYOR: MJD DRAWN BY: BPO LAST DATE OF REVISION: 10/17/2018 JOB N. 14-1903 it Union\2Drawings\TU ORANGE CONSTRUCTION FENCE LIMITS OF DISTURBANCE SILT FENCE ORANGE CONSTRUCTION FENCE INSAWCUT IINF / ❑ SILT FENCE -SAWCUT LINE I SAWCUT LINEN I I STRAW WATTLES WATER METER TO PE REMOVED I — EXISTING 1,058 SF BUILDING TO BE DEMOLISHED IPROPOSED BUILDING AREA INTERSTATE 5 RETAINING WALL TO BE REMOVED. SEE LANDSCAPE DEMO PLAN FOR DETAILS REMOVE SEPTIC TANK IN ACCORDANCE WITH KING COUNTY BOARD OF HEALTH CODE 13.04.054 / SILT FENCE / ECTRICAL SERVICE TTOGBELREMOVED EXISTING CONCRETE CURB TO BE DEMOLISHED EXISTING PAVEMENT TO BE DEMOLISHED LIMITS OF DISTURBANCE l � I CONSTRUCTION ENTRANCE REMOVE CONCRETE WALLS AND CONCRETE SIDEWALK RAMP LIMITS OF DISTURBANCE I TEMPORARY INLET PROTECTION (TYP) SAWCUT LINE 52ND AVENUE S I I LEGEND SCALE. 1 INCH -20 FEET LIMITS OF DISTURBANCE SILT FENCE STRAW WATTLES ORANGE CONSTRUCTION FENCE CONSTRUCTION ENTRANCE Altlk CIF REMOVE EXISTING BUILDING TEMPORARY INLET PROTECTION EXISTING CONCRETE CURB TO BE REMOVED EXISTING CONCRETE PAVEMENT, ASPHALT PAVEMENT AND/OR CONCRETE SIDEWALK TO BE REMOVED JACKSON j MAN ARCHITECTURE 311 FIRST AVENUE SOUTH ShATTLE. WA t1� 200 324.4000 W W W.JACKSONMAIN.COM NAVIX SITE ICIVS z 0 z o > > I—z CO 00 ce0, w� FDco �E ZUJ co �Q =a CC }5dU O0_ Li o ?O CV D u,H 8 g WAE °juju PROJECT NO 50528001 PROJECT MGR.: JWT DRAWN JKGISNG CHECKEGY.D SY: JWT TESC AND DEMO PLAN D-1.0 GENERAL EROSION CONTROL NOTES (NAVIX) DEMOLITION NOTES (NAVIX) B:\Washington\TukwaaVa JOINTS IN FILTER FABRIC SHALL BE SPLICED AT POSTS. USE STAPLES, WIRE GA, RIN EQUIVALENT TO Q ATTACH FABRIC TO POSTS. 2"x2" BY 14 Ga. WIRE OR EQUIVALENT, IF STANDARD STRENGTH FABRIC JSED t- II LJ 6' MAX. POST SPACING MAY BE INCREASED TO 8' IF WIRE BACKING IS USED NOTE: FILTER FABRIC FENCES SHALL BE INSTALLED ALONG CONTOUR WHENEVER POSSIBLE `MINIMUA I T4"x4" RENCH 2"x4" WOOD POSTS, STEEL FENCE POSTS, REBAR, OR EQUIVALENT FILTER FABRIC MINIMUM 4"x4 TRENCH BACKFILL TRENCH WITH NATIVE SOIL OR 3/4"-1.5" WASHED GRAVEL SILT FENCE 2"x2" BY 14 Ca. WIRE OR EQUIVALENT, IF STANDARD STRENGTH FABRIC USED 2"x4" WOOD POSTS, STEEL FENCE POSTS, REBAR, OR EQUIVALENT ANCHOR POSTS MUST BE INSTALLED TO A DEPTH OF NOT LESS THAN 1/3 OF THE TOTAL 3'.1. HEIGHT OF POST <'i{ USE 8" WIRE "U"---/ TO SECURE FENCE BOTTOM AX SPACING NTS �[ANCHOR POSTS SHOULD T-BAR FENCE POSTS ORANGE MESH PLASTIC FENCING NOTE: ORANGE CONSTRUCTION FENCE SHALL INCLUDE PROMINENT SIGNAGE DESIGNATING THE FENCE AS THE BOUNDARY FOR THE VEGETATED BUFFER. SIGNAGE TO BE AT INTERVALS OF NO MORE THAN 100 FEET ALONG THE VEGETATED BUFFER. TEMPORARY ORANGE CONSTRUCTION FENCE O NTS (: ,CONTRACTOR TO TAM EDGES TO PREVENT TRIPPING. OVERFLOW FLAPS FILTER FABRIC BAG (SEDIMENT TRAP) MIRAFI 100X OR EQUAL (MATERIAL) NOTES: 1. WHERE CATCH BASIN IS LOCATED IN PAVED AREA USE OF SILT BAG IS ACCEPTABLE 2. INLET PROTECTION TYPE TO BE SELECTED BY CONTRACTOR BASED ON SITE CONDITIONS. TEMPORARY INLET PROTECTION NTS GEOTEXTILE 4"-8" QUARRY SPALLS ti 12' MIN. THICKNESS PROVIDE FULL WIDTH OF INGRESS/EGRESS AREA CONSTRUCTION ENTRANCE NOTES: 0 1. INSTALL STABILIZED CONSTRUCTION ENTRANCE, WHEEL WASH, OR BY OTHER MEANS AND METHODS TO AVOID SOIL FROM BEING TRACKED TO PUBLIC R.O.W. 2. DRIVEWAYS SHALL BE PAVED TO THE EDGE OF R-O-W PRIOR TO INSTALLATION OF THE CONSTRUCTION ENTRANCE TO AVOID DAMAGING OF THE ROADWAY T IS RECOMMENDEO THAT THE ENTRANCE BE CROWNED SO THAT RUNOFF DRAINS OFF THE PAD 3. MATERIAL SHALL BE 4" TO 6" QUARRY SPALLS AND MAY BE TOP-DRESSEO WITH 1" TO 3" ROCK. (STANDARD SPECIFICATIONS). 4. THE ROCK PAD SHALL BE AT LEAST 12 INCHES THICK AND 100 FEET LONG. WIDTH SHALL BE -HE FULL WIDTH OF THE VEHICLE NGRESS AND EGRESS AREA. 5. ADDITIONAL ROCK SHALL BE ADDED PERIODICALLY TO MAINTAIN PROPER FUNCTION OF THE PAD. 6. IF THE PAD DOES NOT ADEQUATELY REMOVE THE MUD FROM THE VEHICLE WHEELS, THE WHEELS SHALL BE HOSED OFF BEFORE THE VEHICLE ENTERS A PAVED STREET. THE WASHING SHALL 8E DONE ON AN AREA COVERED WITH CRUSHED ROCK AND WASH WATER SHALL DRAIN TO A SEDIMENT RETENTION FACILITY OR THROUGH SILT FENCE. CONSTRUCTION ENTRANCE BACKFILL AND COMPACT SOIL FLOW NTS -WOOD STAKE - 12"x2" SPACED 10' 0.C. STRAW WATTLES NTS 1. THE DESIGN SHOWN IS BASED UPON THE ENGINEER'S UNDERSTANDING OF THE EXISTING CONDITIONS. THE PLAN DOES NOT REPRESENT A DETAILED FIELD SURVEY. TIME EXISTING CONDITIONS SIIOWN ON THIS PLAN SHEET ARE BASED UPON THE SURVEY PREPARED BY DURYEA & ASSOCIATES, DATED JUNE 8, 2016. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING FIELD CONDITIONS PRIOR TO BIDDING THE PROPOSED SITEWORK IMPROVEMENTS. IF CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY PORTION OF THE SITEWORK WHICH WOULD BE AFFECTED. IF CONTRACTOR DOES NOT ACCEPT EXISTING SURVEY. INCLUDING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, HE SHALL HAVE MADE, AT HIS OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT IT T.0 THE OWNER FOR REVIEW. 2. CAUTION - NOTICE TO CONTRACTOR THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND, WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANY AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THESE PLANS. 3. ALL WORKMANSHIP AND MATERIALS SHALL CONFORM TO THE MOST CURRENT APPLICABLE LOCAL. STATE. AND FEDERAL STANDARDS. 4. THE CONTRACTOR SHALL BE RESPONSIBLE AT ALL TIMES FOR PREVENTING SILT -LADEN RUNOFF FROM DISCHARGING FROM THE PROJECT SITE. FAILURE BY THE CONTRACTOR CAN RESULT IN A FINE. THE DESIGNATED TEMPORARY CONTACT PERSON NOTED ON THIS PLAN MUST BE AVAILABLE FOR CONTACT BY TELEPHONE ON A 24 HOUR BASIS THROUGHOUT CONSTRUCTION AND UNTIL THE PROJECT HAS BEEN COMPLETED AND APPROVED BY THE GOVERNMENTAL AGENCY WITH JURISDICTION. 5. THE IMPLEMENTATION OF THESE ESC PLANS AND THE CONSTRUCTION. MAINTENANCE, REPLACEMENT AND UPGRADING OF THESE ESC FACILITIES IS THE RESPONSIBILITY OF THE CONTRACTOR FROM THE BEGINNING OF CONSTRUCTION UNTIL ALL CONSTRUCTION IS COMPLETED AND APPROVED BY THE GOVERNMENTAL AGENCY WITH JURISDICTION AND THE SITE IS STABILIZED. 6. THE BOUNDARIES OF THE CLEARING LMI TS SHOWN ON THIS PLAN SHALL BE CLEARLY FLAGGED AND INSPECTED BY THE LOCAL JURISDICTION PRIOR TO ANY CLEARING OR CONSTRUCTION TAKING PLACE. DURING CONSTRUCTION, NO DISTURBANCE BEYOND THE FLAGGED CLEARING LIMITS SHALL BE PERMITTED. THE FLAGGING SHALL BE MAINTAINED BY THE OWNER AND/OR CONTRACTOR UNTIL ALL CONSTRUCTION IS APPROVED. 2. THE EROSION AND SEDIMENTATION CONTROL FACILITIES SHOWN ON THIS PLAN ARE TO BE CONSIDERED ADEQUATE BASIC REQUIREMENTS FOR THE ANTICIPATED SITE CONDITIONS. DURING CONSTRUCTION, DEVIATIONS FROM THIS PLAN MAY BE NECESSARY IN ORDER TO MAINTAIN WATER QUALITY. 8. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE INSPECTED BY THE CONTRACTOR ON A FREQUENT BASIS AND IMMEDIATELY AFTER EACH RAINFALL, AND MAINTAINED AS NECESSARY TO INSURE THEIR CONTINUED FUNCTIONING. ALL SEDIMENT MUST BE REMOVED FROM SILT FENCES, STRAW BALES, SEDIMENT PONDS. ETC. PRIOR TO THE SEDIMENT REACHING 1/2 ITS MAXIMUM POTENTIAL DEPTH. 9. AT NO TIME SHALL CONCRETE. CONCRETE BYPRODUCTS, VEHICLE FLUIDS, PAINT, CHEMICALS, OR OTHER POLLUTING MATTER BE PERMITTED TO DISCHARGE TO THE TEMPORARY OR PERMANENT DRAINAGE SY51 EM, OR TO DISCHARGE FROM THE PROJECT SITE. 10. THE CONTRACTOR PERFORMING THE WORK SHALL MAINTAIN A SET OF THE APPROVED CONSTRUCTION DRAWINGS ON SITE AT ALL TIMES WHILE CONSTRUCTION IS IN PROGRESS. 11. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR PERFORMING THE WORK TO OBTAIN ALL NECESSARY PERMITS FROM THE LOCAL JURISDICTION PRIOR TO COMMENCING ANY WORK WITHIN THE PUBLIC RIGHT-OF-WAY. 12, THE CONTRACTOR PERFORMING THE WORK SHALL BE RESPONSIBLE FOR PROVIDING ADEQUATE TRAFFIC CONTROL AT ALL TIMES DURING CONSTRUCTION ALONGSIDE OR WITHIN ALL PUBLIC ROADWAYS. 13. THIS APPROVED "TEMPORARY EROSION AND SEDIMENTATION CONTROL PLAN" MUST BE IMPLEMENTED PRIOR TO ANY SITE WORK. SEE THE PLANS AND DETAILS FOR FURTHER INFORMATION. 14, THE CONTRACTOR SHALL NOTIFY THE OWNER AND THE ENGINEER IN THE EVENT OR DISCOVERY OF POOR SOILS, GROUNDWATER OR DISCREPANCIES IN THE EXISTING CONDITIONS AS NOTED ON THE PLANS. 15. MAXIMUM SLOPES SHALL BE 3:1 HORIZ: VERT FOR ALL SLOPES, AND 3:1 HORIZ: VERT FOR CUT SLOPES, WITH THE EXCEPTION OF RIGHT-OF-WAY. 2:1 IS THE MAXIMUM ALLOWED SLOPE FOR WORK WITHIN THE RIGHT-OF-WAY. 16. ROCKERIES OR OTHER RETAINING FACILITIES EXCEEDING 4' IN HEIGHT REQUIRE A SEPARATE BUILDING PERMIT. 17. ALL AREAS DISTURBED DURING CONSTRUCTION WHERE PERMANENT LANDSCAPING WILL NOT BE PROVIDED WITHIN 60 DAYS SHALL BE HYDROSEEDED, OR OTHERWISE STABILIZED. AS REQUIRED. STRAW MULCHING OR PLASTIC SHEETING ARE ACCEPTABLE ALTERNATIVES TO TEMPORARY HYDROSEEDING DURING PERIODS OF LOW GROWTH. 18. SLOPE STABILIZATION. CUT AND FILL SLOPES SHALL BE CONSTRUCTED IN A MANNER THAT WILL MINIMIZE EROSION. ROUGHENED SOIL SURFACES ARE PREFERRED TO SMOOTH SURFACES. INTERCEPTORS SHOULD BE CONSTRUCTED AT THE TOP OF LONG, STEEP SLOPES WHICH HAVE SIGNIFICANT AREAS ABOVE THAT CONTRIBUTE RUNOFF. CONCENTRATED RUNOFF SHOULD NOT BE ALLOWED TO FLOW DOWN THE FACE OF A CUT OR FILL SLOPE UNLESS CONTAINED WITHIN AN ADEQUATE CHANNEL OR PIPE SLOPE DRAIN. WHEREVER A SLOPE FACE CROSSES A WATER SEEPAGE PLANE, ADEQUATE DRAINAGE OR OTHER PROTECTION SHOULD BE PROVIDED. IN ADDITION, SLOPES SHOULD BE STABILIZED IN ACCORDANCE WITH ITEM (17) ABOVE. 19. STORM DRAIN INLET PROTECTION, ALL STORM DRAIN INLETS MADE OPERABLE DURING CONSTRUCTION SHALL BE PROTECTED SO THAT STORMWATER RUNOFF SHALL NOT ENTER THE CONVEYANCE SYSTEM WITHOUT FIRST BEING FILTERED OR OTHERWISE TREATED TO REMOVE SEDIMENT. 20. REFER TO PROJECT SPECIFICATIONS FOR SURFACE WATER POLLUTION PREVENTION PLAN (SWPPP) NARRATIVE. 21. PH SAMPLING MAY BE REQUIRED IF PROJECT INCLUDES MORE THAN 40 CUBIC YARDS OF POURED OR RECYCLED CONCRETE. 22. IF SAMPLING REVEALS HIGH PH LEVELS, CONTRACTOR SHALL IMPLEMENT BMP C252 TO NEUTRALIZE THE PH LEVELS. 1. DEMOLITION NOTES ARE FOR CLARIFICATION ONLY AND ARE SHOWN FOR THE CONTRACTOR'S BENEFIT. THESE NOTES ARE NOT INTENDED TO BE COMPREHENSIVE. 'HE CONTRACTOR SHALL REMOVE OR RELOCATE ALL EXISTING N SIT E C IMPROVEMENTS NECESSARY TO ACCOMMODATE THE PROPOSED CONSTRUCTION. 2. THE DESIGN SHOWN IS BASED UPON THE ENGINEER'S UNDERSTANDING OF THE EXISTING CONDITIONS. THE PLAN DOES NOT REPRESENT A DETAILED FIELD SURVEY. THE EXISTING CONDITIONS SHOWN ON THIS PLAN SHEET ARE BASED UPON THE SURVEY PREPARED BY DURYEA & ASSOCIATES, DATED JUNE 8,2016. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING FIELD CONDITIONS PRIOR TO BIDDING THE PROPOSED SITEWORK IMPROVEMENTS. IF CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY PORTION OF THE SITEWORK WHICH WOULD BE AFFECTED. IF CONTRACTOR DOES NOT ACCEPT EXISTING SURVEY, INCLUDING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, HE SHALL HAVE MADE, AT HIS OWN EXPENSE. A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT IT TO THE OWNER FOR REVIEW. 3. CONTRACTOR IS TO REMOVE ALL EXISTING SURFACE IMPROVEMENTS AND DEBRIS WITHIN THE LIMITS OF WORK UNLESS OTHERWISE NOTED. ALL DEBRIS FOUND ON SITE SHALL BE DISPOSED OF IN ACCORDANCE WITH APPLICABLE STATE CODES. 4 CONTRACTOR TO PROTECT EXISTING FEATURES WHICH ARE TO REMAIN. 5. ABANDONED PIPES LOCATED OUTSIDE PROPOSED BUILDING PAD LIMITS WITH AN EXCESS OF 3' COVER MAY BE DECOMMISSIONED AND ABANDONED IN PLACE, PROVIDED THAT THESE ABANDONED UTILITIES ARE GROUTED AND CAPPED. EXISTING SUBSURFACE IMPROVEMENTS AND DEBRIS WITHIN THE PROPOSED BUILDING FAD AREA, INCLUDING 10' BEYOND FOUNDATIONS, SHALL BE REMOVED. SEQUENCE OF CONSTRUCTION 1. HOLD A PRE -CONSTRUCTION MEETING 'MTH CITY AND OBTAIN REMAINING REQUIRED PERMITS FOR ALL WORK WITHIN PUBLIC RIGHT OF WAY AND ON -SITE. 2. ALL NECESSARY CONSTRUCTION SIGNAGE MUST BE N PLACE PRIOR TO START OF CONSTRUCTION, 3, ESTABLISH LIMITS OF DISTURBANCE AND INSTALL ORANGE CONSTRUCTION FENCE AROUND PROJECT AREA. 4. INSTALL SILT FENCE AS SHOWN ON THE PLANS. 5. INSTALL INLET PROTECTION ON ALL EXISTING STORM DRAINAGE STRUCTURES TO REMAIN. 6, SAWCUT AND REMOVE ASPHALT TO NSTALL UTILITIES. REMOVE ALL EXISTING FEATURES PER DEMOLITION PLAN. CLEAR. GRUB, AND STRIP THE SITE AS NECESSARY. Z. TEMPORARILY STABILIZE DENUDED AREAS. 8. INSTALL UTILITIES. 9. START CONSTRUCTION OF BUILDING PADS AND FOUNDATIONS UPON BUILDING PERMIT APPROVAL 10. COMPLETE ROUGH GRADING ACTIVITIES. 11. FINISH PAVING THE SITE. 12. REMOVE ALL TEMPORARY SEDIMENT AND EROSION CONTROL AFTER INSPECTOR HAS DETERMINED THE SITE IS COMPLETELY STABILIZED, WITH PERMANENT STABILIZATION AND/OR LANDSCAPING. MAINTENANCE ALL MEASURES STATED ON THIS EROSION AND SEDIMENT CONTROL PLAN, SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION UNTIL NO LONGER REOUIRED FOR A COMPLETED PHASE OF WORK OR FINAL STABILIZATION OF THE SITE. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CHECKED BY A QUALIFIED PERSON IN ACCORDANCE WITH THE CONTRACT DOCUMENTS OR THE APPLICABLE PERMIT, WHICHEVER IS MORE STRINGENT, AND REPAIRED IN ACCORDANCE WITH THE FOLLOWING: 1, INLET PROTECTION DEVICES AND BARRIERS SHALL BE REPAIRED OR REPLACED IF THEY SHOW SIGNS OF UNDERMINING. OR DETERIORATION. 2. ALL SEEDED AREAS SHALL BE CHECKED REGULARLY TO SEE THAT A GOOD STAND IS MAINTAINED. AREAS SHOULD BE FERTILIZED, WATERED, AND RESEEDED AS NEEDED. 3. EROSION EELS OR STRAW WATTLES SHALL BE REPAIRED TO THEIR ORIGINAL CONDITIONS IF DAMAGED. SEDIMENT SHALL BE REMOVED FROM BOTH WHEN IT REACHES ONE-THIRD THE HEIGHT OF THE EEL 0R WATTLE. 4. CATCH BASIN INLETS SHALL BE CLEANED OR REPLACED PER THE MANUFACTURER'S RECOMMENDED SCHEDULE. 5. SINCE THE SITE IS COMPLETELY PAVED, A CONSTRUCTION EXIT IS NOT NECESSARY. THE CONTRACTOR IS TO ENSURE THAT THERE IS NO TRACKING OR FLOW OF MUD OR DIRT ON TO PUBLIC RIGHTS -OF -WAY FROM THE SITE. IF TRACKOUT BECOMES AN ISSUE, MEASURES SUCH AS A WHEEL WASH, SHAKER PLATES, RUMBLE STRIP, OR OTHER APPROVED MEASURES MAY BE NECESSARY. TRACKING OR FLOW OF MUD ONTO PUBLIC RIGHTS -OF -WAY. 6. THE CONTRACTOR STAGING AREA SHALL BE KEPT IN G000 CONDITION (SUITABLE FOR PARKING AND STORAGE). SEEDING/STABILIZATION NOTE, TEMPORARY SEEDING MAY BE USED THROUGHOUT THE PROJECT ON DISTURBED AREAS THAT HAVE REACHED FINAL GRADE OR THAT WILL REMAIN UNWORKED FOR MORE THAN 30 DAYS. PERMANENT LANDSCAPING - ALL AREAS AT FINAL GRADE WITHIN THE AREAS SHOWN ON THE LANDSCAPE PLANS, MUST BE PERMANENTLY STABILIZED PER THE LANDSCAPE PLANS. 1 I JACKSON MAIN ARCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE, WA eel. t 206.324.4900 W W W.JACKSONMAIN.COM NAVIX sU'E I Clvn. tN PROJECT NO PROJECT MGR: DRAWN BY CHECKED BY: 50628001 JMO JKGISNG JWT TESC AND DEMO DETAILS D-1.1 E o\Jockson IAain\Inspirus Credit Union\2Drawings\NJIA_ --� 52ND AVENUE S INTERSTATE 5 Q I I I � J P I I F F F I OA ASPHALT PAVEMENT(RS- OS �y C-1.1 ® CONCRETE PAVEMENT • CONCRETE S!DEWALK OD CONCRETE CURB AND GUTTER EO TRAFFC BARRIER CURB D 13' WIDE DRIVEWAY LEGEND 40 SCALE. 1 INCH -20 FEET PROPERTY LINE SAWCUT LINE PROPOSED CURB \ll\\\\\\\\l\l\llll PROPOSED BUILDING KEY NOTES Niar OG PARALLEL ADA RAMP WITH DETECTABLE WARNING PATTERN OH FIRE LANE STRIPING (TYP.) OI TRAFFIC ARROWS (TYP.) OJ 4" WIDE. SOLID WHITE PAINTED STRIPE (TYP.) OK PERVIOUS PAVER PATH (SEE LANDSCAPE PLAN FOR DETAILS) © SAWCUT EXISTING PAVEMENT, MATCH, AND JOIN WITH AR-4000 OR APPROVED EQUAL. OM STAIRS ON GARDEN PLAZA (SEE LANDSCAPE PLAN FOR DETAILS) OO 4" WIDE YELLOW STRIPING AT 45-DEGREES AT 18" 0.C. ©4" WIDE RED STRIPING AT 45-DEGREES AT 18" 0.C. MATCH EXISTING STRIPING. • 4" WIDE WHITE STRIPING AT 45-DEGREES AT 18" 0.C. ® CRUSHED ROCK SURFACE (TYR. SEE LANDSCAPE PLAN FOR DETAILS) OS COURTYARD AREA (SEE LANDSCAPE PLAN FOR DETAILS) PROPOSED ASPHALT PAVEMENT PROPOSED CONCRETE SIDEWALK PROPOSED CONCRETE PAVEMENT PRDPOSED LANDSCAPE AREA PROPOSED CRUSHED ROCK PROPOSED PERVIOUS PAVER 111 JACKSON d MAIN ARCHITE TURE 311 FIRST AVENUE SOUTH SEATTLE, WA 88104 t 206.324 4600 W WWJACKSONMAIN. COM NNAVIX .u. He nr Sr ��s.weme z 0 2 o F— Z m a 0 cc co W I.— CO Ce0 ZGO (n< =Q F aU o§ ALL o� ? O CN LoF- PROJECT NO 50525001 PROJECT MGR: JWT DRAWN BY. JKGSNG CHECKED BY: JWT SITE IMPROVEMENT PLAN C-1.0 ton \Tukwila\Jackson Main\Inspirus Credit Union \2Drawings\TU BETE sENUNo 0110 TYPICAL PATCH FOR RIOID PAVEMENT TYPICAL PATCH FOR FLEXIBLE PAVEMENT NOTES: 0.5,10 PA Et. 1. ALL WORK 10 CONFORM TO THE CURRENT WSDOT/APWA STANDARD SPECIFICATIONS FOR ROAD, BRIDGE, AND MUNICIPAL CONSTRUCTION. 2. A MINIMUM OF A ONE YEAR GUARANTEE IS REQUIRED ON ALL PAVEMENT PATCHING AND OVERLAYS 3. CONTROLLED DENSITY FILL IN PLACE OF CRUSHED ROCK MATERIAL MAY BE REQUIRED IN CASES OF RECENT PAVEMENT OVERLAY. OR AS DIRECTED BY CITY ENGINEER. NOT TO 0CALE City of Tukwila PAVEMENT RESTORATION ,Kerr RS-03 08.03 APPROVAL: B. SHELTON <unaawwrTER IEEE OVAL RSDmJ PR11N90014T0 nARo-JA a, REeu+ I r1 1 ■ LAB - •,11.9111eh I fTI[Eir[�I' FLOW a �.Q(LI.�[LEL p. Jr VIUER mvrnarE.R 3 r J D a r M16 INLET DETAIL z 1a rFIESIR A v '`P ::: 1, REFER TO DS-06 FOR CATCH o SECTION A -A BASIN MARKING. HOT TO SCALE ti City of Tukwila CURB AND GUTTER CATCH BASIN SURROUND DS•i5 AANPRavAE B. S3 B.SHELTON IMA °i1 MMA, SECTION A -A CURB DETAIL NOTES: 1. THIS ALTERNATE SHOULD BE USED ONLY AFTER STUDYING CLOSENESS OF DRIVEWAYS, DRAINAGE, TOPOGRAPHY, DRIVEWAY GRADES, RIGHT OF WAY,ETC. 2. DRIVEWAYS WITH HIGH VOLUME (AS NOTED BY CITY ENGINEER) MAY BE APPROVED FOR INTERSECTION TYPE ACCESS. 3. TURNING RESTRICTIONS MAY BE APPLIED BY THE CITY ENGINEER, 4. CONCRETE SHALL BE CLASS 4000. 5. INSPECTION REQUIRED BEFORE PLACING CONCRETE. AT LEAST 24 HOUR NOTICE MUST BE GIVEN TO TUKWILA PUBLIC WORKS DEPARTMENT FOR INSPECTION. 8. ALL DRIVEWAY APRONS SHALL BE A MINIMUM OF 6" THICK. 7. WHERE DRIVEWAY WIDTHS EXCEED 15', A 3/8" X 5-1/2" EXPANSION JOINT SHALL BE PLACED LONGITUDINALLY ALONG THE CENTERLINE. 9. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH APWAANSDOT PLANS AND SPECIFICATIONS OR AS DIRECTED BY THE CITY OF TUKWILA. 9. AN ASPHALT APRON MAY BE USED IN AREAS WHERE NO CURB EXISTS. 10. REMOVAL OF EXISTING CONCRETE CURB, GUTTER OR SIDEWALK SHALL BE TO THE NEXT EXPANSION JOINT; SCORE JOINTS MUST BE SAW CUT AND REPLACED WITH AN EXPANSION JOINT. NOT TO IICALE City of Tukwila COMMERCIAL DRIVEWAY RS-09 08.03 lA0r newel., 04.05 APPnwu. BOB GIBERSON. CITY ENGINEER FIRE TRUCK TURNAROUND FIRE LANE (TOP.) NTERBFATE BI LDNO AREAATEA I I 1 1 ®II_I��I� II 52ND AVENUE DESIGNATED FIRE LANE 1 NTS I I I I I I I O ENPANNON JCIINT SECTION A -A NOTES; SIDEWALK WIDTHS MINOR PRINICIPAL ARTERIAL' ARTERIAL' TUKWILA URBAN CENTER (SEE NOTE 1) 5' 6' PLAN VIEW r �CRUSHED PO0K 1 NNEBokW1:7_J 8' 1' NIDE x 3V 06E0 DCOBE J01 10. ELEVATION 1. SIDEWALKS SHALL BE A MINIMUM OF 9 FEET WIDE AT BUS STOPS AND PULLOUTS, OR WHERE THE SPEED LIMIT IS OVER 35 MPH, OR WHERE A TRAIL AND SIDEWALK ARE COMBINED. 2. PLACE CEMENT CONCRETE OVER 2" OF 5/8" MINUS CRUSHED ROCK OR AS SPECIFIED IN THE CURRENT APWANJSDOT STANDARD SPECIFICATIONS. 3. REMOVE EXISTING CONCRETE CURB, GUTTER OR SIDEWALK TO THE NEAREST JOINT; SCORE JOINTS MUST BE SAW CUT AND REPLACED WITH NEW. • SEE TMC 9.48.040 City of Tukwila SIDEWALK RS-11 08.03 LAST RENBNN: 04.08 ...OVAL B013 GIBERSON, CITY ENGINEER NOTES (NAVIX) 1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY REGULATIONS AND CODES AND 0.SH,A, STANDARDS. THE DESIGN SHOWN I5 BASED UPON THE ENGINEER'S UNDERSTANDING OF THE EXISTING CONDITIONS, THIS PLAN DOES NOT REPRESENT A DETAILED FIELD SURVEY. THE EXISTING CONDITIONS SHOWN ON THIS PLAN SHEET ARE BASED UPON THE SURVEY PREPARED BY DURYEA & ASSOCIATES, DATED JUNE 8, 2015. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING FIELD CONDITIONS PRIOR TO BIDDING THE PROPOSED SITEWORK IMPROVEMENTS. IF CONFLICTS ARE DISCOVERED. THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY PORTION OF THE SITEWORK WHICH WOULD BE AFFECTED. IF CONTRACTOR DOES NOT ACCEPT EXISTING SURVEY. INCLUDING TOPOGRAPHY AS SHOWN ON THE PLANS. WITHOUT EXCEPTION, HE SHALL HAVE MADE, AT HIS OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT IT TO -HE OWNER FOR REVIEW, CAUTION - NOTICE TO CONTRACTOR THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE, THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANY AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES AND EXISTING IMPROVEMENTS WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS ON THE PLANS. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATION AND DIMENSIONS OF OUTDOOR UTILITY YARD, EXIT PORCHES, SIDEWALKS, RAMPS & TRUCK DOCKS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILTY ENTRANCE LOCATIONS. DIMENSIONS SHOWN REFER TO FACE OF CURB, EDGE OF PAVEMENT, FACE OF BUILDING OR TO THE CENTERLINE OF PAVEMENT STRIPING, UNLESS OTHERWISE NOTED. ALL PAVED PARKING LOT AREAS WITHIN THE UMITS OF IMPROVEMENTS SHALL BE STANDARD OR LIGHT DUTY PAVEMENT UNLESS OTHERWISE NOTED. CONTRACTOR SHALL PROVIDE A TEMPORARY TRAFFIC CONTROL PLAN FOR THE CITY ENGINEER'S APPROVAL PRIOR TO ANY WORK WITHIN THE CITY RIGHT-OF-WAY. TEMPORARY TRAFFIC CONTROL REQUIRED WITHIN THE MICROSOFT PROPERTY SHALL BE PROVIDED TO MICROSOFT OPERATIONS MANAGER PRIOR TO ANY WORK. 8. REFER TO BOUNDARY SURVEY FOR LEGAL DESCRIPTION, DIMENSIONS OF PROPERTY LINES, BASIS OF BEARINGS & BENCHMARK INFORMATION. 9. ALL ON -SITE PAINTED STRIPING SHALL BE DOUBLE COAT. (CONTRACTOR TO REFER TO PROJECT SPECIFICATIONS FOR ADDITIONAL PAVING MARKING REQUIREMENTS.) 10, PARKING LOT STRIPING SHALL BE WHFE, 4" WDE, UNLESS OTHERWISE NOTED. 11. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED. REMOVED OR RELOCATED AS NECESSARY OR AS SHOWN ON DEMOUTION PLANS. ALL COST SHALL BF1 INCLUDED IN BASE BID. 12, CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT WAITED TOS-MI ALL UTILITIES, STORM DRAINAGE, SIGNS, ETC. AS REQUIRED. ALL WORK SHALL BE:94. 1 ACCORDANCE WITH GOVERNING AUTHORITIES SPECIFICATIONS AND SHALL BE APPROVED BY SU('H,,:7 ALL COST SHALL BE INCLUDED IN BASE BID. - e ,4 13, ALL DISTURBED AREAS ARE TO RECEIVE FOUR INCHES OF TOPSOIL, SEED, MULCHAND WATER UNTIL A HEALTHY STAND OF GRASS IS ESTABLISHED. (SEE LANDSCAPE PLANS) 14. CURB RADII ADJACENT TO PARKING STALLS SHALL BE 3'. ALL OTHER CURB RADII.SHALII BE 10,, "- UNLESS OTHERWISE NOTED, 1 - 15. ALL INTERNAL DRIVES, INCLUDING THE GRAVEL DRIVE CONNECTION SHALL BE CONC TRUCTED TO., ACCOMMODATE 75,000 LBS, G.V.W. ALL PAVED SURFACES SHALL BE MAINTAINED ,,7765 DAYS A , YEAR. j, 1 . 16. SEE STRUCTURAL PLANS FOR PAD DETAILS. L JACKSON I MAIN ARCHITE TURE 311 AVENUE SOUTH SEATTLE, WA 08100 r 206 324.0800 VWAN.JACKSONMAIN.COM NAVIX SITE CIVIL 0 0 CC cc, LU 2 OD W OS a 0 N 1- Lod Y,u PROJECT NO PROJECT MGR.. DRAWN BY: CHECKED BY: 00528001 JNT JKG/SNG JWT SITE IMPROVEMENT DETAILS C-1.1 2016 — 9:02am Union\2Drawings\NJM 66.59 (19 (M.E.) OLE) 1,67.27 DA E.) 69.62 OLE.) 1,59.05 /'/�•' (M.E.) (M.E.) () Tp E9.61� OLE.)5243 1P-63.13 OLE.) TP-59.94 (M.E.) EXISTING CATCH BASIN RIM - 50.45 12' IE - 54.18 (N, S) NEW 6' IE = 55.95 (W) TP-56.66 65 M.E�) (ME.L 19-56.69 ME'." (040.) TP-61.00 (M.E.) (M.E.) TP-60.67-=_ M-60.52 E.) TP-6l.10TP.60.04 YE) 1P-63.1] 52J (M.E.) 20ILF 6" CPEP 0 1.00% % TP-59.451 (M.E.) TP=60.49 (ME) 6 M.E) (M.E.) SDCO RIM - 59.36 E= 56.15 (M.E.) -56.]3 9.t3r (M.E.) iP-58.50 (M.E.) INTERSTATE 5 19.59.46 04.E.) J 1P-59.56 (M.E.) 54 LF 6" CPEP 0 1.00% 5DC0 RIM - 59.32 E = 56.69 6 LF 6" CPEP 0 1.00% (u7.29 9.76E) (M.E.) TP.69.70 (M.E.) THROUGH -CURB - DRAINAGE CHANNEL 9.13 OLE.) 1P.69.73 TP-59.99 (4.E.) TP-69.92 - GARDEN PLAZA 52ND AVENUE S TRENCH DRAIN. SEE MEP PLANS FOR CONNECTION AND CONTIN)IA110N PROPOSED BUILDING AREA CONNECT TO BUILDING ROOF DRAINAGE SYSTEM IE = APPROX. 56.77 AREA DRAIN. SEE MEP PLANS FOR CONNECTION AND CONTINUATION. I SEE DETAIL 2 ON SHEET C-2.1 `FOR DETAILS _ Q U co i I 1 I 1 I I I 1 I I 1 I 1 1 I 1 1 I I 1 I I 1 I 1 I 1 1 I 1 1 I I 1 I LEGEND 40 11 SCALE: 1 INCH -20 FEET STORM DRAIN PIPE • STORM DRAIN CLEANOU CATCH BASIN, TYPE 1 �® TP TOP OF PAVEMENT LP LOW POINT TC TOP OF CURB BC BOTTOM OF CURB TS TOP OF STAIR B5 BOTTOM OF STAIR (M.E.) MATCH EXISTING JACKSON I MAIN ARCHITECTURE 311 FIRST AVENUE SOUTH Et .324.001w NAVIX S TE I GIM... J CO t40.,_ Ce co CCe-0 ZLI rn U< CC LL co og_ Coi IL O Z0 u"iF- PROJECT NO 50526001 PROJECT NOR DRAWN BY JKOISNG CHECKED BY: JWT GRADING AND DRAINAGE PLAN C2.0 GRADING NOTES (NAVIX) 1 THE SPOT ELEVATIONS INDICATED ON THIS PLAN REPRESENT THE DESIGN TOP OF PAVEMENT, UNLESS OTHERWISE NOTED. 2. CONTRACTOR IS RESPONSIBLE FOR DEMOLITION OF EXISTING STRUCTURES INCLUDING REMOVAL OF ANY EXISTING UTIUTIES SERVING THE STRUCTURE. UTILITIES ARE TO BE REMOVED TO THE RIGHT-OF-WAY. 3, CONTRACTOR SHALL APPLY STABILIZAP ON FABRIC TO ALL SLOPES 3H:IV OR STEEPER. CONTRACTOR SHALL STABILIZE DISTURBED AREAS IN ACCORDANCE WITH LOCAL SPECIFICATIONS. 4, ALL UNSURFACED AREAS DISTURBED BY GRADNG OPERATION SHALL RECEIVE 4 INCHES OF TOPSOIL. CONTRACTOR SHALL APPLY STABIUZATION FABRIC TO ALL SLOPES 3H:1V OR STEEPER. CONTRACTOR SHALL STABILIZE DISTURBED AREAS WITH GRASS IN ACCORDANCE WITH LOCAL SPECIFICATION UNTIL A HEALTHY STAND OF GRASS 1S OBTAINED. (SEE LANDSCAPE PLANS) 5. ALL CUT AND FILL SLOPES SHALL BE CONSTRUCTED PER THE GEOTECHNICAL REPORT AND APPLICABLE LOCAL REGULATION. ALL CUT AND FLL SLOPES SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE NOTED. 6. CONTRACTOR SHALL ENSURE POSITIVE DRAINAGE AWAY FROM BUILDINGS FOR ALL NATURAL AND PAVED AREAS AND SHALL GRADE ALL AREAS TO PRECLUDE PONDING OF WATER. ALL POLLUTANTS OTHER THAN SEDIMENT ON -SITE DURING CONSTRUCTION SHALL BE HANDLED AND DISPOSED OF IN A MANNER THAT DOES NOT CAUSE CONTAMINATION OF STORMWATER, THE CONTRACTOR SHALL ADHERE TO ALL TERMS AND CONDITIONS AS OUTLINED IN THE GENERAL PERMIT FOR STORMWATER DISCHARGE ASSOCIATED WITH CONSTRUCTION ACTIVITIES. 8. PROPERTIES AND WATERWAYS DOWNSTREAM OF THE SITE SHALL BE PROTECTED FROM EROSION DUE TO INCREASES IN THE VOLUME, VELOCITY AND PEAK FLOW RATE OF STORMWATER RUNOFF FROM PROJECT SITE. 9. CONSTRUCTION SHALL COMPLY VATH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SAME. 10. CONTRACTOR TO REMOVE UNSUITABLE SOILS LOCATED WITHIN THE BUILDINGS SPLAY LINE OF THE FOOTINGS. 11. ALL LANDSCAPE AREAS SHALL BE GRADED TO ONE AND ONE HALF INCH (1.5") BELOW THE SIDEWALK FINISH GRADE AND TO THE TOP OF CURB. SEE GRADING PLAN FOR ELEVATIONS. 12, CONTRACTOR SHALL ADJUST TOP OF MANHOLES AND GRATES TO FINISH GRADE AS REQUIRED. 13. FINISH GRADE PLANS REFLECT POSITIVE DRAINAGE TO CATCH BASINS, CURB CUTS, RAIN STRAINER TYPE MANHOLE LIDS, AREA DRAINS OR OTHER TYPES OF STORM WATER RECEIVING STRUCTURES. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING POSITIVE DRAINAGE IN PARKING LOTS, HARDSCAPE AREAS. AND LANDSCAPING, NOTIFY ENGINEER OF ANY DISCREPANCIES. 14. ADA CROSSWALKS SHALL BE 25 MAX CROSS SLOPE AND COMPLY WITH ALL ADA STANDARDS. CONTRACTOR TO NOTIFY ENGINEER IF FIELD CONDITIONS VARY. IF AS BUILT CONDITIONS ARE NOT COMPLIANT. REMOVE AND REPLACE NON -COMPLIANT AREAS AT CONTRACTOR'S EXPENSE. 15. ADA PARKING STALLS SHALL BE 28 MAX SLOPE IN ANY DIRECTION AND COMPLY WITH ALL ADA STANDARDS. CONTRACTOR TO NOTIFY ENGINEER IF FIELD CONDITIONS VARY, IF AS BUILT CONDITIONS ARE NOT COMPUANT, REMOVE AND REPLACE NON -COMPLIANT AREAS AT CONTRACTOR'S EXPENSE. 16. FOR BOUNDARY AND TOPOGRAPHIC INFORMATION REFER TO PROJECT SURVEY. 17. FOR LAYOUT INFORMATION REFER TO 'HE SITE PLAN. STORM DRAINAGE NOTES (NAVIX) 1. ALL WORKMANSHIP AND MATERIALS SHALL CONFORM TO THE MOST CURRENT APPLICABLE LOCAL. STATE. AND FEDERAL STANDARDS. 2. EXISTING DRAINAGE STRUCTURES TO BE INSPECTED AND REPAIRED AS NEEDED, AND EXISTING PIPES TO BE CLEANED OUT TO REMOVE ALL SILT AND DEBRIS. 3. IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE AS NECESSARY TO RETURN IT TO EXISTING CONDITIONS OR BETTER. 4. STORM DRAINAGE PIPE WITH LESS THAN 2-0" COVER SHALL BE CLASS IV REINFORCED CONCRETE PIPE, OR APPROVED EQUAL, TO SUSTAIN H-20 LOADING. 5 ALL ONSITE STORM DRAINAGE PIPE SHALL BE SMOOTH -WALLED INTERIOR, MANUFACTURER'S VERIFICATION OF MANNING'S ROUGHNESS COEFFICIENT N-0.012 OR LESS. 6. STORM DRAINAGE PIPE SLOPES SHALL BE NOT BE LESS THAN 0.5%. 7. PRECAST STRUCTURES MAY BE USED AT CONTRACTOR'S OPTION. 8. ALL CATCH BASINS AND AREA DRAINS ARE TO BE SITUATED SUCH THAT THE OUTSIDE EDGE OF GRATE FRAME IS AT TOE OF CURB OR FLOW LINE OF GUTTER (WHERE APPUCABLE). 9. CATCH BASIN INLET PROTECTION / EROSION CONTROL TO BE USED FOR ALL NEW INLETS. 10. ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION AT STRUCTURE IS WATERTIGHT. 11. ALL STORM SEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT. AND SHALL HAVE TRAFFIC BEARING RING AND COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVE FINISH GRADE. LIDS SHALL BE LABELED "STORM" 0R "DRAIN". 12. ALL STORM STRUCTURES SHALL HAVE A SMOOTH UNIFORM POURED MORTAR INVERT FROM INVERT N TO INVERT OUT, UNLESS OTHERWISE SHOWN IN THE CATCH BASIN DETAIL. 13. CONTRACTOR SHALL CONNECT ROOF DRAIN LEADERS TO PROPOSED STORM DRAINS AS SHOWN. 14, RIM FOR CURB INLETS REFERS TO THE ACCESS LID. SEE CIVIL FINISHED GRADING PLANS FOR CURB INLET ELEVATIONS AT THE GUTTER LINE. EARTHWORKS (NAVIX) 1. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR MAKING ALL EXCAVATIONS IN A SAFE MANNER. PROVIDE APPROPRIATE MEASURES TO RETAIN EXCAVATION SIDESLOPES AND PREVENT ROCK FALLS, TO ENSURE THAT PERSONS WORKING IN OR NEAR THE EXCAVATION ARE PROTECTED. 2. NAVIX HAS NOT DESIGNED OR REVIEWED, IS NOT RESPONSIBLE FOR, AND DOES NOT CERTIFY ANY ASPECT OF ANY EXCAVATION SHORING SYSTEMS ANO/OR SAFETY SYSTEMS FOR ANY EXCAVATION WHICH MAY BE DESCRIBED, SHOWN, OR DEPICTED, DIRECTLY OR INDIRECTLY, ON THESE DRAWINGS. 3. ELEVATION SLOPES SHOWN AT TOP OF OPEN CUT LOCATIONS ARE APPROXIMATE. 4. SEE STRUCTURAL DRAWINGS FOR LOCATION AND ELEVATION OF FOOTINGS AND OMITS OF SLABS. 3/4' SQUARES SPACED - 3/4" AS INDICATED - HT, 1/8' 1/8" RAISE 1/2" WIDE BORDER " MIN. CAST IRON RING & COVER GRADE FIBRE JOINT PACKING PVC PIPE- 11/2" CLASS 'G' ASPHALT 12' 0 CLASS "B' CEMENT CONC. COLLAR 45. (I/O') BEND CEMENT CONC. BEDDING PLUG TO BE SEALED IN SAME MANNER AS MAIN JOINTS CEMENT CONC. BEDDING STORM DRAINAGE CLEANOUT NTS 88, 65 RISER SECTION NOTES: 1. MAXIMUM DEPTH FROM FINISHED GRADE TO PIPE INVERT SHALL BE 5-0'. T, CATCH BASINS TO BE CONSTRUCTED IN ACCORDANCE WITH ASTM C AT8 (AASHTO M 1991) 6 ASTMS 890 UNLESS OTHERWISE SHOWN ON PLANS OR NOTED IN THE STANDARD SPECIFICATIONS. 3 REBAR WELDED WIRE FABRIC HAVING A MINIMUM AREA OF 0,12 SQUARE INCHES PER FOOT MAY BE USED. WELDED WIRE FABRIC SHALT. COMPLY TO ASTM A 497 (AASHTO M 2211, DO NOT PLACE WIRE FABRIC IN THE KNOCKOUTS. THE BOTTOM OF THE PRECAST BABE SECTION MAY BE ROUNDED, PRECAST BASES SHALL BE FURNISHED WITH CUTOUTS OR KNOCKOUTS. KNOCKOUTS SHALL HAVE A WALL THICKNESS OF 2. MINIMUM. 5. KNOCKOUTS MAY BE ON ALL{SIOES WITH MAXIMUM DIAMETER OF 20'. KNOCKOUTS MAY BE STHER ROUND DR GI SHAPE.. PIPE TO BE INSTALLED IN FACTORY SUPPLIED KNOCKOUTG 6 KNOCKOUT OF CUTOUT HOLE SIZE SHALL BE EQUAL TO PIPE OUTER DIAMETER PLUS CATCH BASIN WALL THICKNESS. 7. THE TAPER ON THE SIDES OF THE PRECAST BASE SECTION AND RISER SECTION SHALL NOT EXCEED NY PER FOOT 8. CATCH BASIN FRAME AND GRATE SHALL BE IN ACCORDANCE WITH STANDARD SPECIFICATIONS AND MEET THE STRENGTH REQUIREMENTS OF FEDERAL SPECIFICATION RR-F-421D. MATING SURFACES SHALL BE FINISHED TO ASSURE NOHROCKING FIT. 9. FRAME AND GRATE MAY BE INSTALLED WITH FLANGE DOWN OR CAST INTO RISER 10. VANED GRATE REFER TO.06. 11, REFER TO DS-06 FOR CATCH BASIN MARKINGS. xerTO=rxF City of CATCH BASIN TYPE OS91 Tukwila LL B. SHELTON O 10+00 75 70 65 BUILDING SLAB ELEVATOR - 59.63 55 0+00 SEE DETAIL 3 ON THIS SHEET FOR DRIVEWAY PLAN AND PROFILE TP=59.94 TP=59.69 TP=59.94 TP-59.69 1P=59.59 TP-59.59 RIM=59.53 TP-59.56 (M.E.) BS-60.21 TS=62.54 I I 1 TC-63.64 BC=63,14 3:1 CATCH, SLOPE 5.0% BS=62.54 ""- 2:1 CATCH SLOPE TC=64.35 BC=63.85 1 I I I T91. ) ®� TP=6 - TC=63.14 (` BC=62.64 (M.E.) TP=62.97 (M.E.) TP=63.68 (M.E.) TC=64,51 BC=64.05 (M.E.) TP=64.71 (ME) TP=64.79 (ME) 7P=65.06 (M.E.) TS=64,97 BS=62.64 DRIVEWAY GRADING EXISTING GRADE DRIVEWAY EXIT 1ENTFRI NE PLAN SCALE: 1"-10' PVI STA = 10+42.09 PVI ELEV = 59.63 K = 1.03 LVC = 15,40 FACE OF BUILDING GRADING SPOT KEY TP TOP OF PAVEMENT LP LOW POINT TC TOP OF CURB BC BOTTOM OF CURB TS TOP OF STAIR OS BOTTOM OF STAIR (ME.) MATCH EXISTING SCALE: 1"=10' PVI STA = 10+68.41 PM ELEV = 63.58 K = 1.04 LVC = 17.72 ELEVATION AT FACE OF BUILDING = 59,94 Station DRIVEWAY EXIT CFNTFRI INF PROFIIF SCALE: HORIZONTAL: 1"=10' VERTICAL: 1"=2' PROPOSED DRIVEWAY 472. 75 70 65 60 55 11+00 C JACKSON C MAIN ARCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE20832WA 145500w W W W.JACKSONMAPI COM NAVIX .aw 5.TE I OWL Z 0 Z 1- Z 0 W F- c.) vJ < W NN LL U C CO Li_ O ❑ CO CO oo W co Z CO w o, 0 O Y N h a OUR PROJECT NO PROJECT MDR: DRAWN SY: CHECKED BY: DRIVEWAY PLAN AND PROFILE NTS O GRADING AND DRAINAGE PLAN C-2.1 _CD _201609-22.dog 8 5 m II, fir Ip I/ III s 0 0 0 1 / LLLLL LLLLLL L LLLLL LLLL LLLLLL, LLLLLLLL LLLL' I I L � LLL LLL L LLL LLL LLL LLL LEL LLLL LLLL LLLL LLLL LLLL LLLL LLLL LLLL LLLL LLLL LLLLLLLL I1 it LLL LLL I' LLL LLL I' LLL LLL LLL LLL LLL LLL LLL LLL LLL LLL LLL LLL LLL LLL / LLL LLL LLL LLL i LLL LLL LLL LLL LLL LLL L LLLL LLLL LLLL LLLL LLLL LLLL T LLLL L LLL x LLLL_144 LLLL ne LLLL `S LLLLL. LLLL' LLLL - LLLL LLLL LLLL LLLL LLLL L LLLLLLLLLLLLL LLLL LLLLLLLLLLLLLLL.L4L ••�•_-_--_-_ L LLLLLLL'. LLLLLLLLLLLLL��� 1••••••.•• ••••••••• • • •• LLLLLLLLLLL LLLLLLLLLLLLLLLL,LLL A/ I •*4••!••••• • ovvvvvvvvvvvvvvvvvvvv--o',/t9v vvvvvvvov0000vvoovoovvv Vvvvvovv•' vvvvO ovv Ovvvvvvvv Ovvvvvvvvov!�- Ovvvv Vv VVVVVVV,vvvvovv Vvvvvvv•i 00v OOOv vvOVOOVOOvvv O!I vvv v v o 0 0� v PROPOSED o v v o v •�I voOvvvv OUTDOOR USE AREA'�QPv v o:o o v vo v'I V vvOVOVVOVVOVOvvvvvv1 vvov �( 9VVVVvv 32 V VV V VVVVGVOVVOVVvvv 800 vcvcv00::::: vvvvvvvvvOct, 6 )v VOvvvv00000vvvvvovov v0000 voovovvv avvvoovvovv000vvvvoovvo -^•-•+.+.�ovavvvvvov vvovOvvvvo )4 �3 1t Z-�Iw O 0 X z 0m C5T-I 0co00-D -o cWpm >Fto < — z Z 0 - 0' LLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLIL LLLI.LLLI LLLLLLLLI LLL - • j�LLLLLLLLLLLLLLLLLLLLLI- LLL LLLLLLLLLLLLLLLLLLLLLL LLLLL LLL LLLLLLLLLLLLLLLL '''• LLLLLLL%LLLLLLLL LLLLLLL v vv v v o v v v vv -•o o v v ov o vv v v vb vvov vvov P-.vvv SOUTHCENTER BOULEVARD sa (A PUBLIC STREET) (WIDTH VARIES) 1-RE (1-L) LINE LLL LLL LLL LLLLL LLLL _LLLL '_LLLL LLLL LLLLL LLLLL 4� 50'_ LLLL LL 111LL ) LLL LE LLL LLL LLL 1 LLLJ_L1 p��LLL[ 10.0' --I l LL LL LL O O 0 0 o0 -6111111. O 4• 0000• 4O'0'0.°C 0000000'•0• • cc), o0 ' °0000;: ^O''^''�¢ ��D^OHO^ • 6 0 -OSO- L 0o- O 0 z_ O_ O e OO _ O BUFFER O 0 0 0 c ENHANCEMENT AND / 0 0 0 0 COUTDOOR USE AREA, O0O0-O-p-o000 00000000000 000000 0O�O • OO n�n • • • • 0.0' O LLLLLL. ...... .. —ZONING DIVISION LINE — 15' STANDARD BUILDING SETBACK BUFFER LINE — 80' STANDARD WATERCOURSE BUFFER 40' REDUCED WATERCOURSE BUFFER, PER TMC 18.45.100 GILLUM CREEK DELINEATED OHWM LEGEND: PROPOSED LANDSCAPE TYPES LLLL ease 000n' TYPE 1 PERIMETER LANDSCAPE (6,318 SF): PER CITY OF TUKWILA MUNICIPAL CODE (TMC), 18.52.030(A) RIGHT-OF-WAY VEGETATION (4,937 SF): PER TMC 11.20 INTERIOR PARKING LOT LANDSCAPE (1,337 SF) PER TMC 18.52.035 ENVIRONMENTALLY SENSITIVE AREA BUFFER AND BUFFER ENHANCEMENT (3.584 SF): PER TMC 18.45 AND RFA 11-057. INCLUDES POTENTIAL MITIGATION AREA. OTHER SITE LANDSCAPING (4,282 SF): MIX OF NATIVE AND ORNAMENTAL TREES, SHRUBS, AND GROUNDCOVER. ADDITIONAL MATERIALS MAY INCLUDE SITE FURNISHINGS, BOULDERS, EDGING, LANDSCAPE GRAVEL, TURF, OR OTHER SURFACE MATERIALS. WHERE APPLICABLE, SITE LANDSCAPE WILL COMPLY WITH CITY CODES. PROPOSED PLANT SPECIES TO BE >80% NATIVE, LOW WATER REQUIREMENT. TYPICAL, LEGEND: SENSITIVE AREAS EXISTING FEATURES DELINEATED WATERCOURSE OHWM WATERCOURSE BUFFER WATERCOURSE BSBL REDUCED WATERCOURSE BUFFER: PER TMC18.45.100, UP TO 50% REDUCTION MAY BE ALLOWED WITH AN APPROVED BUFFER ENHANCEMENT PLAN. LANDSCAPE SHEET INDEX L1.00 PROPOSED LANDSCAPE TYPES PLAN L1.01 TREE RETENTION PLAN AND DETAILS L1.02 SITE PREPARATION PLAN L2.00 SENSITIVE AREAS PLAN L2.01 MITIGATION PLAN AND PLANT INSTALLATION DETAILS L3.00 LANDSCAPE SITE PLAN OVERVIEW AND TREE REPLACEMENT PLAN L3.01 NORTH COURTYARD LAYOUT PLAN L3.02 GARDEN PLAZA LAYOUT PLAN L3.03 PLANTING PLAN (1 OF 2) L3.04 PLANTING PLAN (2 OF 2) L3,05 NORTH COURTYARD PLANTING PLAN L4.01 LANDSCAPE CONSTRUCTION DETAILS (1 OF 2) L4.02 LANDSCAPE CONSTRUCTION DETAILS (2 OF 2) L4.03 LANDSCAPE SPECIFICATIONS CONTACTS PREPARED BY: THE WATERSHED COMPANY 750 SIXTH STREET SOUTH, KIRKLAND, WA 98033 CONTACT: AMBER RAYNSFORD, PLA, GISP PROJECT LANDSCAPE ARCHITECT (425)822-5242 0217 NOTES 1. SEE ARCHITECT PLANS FOR PROPERTY INFORMATION, UTILITY, AND STRUCTURES. 2. SEE CIVIL PLANS FOR EXISTING CONDITIONS, TESC AND DEMO, AND PROPOSED GRADING. 3. SEE INTERIORS PLAN FOR SITE FURNISHINGS. JACKSON I MAIN RCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE. WA 98104 2..324.4800 W W W.JACKSONMAIN.COM THE WATERSHED COMPANY 250 SIM Street S0ut 9 3 Kirkland4„ BBo3wm www Science & Design Z 0 Z o H Z m 5 0 re co W r-•• F co w p z 03 CG O_ 0 U3 _ LL Z Q up F_ 3 8 PROJECT N0 141231 PROJECT MGR AR DRAWN BY AR/LV CHECKED BY-. AR/JMF LANDSCAPE TYPES PROPOSED LANDSCAPE TYPES PLAN SCALE 1/16" = 0 8' 16' 32' L1.00 TREE #4 TREE # 5 I TREE #6� REMOVE IVY FROM TRUNKS TREE # 7 - TREE #8 TREE # 10 TREE # 12 TREE # 13 TREE # 14 11 TREE#1- TREE # 2 REE#3 `111 \L TREE # 11 TREE #9 T EXISTING TYPE V-A OFFICE BUILDING / \ � I ,I PROPOSED TYPE VB ADDITION \, SEE BUILDING ARCHITECT PLANS TREE # 16 TREE # 15 ZONING DIVISION LINE 40' REDUCED WATERCOURSE BUFFER. PER TMC 18.45.100 - - GILLUM CREEK DELINEATED OHWM TRE # 17: REMOVAL ANTICIPATED TO ACCOMMODATE CONSTRUCTION ACCESS AND STAGING. RETAIN .'TREE IF FEASIBLE. 8.5" x 11" SIGN LAMINATED IN PLASTIC SPACED EVERY 50' ce ALONG FENCE. a CROWN DRIP LINE OR OTHER LIMIT OF TREE PROTECTION AREA SEE TREE RETENTION PLAN FOR FENCE ALIGNMENT. KEEP OUT TREE PROTECTION AREA W SECTION O TREE PROTECTION FENCING TREE INVENTORY TABLE 2 Austrian pine Krstrlon One 3 Austrian pine 4 Austrian pine 5 Big leaf maple 6 8181114nrple Crimson King Norway 7 maple Ater plotonoides 'Crimson King' Pious ni9ra Pim s4iyro Pious ni9m P,,MS'wry •Acer mocrophyllum Ater mItrrophN1oro g Eaatem white pine Pintsatrobus Crimson King Norway 9 maple Acerplofonoides'Grimson King' Crmson King. Norway 10 maple Acerpfptonoldes 'trmspn King' 11 Japanese maple Acerpolmatum Crle KIng Norway 12 maple ACerplotone,des Corn., Krng 13 Eastern wFite pine Pints strobes 14 Eutpmvet pepine eats stun#ts 15 Eastern white pine Pious stmbus 16 Eastern white pine Piousstrobus Crimson King Norway 17 maple ricerplotanoides 'Crimson King' 0 LEGEND: TREE RETENTION EXISTING SIGNIFICANT TREES TO REMAIN (14 EA.): EVERGREEN SPECIES WITH DRIPLINE DECIDUOUS SPECIES WITH DRIPLINE EXISTING SIGNIFICANT TREES TO BE REMOVED: X' EVERGREEN SPECIES (2 EA.) XDECIDUOUS SPECIES (1 EA.) TREE PRESERVATION: TREE PROTECTION FENCING (860 LF) 1. PER TMC 18.06.775, SIGNIFICANT MEANS A TREE (COTTONWOOD EXCLUDED) WHICH IS 4 INCHES OR MORE IN DIAMETER AS MEASURED 4.5 FEET ABOVE GRADE. TREES DESIGNATED FOR REMOVAL WITHIN TREE PROTECTION FENCE FOR NEARBY TREE SHOULD BE FLUSH CUT TO MINIMIZE ROOT DAMAGE TO REMAINING TREES. DO NOT REMOVE TREES DESIGNATED FOR REMOVAL WITHIN TREE PROTECTION FENCING AREA BY PUSHING OVER WITH MACHINERY. NOTES: 1.NO PRUNING SHALL BE PERFORMED UNLESS UNDER THE DIRECTION OF AN ARBORIST. 2.N0 EQUIPMENT SHALL BE STORED OR OPERATED INSIDE THE PROTECTIVE FENCING INCLUDING DURING FENCE INSTALLATION AND REMOVAL. 3. NO STORAGE OF MATERIALS SHALL OCCUR INSIDE THE PROTECTIVE FENCING, 4. REFER TO TREE RETENTION PLAN FOR ANY MODIFICATIONS TO THE TREE PROTECTION AREA. 5. UNAUTHORIZED ACTIVITIES IN TREE PROTECTION AREA MAY REQUIRE EVALUATION BY PRIVATE ARBORIST TO IDENTIFY IMPACTS AND MITIGATION REQUIRED. 6. EXPOSED ROOTS: FOR ROOTS GREATER THAN 1" DAMAGED DURING CONSTRUCTION, MAKE A CLEAN. STRAIGHT CUT TO REMOVE DAMAGED �+ PORTION AND INFORM CITY ARBORIST. - TREE PROTECTION FENCE: HIGH DENSITY POLETHYLENE FENCING WITH 3.5" X 1.5" OPENINGS', COLOR - ORANGE. STEEL POSTS INSTALLED AT 8' O.C. 2" X 6' STEEL POSTS OR APPROVED EQUAL. 5" THICK LAYER OF MULCH. MAINTAIN EXISTING GRADE WITH THE TREE PROTECTION • FENCE UNLESS OTHERWISE INDICATED ON THE PLANS. 14.6 50 114 65 20.3 ?20 57.0 45.0 75 11.9 30 11,2 7,5 49 9.6 35 1541 40 5.0 3.8 3.5 3.5 13 40 50 50 53 151 21.2 18.0 17.5 17.5 12.6 NOTES 55 57 72 18 19 17 17 26 14 11 Scale: NTS lr-7rl-ayy` .. 2-Good 2 Good 2 - Good 2 Good . Poor 4 - p9U4 3. Fair 4 Poor 11 2-Goad 17 2 Goo 22 21 22 22 18 30 14 3. Fair 7 5501 2-Good 2 -60od 2 • Good 4 - Pan, 2 - Good 1. FOR DETAILED ASSESSMENT OF ONSITE SIGNIFICANT TREES, SEE ARBORIST REPORT (THE WATERSHED COMPANY, 2016). 2. EXISTING DECIDUOUS TREE TO BE RETAINED SHOULD HAVE THEIR CANOPY LIFTED TO A HEIGHT OF 9' FOR PEDESTRIAN CIRCULATION AND SITE LINES. 3. SEE ARCHITECT PLANS FOR PROPERTY INFORMATION. UTILITY, AND STRUCTURES. 4. SEE CIVIL PLANS FOR EXISTING CONDITIONS, TESC AND DEMO, AND PROPOSED GRADING. I!A JACKSON I MAIN RCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE, WA 98104 1206.324.4800 WW W JACKSONMAIN.COM 2 THE WATERSHED COMPANY 750 Sixth Street South Kirkland WA 98033 azs.ezz.szt125.1117.0136 ershedea.uam Science & Design Z 0 Z H_ Z E O UJ Et Q U� Q CC W _U 0_ II Z 0 O 0 J m Woo LU co CO 0< :2- 0 - O Y Lo H - PROJECT NO: PROJECT MOR. DRAWN a, CHECKED BY 141231 AR AR I LV AR IMF TREE RETENTION PLAN AND DETAILS TREE RETENTION PLAN AND DETAILS SCALE 1/16"= 1'-0" 0 8' 16' 32' 64' L1.01 I I EXISTING PLANTING TO REMAIN 0 PROPOSED TYPE VB ADDITION SEE BUILDING ARCHITECT PLANS `wili� II�NL ZONING DIVISION LINE - , 40' REDUCED WATERCOURSE BUFFER, ��JJJ PER TMC 18.45.100 BUFFER ENHANCEMENT AND OUTDOOR USE ARE LEGEND: SOIL PREPARATION 3_0 ALL AREAS: ENSURE INVASIVE PLANTS AND DEBRIS HAVE BEEN REMOVED BEFORE PREPARING SOIL, INSTALLING LANDSCAPE FEATURES, AND PLANTING. BACKFILL ANY DIVOTS WITH TOPSOIL TO RETURN TO EXISTING GRADE 1. PIT PLANTING WITH MULCH RING - DIG SAUCER -SHAPED PLANTING HOLE THREE TIMES THE DIAMETER AND THE SAME DEPTH OF THE ROOT BALL. AMEND BACKFILL SOIL TO BRING ORGANIC MATTER TO 5%. PLANT. INSTALL MULCH RINGS 4" DEEP WITH A RADIUS OF 18" FROM PLANT STEM. PIT PLANTING WITH MULCH -PRESERVE IN PLACE EXISTING SHRUBS AND TREES TO REMAIN. FOR NEW PLANTINGS, DIG SAUCER -SHAPED PLANTING HOLE THREE TIMES THE DIAMETER AND THE SAME DEPTH OF THE ROOT BALL. AMEND BACKFILL SOIL TO BRING ORGANIC MATTER TO 5%. PLANT. BACKFILL HOLE. BLANKET MULCH. TEMPORARY COBBLE REMOVAL -TEMPORARILY REMOVE COBBLE. DIG SAUCER -SHAPED PLANTING HOLE THREE TIMES THE DIAMETER AND THE SAME DEPTH OF THE ROOT BALL. AMEND BACKFILL SOIL TO BRING ORGANIC MATTER TO 5%. PLANT. BACKFILL HOLE REPLACE COBBLE. 4. COBBLE REMOVAL - REMOVE EXISTING GRASSES AND PERENNIALS, COBBLE, AND LANDSCAPE FABRIC. INCORPORATE 3" OF COMPOST TO A DEPTH OF 8" WITH CARE NOT TO DAMAGE TREES AND LARGE SHRUBS TO REMAIN. PLANT. BLANKET MULCH WITH ORNAMENTAL LANDSCAPE MULCH. LAWN RESTORATION - BACKFILL DIVOTS CAUSED BY CONSTRUCTION TO EXISTING GRADE WITH TOPSOIL. AERATE LAWN AREAS. APPLY 1" OF FILTERED SAND THROUGHOUT. APPLY GRASS SEED. 6. NEW LANDSCAPE AREAS - USE TOPSOIL TO ASSURE FINISH GRADE HAS BEEN MET. INCORPORATE 3" OF COMPOST TO DEPTH OF 8". PLANT. BLANKET MULCH ft�rn�,, WITH ORNAMENTAL LANDSCAPE MULCH. VA 7 CRUSHED ROCK SURFACING - COMPACT SUB -GRADE TO 85%, CONSTRUCT PER DETAIL(S): X, X. JACKSON I MAIN RCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE, WA 98104 t 206.324.4800 WW W.JACKSONMAIN.COM TH1 WATERSHED COMPANY 750 SNIP Street South Kirkland WA98033 venom,..M.nn.nco corn Science & Design 6 co {// O m co 07, •MINN DZa O� . oI— CD N LO 0 Z I— Z m 0 0 IX co W 1-- H co p z m rn U)< is E CC o§ o ZQ uc7I- PROJECT NO PROJECT MGR. OMWN BY CHECKED BY 14t211 AS AR/LV AR/JMF SITE PREPARATION PLAN 3 SITE PREPARATION PLAN SCALE 1/16', 1'-O" 0 8' 16' 32' 64' L1.02 I H II 111 II I I III III I 4* I I 1. I 1 —.—.�. - 4 EXISTING TYPE V-A OFFICE BUILDING TO REMAIN // / / I / / / I PROPOSED TYPE VB ADDITION \ SEE BUILDING ARCHITECT PLANS \ �\. l 9 IN 15' STANDARD BUILDING SETBACK BUFFER LINE 80' STANDARD WATERCOURSE BUFFER SEE SHEET LT.01 FOR MITIGATION PLAN) ING PLAN 40' REDUCED WATERCOURSE BUFFER, PER TMC 18.45.100 - GILLUM CREEK DELINEATED OHWM TESC MESURES REQUIRED ON GILLIUM CREEK - SEE CIVIL DRAWINGS FOR ADDITIONAL TESC MEASURES. LEGEND: SENSITIVE AREAS ADJACENT ROLLS SHALL TIGHTLY ABUT TOE COIR LOG OR STRAW WATTLE INTO SLOPE T X 1" W000 STAKES 18'-24" DEPTH - 91NCH COIR LOG OR STRAW WATTLE. TYPICAI ', 1' WOOD STAKES B'-24' DEPTH. TYPICAL CUT COIR LOG OR STRAW WATTLE AS LITTLE AS POSSIBLE ADJACENT LOGS OR WATTLES SHALL TIGHTLY ABUT TO PREVENT SOIL SEEPAGE. STAKE AT THE END OF EACH LOG OR WATTLE AND AT 3' ON CENTER PLAN NOTES 1. COIR LOG OR STRAW WATTLE SHALL BE INSTALLED PRIOR TO START OF WORK 2. COIR LOG OR STRAW WATTLE SHALL BE 91NCH IN DIAMETER MIN. 3. STAKING: WOODEN STAKES ARE RECOMMENDED 10 SECURE THE COIR LOG OR STRAW WATTLE. BE SURE TO USE A STAKE THAT IS LONG ENOUGH TO PROTRUDE SEVERAL INCHES ABOVE THE COIR LOG OR STRAW WATTLE: 13" IS A GOOD LENGTH FOR HARD, ROCKY SOIL. FOR SOFT LOAMY SOIL USE A 24.. STAKE. 4. WHEN INSTALLING RUNNING LENGTHS OF COIR LOG OR STRAW WATTLE, BUTT THE SECOND LOG TIGHTLY AGAINST THE FIRST: DO NOT OVERLAP THE ENDS. 5. STAKE THE LOGS OR WATTLES AT EACH END AND THREE(3) FEET ON CENTER. STAKES SHOULD BE DRIVEN OUTSIDE THE THE COIR LOG OR STRAW WATTLE, BUT CLOSE ENOUGH TO HOLD IT IN PLACE. LEAVE 2 • 3 INCHES OF THE STAKE PROTRUDING ABOVE THE COIR LOG OR STRAW WATTLE. A HEAVY SEDIMENT LOAD WILL TEND TO PICK UP THE COIR LOG OR STRAW WATTLE AND COULD PULL IT OFF THE STAKES IF THEY ARE DRIVEN DOWN TOO LOW. 6. WHEN COIR LOG OR STRAW WATTLE ARE USED FOR FLAT GROUND APPLICATIONS, DRIVE THE STAKES STRAIGHT DOWN', WHEN INSTALLING COIR LOG OR STRAW WATTLE ON SLOPES, DRIVE THE STAKES PERPENDICULAR TO THE SLOPE. DRIVE THE FIRST END STAKE OF THE SECOND COIR LOG OR STRAW WATTLE AT AN ANGLE TOWARD THE FIRST COIR LOG OR STRAW WATTLE IN ORDER TO HELP ABUT THEM TIGHTLY TOGETHER. FIBER ROLL (WATTLE) SILT FENCE MAINTENANCE STANDARDS: 1. ANY DAMAGE SHALL BE REPAIRED IMMEDIATELY. 2. SEDIMENT SHALL BE REMOVED WHEN ACCUMULATION EXCEEDS 6- IN DEPTH r SILT CONTAINMENT FENCE I FABRIC: JOINTS IN FILTER FABRIC SHALL BE SPLICED AT POSTS USE STAPLES, WIRE RINGS OR EOUIVALENT TO ATTACH FABRIC TO POSTS. — CUTAWAY STEEL 'T- POST SHOWING I OR Tx4' 2'X2', 14 GAUGE WOOD POSTS. WIRE OR EQUIVALENT MESH BACKING \ FINISH GHADE f - ELEVATION C> SILT FENCE EXISTING FEATURES DELINEATED WATERCOURSE OHWM - — - WATERCOURSE BUFFER WATERCOURSE BSBL — — REDUCED WATERCOURSE BUFFER: PER TMC18.45.100, UP TO 50% REDUCTION MAY 8E ALLOWED WITH AN APPROVED BUFFER ENHANCEMENT PLAN. EXISTING STRUCTURE TO BE REMOVED (SEE CIVIL DEMO PLAN) PROPOSED FEATURES UNCOVERED VIEWING AND SEATING AREA (305 SF) EXISTING IMPACTS TO BE RESTORED (300 SF) ACCESS TRAIL (175 SF) WATERCOURSE BUFFER ENHANCEMENT AREA • (3,230 SF) TESC %Ma3 FIBER ROLL (WATTLE) (35 LF) o - SILT FENCE (60 LF) /111 - B. MAX. NOTES Scale: NTS SILT FENCE FABRIC AND WIRE MESH BACKING SHALL BE WIRED TO TOP. MIDDLE AND BOTTOM OF POST ' —KEY SILT FENCE BOTTOM IN 6)X6' MINIMUM TRENCH BACKFILLED WITH NATIVE MATERIAL. TRENCH THE ENTIRE LENGTH OF THE FENCE WITH NO BREAKS LAKE J RIVERI. WETI AND SECTION Scale: NTS 1. SEE SHEET L2.01 FOR MITIGATION PLANTING PLAN 2. SEE SHEET L3.03 AND L3.04 FOR SITE LANDSCAPE PLANTING PLAN 3. SEE ARCHITECT PLANS FOR PROPERTY INFORMATION, UTILITY, AND STRUCTURES. 4. SEE CIVIL PLANS FOR EXISTING CONDITIONS, ADDITIONAL TESC AND DEMO. AND PROPOSED GRADING. LA JACKSON I MAIN RCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE, WA 88104 208.324.9800 WW W.JACKSONMAIN.COM THE WATERSHED COMPANY 750 Sixth Street South Kirkland WA B3033 Science & Design —1Om co co LU Item < •Im — C OD •1• O I— Q 1N'J V�..A/. PROJECT NO' 141231 PROJECT MCP AR DRAWN BY. AR ILV CHECKED BY ARIJMF SENSITIVE AREAS PLAN SENSITIVE AREAS PLAN SCALE 1/16" = 0 8' 16' 32' 64' L2.00 TIAt WATERSHED COMPANY 02016 I 1 1 1 1 1 1 1 ' 7 / / / / / a SET SHRUBS OFF CURB 12" TYP. TO ALLOW VEHICLE OVERHANG 0 • • • • ♦ ♦', • 9' ♦ • • • PROPOSED TYPE VB ADDITION SEE BUILDING ARCHITECT PLANS • `,� ////////7/////i/-*/-ay,‘y MIS 15' STANDARD BUILDING SETBACK BUFFER LINE 80' STANDARD WATERCOURSE BUFFER 40' REDUCED WATERCOURSE BUFFER, PER TMC 18.45.100 SEE SHEET L I.0 1 FOR SITE PREPARATION INCLUDING INVASIVE REMOVAL AND SOIL AMENDMENT. GILLUM CREEK DELINEATED OHWM WATERCOURSE BUFFER ENHANCEMENT AREA CANDIDATE PLANT LIST TREES XANTHOCYPARIS NOOTKATENSIS 'PENDULA' / NOOTKA CYPRESS SHRUBS ACER CIRCINATUM / VINE MAPLE CORNUS SERICEA / REDTWIG DOGWOOD MAHONIA AQUIFOLIUM / TALL OREGON GRAPE MVRICA CALIFORNICA / • . PACIFIC WAXMYRTLE RIBES SANGUINEUM / RED - FLOWERING CURRANT ROSA NUTKANA / NOOTKA ROSE SYMPHORICARPOS ALBUS / SNOWBERRY VACCINIUMOVATUM/ 17 4'O.C. EVERGREEN HUCKLEBERRY GROUNDCOVER AND PERENNIALS POTTED PLANTS TO BE SPACED TRIANGULARLY, SEEDS TO BE HAND -SOWN AQUILEGIA FORMOSA / RED COLUMBINE MAHONIA NERVOSA / CASCADE MAHONIA POLYSTICHUM MUNITUM / SWORDFERN BLECHNUM SPICANT/ DEER FERN DELPHINIUM MENZIES!! / MENZIES' LARKSPUR UNOERPLANTING MIS . TO BE PLACED UNDER SHRUBS FRAGARIA CHILOENSIS / BEACH STRAWBERRY FRAGARIA VESCA / WOODS STRAWBERRY GAULTHERIA SHALLON / SALAL LEGEND: SENSITIVE AREAS OTY SPACING 3 ALL TREES TO BE SPACED PER PLAN 6' O.C. 9 6'O.C. 28 6' O.C. 5 6'0.C. 9 6'O.C. 3 6' O.C. 59 3' O.C. .25 LB .5LB / 1,000 SF 143 18"O.C. 143 18"O.C. 165 18" O.C. .25 .5 LB / 1,000 SF 673 15" O.C. 673 15" O.C. 269 30" O.C. EXISTING FEATURES DELINEATED WATERCOURSE OHWM WATERCOURSE BUFFER WATERCOURSE BSBL REDUCED WATERCOURSE BUFFER: PER TMC18.45.100, UP TO 50% REDUCTION MAY BE ALLOWED WITH AN APPROVED BUFFER ENHANCEMENT PLAN. SIZE 6- 8' TALL 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. SEED 1 GAL. 1 GAL. 1 GAL. SEED 4" POT 4" POT 4" POT NOTES. 1 PLANTING PIT SHALL NOT BE LESS THAN (2) TIMES THE WIDTH OF THE ROOT BALL DIA. 2. LOOSEN SIDES AND BOTTOMS OF PLANTING PIT 3 SOAK PLANTING PIT AFTER PLANTING REMOVE FROM POT OR BURLAP 6 ROUGH -UP ROOT BALL BEFORE INSTALLING. UNTANGLE AND STRAIGHTEN CIRCLING ROOTS - PRUNE IF NECESSARY. IF PLANT IS EXCEPTIONALLY ROOT -BOUND, DO NOT PLANT AND RETURN TO NURSERY FOR AN ACCEPTABLE ALTERNATIVE SPECIFIED MULCH LAYER. HOLD BACK MULCH FROM TRUNK/STEMS r FINISH GRADE 1_ -. REMOVE DEBRIS AND LARGE ROCKS FROM PLANTING PIT AND SCARIFY SIDES AND BASE, BACKFILL WITH SPECIFIED SOIL. FIRM UP SOIL AROUND PLANT. -A— 2X MIN DIA. ROOTBALL OSHRUB PLANTING NOTES: 1. PLANT GROUNDCOVER AT SPECIFIED DISTANCE ON -CENTER (O.C.) USING TRIANGULAR SPACING, TYP. 2. LOOSEN SIDES AND BOTTOM OF PLANTING PIT AND REMOVE DEBRIS 3 LOOSEN ROOTBOUND PLANTS BEFORE INSTALLING 4 SOAK PIT BEFORE AND AFTER INSTALLING PLANT SPECIFIED MULCH LAYER. HOLD BACK MULCH FROM STEMS • A SOIL AMENDMENTS AS SPECIFIED - I . O GROUNDCOVER PLANTING NOTES. 1. PUNTING PIT SHALL NOT BE LESS THAN TWO TIMES WIDTH OF ROOTBALL PLANTS 2. LOOSEN ROOT -BOUND PLANTS BEFORE PLANTING 3. SOAK PLANTING PIT BEFORE AND AFTER PLANTING 4 LARGE TREES AND SHRUBS MAY NEED TO BE STAKED SOAK PLANTING PR, SCARIFY EDGES OF PIT, AND REMOVE DEBRIS COMPACT SOIL TO PREVENT SETTLING yz x ROMP. MIOTH,t r ScaleCTS IF STAKING IS NEEDED, PROVIDE A 2.53' ROUND TREE STAKE MADE OF UNTREATED LUMBER. ANGLE AGAINST PREVAILING WINDS AND DEEP ENOUGH TO BE STABLE. 1 ld) Scale: NTS ATTACH TREE STAKES TO TRUNK WITH PLASTIC 'CHAIN -LOCK.. OR EQUAL HIGH DENSITY POLYETHYLINE TREE TIE MATERIAL PROVIDE L. OF SLACK TO ACCOMODATE TREE GROWTH. SET TRUNK PLUMB PROVIDE FOUR -INCH DEPTH MULCH, BUT 00 NOT PILE MULCH AROUND THE BASE OF THE TRUNK/STEM. • FOUR -INCH TALL WATER DAM FINISHED GRADE BACKFILL PLANTING PIT WITH NATIVE SOIL OR PROVIDE A SIX-INCH TOP -DRESSING OF IMPORTED TOPSOIL OR COMPOST AMENDED SOIL IF SOIL QUALITY IS POOR. O TREE PLANTING AND STAKING IF VEGETATION EXISTS WRH,N PLANTING AREA, SPACE AT j X FROM STEM OF EXISTING VEGETATION AREA FOR SPACING ADJUSTMENT NOTE: FIRST PLACE PUNTS ALONG THE PERIMETER OF THE PUNTING AREA, AND AROUND EXISTING VEGETATION. THEN SPACE THE REMAINDER OF THE PLANTINGS. • PUNT SPACING 0 • PUNT OPLANT SPACING NOTES Scale: NTS Scale: NTS 1. SEE SHEET L3.03 AND L3.04 FOR FULL SITE PLANTINGS. 2. SEE ARCHITECT PLANS FOR PROPERTY INFORMATION, UTILITY, AND STRUCTURES. 3. SEE CIVIL PLANS FOR EXISTING CONDITIONS, TESC AND DEMO, AND PROPOSED GRADING. u U JACKSON I MAIN RCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE, WA 98104 206.324 4800 W W W.JACKSONMAIN.COM THE WATERSHED COMPANY >50 Sl0fl Street South Kirkland WA 98033 p115.822.5241 I425.817.8136 www.watershadco.wm Science & Design ❑ J C LIJ co ZC 0< 0 csi oY Lo PROJECT NO 141231 PROJECT MGR. AR DRAWN BY ARILV CHECKED BY AR/JMF MITIGATION PLANTING PLAN AND PLANT INSTALLATION DETAILS MITIGATION PLANTING PLAN AND PLANT INSTALLATION DETAILS SCALE 1/8" = 1'-0" 0 4' 8' 16' 32' L2.01 LSCAPE 50 _ 201609-22.dwg PLANTING IMPROVEMENTS ONLY — - - PLANTING IMPROVEMENTS ONLY _Y — J_ _L PLANTING IMPROVEMENTS ONLY J . I SEE SHEET L3.01 FOR LAYOUT THIS AREA. Lam- PLANTING IMPROVEMENTS ONLY -- 1 / :�K-Hi+-I-- —/—_---,te/ /TM Y" ' SEE SHEET L2.01 FOR MITIGATION ILANDSCAPE PLAN THIS AREA SEE SHEET L3.00 FOR Imo- ILAYOUT `I L\ J PLANTING MATCHLINE: SEE SHEET L3.03 PLANTING MATCHLINE: SEE SHEET L3.04 LEGEND: MATERIALS LIMIT OF WORK LEGEND: PROPOSED TREE PLANTING PROPOSED TREES QTY 25 NOTES 1. PER TMC 18.54.130(3.), 12 REPLACEMENT TREES ARE REQUIRED. 2. ALL TREES PROPOSED MEET TMC REQUIREMENTS FOR SIZE. SEE SHEETS L3.02 AND L3.03 FOR TREE SPECIES, SIZE. AND QUANTITY. JACKSON I MAIN RCHITECTU RE 311 FIRST AVENUE SOUTH SEATTLE, WA 98104 1206.324.9800 WIAW JACKSONMAIN.COM THE WATERSH ED COMPANY 150 S4l1 Street South Kirkland WA 980. www.watersnanco.cem3e Science & Design Z 0 HZ m rtop zm cn< i¢ DQ IrU o—I o_ W o- ZLc 8.6U� 8 gig lei PROJECT NO. 141123t PROJECT MGR. AR DRAWN BY AR/IV CHECKEDBY AIR IJMF LANDSCAPE SITE PLAN OVERVIEW AND TREE REPLACEMENT PLAN SCALE 1/16" = 1'-0" 0 8' 16' 32' 64' LANDSCAPE SITE PLAN OVERVIEW AND TREE RETENTION PLAN L3.00 • a 5 1%TYP. )4-- - 12' - 0" TYP EXISTING SIDEWALK TO REMAIN A COURTYARD SECTION I i° MIN.24"TYP. 3- al 70 AF Y 6' - 0" -� 69 - /r Scale: 1:1 -T-- 6' - 0" 67 34,. o k ss `sss`. s se EXISTING SLOPE- sT s - s a ♦ L sTs `.s ss. a s sss a SET PAVERS INss s sss s sss s s. ° I s EXISTING GRADE - s s a ass .ss. s s s s s-s, 0_0 • MATERIALS AND LAYOUT KEYED NOTES 0 0 0 0 0 SET NEW PAVING FLUSH WITH EXISTING ADJACENT PAVING. CONTRACTOR TO STAKE CRUSHED ROCK PAVING AND CONCRETE PAVER AREAS IN FIELD FOR REVIEW AND APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION. PRESERVE AND PROTECT EXISTING SITE VEGETATION TO REMAIN. COORDINATE FINAL LOCATION OF SITE FURNISHINGS IN FIELD WITH LANDSCAPE ARCHITECT AND INTERIOR DESIGN PROFESSIONAL. CONFIRM EXTENTS OF FINISH MATERIAL IN FIELD WITH LANDSCAPE ARCHITECT. LEGEND: MATERIALS p I CRUSHED ROCK SURFACE .1 LANDSCAPE MULCH j BENCH PRECAST CONCRETE PAVER IN CRUSHED ROCK PRECAST CONCRETE PAVER IN PLANTING s a s CIP CONCRETE CONCRETE STEPS CiCUT -TOP BOULDER LEGEND: GRADING Ark PROPOSED CONTOUR JACKSON I MAIN RCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE, WA 98104 206.3244800 W W W.JACKSONMAIN.COM THE WATERSHED COMPANY 750 SUM Street South Kirkland WA 98033033 www.watershedco.< rn Science & Destgn z 0 z > H Z m p0 ctc WI— LLI Fa) �0 zco V a 0 < co< 2� � cWj 0 W to -t PROJECT N0' 141E31 PROJECT MGR AR DRAWN BY v CHECKED BY AR/JMF COURTYARD LAYOUT PLAN NORTH COURTYARD LAYOUT PLAN 0 2' 4' SCALE 1/4"=1'-0" - --� - 8' 16' L3.01 POINT OF BEGINNING 2'- 10" 2&. T S.rS t59 • t59471, 8 9" - "5 • 4 0" -_ TYP, EXISTING PARKING LOT 1 EXISTING TRASH ENCLOSURE STEAL EDGING TO RETAIN CRUSHED `. ROCK\PATH `rs•\ C.I.P CONCR H •.ER (BENCH FOOTING PROPOSED BUILDING EXPANSION STEEL EDGING TO RETAIN CRUSHED ROCK PATH PiFZSf . FFE t58.75 �i- -13 g - 5" `*02 909 941 GILLUM CREEK SEPTIC TANK dD TO BE REMOVED (SEE CIVIL DEMO PLAN) INSTALLATION NOTES. 1. SUBGRADE AREAS FOR THE ACCESS TRAIL SHALL BE THOROUGHLY STRIPPED AND THE EXPOSED SUBGRADE PROOF -ROLLED ANY SOFT WEAK OR YIELDING AREAS SHALL BE OVER -EXCAVATED TO EXPOSE FIRM GROUND. 2. ALL RELATIVE COMPACTION TESTS SHALL MEETASTM D1557. 3. INSTALL LANDSCAPE EDGING ALONG BOTH SIDES OF PATH ALIGNMENT. GENERAL NOTES: 1. IN AREAS WITH EXISTING CONSTRUCTION SHALL IN FOLLOWS: BRUSH AND BR SHALL BE REMOVED TO VEGETATION BELOW 36" THE TRAIL. FALLEN LOGS TRAIL. 2. IN AREAS OF SIGNIFICANT TREE ROOTS, EXCAVATE ONLY 4' TO SUBGRADE AND COMPACT PROVIDE 4" BASE COURSE AND 2" TOP COURSE PER SPECIFICATION. ROLL/COMPACT EDGES OF FINISH PATH TO BLEND BACK TO ADJACENT GRADE. FINISHING GRADE OF PATH WILL BE FLUSH OR SLIGHTLY ELEVATEDICROWNED ABOVE ADJACENT SURFACES. 3 IMPORT CRUSHED GRANITE FOLLOWING APPROVAL OF PREPARED TRAIL BED TAPER EDGES AT A 45" ANGLE INTO THE SUBGRADE TOP COURSE FLUSH WITH FINISH GRADE WHERE DESIRED. PROVIDE COMPLETE MECHANICAL COMPACTION WHERE THIS IS IMPRACTICAL OR IMPOSSIBLE. COMPACT BY HAND WITH AN APPROPRIATELY WEIGHTED IMPLEMENT, FINISHED GRADE--� , S'TYP F' Ct LANDSCAPE P ER O PRECAST CONCRETE PAVER IN CRUSHED ROCK y,$$1 ►� l F6 56.7 G' 1 ;4 41�• oYBitLaiK, h'�i4Mf Tef fO w sr tals, to:. titntnorl/ p ri l4----- itC41a(A1,oft( -----_—._", LANDSCAPE EDGING, INSTALL PER X y4 / MANUFACTURERS SPECIFICATIONS 96, 2" TOP COURSE FOR PATH • CRUSHED SURFACING, PROVIDE 95% RELATIVE COMPACTION 4" BASE COURSE FOR PATH - MAINTENANCE ROCK, PROVIDE 95% RELATIVE COMPACTION a'BALLAST - FOLLOWING REMOVAL OF ANY EXISTING PAVING OR ORGANIC MATERIAL AND ROUGH GRADING OF TRAIL BED. PROVIDE 9596 RELATIVE COMPACTION A OVERLOOK SECTION T G(CGrubt GfEr.)1e- MATERIALS AND LAYOUT KEYED NOTES LEGEND: MATERIALS O SET NEW PAVING FLUSH WITH EXISTING ADJACENT PAVING. CONTRACTOR TO STAKE CRUSHED ROCK PAVING AND CONCRETE PAVER AREAS IN FIELD AND REVIEW WITH LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION. PRESERVE AND PROTECT EXISTING SITE VEGETATION TO REMAIN. COORDINATE FINAL LOCATION OF SITE FURNISHINGS IN FIELD WITH LANDSCAPE ARCHITECT AND INTERIOR DESIGN PROFESSIONAL. CONFIRM EXTENTS OF FINISH MATERIAL IN FIELD WITH LANDSCAPE ARCHITECT, Scale: 1:1 CRUSHED ROCK SURFACE Ark scale: 1:1 � LANDSCAPE MULCH BENCH PRECAST CONCRETE PAVER IN CRUSHED ROCK CUT -TOP BOULDER LEGEND: GRADING Ark • -•- PROPOSED CONTOUR ' r f 2 C.O C'a G u _r a 1117 111 JACKSON I MAIN RCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE. WA 98104 t 206 324.4800 WW W.JACKSONMAIN.COM WATERSHED COMPANY 750 Sixth SEAM South Kirkland WA 98033 027 www.watel rsx.aco.com36 Science & Design z 0 Z ❑ I- Z co a0 ico W1- HGo w E Zc (0< tIJ =a -" D U o_ a LL 1n: O Z 0 04 H PROJECT NO.: PROJECT MGR DRAWN BY CHECKED BY 141231 AR AR/LV AR/RAF GARDEN PLAZA LAYOUT PLAN GARDEN PLAZA LAYOUT PLAN 0 24' 8' 16 SCALE I/4"=1'-0" L3.02 21 SHRUBS THIS AREA PLANTING CONTAINERS Ir EXISTING SHRUBS TO REMAIN — SEE L3.05 FOR PLANTING PLAN THIS AREA --- - 41 SHRUBS THIS AREA • / / / / / / / / / I NOTES 1. PER TMC 18.54.130(3.), 12 REPLACEMENT TREES ARE REQUIRED. 2. PER TMC 18.52.030(A), TREES AND SHRUBS NEED TO BE ADDED EXISTING VEGETATION WITHIN TYPE 1 PERIMETER LANDSCAPE AREAS TO MEET CODE REQUIREMENTS. 3. PER TMC 18.52.035 (4), 1 EVERGREEN OR DECIDUOUS TREE, SHRUBS, GROUNDCOVER PLANTING, AND MULCH WILL BE ADDED TO NEW PLANTING ISLANDS, 4. PER TMC 11.20, AREAS WITHIN RIGHT-OF-WAY (ROW) WHERE THERE IS BARE SOIL AND UNPLANTED AREAS WILL BE PLANTED WITH 1 GAL. HARDY. LOW -MAINTENANCE, AND LOW-WATER REQUIREMENT GROUNDCOVER SPECIES 18" TO 30" ON -CENTER. • L 3 1 LEGEND: EXISTING VEGETATION TO BE PROTECTED EXISTING CONIFEROUS TREE EXISTING DECIDUOUS TREE EXISTING SHRUB CANDIDATE LANDSCAPE PLANTS SCHEDULE TREES ACER PLATATOIDES 'CRIMSON KING' CRIMSON KING NORWAV MAPLE PINUS NIGRA / AUSTRIAN PINE SHRUBS ABELIA X GRANDIFLORA 'CONFETTTI' / VARIEGATED GLOSSY ABELIA MISCANTHUS SINENSIS 'MORNING LIGHT' MAIDEN GRASS NANDINA DOMESTICA' MOON BAY'/ COMPACT HEAVENLY BAMBOO APPROX. SPACING OTY 7 ALL TREES TO BE SPACED PER PLAN 9 27 6' O.C. 6' O.C. 109 6'O.C. GROUNDCOVER AND PERENNIALS TO BE SPACED TRIANGULARLY AND IN GROUPS OF 5 - 7 PER SPECIES ECHINACEA PURPUREA/ 50 24" O.C. PURPLE CONEFLOWER OPHIOPOGON PLANISCAPUS / 50 18" O.C. BLACK MONDO GRASS RUDBECKIA FULGIDA / 50 30" O.C. BLACK-EYED SUSAN LIRIOPE MUSCARI 'PEEDEE INGOT / 550 18" O.C. GOLDEN MONKEY GRASS FRAGARIA CHILOENSIS / 2.215 18" O.C. BEACH STRAWBERRY SEED TURF SEED 4.5LBS 1LB/1,000 SF SIZE 2.5" CAL. 6' - 8' TALL 2 - 3 GAL. 2 - 3 GAL. 2 - 3 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 4" POT SEED 111 JACKSON I MAIN RCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE, WA 98104 t 206.324.4800 W W W.JACKSONMAIN.COM THE WATERSHED COMPANY 150 Son Street South Kirkland WA 98033 Science & Design Z 0 Z H Z o O W j- U0 cn Q ctU CL zp PROJECT NO: 141231 PROJECTMGR AR DRAMS, AR/. CHECKED.' ARIJMF PLANTING PLAN (1 OF 2) PLANTING PLAN (1 OF 2) SCALE 1/8" = 1'-0" 0 4' 8' 16' 32' L3.03 'NE WATERVILO COMPANY 0.16 0 I� III — PROTECT EXISTING SHRUBS IN•PLACE\_I TYP. LEGEND: EXISTING VEGETATION TO BE PROTECTED EXISTING CONIFEROUS TREE EXISTING DECIDUOUS TREE EXISTING SHRUB CANDIDATE LANDSCAPE PLANTS SCHEDULE 0 7 /T, d v _! ✓ TREES ACER PLATATOIDES 'CRIMSON KING' CRIMSON KING NORWAY MAPLE APPROX. SPACING OTY 7 ALL TREES TO BE SPACED PER PLAN SIZE 2.5" CAL. PINUS NIGRA / 6' - 8' TALL AUSTRIAN PINE SHRUBS ABELIA X GRANDIFLORA 'CONFETTTI' / VARIEGATED GLOSSY ABELIA MISCANTHUS SINENSIS 'MORNING LIGHT MAIDEN GRASS NANOINA DOMESTICA' MOON BAY' / 19 6' O.C. 2 - 3 GAL. 27 6' O.C. 2 - 3 GAL. 109 6' O.C. 2 - 3 GAL. COMPACT HEAVENLY BAMBOO GROUNDCOVER AND PERENNIALS TO BE SPACED TRIANGULARLY AND IN GROUPS OF 5 - 7 PER SPECIES ECHINACEA PURPUREA/ PURPLE CONEFLOWER OPHIOPOGON PLANISCAPUS I BLACK MONDO GRASS RUDBECKIA FULGIDA / BLACK-EYED SUSAN LIRIOPE MUSCARI 'PEEDEE INGOT / GOLDEN MONKEY GRASS FRAGARIA CHILOENSIS / BEACH STRAWBERRY SEED 50 24" O.C. 50 18" O.C. 50 30" O.C. 550 18" O.C. 2.215 18" O.C. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 4" POT TURF SEED 4.5 LBS 1 LB / 1,000 SF SEED NOTES 5. PER TMC 18.54.130(3.)), 12 REPLACEMENT TREES ARE REQUIRED. 2. PER TMC 18.52.030(A), TREES AND SHRUBS NEED TO BE ADDED EXISTING VEGETATION WITHIN TYPE 1 PERIMETER LANDSCAPE AREAS TO MEET CODE REQUIREMENTS. 3. PER TMC 18,52.035 (4), 1 EVERGREEN OR DECIDUOUS TREE, SHRUBS, GROUNDCOVER PLANTING, AND MULCH WILL BE ADDED TO NEW PLANTING ISLANDS, 4. PER TMC 11.20, AREAS WITHIN RIGHT-OF-WAY (ROW) WHERE THERE IS BARE SOIL AND UNPLANTED AREAS WILL BE PLANTED WITH 1 GAL. HARDY, LOW -MAINTENANCE, AND LOW-WATER REQUIREMENT GROUNDCOVER SPECIES 18" TO 30" ON -CENTER. MITIGATION PLANTING, SEE SHEET L2.01 r JACKSON I MAIN RCHITECTURE 311 FIRST AVENUE SOUTH SEATTLE. WA 98104 t 208.324.4800 WWW JACKSONMAIWCOM THE. WATERSHED COMPANY 750 Sixth Street South Kirkland WA98033 » ...teai,edca wmi3e Science & Design Z 0 Z > Z m W I- CO w E Z w W co Q H CL a_U co§ Er_ co Z 0 4N7 I— PROJECT NO 141231 PROJECT MGR. PA DRAWN BY AR/LV CHECKED BY. AR/JMF PLANTING PLAN (2 OF 2) PLANTING PLAN (2 OF 2) SCALE 1/8" = 1-0" 0 4' 8' 16' 32' L3.04 Imagery 412016 Google. Mop 6plo 02016 Google 200 6 4.-- VICINITY MAP NEW CURB NO PARKING FIRE ACCESS ONLY NEW LANDSCAPE AREA, SEE LANDSCAPE DRAWINGS 1 1 00 00 ti m 27 60'-0" BUFFER LINE 40'-0" BUFFER LINE EXISTING LANDSCAPE AREA �m _ _ —� — ow�— TORESUPPLEMENTED -/ TO — 10 0' SIDE/REAR SETBACK F4EW LANDSCAPE , AREA SEE LANDSCAPE ' DRAWINGS 6'-0" tt- 8 oox 25' - 0" FRONT SETBACK 32'-0" , 4 EXISTING LANDSCAPE AREA BIKE RACK' •• 1 (El EXISTING LANDSCAPE AREA TO REMAIN, SEE LANDSCAPE DRAWINGS 20' - 0" FRONT SETBACK 10 IEI EXISTING LANDSCAPE AREA TO REMAIN, SEE LANDSCAPE DRAWINGS 11 6 GARDEN I'2 PLAZA Zo (SEE LANDSCAPE DRAWINGS) w EXISTING TYPE V-A 16,375 SO FT FOOT PRINT 2-STORY OFFICE BUILDING WI UNDER BUILDING PARKING (BUILDING TO BE RECLASSIFIED AS TYPE VB) ENTRY 'r— SLOPE 1-12 1 IEI iE IE1 7'-�" NEW1LAt4Ds°A@E ARE9•.E �' tIANUb1. PS URJAVV. ub — -+ 108 TOTAL (62 SURFACE * 46 UNDERGROUND) 1 il•••••_ _- --- LSI 40'-0" BUFFER LINE 80'-0" BUFFER LINE • 'PROPOBED TYPE V8 ADDITION 4,484 SF UNDER BFJILI]ING PARKII • ,4 878 8F. PER OCCUPIED FLOOR, 14,240 SF TOTAL l IS) t6: 51 ISI1 031 EXISTING LANDSCAPE - - AREA TO REMAIN, SEE LANDSCAPE DRAWINGS r 10'-10" 8% yTSLOP� '111 �f III I II I11I I II I 15% 9% SLOPE SLOPE RAMP 10. - 04- 17' - 3" 10' 0'1 JENTRY JACKSON I MAIN AHI;i-Ii l ECTURE: 311 FIRST AVENUE SOUTH SEATTLE, WA 9E106 2063244800 AIW W JACKSONMAIN COM z I— z 00 uJCL =a rx W a_ Il z0 0 0 00 m 111 co 00 W Q1 0 0 8 8 s 8g 2 81 Om'1. PROJECT NO: 16040 PROJECT MGR ML DRAWN BT'. NW CHECKED BT ML SITE PLAN WC') SITE PLAN 1' • 10' 0' "RCM" ZONE PIPED STREAM 52ND AVENUE SOUTH A1.00 40'STREAM SETBACK 1 X'''NEW U / PARKING' BA ti / I., 1010I / I . i_p•� 4606 SF / ' / BIKE RACKS ci / I 8/ SLOPE / 1 i� U U / U / 10'- 0" (E) (E) FIEVATOR EXISTING BASEMENT PARKING 13522 SF �\\ \\.�.\MECH\•\4 ' i i 015 I \STORAGE\ `STORAGE STORAGE �\i S RAGE\ STORAGE \\� `STORAGE \ STORAGE ,*�.• `STORAGE \STORAGE\�, STORAGE'" STORAGE I. \ I 016 I }. \�\.�. �\ \ 018 '\ r019I \ \ \ �020 �\.-� \ '®\�\\' \]022 I\\\ \\® \\.\ \\�024 h� \ 025 \��`\ �1026 I.'.'�. 740 SF 67 6E \87 5F 108 SF 108 SF \ 108 SF \\ ' 107 6E 107 SF 108 5E 708 SF 104 SF'\' PARKING LEVEL • 15% SLOPE 1/ JACKSON I MAIN ARCHITECTURE 311 F.FST AVENUE SOUTH SEAT -LE, WA E31. 1206 3244330 W W W „ACKSONNPUN CO. Z O Z D a HZ m 0O mco W h Fm U wcb u)Q x< 1- CC v og a6-_ 1n cn 0 z0 831- PROJECT NO: 16.0 PROJECT MGR.: Ml DRAWN BY. NW CHECKED BY. Ml PARKING LEVEL PLAN A2.00 0 40' SETBACK LINE FROM $TREANI MEDIUM CONE JACKSON I MAIN A P C : H ITECT LI RE 311 FIRST AVENUE SOUTH `:EATTLE, W490106 12066244000 z 0 Z D y HZ m 00 tco C H coH Ua z co 0¢ cnQ 2LU 0 CV D S 1 0 0 PROJECT NO PROJECT MGR.: DRAWN BY CHECKED BY 16040 Ml NW VF LEVEL 01 FLOOR PLAN A2.01 1021I2016 OTT PO AM DATE trzots IORY2016 NO 1 'SCHEMATIC DESIGN SET EW 6ET DESCRIPTION 6 ;ODESICNN DEVELOPMENT SET •5 CITY OF TOMMIAADMINISTRATE APPLICATIONS • > T INSPIRUS CREDIT UNION OFFICE ADDITION 5200 SOUTHCENTER BLVD TUKWILA, WA98188 0 P C:Wurs.ch.watOnSDocumentO160901nspirus Credit Urlon MCHon NkkWPRins inspidrus Union 5200 SOUTHCENTER BLVD. TUKWILA, WA 98188 t AA 9---� (-AD, / I ROOF PLAN oo "Off 28' - 0" N 4' - 96'- T Ili" (38'-11. FROM DATUM) +1 1 N 4.5 .L I ! se L_AA.9 S.. L JACKSON I MAIN ARCH.TECTURE 1FIRST AVENUE SOUTH SEATTLE, WA 98104 4 4800 W W W 0ACNSONMAIN COM PROJECT NO 16040 PROJECT MGR: ML DRAWN EN: NN CHECKED EN ML ROOF PLAN A2.03 tr V a o1 II 4131C1 MODE NORTH ELEVATION 40 A4.02 6.3 !T1IIflhiI Li ' mom .• I, MEMO In"0 1II!!!"' 111. II I EAST ELEVATION [[ll 11 t011 0 \ P I ➢f 1� Ilil9 m D 0 O 0 w 40 T.O. SCREEN WALL 106.55' /- MROOF HEI100.84'GHT EXISTING ROOF LEEVEL_ �� 96.63' V LEVEL 02 83.63' LEVELL 01 AVERAGE GRADE 65.84' PARKING LEVEL / 59.63' _ TO. FOO�TI�NG��� 58.13' 1 T_O. SCREEN106WALL .55' MAX ROOF HEIGHT ioo"e4' EXISTING ROOF LEVEL 96.63' LEVEL 02 ,\ 83.63' V LEVEL 01' s 70.63 .... AVERAGE GRADE .. __.. _ .-65.64' PARKING LEVEL 59 63' T.O. FOO58.13'TING v^ �A9 BB i ,]A131CI 00 I O11841,0 SOUTH ELEVATION T.O. SCREEN WALL 106.55' MAX ROOF HEIGHT EXISTING ROOF LEVEL .63' S 96 LEVEL02 83 63' LEVEL .6301 '-& 70 ... ___ AVERAGE GRADE 65 84' PA_ RKING LEVEL T.0 FOOTING 58.13' V i<1 111 1 MATERIALS LEGEND I##I; ##I Xi PRODUCT -} I — MANUFACTURER COLOR PROFILE FINISH PRODUCT 1. VERTICAL METAL PANEL 2. HORIZONTAL METAL PANEL 3. STONE VENEER 4. CONCRETE 5. EXISTING CONCRETE PANEL FINISH COLOR A. SILVERSMITH B. PIGMENTO ROUGE/RED C. RUM BEIGE, HONED D. AFRICAN WALNUT, WOOD GRAIN E. WEB GRAY, MATTE PRODUCT PROFILE 1. ALUMINUM REVEAL SYSTEM PER JA_ 2. 2'-6" W X 6" H. STACK BOND 3. 1' WIDTH X 8' HIEGHT 4. SMOOTH 5. PROFILE PER SPECIFICATIONS PRODUCT MANUFACTURER A. DRI-DESIGN B. YELLOW MOUNTAIN STONEWORKS C. ALCOA ARCHITECTURAL PRODUCTS D. SHERWIN.WILLIAMS G' . JACKSON MAIN ARCHITECTURE 31, 8834 AVENUE iOHTH ',Mt., W808104 1206.324 4000 W W W .633148014448I61.COM Z 0 D 0 I_ Z EO W 1= oe Q Hz co U0 0< "< =i CCU e) all 0co Z H 0 S 0 0 PROJECT NO. PROJECT MGR: DRAWN BY: CHECKED BY. 16040 ML NW EXTERIOR ELEVATIONS A3.01 • 4 9 EXISTING ROOF 96.83' 7.6 O _ T.O._SCREEN WALL T 106.55'� ininwommiams majmnin JFFICE OFT ISE 'I.. ihigiqmeni JACKSON I MAIN ARCHITECTURE 811988 AVENUE SOUTH EFATEIE, WA 98104 120E J[ 4800 WWW 8ACKSONMAiN COM z 0 z D Ca f— Z m DO r� W F.F oo U0 wa) CO < i CCU 8 Q. L 1n § o �1. lad§ PROJECT NO: PROJECT MCP DRAWN BY: CHECKED BY BUILDING SECTIONS A4.01