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HomeMy WebLinkAboutPermit PL17-0001 - LANTERN LANDING - DESIGN REVIEW / ADMINISTRATIVELANTERN LANDING 3523049084 Associated Files: PL17-0001, L17-0003 This File: 117-0002 SHORELINE/SUBSTANTIAL DEV E ST.4C a P STATE OF ''AS- N TON DEPARTMENT OF ECOLOGY Northwest Regional Office 0 3190 160th Ave SE 0 6e1ievue WA 96008-5452 0 425-6 :9-7000 711 for Washington Relay Service o Persons with a speech disability can call 877-833-6341 July 14, 2017 Bryant Bronson JJW Architects & Planners 5628 Airport Way South # 112 Seattle, WA 98108 RECEIVED JUL 172011 Community Development Re: City of Tukwila Permit L17-002 — Approved JJW Architects & Planners — Applicant Shoreline Substantial Development Permit (SDP) #2017-NW-3828 Dear Mr. Bronson: On July 13, 2017, we received notice that the City of Tukwila conditionally approved your application for a SDP. Your peiiuit includes selective demolition of portions of the existing building, reconstruction to create retail storefronts, landscaping, and parking lot restriping. This permit will apply within the Urban Conservancy -Levee environment designation of the Green River, a shoreline of statewide significance. By law, local governments must review all SDPs for compliance with: • The Shoreline Management Act (Chapter 90.58 RCW). • Ecology's SDP approval criteria (Chapter 173-27-150 WAC). • The City of Tukwila Local Shoreline Master Program. Local governments, after reviewing SDPs for compliance, are required to submit them to Ecology. We have received your approved SDP. What Happens Next? Before you begin activities authorized by this permit, the law requires you wait at least 21 days from July 13, 2017, the "date of filing." This waiting period allows anyone (including you) who disagrees with any aspect of this permit to appeal the decision to the state Shorelines Hearings Board (SHB). You must wait for the conclusion of an appeal before you can begin the activities authorized by this pen it. The SHB will notify you by letter if they receive an appeal. We recommend you contact the SHB before you begin peluiit activities to ensure they have not received an appeal. You may reach them at (360) 664-9160 or http://ww\v.eluho.wa. ov/Board/SHB. 0 JJW Architects & Planners July 14, 2017 Page 2 If you want to appeal this decision, you can find appeal instructions (Chapter 461-08 WAC) at the SHB website above or on the website of the Washington State Legislature at htt ://a s.leg.wa. ov/wac. Other federal, state, and local permits may be required in addition to this shoreline permit. If you have any questions about this letter, please contact David Pater, Regional Shoreline Planner, at (425) 649-4253. Sincerely, Amelia Petersen, Section Assistant Shorelands and Environmental Assistance Program Cc: Jaimie Reavis, Senior Planner — City of Tukwila City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director July 11, 2017 NOTICE OF DECISION FOR SHORELINE SUBSTANTIAL DEVELOPMENT TO: Bryant Bronson, JJW Architects and Planners, Applicant Houghton Harbor LLC, Owner King County Assessor, Accounting Division Washington State Department of Ecology, NW Regional Office Washington State Attorney General Muckleshoot Indian Tribe Duwamish Indian Tribe Duwamish River Cleanup Coalition This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Number: Applicant: I. PROJECT INFORMATION L17-0002 (Permit File), PL17-0001 (Parent Land Use Project File) Bryant Bronson, JJW Architects and Planners Type of Permit Applied for: Shoreline Substantial Development Permit Project Description: Remodel of an existing retail and warehouse building, including selective demolition of portions of the existing building to construct two "lantern" additions modulated out from the building. The remodel will convert the existing building to new retail spaces. The parking lot will be restriped to accommodate additional parking spaces, and landscaping will be added to the site in areas adjacent to the building as well as within landscape perimeters along Andover Park East and S. 180th Street. Location: 1233 Andover Park East (parcel #3523049084) Associated Files: L17-0003 (Administrative Design Review) Comprehensive PlanDesignation/ZoningDistrict: Tukwila Urban Center - Workplace District (TUC-WP) Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Lantern Landing Shoreline Substantial Development Permit July 11,2017 Page 2 II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The City Community Development Director has determined that the application for a Shoreline Substantial Development Permit does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report and subject to the following conditions: 1. Tree protection measures and details for trees to remain shall be provided as part of the construction permit and an ISA Certified arborist shall conduct an evaluation of the extent to which new building footings at the northeastern corner of the site will damage adjacent street trees. 2. Edits to the landscaping plans shall be made as part of the construction permit to include planting substitutions to replace non-native species plantings with species native to the Pacific Northwest, to clarify groundcover types and spacing, and to clarify the plantings represented by abbreviations not listed in the Plant List on Sheet L1.0. The plants listed in the Riparian Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection. 3. Landscaping plans shall be revised as part of the construction permit to demonstrate how project landscaping will comply with TMC 18.44.080 (D) Vegetation Management in the Shoreline Jurisdiction. 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. This permit is granted pursuant to the Shoreline Management Act of 1971 and nothing in this permit shall excuse the applicant from compliance with any other Federal, State or local statutes, ordinances or regulations applicable to this project, but not inconsistentwith the Shoreline Management Act (Chapter 90.58 RCW). This permit may be rescinded pursuant to RCW 90.58.140(8) in the event the permittee fails to comply with the project as approved and any conditions thereof. CONSTRUCTION PURSUANT TO THIS PERMIT MAY NOT BEGIN AND IS NOT AUTHORIZED UNTIL TWENTY- ONE (21) DAYS FROM THE DATE OF RECEIPT WITH THE DEPARTMENT OF ECOLOGY AS DEFINED IN RCW 90.58.140(6) AND WAC 173-14-090, OR UNTIL ALL REVIEW PROCEEDINGS INITIATED WITHIN TWENTY- ONE (21) DAYS FROM THE DATE OF SUCH FILING HAVE TIERMINATED; EXCEPT AS PROVIDED IN RCW 90.58.140(5)(a)(b)(c). Construction must begin within 2 years from the effective date of the permit and be substantially completed within 5 years of the effective date of the permit. The effective date of a substantial development permit shall be the date of receipt as provided in RCW 90.58.140(6). Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Lantern Landing Shoreline Substantial Development Permit July 11,2017 Page 3 III. YOUR APPEAL RIGHTS One administrative appeal to the Shorelines Hearings Board of the Decision is permitted. Any person appealing to the Shorelines Hearings Board may raise certain SEPA issues as part of the appeal to the Shorelines Hearings Board. Appellants should consult the rules and procedures of the Shorelines Hearings Board for details. Pursuant to RCW 90.58.180 the decision by the City of Tukwila to issue this Shoreline Substantial Development Permit may only be appealed to the Shoreline Hearings Board. Appeals must be filed with the Shoreline Hearings Board within 21-days from the filing of this permit with the Department of Ecology as defined in RCW 90.58.140. For more detailed information on appeals, refer to RCW 90.58 and WAC 461.08.* IV. PROCEDURES AND TIME FOR APPEALING The requirements and procedures for appeals to the Shorelines Hearings Board are set forth in RCW 90.58 and WAC 461.08. V. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the Shoreline Substantial Development Permit are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at 206-431-3659 for further information. Property owners affected by this decision may request a change in valuation for theiir 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 unless an appeal is filed. Jack Pa , ector Depart nt of Community Development City of Tu wila Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director STAFF REPORT SHORELINE SUBSTANTIAL DEVELOPMENT I. SUMMARY OF PROPOSED ACTION The proposed project is to remodel an existing retail and warehouse building originally constructed in 1969. Portions of the existing building will be demolished to construct two "lantern" additions modulated out from the building and incorporating substantial amounts of glazing. The remodel will convert the existing building to new retail spaces. The parking lot will be restriped to accommodate additional parking spaces, and landscaping will be added to the site in areas adjacent to the building as well as within landscape perimeters along Andover Park East and S.180th Street. II. GENERAL INFORMATION Project Name: File Number: Associated Permits: Applicant: Location: Zoning: Comprehensive Plan Designation: Staff: Attachments: Lantern Landing (PL17-0001) L17-0002 L17-0003 (Administrative Design Review) Bryant Bronson, JJW Architects and Planners, PLLC 1233 Andover Park East (parcel #3523049084) Tukwila Urban Center -Workplace District (TUC-WP) Tukwila Urban Center - Workplace District (TUC-WP) Jaimie Reavis, Senior Planner A. No Net Loss Checklist and Applicant's Response B. Applicant's discussion of project consistency with Design Criteria and TMC Chapter 18.44. C. Plan Set: Site Plan (A-1.0), Exterior Elevations (A3.01), Landscape Site (L1.0), Irrigation Plan (L-1.2) D. Staff Response to Shoreline Criteria: Shoreline Development Standards Matrix (D1), Vegetation Protection and Landscaping Matrix (D2), Shoreline Design Guidelines (D3) Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Lantern Landing Shoreline SubsCal Development Permit July 5, 2017 Page 2 III. PROJECT DESCRIPTION This project is a remodel of an existing building located at 1233 Andover Park East, on the northwestern corner of Andover Park East and S. 180th St. The project involves demolition of areas of the existing building and the addition of "lanterns," which will be modulated areas that are intended to bring more attention to the building facade through design elements like glazing and roof overhangs. The building is proposed to be converted from bulk retail and warehouse use to multiple retail spaces, including general retail or bulk retail tenants. Walls to be demolished include the southern and eastern walls of the building. The existing north and west walls and foundations will be retained. The building square footage will remain roughly the same; Figure 1 below shows the existing building footprint within the hatched area around the edges of the proposed building footprint. A portion of the building towards the south will be reduced along its southern and eastern sides, while the very northern portion of the building will have the southern portion of the wall pulled in and the eastern part of the building expanded out towards Andover Park East. No portion of the existing building is within the Shoreline Jurisdiction. Parking and landscaping areas in the south portion of the property are within the 200-foot buffer from the Ordinary High Water Mark (OHWM) of the Green River. The shoreline environment designation in this area is Urban Conservancy - Levee. The Urban Conservancy - Levee shoreline environment is broken Figure 1. Project Location Figure 2. Existing and Proposed Building Footprint ANDOVER PARK E Lantern Landing Shoreline Substantial L...,ielopment Permit July 5, 2017 Page 3 down into two areas: (1) the Buffer area is the first 125 feet from the Ordinary High Water Mark (OHWM) of the Green River; the Outside the Buffer area is the remaining 75 feet of the 200-foot Shoreline Jurisdiction. However, the City's Shoreline Master Program includes a provision for ending the Buffer on the riverside of an existing improved street or roadway. Since S. 180th St. is located between this project site and the river, the river buffer ends on the river side of S. 180th St (see Figure 3). IV. TUKWILA SHORELINE MASTER PROGRAM - BACKGROUND The City of Tukwila adopted a new Shoreline Master Program (SMP) on August 15, 2011 which was approved by the Washington State Department of Ecology (Ecology) on October 14, 2011 and became effective October 28, 2011. This project is subject to these updated regulations. A. Shoreline Environment Designation The shoreline environment designation for the site is Urban Conservancy— Levee. The purpose of the Urban Conservancy Environment is to protect ecological functions where they exist in urban and developed settings, and restore ecological functions where they have been previously degraded, while allowing a variety of compatible uses. The final buffer widths adopted by the City and approved by the Department of Ecology for each shoreline environment attempted to balance shoreline ecological function needs, human life and property protection needs (including future levee repair/reconstruction), existing land use patterns, and state and federal agency policies. B. Shoreline Goals and Policies: The following section discusses the Shoreline Master Program (SMP) goals and policies as they relate to this project, excerpted from the Tukwila Comprehensive Plan. Goal 5.3 Economic Development Goal: Development along the shoreline that fosters the economic vitality of Tukwila while preserving the long-term benefits of the river. • Policy5.3.2 Design and locate all shoreline development to minimize impacts on areas identified as important for other river uses, such as wildlife and aquatic habitat, river vegetation, public access and recreation, historical resource, and flood control Staff Response: The picture below shows the riverbank on the left-hand side, on the south side of S. 180th St. (beyond the retaining wall topped with a chain link fence), and the project site on the right on the north side of S. 180th St. The development will remodel the existing building to create new retail spaces. The location of the project, with a road separating the project site from the river, minimizes impacts to river uses while accommodating new retail uses in the Tukwila Urban Center. Lantern Landing Shoreline Subst'fal Development Permit July 5, 2017 Page 4 Figure 3. Project Site in Relation to Shoreline - S. 180' St. is located in between the site and the riverbank. Goal 5.5 Shoreline Design Quality Goal: Enhanced identity of the river as a unique community asset through high quality development and public activities that reflect Tukwila's history and sense of community pride. • Policy5.5.1: Require that shoreline development outside of the MIC: • Ensures no net loss of shoreline function; Is designed to be consistent with Tukwila Shoreline Design Guidelines; • Reflects principles of high quality design, in such areas as site planning, architecture, and landscaping; ■ Includes setbacks, bulk, height, density, landscape buffers and provisions for open space that enhance the shoreline environment. Staff Response: The applicant included a response to the no net loss questions contained in the Shoreline Substantial Development Permit application form (Attachment A). Due to the location of the project on the north side of S. 180th St., and the limited scope of the project which involves selected demolition to areas of the existing building, restriping the parking lot, and adding landscaping, staff agrees that there is not potential for loss of ecological function with this project. The project utilizes high quality design in the architecture and landscaping improvements proposed. The existing perimeter landscape areas will remain the same size, but will be enhanced with trees, shrubs, and groundcover. Landscape areas are also proposed around the base of the building along the southern and eastern facades. Lantern Landing Shoreline Substantial LCvelopment Permit July 5, 2017 Page 5 Goal 5.9 Natural Environment and Habitat Use Goal: Restored, enhanced, and protected natural environment resources along the river, including trees, wildlife habitat and features with value for long-term public, scientific and educational uses. • Policy5.9.1: Ensure that shoreline development results in no net loss of shoreline ecological function, minimizes impacts on wildlife and that significant vegetation, sandbars, wetlands, watercourses, and other critical areas identified as important for habitat are maintained through the proper location, design, construction, and management of all shoreline uses and activities. Staff Response: Existing, mature street trees along Andover Park East are proposed to be retained. The addition of vegetation native to the Pacific Northwest is proposed to enhance areas of the site within the shoreline jurisdiction. Goal 5.11 Public Health, Safety and Welfare Goal: Shoreline uses that do not endanger public health, safety and welfare or the capacity of the river to provide long-term benefits and resources to the community. • Policy5.11.1: Design, locate and manage shoreline uses, such as capital improvement projects and private development, in a manner that does not endanger public health, safety, and welfare, and enhances the capacity of the river to provide long-term benefits and resources to the community. Staff Response: Remodel of the existing building is proposed in the area of the site outside of the Shoreline Jurisdiction. Restriping of accessory parking areas and installation of plantings will occur within the Outside the Buffer area of the shoreline jurisdiction. The location of the project, with S. 180th St. in between the project site and the river, prevents impacts to the shoreline and the river; the project will not endanger the public health, safety, and welfare or the capacity of the river to provide long-term benefits and resources to the community. V. SHORELINE REGULATIONS TMC 18.44.130 B.3. Shoreline Administration states that a Shoreline Substantial Development permit shall be granted only when the development proposed is consistent with the Shoreline Master Program (SMP). The relevant SMP policies were discussed above. The portion of the parcel that falls within the 200-foot Shoreline Management Area is indicated on the plans (Attachment C—sheets A-1.0 and L1.0). The Buffer area (the first 125 feet from the OHWM) is located entirely offsite since S. 180th St. separates the project site from the river.; the landward edge of the buffer ends at S. 180th St. Work within the shoreline jurisdiction includes restriping the parking lot and installation of landscaping and irrigation. Construction equipment for the demolition and remodel will be working within this area as well. TMC 18.44.050 Permitted Uses The proposed use of the site is retail. Retail uses fall within the "General" use under the "Commercial" heading of the Shoreline Use Matrix (Figure 1 of TMC Title 18). Both general commercial and accessory parking are permitted uses within the Urban Conservancy Environment. Lantern Landing Shoreline Substa,nual Development Permit July 5, 2017 Page 6 TMC 18.44.070 Development Standards The project is consistent with the applicable shoreline development standards of the Shoreline Overlay District and the Urban Conservancy Environment. Staff analysis of project consistency with the development standards of 18.44.070 is contained in the Shoreline Development Standards Matrix (Attachment D1). TMC 18.44.080 Vegetation Protection and Landscaping The Vegetation Protection and Landscaping Matrix (Attachment D2) includes a discussion of the project with respect to the requirements of this section of the TMC. There is one existing Ash tree located within the Shoreline Jurisdiction on the project site, and four street trees along Andover Park East. These trees comprise the significant trees on the project site, and are noted to remain on Sheet L.10. Plans submitted with the Shoreline Substantial Development permit did not include tree protection measures and details. Additionally, the expansion of the northeastern section of the building farther east towards Andover Park East, including extension of building footings, has the potential to damage the two existing street trees north of the entrance to the site off Andover Park East. As a condition of approval, tree protection measures and details for trees to remain shall be provided as part of the construction permit and an ISA Certified arborist shall conduct an evaluation of the extent to which new building footings at the northeastern corner of the site will damage adjacent street trees. Landscaping sheet L1.0 has been revised from the original submittal to replace non-native species plantings with other plantings native to the Pacific Northwest. However, the updated plan includes some species that are non-native. Additionally, areas of groundcover and some of the abbreviated names of plantings are not included in the Plant List on the left side of Sheet L1.0. As a condition of approval, staff will work with the applicant as part of the construction permit to replace non-native species remaining in the landscape plan with species native to the Pacific Northwest, and to clarify groundcover types and spacing. The plants listed in the Riparian Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection. Landscaping plan sheets shall be corrected during review of the construction permit. Landscaping plans and materials submitted for the Shoreline Substantial Development Permit do not address TMC 18.44.080 (D) Vegetation Management in the Shoreline Jurisdiction. These requirements apply to existing and new development. As a condition of approval, the landscaping plans shall be revised to include information demonstrating conformance with this section of the code. TMC 18.44.090 Environmentally Sensitive Areas within the Shoreline Jurisdiction There are no environmentally sensitive areas within the boundaries of the project site. TMC 18.44.100 Public Access to the Shoreline The Green River Trail provides public access to the shoreline just south of the project area. However, existing conditions make provision of public access to the shoreline infeasible as part of this project. S. 180th St., a four -lane arterial street, separates the project site from the Green River. The section of the shoreline closest to the Lantern Landing project site is elevated, located at the top of a retaining wall which is topped with a chain link fence. Access points to the trail are located less than 500 feet away both east and west of the project site, where ramps connect from the street level on the south side of S. 180th St. up to the riverbank. Lantern Landing Shoreline Substantial L.,Lvelopment Permit July 5, 2017 Page 7 TMC 18.44.110 Shoreline Design Guidelines Staff analysis of project consistency with the Shoreline Design Guidelines is contained in Attachment D3. In general, the new "lantern" elements proposed are oriented both to adjacent streets and to the river. South and east -facing facades will include a substantial amount of glazing, opening up the building to allow views of the shoreline. VI. COMMENTS A Notice of Application was distributed to agencies that may have an interest in the project, and to owners and occupants of properties within 500 feet the project site on March 10, 2017. The Notice of Application was also posted on the project site. There were no comments received in response to the Notice of Application. VII. SEPA The proposed remodel to the existing building is considered "other minor new construction" and is categorically exempt from SEPA review under WAC 197-11-800 (2) (f). VIII. CONCLUSIONS 1. The proposed project is to remodel an existing retail and warehouse building demolishing portions of the building to construct two "lantern" additions modulated out from the building and incorporating substantial amounts of glazing. The remodel will convert the existing building to new retail spaces. The parking lot will be restriped to accommodate additional parking spaces, and landscaping will be added to the site in areas adjacent to the building and around the existing landscape perimeter areas. 2. This project is consistent with the economic development, shoreline design quality, natural environment and habitat use, and public health, safety and welfare goals and policies of the Shoreline Master Program and the Tukwila Comprehensive Plan. 3. Multiple retail spaces are proposed to be created with the remodel. Both general commercial and accessory parking are permitted uses within the Urban Conservancy Environment, per 18.44.050 and the Shoreline Use Matrix (TMC Title 18, Figure 1). 4. All requirements of TMC 18.44.070 have been adequately addressed, including the following: a) The development meets the underlying standards of the TUC-WP zoning district, except for the proposed location of the trash enclosure within the side yard setback area, and existing nonconforming landscaping and parking areas. The location of the trash enclosure within the setback meets Fire and Building Code requirements, so its proposed location can be approved. The degree of nonconformity of the existing landscaping and parking areas is not being increased; parking areas will only be restriped and landscaping areas are proposed to be upgraded with landscaping to meet code requirements. b) The requirement to provide additional public access does not apply. Lantern Landing Shoreline Substu..ual Development Permit July 5, 2017 Page 8 c) The proposed building height of the lanterns is under 30 feet; less than the 45-foot height limit. d) Lighting for the project will be directed downward and shielded. e) The proposal demonstrates compliance with no net loss of ecological functions for the shoreline. f) The project is considered "other minor construction" under the categorical exemptions listed in WAC 197-11-800 and is exempt from SEPA review. g) Mitigation sequencing has been demonstrated. The development proposed is located outside of the River Buffer, within an area that is already developed„ Selective demolition will occur to remodel the existing building. The location of the project site, with a four -lane arterial street located in between the project site and the Green River, prevents the likelihood of any impacts of the project to the shoreline. New landscaping added to the site will enhance the quality and quantity of vegetation within the Shoreline Jurisdiction. 5. The project meets vegetation protection and landscaping requirements, except that tree protection measures and details have not been provided, non-native plantings are proposed, some of the plantings proposed need to be clarified, and information to demonstrate conformance with vegetation management requirements have not been provided. The following conditions of approval are recommended to require these items to be addressed as part of the construction permit: a) Extension of the building footings into the landscape area at the northeastern corner of the site has the potential to damage the two existing street trees north of the entrance to the site off Andover Park East. Tree protection measures and details for trees to remain shall be provided as part of the construction permit and an ISA Certified arborist shall conduct an evaluation of the extent to which new building footings at the northeastern corner of the site will damage adjacent street trees. b) Landscaping sheet L1.0 has been revised from the original submittal to replace non-native species plantings with other plantings native to the Pacific Northwest. However, the updated plan includes some species that are non-native. Additionally, areas of groundcover and some of the abbreviated names of plantings are not included in the Plant List on the left side of Sheet L1.0. Staff will work with the applicant as part of the construction permit to replace non-native species remaining in the landscape plan with species native to the Pacific Northwest, and to clarify groundcover plantings and planting abbreviations. The plants listed in the Riparian Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection. Landscaping plan sheets shall be corrected during review of the construction permit. c) Landscaping plans and materials submitted for the Shoreline Substantial Development Permit do not address TMC 18.44.080 (D) Vegetation Management in the Shoreline Jurisdiction. These requirements apply to existing and new development. As a condition of approval, the landscaping plans shall be revised to include information demonstrating conformance with this section of the code. Lantern Landing Shoreline Substantia, —dvelopment Permit July 5, 2017 Page 9 6. Shoreline Design Guidelines (TMC 18.44.110) have been satisfied. 7. There were no comments received on the proposal with the Notice of Application. IX. RECOMMENDATION Staff recommends approval of the Shoreline Substantial Development permit, with the following conditions: 1. Tree protection measures and details for trees to remain shall be provided as part of the construction permit and an ISA Certified arborist shall conduct an evaluation of the extent to which new building footings at the northeastern corner of the site will damage adjacent street trees. 2. Edits to the landscaping plans shall be made as part of the construction permit to include planting substitutions to replace non-native species plantings with species native to the Pacific Northwest, to clarify groundcover types and spacing, and to clarify the plantings represented by abbreviations not listed in the Plant List on Sheet L1.0. The plants listed in the Riparian Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection. 3. Landscaping plans shall be revised as part of the construction permit to demonstrate how project landscaping will comply with TMC 18.44.080 (D) Vegetation Management in the Shoreline Jurisdiction. 0 C C. .2 I f I O iM J //—DOWNESPoUT. T4. Z • HARDIE PANEL REVEALS PLACED AT4.0 0.C.,TYP.--. I 1• A I 10 IFS T.0. =0S 9 4 WEST ELEVATION PET 13 1012 T.O. CANOPY FASCIA \� J SOUTH ELEVATION IPO ROOF AND PRE - FINISHED GRAVEL STOP EDGE MET. I, 11z-101 EVEL 1 2 EAST ELEVATION B cj ET] NORTH ELEVATION 0 I I n j,G.9 ;o.a) Z' 1 0.r,10.8) 1 1 T • 1 ALIGN VERTICAL HARD E REVEAL WITH CENTER OF STOREFRONT CANOPY BRACE SPACIN CENT EDw8NOCANOPY - LoJL= m� C 0 as,• T B SPACIOPY NG B I E I I I I I I S _ WITH WINDOW EDGES OVER ENTRYDOOR 3.1k32j3.3),3.4 � ! 4 : )4-BI (5 X5.1X5.2; 1 I CANOPY BRACE SPACING 8 I A 1±±1 (iDj C3Y�1 r - CENTER HARDIE PANEL OVER ENTRY DOOR W1 r T 5.8) � -, 0 A) 4 L, z r: LEVEL 1 BRAKE METAL WRAP AROUND NEW ROOF FASCIA PAINTED TO MATCH COLOR 'BLACK RASPBERRY' 12' 101? T.O. HSS LEVEL 1 I- —BRAKE METAL WRAP AROUND NEW ROOF FASCIA PAINTED TO MATCH COLOR 'BLACK FUSPBERRY H. BEAM WRAPPED WITH RIGID INSUL. AND PREFINISHED .UM. BRAKE SHAPE MATCH COLOR •BLACK RASPBERRY' T.O. PARAPET -VERIFY LEV0'EL01 " MATERIALS LEGEND SYMBOL MATERIAL AI HARDIE REVEAL COLOR PLUS PANEL SYSTEM OVER 0J4' FORM. STRIPS COLOR AUTUMN TAN SMOOTH I MUTUAL MATERIALS GROUND FACE CMU MOLOR 'MOUNTAIN ORTAR COLOR MATTCCHYO BLOCK IN RUNNING BOND 0 I WNEBLACKREFRONT SYSTEM RNISH: SOLARBAN m COLOR: ATLANTICA T-E PRO CUSS SOLARENN SO: CLEAR I F I BNT ENJAMI EPMMOOORE'WHEELNG NEUTRAL I PAINRED BRAKE METAL BENJAMIN MOORE 'BLACK RASPBERRY' 207240 PANTED BRAKEWILLIAMSMµ SHERWIN 'BLACK FOX' SW MO FIT rnHARDIE NVENIEDFSMOOTH FINISH PANTED BENJAMIN MOORE'BLACK RASPBERRY' r TEMPERED GLAZING SHEET NOTES: CENTER VERTICAL HARDIE PANEL REVEALS OVER STOREFRONTS TO ENSURE SYMMETRICAL SPACING OF REVEALS AT ENDS OF STOREFRONT. TYP. 1 , JACKSON I FIR ' N ARC r II lo 00 3tt SETTLE WA0B104 THE ANDOVER COMPANY, INC. LANTERN LANDING 0) w w aco a08 m w¢ z- co cY PROJECTPROJECT NO.: 170. MG, JJW DRAWN . BJB CHECKED 13, checker EXTERIOR ELEVATIONS L(710002. A3.01 HORIR _EIRE EQUIPMENT ACCESS N89° 12' 04" W 170.00 ANDOVER PARK E \\\\\\\,\-\\ \\\.\\\\,, \\\\\\7\\\\\'\ 395 SF 243 SF 240 SF TOTAL N S 180TH ST. Q\ IMPERVIOUS AREAS DIAGRAM PROJECT NORPN 27 SF SIDE/REAR SETBACK: 5,4- ter., 1-HR FIRE RATED METAL DOORS ANDOVER PARK E EXISTING WALL FIRE RATED ROU BLOCS WALL WITH IN PLACE AT JOINTS TO REMAIN M PLACE AT WEST SIDE OF BUILDING 10 X 3,7 LOADING AREA DASHED LINE INDICATES EDGE OF ROOF OVERHANG ABOVE EXISTING CHAW LINK FENCE TO BE REMOVED W ITS ENTIRETY NEW CONC. BLOCK TRASH ENCLOSURE EXTENDS INTO SETBACK ADJACENT BUILDING DOES NOT FACE THIS AREA AND ENCLOSURE IS NOT READILY VISIBLE FROM THE STREET. ENCLOSURE WILL BE HIDDEN FROM VIEW TO THE SOUTH BY EXISTWG FULL GROWN PYRAMIDALIS TO REMAIN IN PLACE. SEE PROJECT DESCRIPTION/ANALYSIS AND LANDSCAPE PLAN FOR ADDITIONAL WFORM.ATION. F PERVIOUS/LANDSCAPE I 1 NEW IMPERVIOUS • 1,343 SF 1 REPLACED IMPERVIOUS • 510 SF NEW • REPLACED IMPERVIOUS • 1,853 SF TOTAL EXISTING IMPERVIOUS SURFACE AREA 32,300 SF TOTAL PROPOSED IMPERVIOUS SURFACE AREA • 32,517 SF 5'-0- FULL LENGTH BLOCK EXISTING 1-HR FIRE RATED 0JOIWALL REMAIN IN ; PLACE AT JOINTS TO REMAW L PLACE AT NORTH SIDE OF BUILDING N89° 12' 04" W 170.00 1 HR. FIRE -RATED ROOF EXTENSION PROTRUDES INTO /�.jfML DASHED LINE INDICATES EDGE I[or ROOF OVERHANG ABOVE 1 \1 \\\ \ \\\ \\\\\, \ \ \\\ \\\ EXISTING PARKING TO REMAIN AS -IS UNLESS NOTED OTHERWISE BUILDING TO BE FULLY SPRINKLED IN ACCORDANCE WITH 2015BC SECTION 903.3.1.1 SPRINKLER DESIGN TO BE A DEFERRED SUBMITTAL DURING BUILDING PERMIT PHASE 13.396 SF EXISTING BUILDING FOOTPRINT NEW CODE -COMPLIANT ADA VAN STALL AND ALIGHTMENT —EXISTWG LANDSCAPE BUFFER TO REMAIN DOES NOT MEET CURRENT REQUIREMENTS FOR COMMERICAL CORRIDOR'. STRIP WILL BE PLANTED WITH NEW CISTUS PURPUREAS ROCIWOSE AND PNUS PUMILO TO ESTABLISH A BUFFER BETWEEN PARKING LOT AND RIGHT OF WAY. SEE PROJECT DESCRIPTION /ANALYSIS AND LANDSCAPE PLAN FOR ADDITIONAL NFORMATION. PRO b COD�-008S STALL ALONT EN 1DA 1 & VAN STALL AND ALIGHTMENT 200 • Jm LANDSCAPE EXISTING PARKING TO REMAIN AS -IS UNLESS NOTED OTHERWISE HALF -TONE DASH INDICATES EDGE OF ROOF LINE ABOVE EXISTING PARKING TO REMAIN AS -IS UNLESS NOTED OTHERWISE PARKING IN THIS BAY HAS BEEN RESIZED TO COMPACT. THIS CHANGE DOES NOT INCREASE NON- CONFORMNG NATURE OF EXISTING STALLS. DARK DASHED LINES INDICATE 2'0• CURB OVERHANG FOR PARKED VEHICLES 140 CHANGE TO EXISTING TOPOGRAPHY EXISTING MONUMENT SIGN TO BE REMOVED FIRE HYDRANT-EXISTWG S180TH ST. — {k\\ FRONT YARD SETBACK: 1 180TH �7 P \ SOUTH PROPERTY BOUNDAR16-0. 125' URBAN CONSERVANCY LEVEE BUFFER OUTSIDE OF PROPERTY BOUNDARY SITE PLAN LAND USE 1 -'Pmr GRAPHIC SCALE c a EASEMENT GRANTED TO: WASHINGTON NATURAL CAS CO. PURPOSE: GAS PIPELINES OR PIPELINES AND APPURTENANCES RECORDING DATE: MARCH 30, 1995 RECORDING NO.: 9503300235 EASEMENT GRANTED TO: PACIFIC TELEPHONE AND TELEGRAPH PURPOSE: POLES WITH NECESSARY WIRES, CABLE, AND FIXTURES RECORDING DATE: AUGUST 19, 1929 RECORDING NO.: 2554741 ANDOVER PARK E FRONT YARD SETBACK: 16-0. TOO' SHORELINE OVERLAY BOUNDARY/ URBAN CONSERVANCY LEVEE -OUTSIDE BUFFER TAKEN FROM FEMA COMMUNITY PANEL NO. 530091 0002 B NOT TO SCALE PROJECT SITE IS OUTSIDE OF FEMA 100 YR FLOOD PLAIN L 1 ZONE C" = AREA OF MINIMAL FLOOD AREAS OUTSIDE SFHA & HIGHER THAN THE ELEVATION OF THE 0.2% ANNUAL CHANCE FLOOD "SFHA" = SPECIAL FLOOD HAZARD AREA 1 % CHANCE ANNUALLY (100 YR. FLOOD) FLOOD PLAIN MAP NOT TO SCALE EASEMENT GRANTED TO: PUGET SOUND POWER AND LIGHT PURPOSE: UNDERGROUND ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM, TOGETHER WITH ALL NECESSARY OR CONVENIENT APPURTENANCES. RECORDING DATE: AUGUST 16, 1995 RECORDING NO.: 8508160779 EASEMENT GRANTED TO: CITY OF TUKWILA PURPOSE: PUBLIC SIDEWALKS AND UTILITIES RECORDING DATE: NOVEMBER 30, 1995 RECORDING NO.: 9511300500 L/7%-OO° 2. 111 JACKSON I AHC1L 1r7,*1^.UrUnE 311 EA h4�Al4 SOUTH SEATTLE, W.41300 2CKSO MAI W W W.JACKSONMAIN.COM THE ANDOVER COMPANY, INC. F- co Z 0 z cc IY QI LLI a NZ > Et Z Q" Y r F- 5 5 Fi O 5 PROJECT NO.: 17053 PROJECT MGR.: JJW DRAWN BY: BJ0 CHECKED BY: Checker SITE PLAN - LAND USE 0 10 30 40 A- 1.0 PLANT LIST QUANTITY SYMBOL PLANT NAME S7$ SPACING 30 ACOR ACORUS GRAMIMINIUS 16ALLON CAN 7 AMEN AMELANCHIER PRINCESS DIANA/ 1.5' SERVICEBERRY 1d CALIPER I MULTI- enNKED 5 AHEM ANEMONE RUFFLED SWAN 16ALLON I 140 AUU ARCTOSTAHPYLOS UV URSI MASSACHUSETT5/ KO•NINNICK 16ALLON CAN 24' TRI 5P 7 BERBR6 BERBER'S ROSEY GLOW 2 GALLON CAN 3' SPACING 30 BERG BER6INA COROIFOLIA ANGEL KISS/WINTERGLOW ELEPHANT EARS 16ALLON CAN1r SPCAIN6 6 CALG CALAMA6ROSTIS X KARL FOERSTER/ FEATHER REED GRASS I GALLON 44 CALW CALLUNA V. HOYERHAGEN t GALLON CAN 24' TRI SPACING 140 CARV CAREX MUSKINUMENSIS 'LITTLE MIDGE/ MINATURE PALM 16ALLON CAN 24' TRI SPACING 17 CORN CORNUS SERICEA / RED OSIER DOGWOOD 1.5' B/B MAX 4' TRI SP 3 CORN CORNUS KOUSAXNUTALLII STARLIGHT/ STARLIGHT DOGWOOD 1.5"CALIPER MULTI - TRUNKED 7 CORNMF CORNUS 5AN6UINEA MID WINTER FIRE 2 GALLON i 4' MAX SPACING 2 COT COTINUS C066YRIA ANCOT 'GOLDEN SPIRIT'/ GOLDEN SMOKEBUSH 15 GALLON, t INCH CALIPER MIN. 4 CROC CROCOSMIA SULPHER MONTBRETIA 16ALLON CAN 12 ERIC ERICA CNN. LIME SODA IGALLON CAN AT 24• TRH. SPACING 14 ERICM ERICA WHITE PERFECTION 16ALLON CAN 24'TRI SPACING 48 ERICP ERICA KRAMMERS ROTE 16ALLON CAN 24' TRI SPACING 4 EUPH EUPHORBIA WULFENII 16ALLON CAN 28 FEST FESTUCA GLAUCA BEYOND BLUE 1 GALLON CAN 24' TRI SPACING 154 G5H 6AULTHERIA SHALLON/SHALL ONE GALLON ,12' TRI SP. 6 IRI5F IRIS FOETD155IMA 1 GALLON CAN 6 LONNH LONNICERA HENRYI/ EVERGREEN HONEYSUCKLE 16ALLON CAN 4' ON CENTER 8 MAHC MAHONIA CHARITY/ CHARITY OREGON GRAPE 56ALLON CAN. 18 • HEIGHT 3' TRI. SPACING 120 MANR MAHONIA REPANS 16ALLON CAN 12' TRI 5P 2 MISCR MISCANTHUS RUBRA 16ALLON CAN 24' TRI 5P IB MI5CY2 MISCANTHUS YAKU JIMA 16ALLON • 24' TRI SPACING 36 NA5 NASSELLA TENUISSIMA/ MEXICAN FEATHER GRASS 1GALLON CAN 24" TRI SPACING 19 PERENN IALS DAISY, NEPETA, CAMPANULA, PEONIES, 16ALLON CAN I 9 PERN PERNETTYA ROSA 26ALLON ' CAN 18'TRI SP 3 PERV PEROVOSKIA ATRIPLICFOISA/ RU55IAN SAGE IGALLON CAN , 15 PRUNO PRUNUS LAUROCERACUS OTTOLUYKEN/ OTTOLUYKEN LAUREL 24' -30' WIDTH b/b 4'SPACING 12 PYR 114U1A PYRAMIDALIS EMERALD GREEN 6'11/13 30' ON CENTER 8 RAPH RAPHIOLEPSIS UMBELLATA MINOR 2 GALLON CAN 36' TRI SPACING 22 MAN RHAMNUS FRANGULA 'FINELINE'/ BUCKTHORN 56ALLON CAN 2.5 FEET ON CENTER 6 RHBD RHODODENDRON BLUE DIAMOND 56ALLON CAN 36 SEDBR SEDUM BERTAM ANDERSON GALLON CAN AT IB' OC 17 5YMP SYMPNIOCARPUS ALBUS/ 5NOWBERRY 5 GALLON CAN.18" HEIGHT 36' TRI SP B' Md. (WATERING AROSAUCE' ND 0806 TREE TREE SPECIMEN CENTRAL ' LEADER SHALL NOT BE CUT 10'DIA BLACK FLEX GARDEN HOSE WITH 18 pa. TIE IMRE SECURE THRU'X'1lMCE SPECIFIED MULCH TREE WELL AROUND TREE r DEEP MN. 41P DIAMETER PREPARED SOIL BACI3ILL REMOVE TOP 1/3 OF BURLAP TI'1 1. WIDTH OF PLANTING PrT SHALL BE 2 TIMES LARGER THAN ROOT BAIL TYPICAL DECIDUOUS TREE PLANTING SCALE.NTS -- ORIENT SHRUB FOR BE5T APPEARANCE. REMOVE ALL BROKEN. DEAD STEMS DO NOT 'LUSFI*RRE PLANT PROVIDE SLIGHT eg, ARONDWATERING SAUCER GALLON wY , AP01161D56AIi0N AND �._. li�'�<_ ' IF PLANT IS BALLED AND BURLAPED THENREMAVE TREATED BURLAP. FELD . BACK NATURAL BURLAP 0E11 TOP Of ROC/MALL LARGERPLANT5 2 "HT-TYP. FINISH 830E EXCAVATE HOLE 2 TIMES l2" DEPTH PREPAREDTOPSOIL DIAMETER OF ROOTBALL TYPICAL SHRUB PLANTING SCALE.NTA SPA 1rx 1T e Ir e.a. 0' 44 3 36' e. 36• es SPACW69' 6 6.95r - 6.66 1848` 1f 00• 1560• 2626.0r 3030 MAD' #OF M.ANTS/5F 4.0 2.60 w, 512 .290 185 SEE GROIMDCOVE! PLANT KEY FOR MAXIMUM 'TRIANGULAR SPACING THIS CHART IS TO BE U5b-D TO DETERMINE NUMBER OEGROUNDCOYER PLANTS REQUIRED IN A GIVEN AREA A • PLANT LOCATION • • • • PLANT SPACIN6.CHART FOR USE WHEN PLANTS ARE SPACED EQUIDISTANT FROM EACH • OTHER, AS IN AU.MASSED SHRUB/6ROUNOCOVER PLANT2N65 n PLANT SPACING CHART V 6C8LE4LTIL SITE PREPARATION AND SOIL INSTALLATION 1. PROVIDE EXISTING TREE PROTECTION PER DETAILS AND NOTES. PROTECT SHRUBS AND GROUNDCOVERS SHOWN TO REMAIN. PROTECT THESE AREAS FROM COMPACTION. 2. REMOVE ALL EXISTING PLANTS THAT ARE NOT SHOWN TO REMAIN. 3. NOTE THAT AN OLDER IRRIGATION SYSTEM REMAINS. THE CONTRACTOR SHALL REMOVE ANY HEADS, ETC. PRIOR TO SUBGRADING AND TILLING. 4. REMOVE SOD IN ALL AREAS BY HAND METHODS 50 AS TO NOT DAMAGE EXISTING TREE ROOTS. 5. VERIFY SUBGRADES IN NEW PLANTING AREAS ARE IN CONFORMANCE TO THE DEPTHS OF IMPORTED MATERIALS REQUIRED BY THESE NOTES AND SPECIFICATIONS. EXCAVATE TO REMOVE GRAVEL OR SUBGRADE MATERIAL AT IMPROPER ELEVATION AND HAUL FROM SITE. 6. OVER APPROVED SUBGRADES PROVIDE A 4' DEPTH Of CEDAR GROVE COMPOST AND ROTOTILL COMPOST INTO THE SU8GRADE TO A DEPTH OF 6 TO 8". RAKE SMOOTH AND REMOVE ROCKS OR OTHER DEBRIS GREATER THAN 1.5' IN ANY DIMENSION. 7. PROVIDE DEPTH CEDAR GROVE EOM SOIL MIX IN ALL NEW PLANTING BEDS INCLUDING THE PREVIOUS LAWN AREA. 8. Installation of landscape plants must comply with best management practices Including: (1) planting holes that are the same depth as the site of the root ball and 2 times wider than the size of the root ball; (2) root balls of potted and balled and burlap5ed (B&B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At'' - least the top 2/3 of burlap and all straps 0r wire baskets are to be removed from B&B plants prior to planting; and (3) The top of the root fare, where the toots and the trunk begin, should be about one Inch from the surrounding soil. The root ball shall not extend above the soil surface. (4) If using mulch around trees and shrubs, maintain at least a 3-inch mulch -free ring round the base of the plant trunks and woody stems of shrubs. If using mulch around groundcovers until they become established, mulch shall not be placed over the crowns of perennial plants. 9. MULCH SHALL BE 2" DEPTH CEDAR GROVE" LANDSCAPE MULCH". LANDSCAPE NOTES 1. LOCATE NEW PLANT MATERIALS SO AS TO NOT DAMAGE EXISTING TREES. DIGGING, TRENCHING OR ADDING 501L OVER THE EXISTING ROOTS SHALL ONLY BE DONE AT THE DIRECTION OF THE LANDSCAPE ARCHITECT. 2. GROUNOCOVERS SHALL BE PLANTED AT LEAST 3 FEET FROM ANY TREES OR SHRUBS. ADJUST TRIANGULATION SPACING ACCORDINGLY. 3. LANDSCAPE ARCHITECT RESERVES THE RIGHT TO ADJUST TREE LOCATIONS. 4, TREES SHALL BE PLANTED AT A MINIMUM OF 2 FEET FROM ALL CURES AND ENDS OF PARKING ISLANDS. 1 5. SHRUBS IN PARKING ISLANDS SHALL BE PLANTED AWAY FROM CURBS, SIDEWALKS ETC. AT A MINIMUM OF 16 THEIR MATURE HEIGHT PLUS 6" TO 12". 6. ALL PLANTING SHALL OCCUR PER PLANTING DETAILS ON THE DRAWINGS. CHANGES MUST BE APPROVED BY THE LANDSCAPE ARCHITECT AND THE CITY OF TUKWILA. 15 TAXCN TAXUS CUSPIDATA NANA/ COMPACT SPREADING YEW ONE GALLON CAN, 24' TRI SP. 14 VAC VACCINIUM OVATUM SCARLET OVATION/ EVERGREEN HUCKLEBERRY 56ALLON, MAX 4' ON CENTER YUC YUCCA COLOR GUARD 2 GALLON 24' TRI SPACING YUCC YUCCA FILAMENTOSA BRIGHT EDGE 26ALLON 24• TRI SPACING SITE PLAN - LANDSCAPE PROPERTY BOUNDARY N89' 12' 04" W 170,00 maiely'ra , s S 180TH ST. DASHED LINE INDICATES EDGE OF ROOF OVERHANG ABOVE 125' URBAN CONSERVANCY LEVEE BUFFER OUTSIDE OF PROPERTY BOUNDARY Go CN& 39 PRIMMV ANDOVER PARK E SEAL: KEN LARGE Landscape Architect 21803 NE 17th Court Sommomish, Wa. 98074 Office: 425-836-4578, Cell: 206-396-7617 E-mail: kllo@comcast.Ret FAX: 425-898-8923 GRAPHIC SCALE 10 20 30 40 JACKSON ARCMIAT,yklGTURE 311 FIR bhhEE LLLL SOUTH SEATTLE, WA 98104 t 206.324.4800 W W W.JACKSONMAIN.COM THE ANDOVER COMPANY, INC. 0 z z z w 1- z PROJECT NO: PROJECT MGR.: DRAWNBY: CHECKED BY: 17053 JJW KLLA JJW LANDSCAPE SITE L 1.0 e 3 e IRRIGATION HEAD PERFORMANCE CHART 00a5e Press Radius SN 15 3 30 35 4 30 029 033 000 0, 0. 014 0.16 8 00.200 amp 0.11 Al2 0.07 D9 Rio Preclp Neap MI In. OM 030 osd 037 056 • 0,71 obi on 002 0.46 0056 48 0.O. 0.60 W 070 031 57' 50 "•- 0.3 454 0.6 0.5R 0.6139 048 0.49 0.48 0,56 054 033 ow 0.70 13230 10 25 30 135214 107 8 0 2.02 230 1.80 1.91 21 13 1.95 1.74 1.01 10 0.60 1.10 267 0.70 232 1, 000 191 211 0.87 1.74 201 1.74 ]P• Trtlmwy Ronde Pressure Radlm Flow Precis, Precly 16r 25 30 00 r lot ,.232 320 '4 se 1550 30 IS sN 1s 30 155 15 O 20 MPR 4 xi ES Is* iJ Series I1 11 la 15 11 12 l4 15 u it 30 e 150 15 Node Pleasure 85211. Flow Precis, P164IP �. 1.95 2.07 239 125 Ol 232 2.60 =.63 1.87 2.78 1.53 1.83 30 ' 2.07 239 150 .. i.0T 2312 1.05 1.62 181 1.35 39 1.93 0.87 20l 2.39 a2232 01 fit 1.87 133 50 Till 065 2.07 239 12 0.75' 101, 232 14 Psl x __gpm inns In.T - _ 15 1 1.15 218 363 30 5 092 133. '183;.' 20 8• 130 196. 226 ® 35 9 -1.44 121 I.98 5 1311=1111111111111M 30• 1 OSB 238 16l _ _- _ ... - - 1fRY-15 .. 3xil - _ 0.35 30 10 0.79 152 175 : - 30 xIS 0.090T 15 - 1 --0.19 228 2.6J 12714 15 3xll 035 0.35 20 4011 0.42 x14 30 035 10 0.53 152 75 35 IS 7 023 225 263 10 3 033 1.96 26 25 9 - 0.3fi I.)1 30 10 - 0.39 152 1.75 15536 .. - 15 . .,- 4s1I - 1.11 111 IRRIGATION FLOW CHART THE FOLLOWING CHART IS TO BE USED BY THE CONTRACTOR FOR SIZING LATERAL PIPE. WHEN USING THIS CHART DO NOT EXCEED A VELOCITY OF 5 FEET PER SECOND. THIS CHART REPRESENTS THE FRICTION L055 PER 300 FEET OF PIPE. THE CONTRACTOR SHALL CALCULATE GALLONAGE USING THE HEADS SHOWN ON THE PLAN. Eli C a'.tn oI'i it i� �1114L a� o>LL a� S 1 2 3 4 5 0.47 0.94 1.42 1.89 2.36 0.06 0.22 0.46 0.79 1.20 0.28 0.57 0.86 1.15 1.44 0.02 0.07 0.14 0.26 0.36 0.18 0.36 0.54 0.72 0.90 0.01 0.02 0.04 0.08 0.12 0.13 0.27 0.41 0.55 0.68 0.00 0.01 0.02 0.04 0.06 0.17 0.26 0.35 0.44 0.00 0.01 0.01 0.02 6 7 8 9 10 2.83 3.30 3,77 4,25 4.72 1.68 2.23 2.85 3.55 4.31 1.73 2.02 2.30 2,59 2.88 0.51 0.67 0.86 1.07 1.30 108 1.26 1.44 1.62 1.80 0.16 0.22 0.28 0.34 0.42 0.82 0.96 1.10 1.24 1.37 0.08 0.11 0.14 0.18 0.22 0.53 0.61 0.70 0.79 0.88 0.03 0.04 0.05 0.06 0.07 23J f2§65'»q'lyp6; 14 .116 18 "5 f•>(2 r.b�0 7 55 18.49 51 41'9' 5 3 81 3.17 3,46 4.04 4 61 1.56 1.83 2.43 3.11 1.98 2.17 2.53 1.89 3.23 0.50 0.59 0.78 1.00 1.24 1.51 1.65 1.92 2.20 2.40 0.26 0.30 0.40 0.52 064 0.97 1.06 1.23 1.41 1.59 0.09 0.10 0.14 0.17 0.22 ?0 2 2,� s2 28 4 94 jQ,395 1l3 27 1 21+1 ', ,5t }8 58", 22820 2 2 .}54- fy,5 'kT 4 6 34 •, < ^+8 �} a'1! 3 ': 3.61 3.97 4 34 470 1LU, r4f 151 1.80 2.12 2 46 8 4,) 2.75 3.03 3.30 3.58 3 86 0.74 0.83 1.09 1.27 146 • 1.94 2.12 2.29 2.47 0.26 0.32 0.37 0.43 0.49 L30 .t 35 r• 40 54s :54'15 1b JFi i837 +t+i i19.1 8b:1 ;i�,�.011) N ;*6 ; .A44)ra ^,�}$9 T Y� FV' "STY / d � k IM¢ ^� 4 '- 413 482 Rk4 'R 9 i Ff 166 2 20 ; lad, ./ 1 2.65 3.08 3.53 3.97 441 0.56 0.75_ 0.96 1.19 144 6OC.P�+ rb� 611 s(yyy �'""tti�" . TP }. " ' • °F.� } 1gtm (I 85 Iq A ry�IL J d✓ t bT1 Sf1'1+i do Y 485 s'a 1'1 r luK �„ Bg it . �.. It#� Pr✓•9. txl .f• 4'. �14; 1: SIZE 00 TD 3/4" 1.050 .930 1.315 1.189 IRRIGATION FLOW CHART Ili 1.1 SCALE: 1-1/4" 1.650 1.502 1-1/2" 1.900 1.720 FINISH GRADE/TOP OF MULCH POP-UP SPRAY SPRINKLER G" FOP -UP TYP. (18D6) I/2-INCH MALE NPT x .490 INCH SWING PIPE, 12-INCH LENGTH: VC SCH 40 TEE OR ELL /2-INCH MALE NPT x.490INO PVC LATERAL PIPE (Th TYP. POP UP SPRINKLER HEAD 1�J SCALE, NTB. 2" 2.375 2.149 30-INCH LENGTH OF WIRE, COILED WATER PROOFCONNECTION (I OF 2) VALVE BOX WITH COVER: FINISH GRADE/TOP OF MULCH REMOTE CONTROL VALVE RAIN8IPD PESE TS5P. PVC SCH 80 NIPPLE (CLOSE) PVC 5CH 40 ELL PVC SCH 80 NIPPLE (LENGTH AS REQUIRED) BRICK 9 OF 4) SCH 80 NIPPLE (2-INCH LENGTH, HIDDEN) AND 5CH 40 ELL PVC MAINLINE PIPE PVC SCH 40 TEE OR ELL PVC SCH 40 MALE ADAPTER 3.0-INCH MINIMUM DEPTH OF 3/4-INCH WASHED GRAVEL PVC LATERAL PIPE TYP. REMOTE CONTROL VALVE BGALE:N.T5 FINISH GRADE/ /TOP OF MULCH QUICK -COUPLING VALVE VALVE 80X WITH COVER 3 INCH MINIMUM DEPTH OF 3/4-INCH WASHED GRAVEL BRICK (10F 2) PVC SCH 80 NIPPLE (LENGTH AS REQUIRED) PVC SCR 40 STREET ELL PVC SCH BO NIPPLE (LENGTH A5 REQUIRED) PVC SCH 40 STREET ELL Irk PVC SCH 40 TEE OR ELL PVC MAINLINE PIPE PVC SCH 40 ELL NOTE: 2 x 2 PRESSURE TREATED WOOD STAKE W/ 1. FURNISH FITTINGS AND PIPING STAINLE55 STEEL GEAR NOMINALLY SIZED IDENTICAL To CLAMPS OR EQUIVALENT NOMINAL QUICK COUPLING VALVE INLET SIZE. SUPPORT SYSTEM • TYP. QUICK COUPLER • SCALE: N.T.B. IRRIGATION NOTES L THERE WILL BE NO MACHINE TRENCHING ALLOWED WITHIN THE ORIPLINE OF EXISTING TREES TO BE RETAINED 2. INSPECTIONS: TO REVIEW DEPTH OF BURIAL OF PIPING, PIPE SIZING AND SYSTEM LAYOUT AS DESIGNATED ON THE APPROVED PLANS. THE SECOND INSPECTION SHALL BE A PERFORMANCE COVERAGE TEST WITH RECOMMENDED CHANGES AND ADJUSTMENTS PRIOR TO APPROVAL. IRRIGATION TESTING AND CONSERVATION Bockflow testing: the bab/bw Protection device shahbeteseed Wen year by a licensed Socialism Tester on a designated schedule or whenever the device Is moved dr repaired The test results shag be sent within we week of the test to the property owner and to the Water drtr8R. nt. Rotkjlow rester shad provide leategrmf tags on the bachflow device which Identify the dateand approve* of the test. 2. Water conservation methods: • Path hvigat0nsone Is composed ofthe same kind ofrots, *myhe.bac Mao -Irrigation The rowel which Wive/at hadsdelhv ant. st_81r.0 so for oven coverage, head types are not mired Also, head sore Me same manufacturer very so all heads are of the same brand to ensure even coverage. Head -to -head coverage Is provided for proper placement of,p7541le, heads to ensure even water towrope. • SP521,1!mderowa1rmed/um-R7IIIIRII-sk4 -.thrv6 and grounds... areas • Head placement, Headsere adjusted to prevent water from spraying onto toads and driveways and to prevent water from spraying onto the building or otherobstrvNons. • Irrigation ce081900r4un time Is adjusted f0r seasonal changes to weather Ooeepmoneh. • Irrigation system ran time Is In morning hours. • Nbtorkal0ato:Omersening is based upon historical weather and water use data for lawn and landscape areas to determine the amount of water required. Periodic manual override of the automatic tonnollersmings maybe required. • Rain sensor: A wireless rain sensor will shut off the system shoold rain exceed the amount of Irrigation required for Mat day. VALVE PERFORMANCE CHART • PEe.nd PUB Series- ayemOng pale, .PN916,10702001311.3e012e190 -PRGOW regulates i pso IORA 16.950 •Fbw:023 e3200 gam (0.06m 45.40 n9913 m 757 yen) 1rw21 PO009I:Sm 2009s,m11.I4m 450m173191 to MHO .VA4erlrmperatun:UI to 150•F(661CI • Rrnb4m temluratve up 7o 150F Ito• Q Electrical SpeaHlotbns • MAC 54,60 I5 a29dre�,d rokm4 ,,4 I084183.1o6015 •No10258 aarenc 018 A 1Al2 VN at 627k -0516.01.6,30.3956055 PE8 and PESB Series Value Pressure Lass 1601 o. 0.5 5 20 30' 50 50 TOO sTS 100R8 1S91EB 206PEB - - 1-.. -. _' - 11 III III Ili III '' S)56806 VE7CRIP 1 N PROPERTY BOUNDARY N89° 12' 04" W 170.00 SIDE YARD SETBACK: 5'4- --x. I2R10AT6a"MIN. OE1OJ4Pf )l4 4,NL2INSCi4.4OPVc m E: LATERAL PIPING. CLASS 200 We BUN. 12" OEPn4. CANrwicTOR 10 512E .. l� 4ARALUS LESS THAN THAN 5106V1146 •• 2x 4, or INSERT Y4P0 30$.I-. L.OND "P➢E ewn8PLTCR TO EV LOCATe W/ RIOR T .CGNII 848'0R F0 SLEEVE LOUT( IN FRkOR TO PAVING VERIF'T 2,00400E OF. R]LSIBLESLEEVES. 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OHFCK ASSeMeLT TO REMAIN 1 AMISS IdTTu II00 / ❑ / 22 21 pirate/ KEN LARGE Landscape Architec 21803 NE 17th Court - Sammamish, Wa. 98074 125' URBAN CONSERVANCY LEVEE BUFFER OUTSIDE OF PROPERTY BOUNDARY IRRIC41-ION 19 _ 4►?-ovo2 VA1NC 6 tie MetER VALVE ANDOVER PARK E NEW POLE LIGHT --200' SHORELINE OVERLAY BOUNDARY/ URBAN CONSERVANCY LEVEE -OUTSIDE BUFFER SEAL: STATE OF RASH NGTON REGISTERED DSCAPE ARO. Office: 425-836-4578, Cell: 206-396-7617 E-mail: kilo@comcast.net FAX: 425-898-8923 10 GRAPHIC SCALE 20 30 40 11 JACKSON' 3l1 FIR6T #JEAI�SOUTH SETTLE WA98104 205.324.4800 W W W.JACKSONMAIN.COM THE ANDOVER COMPANY, INC. LANTERN LANDING PROJECT NO.: PROJECT MGR.: DRAWN BV: CHECKED BV: 17033 JJW KLU JJW IRRIGATION PLAN L-1.2. Title: Lantern Landing Level I Basic Tree Assessment of Two ROW Tulip Trees Tukwila, Washington Prepared For: Jackson Main, Architecture, P.S. Attn: Bryant Bronson 1233 Andover Park East Tukwila, WA 98188 Erk YLE HENEGAR CONSULTING ARBORIST & HORTICULTURIST • ISA Certified Arborist PN8445A • Tree Risk Assessment Qualifted • Member, American Society of Consulting Arborists (ASCA) Prepared By: Kyle Henegar ISA Certified Arborist PN6445A Tree Risk Assessment Qualified Member, American Society of Consulting Arborists Date: November 9, 2017 Attachments: Waiver of Liability Contents • Summary • Introduction • Methodology • Findings and Recommendations • Bibliography • Glossary • Tree Protection Measures • Waiver of Liability Summary The two Tulip trees, Liriodendron tulipifera, located in the northeast comer of the property located at 1233 Andover Park East, Tukwila, Washington, were found to have good structure and good vigor and should be able to withstand the stress of construction, including the placement of the new footings, and sidewalk, provided that all recommended Tree Protection Measures are adhered to. Photo 1. The two Tulip trees located in the northeast corner of the property located at 1233 Andover Park East, Tukwila, were found to have good structure and good vigor. In general, healthy trees, appropriately suited to the site conditions, are better able to withstand the stress of construction. Introduction As requested by Bryant Bronson of Jackson Main, Architecture, I provided a Level I Basic Tree Assessment of the two ROW Tulip trees located in the northeast corner at 1233 Andover Park East, Tukwila, Washington. I was onsite on November 10, 2017 to review the history and condition of the trees. Jackson Main will be developing this site and The City of Tukwila, in a permit review corrections letter, has asked that a certified arborist assess these existing trees and the level of disturbance these new footings will impart. Methodology These trees were measured at Diameter at Breast Height (DBH). DBH is a standard measure of a trees size and is most often taken at 4.5 feet from the base of the tree; however, this can vary depending on a tree's individual characteristics, such as if there are multiple trunks or if the tree is growing on a slope. The measurements used in this report are according to Seattle DPD Directors Rule 16-2008. Radial Drip Line (RDL) is defined as the outer most circumference of a tree's canopy where water drips from and onto the ground. This measurement is often used to define the optimum Tree Protection Area for trees during construction. The RDL is included for each tree in this inventory. The trees identified in this report were visually inspected for vigor and defects. A standard process of assessing a tree is termed a Visual Tree Assessment (VTA). A VTA notes the obvious, external condition of a tree and takes into account the condition of the root flare, the main trunk and the canopy. A determination of structure and vigor is based on these parts and is reflected in Structure and Vigor. Findings and Recommendations The two Tulip trees referred to in this report were both found to be in good condition with good structure and good vigor for the species. In general, healthy trees, appropriately suited to the site conditions, are better able to withstand the stress of construction. • Tree #1, the most northerly situated tree, has a DBH of 13 inches and an RDL of 15 feet. • Tree #2, the second tree in line, has a DBH of 15 inches and an RDL of 16 feet. Both trees are currently growing in the northeast corner of the property, in the 14-foot wide parking strip, immediately off of Andover Park East. Both trees are well established in the landscape but both trees have turf growing up to the base of the tree; turf and trees generally have different cultural needs and it is preferred to have an apron of organic mulch around the dripline of the trees, as oppose to turf. The trees are situated forty feet apart from each other and the area between the trees is open grown with no other intrusions into the CRZ. The soil appears to be very loamy and of good quality below the turf, and a good medium for healthy trees. The trees appear to have long adapted to the sidewalk situated four feet to the east, along Andover Park East although, there are some slight, early indications of some shifting in the sidewalk from the roots of these trees. The area west of the trees, east of the existing building, is currently an old planting bed with a slight berm to the west. It may be that more roots are encountered in this area; tree roots are opportunistic and will grow where there are the most resources. These are Liriodendron trees which can be expected to reach heights of up to 70-100 feet with diameters of up to 4-6 feet, when grown in optimum growing conditions. These trees may never reach their potential size do to the site conditions but it is important to keep in my mind that these are considered large trees. The architect is requesting placement of the footings, for the new building, within the area defined as the Critical Root Zone (CRZ). The CRZ of a tree, also called the "Tree Protection Zone", is often defined as an imaginary circle on the ground that corresponds with the "dripline" of the tree. However, the dripline is very irregular and misleading, so the trunk diameter is referred to (Barborinas, J., 2006). Photo 2.. Both trees are well established in the landscape but both trees have turf growing up to the base of the tree. There are some slight, early indications of some shifting in the sidewalk from the roots of these trees. To determine the CRZ, measure the tree diameter at 4.5 feet above grade and multiply this diameter by 12 inches or, 12-inch radius for every tree inch diameter is considered optimum protection. The Inner CRZ is defined as one half the radius of the CRZ. Protecting only this area would cause significant impact to the tree and would require maximum post care treatment. This would imply that the optimum CRZ for tree #1 would be 13 feet, measured from the center of the trunk and 15 feet, measured from the center of the trunk for tree #2. In my professional opinion, any invasion into the CRZ should be limited to one-third the circumference of the CRZ. This threshold is a well -accepted by the professional Arboriculture community in the Pacific NW My understanding, from the site plan provided, is that the new footings will invade the CRZ of tree #1 by approximately 3 feet, measured 10 feet away from the center of tree, and will not invade the inner half of the CRZ. I also understand, from the site plan provided, that no more than one-third the circumference of the CRZ of this tree will be affected by this development project. I understand, from the site plan provided, that a new side walk will be placed at approximately 8 feet south of tree #2 and that this will not invade the inner half of the CRZ of this tree. I also understand that no more than one-third the circumference of the CRZ of this tree will be affected by this development project. In my professional opinion, if all other Tree Protection Measures are adhered to, then both trees have a good chance at long term survivability in this landscape. Recommendations • Carefully remove turf away from the trunks of the trees and the planting bed. Be sure not to damage any surface roots. Do not roto-till in this area in preparation for the new landscape plants. • Follow the included Tree Protection Measures. • Carefully install the new landscape with plants with similar horticultural needs to those of the Tulip trees. Bibliography Barborinas, J. Critical Root Zone Delineation, Photo 3.1 understand, from the site plan provided, that a new side walk will be placed at approximately 8 feet south of tree #2 and that this will not invade the inner half of the CRZ of this tree. I also understand that no more than one-third the circumference of the CRZ of this tree will be affected by the development project. http://www.urbanforestnursery.com/extras/criticalrootzone.html, 2006 Glossary Arborist: A person possessing the technical competence through experience and related training to provide for or supervise the management of trees or other woody plants in a landscape setting. Critical Root Zone: The area surrounding a tree at a distance from the trunk, which is equal to one (1) foot for every inch of trunk diameter measured at 4.5 feet from grade or otherwise determined by a qualified professional (example: one (1) foot radius per one (1) inch DBH). Diameter at Breast Height: A standard measurement of a tree most often taken at 4.5 feet from the base of the tree; however, this can vary depending if the tree has multiple trunks or is growing on a slope. Dripline: The distance from the tree trunk, that is equal to the furthest extent of the tree's crown/canopy. Structure: Trunk and branch development and its estimated susceptibility to failure. • Good- No significant defects evident in the trunk, scaffold limbs, and root flare area. • Fair- Minor defects evident. • Poor- Significant defects that could lead to future failure of main branches or the entire tree. Vigor: Health based on size and color of leaf or needle and length of annual shoot growth. Overall health; the capacity to grow and resist physiological stress. • Good- Shoot growth, leaf size and leaf color are typical of the tree age and species. • Fair- Shoot growth, leaf size, and leaf color are below average for the tree age and species. Some deadwood is evident in the crown. Treatment may be required to foster improved future growth. • Poor- Shoot growth, leaf size, and leaf color are highly stunted, and there is a significant amount of dead twigs and branches in the crown. Visual Tree Assessment: A basic method of evaluating structural defects and stability in trees. Certification of Performance I, Kyle Henegar, certify: • I have personally inspected the trees on this property referred to in this report and that I have stated my findings accurately. • I have no interest in the plant material or the property that is subject to this report and that I have no personal bias with respect to the parties involved. • The opinions and conclusions stated are my own. • My compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party. • My opinions and conclusions were developed and this report has been prepared according to commonly accepted arboricultural practices. • No one provided significant professional assistance. • I am a member of the International Society of Arboriculture, the American Society of Consulting Arborists and Tree Risk Assessment Qualified. Tree Protection Measures In order for trees to survive the stresses placed upon them in the construction process, tree protection must be planned in advance of construction. If tree protection is not planned integral with the design and layout of the project, the trees will suffer needlessly and will possibly die. With proper preparation, often costing little or nothing extra to the project budget, trees can survive and thrive after construction. This is critical for tree survival because damage prevention is the single most effective treatment for trees on construction sites. Once trees are damaged, the treatment options available are limited. The following minimum Tree Protection Measures are included so that they can be copied and introduced into all relevant documents such as site plans, permit applications, conditions of approval and bid documents. These Tree Protection Measures are intended to be generic in nature. They will need to be adjusted to the specific circumstances of this site and the specific trees in question. 1. Tree Protection Fences will need to be placed around each tree or group of trees to be retained. a. Tree Protection Fences are to be placed according to the attached drawing at a distance of not less than 5 feet outside the dripline of the tree or group of trees to be saved. b. Tree Protection Fences must be inspected prior to the beginning of any demolition or construction work activities. c. Nothing must be parked or stored within the Tree Protection Fences —no equipment, vehicles, soil, debris, or construction supplies of any sort. 2. Cement trucks must not be allowed to deposit waste or wash out materials from drums within the Tree Protection Fences. 3. The Tree Protection Fences need to be clearly marked with the following or similar text in 4 inches or larger letters: TREE PROTECTION FENCE DO NOT ENTER THIS AREA DO NOT PARK OR STORE MATERIALS WITHIN THE PROTECTION AREA Any questions, call Kyle Henegar, ISA Certified Arborist, 206-293-1270. 4. The area within the Tree Protection Fencing must be covered with wood chips, hog fuel, or similar materials to a depth of 8 to 10 inches. The materials should be placed prior to beginning construction and remain until the Tree Protection Fencing is taken down. 5. When excavation occurs near trees that are scheduled for retention, the following procedure must be followed to protect the long-term survivability of the tree: a. An International Society of Arboriculture (ISA) Certified Arborist must be working with all equipment operators. The Certified Arborist should be outfitted with a shovel, hand pruners, a pair of loppers, a handsaw, and a power saw (a Sawzall is recommended). b. The hoe must be placed to "comb" the material directly away fromthe trunk as opposed to cutting across the roots. Combing is the gradual excavation of the groundcover plants and soil in depths that extend only as deep as the tines of the hoe. c. When any roots of 1 inch diameter or greater of the tree to be retained are struck by the equipment, the Certified Arborist should stop the equipment operator. d. The Certified Arborist should then excavate around the tree root by hand/shovel and cleanly cut the tree root. After this is complete, the Certified Arborist should instruct the equipment operator to continue. 6. Putting Utilities Under the Root Zone: a. Boring under the root systems of trees (and other vegetation) shall be done under the supervision of an ISA Certified Arborist. This is to be accomplished by excavating a limited trench or pit on each side of the critical root zone of the tree and then hand digging or pushing the pipe through the soil under the tree. The closest pit walls shall be a minimum of 7 feet from the center of the tree and shall be sufficient depth to lay the pipe at the grade as shown on the plan and profile. b. Tunneling under the roots of trees shall be done under the supervision of an ISA Certified Arborist in an open trench by carefully excavating and hand digging around areas where large roots are exposed. No roots 1 inch in diameter or larger shall be cut. c. The contractor shall verify the vertical and horizontal location of existing utilities to avoid conflicts and maintain minimum clearances; adjustment shall be made to the grade of the new utility as required. 7. Watering: a. The trees will require significant watering throughout the summer and early fall in order to survive long-term. Easy and economical watering can be accomplished using soaker hoses placed three feet from the trunk of the tree and spiraled around the tree. One 75-foot soaker hose per tree is adequate. It is best to place the soakers using landscape staples, then cover the area with two to three inches composed materials. The composted material will act as a mulch to minimize evaporation and will also stimulate the microbial activity of the soil, which is another benefit to the health of the tree. b. Water the tree to a depth of 18 to 20 inches. I recommended leaving the water on the soaker hoses for six to eight hours and then digging down to determine how deep your water is penetrating. Then adjust accordingly. It may take a good two days of watering to reach the proper depth. c. Once the water reaches the proper depth, turn off the hoses for four weeks and then water again. Water more often when temperatures increase —every three weeks when temperatures exceed 80 degrees and every two weeks when temperatures exceed 90 degrees. Drying out the soil between watering is important to prevent soil pathogens from attacking the trees. 8. Pruning: All pruning should be done using ANSI A300 standards, using best management practices (http://tcia.org/business/ansi-a300-standards/part-1). When pruning trees, it is important to make final cuts at the proper location. Cuts should be made from just outside the branch bark ridge (readily visible on most species), to just outside the swollen base or branch collar. A clean, careful cut will remove the select branch but will not cut or injure the main trunk. Leaving stubs will lead to unwanted sprouting and decay of the remaining stem tissue. Cuts made too close (flush cuts) leave much larger wounds than proper cuts and can cause dieback of the surrounding cambium. As a result, flush cut wounds do not heal properly, causing major damage to the trunk from which the tree may not recover. Avoid having to prune branches that are over 1 to 2 inches in diameter. Waiver Of Liability There are many conditions affecting a tree's health and stability which may be present but cannot be ascertained such as root rot, previous or unexposed construction damage, internal cracks, stem rot and more. Changes in circumstances and conditions can also cause a rapid deterioration of a tree's health and stability. Adverse weather conditions can dramatically affect the health and safety of a tree in a very short amount of time. While I have used every reasonable means to examine this plant, this evaluation represents my opinion of the tree health at this point in time. These findings do not guarantee future safety nor are they predictions of future events. The tree evaluation consists of an external visual inspection of an individual tree's root flare, trunk, and canopy from the ground only, unless otherwise specified. The inspection may also consist of taking trunk or root soundings for sound comparisons to aid the evaluator in determining the possible extent of decay within a tree. Soundings are only an aid to the evaluation process and do not replace the use of other more sophisticated diagnostic tools for determining the extent of decay within a tree. As conditions change, it is the responsibility of the property owners to schedule additional site visits by the ISA Certified Arborist. It is the responsibility of the property owner to obtain all required permits from city, county, state, or federal agencies. It is the responsibility of the property owner to comply with all applicable laws, regulations, and permit conditions. If there is a homeowners association, it is the responsibility of the property owner to comply with all Codes, Covenants, and Restrictions (CC&R's) that apply to tree pruning and tree removal. This tree evaluation is to be used to inform and guide the client in the management of their trees. This in no way implies that the evaluator is responsible for performing recommended actions or using other methods or tools to further determine the extent of internal tree problems without written authorization from the client. Furthermore, the evaluator in no way holds that the opinions and recommendations are the only actions required to insure that the tree will not fail. A second opinion is recommended. The client shall hold the evaluator harmless for any and all injuries or damages incurred if the evaluator's recommendations are not followed or for acts of nature beyond the evaluator's reasonable expectations, such as severe winds, excessive rains, heavy snow loads, etc. This report and all attachments, enclosures, and references, are confidential and are for the use of the client concerned. They may not be reproduced, used in any way, or disseminated in any form without the prior consent of the client concerned and ISA Certified Arborist Kyle Henegar. Thank you for allowing me to be of service. Please contact me with any questions or concerns. Sincerely, Kyle Henegar 206-293-1270 ISA Certified Arborist PN6445A Tree Risk Assessment Qualified Member, American Society of Consulting Arborists Shoreline Management Act Permit Data Sheet and Transmittal Letter From: (local government) City of Tukwila Transmittal Date: July 7, 2017 Type of Permit: (Indicate all that apply) ® Substantial Development ❑ Conditional Use ❑ Variance ❑ Revision ❑ Other Applicant Information: Name: Bryant Bronson, JJW Architects & Planners Address: 5628 Airport Way South #112 Phone(s): 206-420-2242 Is the applicant the property owner? ❑ Yes ® No Local permit no. L17-0002 State permit no. To: (appropriate Ecology office) David Pater Receipt Date: (provided by Ecology) Local Government Decision: ❑ Approval ® Conditional Approval ❑ Denial Applicant's Representative: (If primary contact) Name: Address: Phone(s): Location of the Property: (Section, township, and range to the nearest %/a, 1/4 section or latitude and longitude, and a street address where available.) NE 35-23-04: 1233 Andover Park East, Tukwila, WA 98188 (tax parcel #3523049084) Water Body Name: Green River Shoreline of State Slignificance: ® Yes ❑ No Environment Designation: Urban Conservancy - Levee Project Description: (Summary of the intended use or project purpose) Building remodel to include selective demolition of portions of the existing building, reconstruction to create retail storefronts, landscaping, and parking lot restriping. Notice of Application Date: March 10, 2017 Final Decision Date: July 7, 2017 By: (Local government primary contact on this application) Jaimie Reavis, Senior Planner, City of Tukwila Phone: 206-431-3659 LANTERN LANDING 1233 ANDOVER PARK EAST rl Northeast View No.1 Mech. Equipment View Analysis Not to Scale MECHANICAL EQUIP. NOT VISIBLE FROM EAST ALONG ANDOVER PARK E. East View No. 2 Not to Scale MECHANICAL EQUIP. NOT VISIBLE FROM SOUTH ALONG S. 180TH ST. MECHANICAL EQUIP. NOT VISIBLE FROM NORTH ALONG ANDOVER PARK E. South View No. 3 Not to Scale LANTERN LANDING 1233 ANDOVER PARK EAST Mech. Equipment View Analysis NOTE: ALL VIEWS ARE TAKEN FROM 8'-0" ABOVE GRADE LEVEL TO SIMULATE SITTING IN A RAISED VEHICLE PARAPET WALL ON NORTH MECH. EQUIPMENT TUCKED INTO NORTHWEST CORNER OF ROOF AREA -�. Site Plan Not to Scale SOUTH VIEW NO. 3 FROM THIS SPOT NORTHEAST VIEW NO. 1 FROM THIS SPOT EAST VIEW NO. 2 FROM THIS SPOT �'A JJW Architects and Planners January 05, 2017 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 (206) 431-3670 RE: NO NET LOSS RESPONSE This letter includes responses to the No Net Loss questions contained on sheet 10 of the Shoreline Substantial Development Permit application form. Questions are copied below in italics with answers following in bold type. 1. Describe the existing condition of the shoreline area and riverbank. For example, what plants and how much vegetation currently exist within the 200 foot shoreline jurisdiction; what is the condition of the shoreline (how steep are the banks, is there any erosion or slope failure, what are the soils like); is there "hard armoring" on the riverbank (for example, concrete or wooden bulkheads, metal sheet piling, rip -rap [rocks or concrete/asphalt blocksj), is there paving or are there any structures within the 200 ft. shoreline jurisdiction; are there any docks, piers, decks or other structures near or over the water; are there any above -ground or below ground utilities; etc.? Please note that this project proposes no changes to the riverbank nor the levee. Additionally, there are no changes proposed to the topography or stormwater drainage on the project site. Landscaping on the site will be upgraded to meet the current requirements of the TMC for TUC-WP zoning as well as the adjacent corridor requirements for "Workplace" (Andover Park E) and "Circulation" (South 180th Street). 2. How will your project change the existing condition of the shoreline described above? This project will not change the existing condition of the shoreline. 3. Please respond to the questions in the following chart - A No Net Loss analysis (prepared by a qualified biologist) must be prepared if the response to any of the questions in the chart below is "yes WILL THE PROJECT: NO YES a. Alter1remove vegetation in the shoreline jurisdiction? [1 b. alter the liver bank (i.e. re -slope bank. add armoring etc.)? c. Add fill in the shoreline jtuisdiction? Onil d. Discharge new stonnnwater to the river? e. Store or use hazardous materials in the shoreline jurisdiction? n f Construct an in- or over -water structure? > n g. Increase impervious surface in the shoreline jurisdiction? G'd U 5628 Airport Way South, Suite 112 Seattle, Washington 98108 phone 206.420.2242 TA ATYJJW Architects and Planners 4. The way to achieve no net loss of ecological function is to mitigate the loss through one or a combination of the mitigation sequencing steps identified below. If preparing a No Net Loss analysis, please discuss how your project addresses the following mitigation sequencing steps (TMC 18.44.070 H.3.): Please note that a No Net Loss analysis is not required. Thank you for your time and assistance. Please let me know if you have any questions. Sincerely, Bryant Bronson Project Designer JJW Architects & Planners 5628 Airport Way South #112 Seattle, WA 98108 p: (206) 420-2242 e: bbronson(a�jjwarch.com cR75:2 Airnnrt 1A1 n, Cni ith CI lita 119 Caattla 1Nachinntnn QR1fR nhnna 9nR 4.9n 9919 rrirA JJW Architects and Planners January 05, 2017 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 (206) 431-3670 RE: DESIGN CRITERIA RESPONSE This letter includes responses to the specific Design Review Criteria cited in the "Design Review — Administrative" application. It also includes responses to those portions of the TMC called out within the Criteria listing. Individual responses follow in the letter below. In addition, we request your consideration of the following items: 1. Per the 2016 King Co. Surface Water Design Manual (KCSWDM), we have calculated that the project scope falls below the threshold for a drainage design review. Please see drawing 3/A-1.0 "Impervious Areas Diagram", which provides a color -coded analysis of new impervious area and replaced impervious area for the site. We have not included a separate Civil plan within our application due to being below the drainage review threshold and the fact that we are proposing no changes to the existing topography. We have included most of the requested civil information within the site plans on sheet A-1.0, including: exiting topography and easements, locations of existing hydrants, and fire access. A civil design is not within our scope and so is not included. 2. Please note that we are proposing no changes to the existing parking area and intend to reuse it as -is. The south end of the site, facing S. 180th St., does not meet the current landscape buffer requirement for a "Commercial Corridor". The requirement calls for 15'- 0" width of landscaping and the current condition is 6'-0" at its narrowest point. We request that the existing width be allowed to remain so that we can maintain a full 25'-0" wide 2-way drive aisle in this location. New plantings will be placed within this area to mitigate the deficit in width. Layers of Cistus Purpureas Rockrose and Pinus Pumillo along with a row of new ginko street trees will help to enforce the low-level visual buffer between parking lot and street. 3. The trash enclosure is being proposed within the side yard setback on the west side of the site. We request that this option be considered as it permits us to keep the enclosure near the building's back -of -house while not restricting the width of the delivery/loading aisle. This area is currently used for storage and faces the side of the adjacent warehouse building. The adjacent building does not face this area and it is not readily visible from the street. The enclosure will be hidden from view to the south by existing full grown pyramidalis, which will remain in place. 4. We do not intend to implement screening for mechanical equipment. Although the equipment is visible in the exterior elevation views on sheet A-5.0, these views do not take into account the actual viewing angle of pedestrian and vehicle -bound observers nor does it account for perspective. We are utilizing a Revit BIM model which allows us to analyze the building and site from a number of realistic perspectives. The "Mechanical Equipment View Analysis" enclosed at the end of this letter provides views from the northwest and east, along Andover Park E, and from the south along S. 180th St. Please note that the mechanical equipment is not visible in these views. We ask that you please consider this information as the basis for our argument against the need for any mechanical screening. 5. Please note that this project is exempt from SEPA. 5628 Airport Way South, Suite 112 Seattle, Washington 98108 phone 206.420.2242 AA JJW Architects and Planners 6. This is a building shell project only and tenants have yet to be selected. A complete signage package with design and location information will be provided at a later date once tenants have been selected. Tukwila Comprehensive Plan --- This project forwards the fourth basic objective "A thriving Southcenter/Urban Center for shopping, working...." From Vision for the Future... Goal One; A community of inviting neighborhood & vibrant business districts. Goal Three: A diverse & regional competitive economy Goal Five: A positive. community identity & image. Pride of Place...appreciate our surroundings...a physical infrastructure...that prompts people to respect and care...which attracts newcomers...do business, shop in...invest their time and resources in making the community a better place. With little available vacant land ...the importance of well -designed commercial.... spaces is recognized. Goal 1.7 Policies 1.7.2 encourage the development of corridor focal points, while ensuring high -quality design. Policies 1.7.4 Incorporate substantial landscaping both along street frontages and within parking lots in new development and redevelopment when the buildings are not brought up to the back of sidewalk. Policy 1.7.7 Encourage place making through... creative use of signage, art and high -quality materials. Goal 2.1 Policy 2.1.18 Actively promote development in the Southcenter area by supporting existing uses...and encouraging business owners and developers to invest in the quality of both the built and natural environment. Design Review Criteria--- 1. Relationship of Structure to Site a. Remodel to existing building. Location on site already established. New Lantern additions give new bold design elements a face to both major street frontages. New landscape material being installed to meet current landscape requirements and upgrade to existing. IJ 9R Airnnrt%Afav Cni1th Ciiitc 119 Ccattic 1A/achinrtrn QR1(15:1 nhnnc 9f1R A9(1 9949 YYTA, JJW Architects and Planners b. NA- existing parking area to remain with minor modification.[Note: existing parking lot layout does not meet the Circulation Corridor requirement for landscape buffer depth along S 180th Street. See landscape plan for new plantings proposed in this area.] c. District to west, north and east are consistent trucking ware houses with fairly uniform parapet heights. Increase in height of towers better aligns with neighboring structures. 2. Relationship of Structure and Site to Adjoining Area a. All street elevation to have new facades. b. Street trees in compliance with adjacent properties. c. NA d. No change in vehicular circulation patterns. e. No change in vehicular circulation. 3. Landscape and Site treatment a. NA- basically flat site. b. Existing parking area to remain. New curbs and entry hard surfaces at three retail entries. c. New street trees to provide shade along S 180th Street with bus stop. d. New and existing plants will be outside of pedestrian/motor circulation and so will not be susceptible to injury. e. Please note that existing parking lot and landscape buffer areas remain as they are. Plants have been placed around the building footprint wherever possible. f. Existing fencing to remain around loading area to west. Plantings adjacent to dumpster enclosure will help to screen it from view to the south. g. NA h. The "lantern" elements are designed to be illuminated from within, to create focal points and serve as anchors to the overall design. Exterior lighting will consist of wall -mounted sconces and linear fixtures that help to accentuate the main lines and masses of the architecture. We have attempted to minimize the lighting design so that it accomplishes these goals without overlighting or spillage. Please see Luminaries Plan for additional information regarding lighting of the parking lot and site. 4. Building Design a. This project is a major upgrade to existing structures with conversion to new retail spaces along major arterial routes and greater transparency for visual impact and interest. b. Height of new lantern structures better align mass and height of adjacent trucking warehouses. c. New elevations are being carefully detailed to accentuate the expansive new glass walls with integration of material choices. The structural system is integral element within the curtain wall system. d. The basic color palette for the entire building are earth tones (Mountain Brown and Autumn Tan and black window mullions to finely articulate the design). The "lantern" roofs have a deep overhang and the fascia and soffit colors tie back to the structural supports of the canopies over each entry way for the three retail spaces. The only bold colors will be the main entry doors into the retail spaces. These colors will be determined by the tenants. no.. ne nnn Ann nn An /TYJJW Architects and Planners e. Will locate roof top units away from south and east parapet edges and tuck behind new lantern sloping roofs to mitigate the roof top units visibility. f. See Luminaries Plan. g. This project will be a welcomed new iconic landmark on a high volume traffic corner in a neighborhood of large trucking warehouses. 5. Miscellaneous Structures and Street Furniture a. The only miscellaneous structure on site is the trash enclosure. We are using the same CMU material as being used on the new elevations. The street furniture being installed are the required bike racks. b. See Luminaries Plan. 6. Consistency with adopted plans and regulations TMC 18.100.030. a. NA- this is a type 2 Administrative Review. Shoreline Substantial Development Permit --- Show project consistent with Shoreline Master Program goals and policies TMC 18.44 18.44.020/2 Urban Conservancy Environment Retail and restaurant use are permitted. The 200' measurement from the OHWM touches the south face of the existing entry vestibule. The new building footprint is slightly expanded and the southeast corner of the "lantern" is within the 200' boundary. Because this site is across the street from the existing Green River bank and existing levee with walking path this area is classified as "C" by FEMA (0.02% probability of flooding). 18.44.070/3/b Under 45' height restriction 18.44.070/4 Minimum parking lot lighting of 1 foot-candle; shall prevent spill over on adjacent properties. Thank you for your time and assistance. If you have any questions, please contact me at the information below. Sincerely, Bryant Bronson Project Designer JJW Architects & Planners 5628 Airport Way South #112 Seattle, WA 98108 p: (206) 420-2242 e: bbronson a(�,jjwarch.com C,R954 Airnnrt 1A/av gnu ith CI iitc 119 Ccattic 1A/achinntnn QR1f1R nhnnc 9nR A9n 99A9 18.44.110 Shoreline Design Guidelines A. The following standards apply to development, uses and activities in the Urban Conservancy and High Intensity Environments and non- residential development in the Shoreline Residential Environment. Project does comply Project does not comply WA Notes 1. Relationship of Structure to Site. Development within the shoreline jurisdiction shall demonstrate compliance with the following: a. Respect and reflect the shape of the shoreline; X b. Orient building elements to site such that public river access, both visual and physical is enhanced; X c. Orient buildings to allow for casual observation of pedestrian and trail activity from interior spaces; X d. Site and orient buildings to provide maximum views from building interiors toward the river and the shoreline; X e. Orient public use areas and private amenities to the river; X f. Clearly allocate spaces, accommodating parking, vehicular circulation and buildings to preserve existing stands of vegetation or trees so that natural areas can be set aside, improved, or integrated into site organization and planning; X g. Clearly define and separate public from non-public spaces with the use of paving, signage, and landscaping. X 2. Building Design. Development within the shoreline jurisdiction shall demonstrate compliance with the following: a. To prevent building mass and shape from overwhelming the desired human scale along the river, development shall avoid blank walls on the public and river sides of buildings. X Project does comply Project does. not comply N/A Notes b. Buildings should be designed to follow the curve of the river and respond to changes in topography; buildings must not "turn their back" to the river. X c. Design common areas in buildings to take advantage of shoreline views and access; incorporate outdoor seating areas that are compatible with shoreline access. X d. Consider the height and scale of each building in relation to the site. X e. Extend site features such as plazas that allow pedestrian access and enjoyment of the river to the landward side of the buffer's edge. X f. Locate lunchrooms and other common areas to open out onto the water -ward side of the site to maximize enjoyment of the river. X g. Design structures to take advantage of the river frontage location by incorporating features such as: X (1) plazas and landscaped open space that connect with a shoreline trail system; X (2) windows that offer views of the river; or X (3) pedestrian entrances that face the river. X h. View obscuring fencing is permitted only when necessary for documentable use requirements and must be designed with landscaping per the Vegetation Protection and Landscaping Section. Other fencing, when allowed, must be designed to complement the proposed and/or existing development materials and design; and X i. Where there are public trails, locate any fencing between the site and the landward side of the shoreline trail. X Project does comply Project does not comply N/A Notes 3. Design of Public Access. Development within the shoreline jurisdiction shall demonstrate compliance with the following: a. Public access shall be barrier free, where feasible, and designed consistent with the Americans with Disabilities Act. X b. Public access landscape design shall use native vegetation, in accordance with the standards in the Vegetation Protection and Landscaping Section. Additional landscape features may be required where desirable to provide public/private space separation and screening of utility, service and parking areas. X c. Furniture used in public access areas shall be appropriate for the proposed level of development, and the character of the surrounding area. For example, large urban projects should provide formal benches; for smaller projects in less- developed areas, simpler, less formal benches or suitable alternatives are appropriate. X d. Materials used in public access furniture, structures or sites shall be: X (1) Durable and capable of withstanding exposure to the elements; X (2) Environmentally friendly and take advantage of technology in building materials, lighting, paved surfaces, porous pavement, etc, wherever practical; and X (3) Consistent with the character of the shoreline and the anticipated use. X e. Public -Private Separation. X (1) Public access facilities shall look and feel welcoming to the public, and not appear as an intrusion into private property. X (2) Natural elements such as logs, grass, shrubs, and elevation separations are encouraged as means to define the separation between public and private space. X Project does comply Project does not comply N/A Notes 18.44.070 — Development Standards 18.44.070 These development standards apply to all substantial development except vegetation removal within the Shoreline Project does comply Project does not comply N/A Notes C. High Intensity, Urban Conservancy and Aquatic Environment Development Standards. 1. Standards. a. The development standards for the applicable underlying zoning district (Title 18, Tukwila Municipal Code) shall apply. X .+ 4 The underlying zoning district on which the subject property is located is Tukwila Urban Center — Workplace (TUC-WP). The project meets the height limit and setback standards of the Workplace District, with the exception of the proposed location of the trash enclosure on the western property line within the 5- foot required side/rear yard setback area. The Workplace District does not have any required landscaping area within side and rear yard setback areas. Other districts within the TUC allow a waiver from the side and rear yard setback requirements as part of design review if Building and Fire Code requirements are met. The applicant has requested that this allowance be extended to the Workplace District for this project. Project reviewers from the Building Division and the Fire Department have reviewed the project and have verified the location of the trash enclosure within the setback area along the west property line will meet Building and Fire Code requirements. Project does comply Project does not comply N/A Notes . b. All new development performed by public agencies, or new multi -family, commercial, or industrial development shall provide public access in accordance with the standards in the Public Access Section. X The Green River Trail provides public access to the shoreline in this section of the shoreline of the Green River. Figure 4 of the staff report shows the location of the project site located across the street from the riverbank of the Green River. Figure 4 also demonstrates how the project site and S. 180th St. are further separated from the riverbank by a retaining wall topped with a fence. These conditions make providing public access to the shoreline infeasible with this project. However, existing public access points are located less than 500 feet away from the project site in both the west and east directions, via paved ramps connecting sidewalk areas on the south side of S. 180th St. to the Green River Trail at the top of the retaining wall. c. Development or re -development of properties in areas of the shoreline armored with revetments or other hard armoring other than levees, or with non- armored river banks, must comply with the Vegetation Protection and Landscaping Section, TMC Section 18.44.080. X This section of the shoreline is a leveed area of the Green River. Existing street trees along Andover Park East are proposed to be protected, and additional native -species landscaping is proposed to be added as part of this project. d. Any new shoreline stabilization or repairs to existing stabilization must comply with Shoreline Stabilization Section, TMC Section 18.44.070(F). X e. Over -water structures shall be allowed only for water -dependent uses and the size limited to the minimum necessary to support the structure's intended use and shall result in no net loss to shoreline ecological function. Over -water structures must comply with the standards in the Over -water Structures Section, TMC Section 18.44.070(K). X Project does comply Project does not comply N/A Notes 2. Setbacks and Site Configuration. a. The yard setback adjacent to the river is the buffer width established for the applicable shoreline environment. X The project site is located landward of the 125' buffer for the Urban Conservancy — Levy Shoreline Environment. b. A fishing pier, viewing platform or other outdoor feature that provides access to the shoreline is not required to meet a setback from the OHWM. X 3. Height Restrictions - a. 15 feet where located within the River Buffer; X The project site is located entirely outside of the River Buffer. b. 45 feet between the outside landward edge of the River Buffer and 200 feet of the OHWM. X c. Provided, no permit shall be issued for any new or expanded building or structure of more than 35 feet above average grade level on shorelines of the State that will obstruct the view of a substantial number of residences on areas adjoining such shorelines. For any building that is proposed to be greater than 35 feet in height in the shoreline jurisdiction, the development proponent must demonstrate the proposed building will not block the views of a substantial number of residences. The Director may approve a 15% increase in height if the project proponent provides additional restoration and/or enhancement of the shoreline buffer, beyond what may otherwise be required in accordance with the standards of TMC Section 18.44.080, "Vegetation Protection and Landscaping." If the required buffer has already been restored, the project proponent may provide a 20% wider buffer, and/or enhanced in order to obtain the 15% increase in height in accordance with TMC Section 18.44.080, "Vegetation Protection and Landscaping." X The tallest areas of the structure will be located within the new "lantern" areas. All portions of the project are proposed to be less than 35 feet above average grade level. 4. Lighting a. The minimum light levels in parking areas and paths between the building and street shall be one -foot candle X The lighting proposed within the Luminaire Plan combined with existing street lights will provide minimum light levels in parking areas and paths between the building and street. Project does comply Project does riot comply N/A Notes b. Lighting shall be designed to prevent light spillover and glare on adjacent properties and on the river channel, be directed downward so as to illuminate only the immediate area, and be shielded to eliminate direct off -site illumination. X The location of the project site in relation to the Green River prevents light spillover. Lighting for the project is focused on vehicle entryways and building entrances. Pole -mounted lighting is directed downward and shielded; other lighting proposed will only illuminate the immediate area. c. The general grounds need not be lighted. X d. The lighting is incorporated into a unified landscape and/or site plan. X D. Surface Water and Water Quality. 1. New surface water systems may not discharge directly into the river or streams tributary to the river without pre-treatment to reduce pollutants and meet State water quality standards. X This project is a remodel to an existing building; there is no new surface water system proposed. 2. Such pre-treatment may consist of biofiltration, oil/water separators, or other methods approved by the City of Tukwila Public Works Department. X 3. Shoreline development, uses and activities shall not cause any increase in surface runoff, and shall have adequate provisions for storm water detention/infiltration. X A slight net increase of 217 square feet of impervious surface area is proposed. The proposal is not expected to cause an increase in surface runoff. 4. Stormwater outfalls must be designed so as to cause no net loss of shoreline ecological functions or adverse impacts where functions are impaired. New stormwater outfalls or maintenance of existing outfalls must include shoreline restoration as part of the project. X 5. Shoreline development and activities shall have adequate provisions for sanitary sewer. X 6. Solid and liquid wastes and untreated effluents shall not be allowed to enter any bodies of water or to be discharged onto shorelands. X Project does comply Project does not comply N/A Notes 7. The use of low impact development techniques is required, unless such techniques conflict with other provisions of the SMP or are shown to not be feasible due to site conditions. X This project does not propose a change in the existing storm drainage design. However, new landscape areas are proposed in areas at the base of the building, and plantings to include trees, shrubs, and groundcover, are proposed to meet code re' uirements. E. Flood Hazard Reduction. 1. New structural flood hazard reduction structures shall be allowed only when it can be demonstrated by a Riverbank Analysis that: X a. They are necessary to protect existing development; X b. Non-structural measures are not feasible; and X c. Impacts to ecological functions and priority species and habitats can be successfully mitigated so as to assure no net loss. X 2. Flood hazard structures must incorporate appropriate vegetation restoration and conservation actions consistent with the standards of the Vegetation Protection and Landscaping Section. X 3. Levees, berms and similar flood control structures, whether new or redeveloped, shall be designed to meet the minimum levee profile, except as provided in Section 18.44.070.E.10 below. X 4. Publicly -funded structural measures to reduce flood hazards shall improve public access or dedicate and provide public access unless public access improvements would cause unavoidable health or safety hazards to the public, inherent and unavoidable security problems, or significant ecological impacts that cannot be mitigated. X 5. Rehabilitation or replacement of existing flood control structures, such as levees, with a primary purpose of containing the 1 % annual chance flood event, shall be allowed where it can be demonstrated by an engineering analysis that the existing structure: X Project does comply Project does not comply N/A Notes a. Does not provide an appropriate level of protection for surrounding lands; or X b. Does not meet the minimum levee profile or other appropriate engineering design standards for stability (e.g., over -steepened side slopes for existing soil and/or flow conditions); and X c. Repair of the existing structure will not cause or increase significant adverse ecological impacts to the shoreline. X 6. Rehabilitated or replaced flood hazard reduction structures shall not extend the toe of slope any further waterward of the OHWM than the existing structure. X 7. New structural flood hazard reduction measures, such as levees, berms and similar flood control structures shall be placed landward of the floodway as determined by the best information available. X 8. New, redeveloped or replaced structural flood hazard reduction measures shall be placed landward of associated wetlands, and designated fish and wildlife habitat conservation areas. X 9. No commercial, industrial, office or residential development shall be located within a floodplain without a Flood Control Zone Permit issued by the City. No development shall be located within a floodway except as otherwise permitted. X 10. New, redeveloped or replaced flood hazard reduction structures may deviate from the minimum levee profile only as follows. A floodwall may be substituted for all or a portion of a levee back slope only where necessary to avoid encroachment or damage to a structure legally constructed prior to the date of adoption of this subsection, and which structure has not lost its nonconforming status. The floodwall shall be designed to be the minimum necessary to provide 10 feet of clearance between the levee and the building, or the minimum necessary to preserve access needed for building functionality while meeting all engineering safety standards. A floodwall may also be used where necessary to prevent the levee from encroaching upon a railroad easement recorded prior to the date of adoption of this subsection. If a floodwall is permitted under this subsection the levee slope must be 2.5H:1V unless it is not physically possible to achieve such a slope; in that instance, the levee slope must be as close to 2.5H:1V as physically possible. X Project does comply Project does not comply N/A Notes F. Shoreline Stabilization. 1. Shoreline protection shall not be considered an outright permitted use and shall be permitted only when it has been demonstrated through a riverbank analysis and report that shoreline protection is necessary for the protection of existing legally established structures and public improvements. X 2. New development and re -development shall be designed and configured on the lot to avoid the need for new shoreline stabilization. Removal of failing shoreline stabilization shall be incorporated into re -development design proposals wherever feasible. X 3. Replacement of lawfully established, existing bulkheads or revetments are subject to the following priority system: X a. The first priority for replacement of bulkheads or revetments shall be landward of the existing bulkhead. X b. The second priority for replacement of existing bulkheads or revetments shall be to replace in place (at the bulkhead's existing location). X 4. When evaluating a proposal against the above priority system, at a minimum the following criteria shall be considered: X a. Existing topography; X b. Existing development; X c. Location of abutting bulkheads; X d. Impact to shoreline ecological functions; and, X e. Impact to river hydraulics, potential changes in geomorphology, and to other areas of the shoreline. X Project does comply Project does not comply N/A Notes 5. Proponents of new or replacement hard shoreline stabilization (e.g. bulkheads or revetments) must demonstrate through a documented river bank analysis that bioengineered shoreline protection measures or bioengineering erosion control designs will not provide adequate upland protection of existing structures or would pose a threat or risk to adjacent property. The study must also demonstrate that the proposed hard shoreline stabilization will not adversely affect other infrastructure or adjacent shorelines. X 6. Where allowed, shoreline armoring shall be designed, constructed and maintained in a manner that does not result in a net loss of shoreline ecological functions, including fish habitat, and shall conform to the requirements of the 2004 Washington State Department of Fish and Wildlife (or as amended) criteria and guidelines for integrated stream bank protection (Washington State Department of Fish and Wildlife, Washington Department of Ecology and U.S. Fish and Wildlife Service, Olympia, Washington), U. S. Army Corps of Engineers and other regulatory requirements. The hard shoreline stabilization must be designed and approved by an engineer licensed in the State of Washington and qualified to design shoreline stabilization structures. X 7. Shoreline armoring shall be designed to the minimum size, height, bulk and extent necessary to remedy the identified hazard. X 8. An applicant must demonstrate the following in order to qualify for the RCW 90.58.030(30(e)(iii)(ii) exemption from the requirement to obtain a shoreline substantial development permit for a proposed single family bulkhead and to insure that the bulkhead will be consistent with the SMP: X a. Erosion from currents or waves is imminently threatening a legally established single family detached dwelling unit or one or more appurtenant structures; and X b. The proposed bulkhead is more consistent with the City's Master Program in protecting the site and adjoining shorelines and that non-structural alternatives such as slope drainage systems, bioengineering or vegetative growth stabilization, are not feasible or will not adequately protect a legally established residence or appurtenant structure; and X c. The proposed bulkhead is located landward of the OHWM or it connects to adjacent, legally established bulkheads; and X Project does comply Project does not comply N/A Notes d. The maximum height of the proposed bulkhead is no more than one foot above the elevation of extreme high water on tidal waters as determined by the National Ocean Survey published by the National Oceanic and Atmospheric Administration. X 9. Bulkheads or revetments shall be constructed of suitable materials that will serve to accomplish the desired end with maximum preservation of natural characteristics. Materials with the potential for water quality degradation shall not be used. Design and construction methods shall consider aesthetics and habitat protection. Automobile bodies, tires or other junk or waste material that may release undesirable chemicals or other material shall not be used for shoreline protection. X 10. The builder of any bulkhead or revetment shall be financially responsible for determining the nature and the extent of probable adverse effects on fish and wildlife or on the property of others caused by his/her construction and shall propose and implement solutions approved by the City to minimize such effects. X 11. When shoreline stabilization is required at a public access site, provision for safe access to the water shall be incorporated in the design whenever possible X 12. Placement of bank protection material shall occur from the top of the bank and shall be supervised by the property owner or contractor to ensure material is not dumped directly onto the bank face. X • 13. Bank protection material shall be clean and shall be of a sufficient size to prevent its being washed away by high water flows. X 14. When riprap is washed out and presents a hazard to the safety of recreational users of the river, it shall be removed by the owner of such material. X 15. Bank protection associated with bridge construction and maintenance may be permitted subject to the provisions of the SMP and shall conform to provisions of the State Hydraulics Code (RCW 77.55) and U.S. Army Corps of Engineer regulations. X Project does comply Project does not comply N/A Notes G. Archaeological, Cultural and Historical Resources. 1. All land use permits for projects within the shoreline jurisdiction shall be coordinated with affected tribes. X A Notice of Application for this project was sent to affected tribes on March 10, 2017. 2. If the City determines that a site has significant archaeological, natural scientific or historical value, a substantial development that would pose a threat to the resources of the site shall not be approved. X As a project within the Shoreline Jurisdiction, the Washington State Department of Archaeology and Historic was notified of this project as part of the Notice of Application. However, this project is a remodel of an existing building. Site work is limited and is not expected to pose a threat to any archaeological, natural, or historical resources. 3. Permits issued in areas documented to contain archaeological resources require a site inspection or evaluation by a professional archaeologist in coordination with affected Indian tribes. The City may require that development be postponed in such areas to allow investigation of public acquisition potential, retrieval and preservation of significant artifacts and/or development of a mitigation plan. Areas of known or suspected archaeological middens shall not be disturbed and shall be fenced and identified during construction projects on the site. X 4. Developers and property owners shall immediately stop work and notify the City of Tukwila, the Washington Department of Archaeology and Historic Preservation and affected Indian tribes if archaeological resources are uncovered during excavation. X 5. In the event that unforeseen factors constituting an emergency, as defined in RCW 90.58.030, necessitate rapid action to retrieve or preserve artifacts or data identified above, the project may be exempted from any shoreline permit requirements. The City shall notify the Washington State Department of Ecology, the State Attorney General's Office and the State Department of Archaeology and Historic Preservation Office of such an exemption in a timely manner. X Project does comply Project does not comply N/A Notes 6. Archaeological excavations may be permitted subject to the provision of this chapter. X 7. On sites where historical or archaeological resources have been identified and will be preserved in situ, public access to such areas shall be designed and managed so as to give maximum protection to the resource and surrounding environment. X 8. Interpretive signs of historical and archaeological features shall be provided subject to the requirements of the Public Access Section when such signage does not compromise the protection of these features from tampering, damage and/or destruction. X H. Environmental Impact Mitigation. 1. All shoreline development and uses shall occur in a manner that results in no net Toss of shoreline ecological functions through the careful location and design of all allowed development and uses. In cases where impacts to shoreline ecological functions from allowed development and uses are unavoidable, those impacts shall be mitigated according to the provisions of this section; in that event, the "no net loss" standard is met. X 2. To the extent Washington's State Environmental Policy Act of 1971 (SEPA), chapter 43.21C RCW, is applicable, the analysis of environmental impacts from proposed shoreline uses or developments shall be conducted consistent with the rules implementing SEPA (TMC Chapter 21.04 and WAC 197-11). X 3. For all development, mitigation sequencing shall be applied in the following order of priority: X . This project does not propose any impacts that need to be mitigated This project is a remodel of an existing building located where there is a street in between the project site and the river. Landscaping native to the Pacific Northwest will be added within existing perimeter landscape areas, helping to rehabilitate the quality and quantity of vegetation within existing landscape areas within the Shoreline Jurisdiction. Project does comply Project does not comply N/A Notes a. Avoiding the impact altogether by not taking a certain action or parts of an action. X b. Minimizing impacts by limiting the degree or magnitude of the action and its implementation by using appropriate technology or by taking affirmative steps to avoid or reduce impacts. X c. Rectifying the impact by repairing, rehabilitating, or restoring the affected environment. X d. Reducing or eliminating the impact over time by preservation and maintenance operations. X e. Compensating for the impact by replacing, enhancing, or providing substitute resources or environments. X f. Monitoring the impact and the compensation projects and taking appropriate corrective measures. X 4. In determining appropriate mitigation measures applicable to shoreline development, lower priority measures shall be applied only where higher priority measures are determined by the City to be infeasible or inapplicable. X Proposed planting of native vegetation as part of the project. Additional mitigation is not applicable due to the scale of the project and the location of the site. 5. When mitigation measures are appropriate pursuant to the priority of mitigation sequencing above, preferential consideration shall be given to measures that replace the impacted functions directly and in the immediate vicinity of the impact. However, if mitigation in the immediate vicinity is not scientifically feasible due to problems with hydrology, soils, waves or other factors, then off -site mitigation within the Shoreline Jurisdiction may be allowed if consistent with the Shoreline Restoration Plan. Mitigation for projects in the Transition Zone must take place in the Transition Zone. In the event a site is not available in the Transition Zone to carry out required mitigation, the project proponent may contribute funds equivalent to the value of the required mitigation to an existing or future restoration project identified in the CIP to be carried out by a public agency in the Transition Zone. X Project does comply Project does not comply N/A Notes I. Off Street Parking and Loading Requirements. 1. Any parking, loading, or storage facilities located between the river and any building must incorporate additional landscaping in accordance with the Vegetation Protection and Landscaping Section, or berming or other site planning or design techniques to reduce visual and/or environmental impacts from the parking areas utilizing the following screening techniques: The existing parking lot on the project site is nonconforming with regard to interior parking lot landscaping. The only changes proposed to the parking areas include restriping to add some additional parking stalls. Trees, shrubs, and groundcover will be added to the existing perimeter landscape strips, including the one on the north side of S. 180th St. The new plantings will help screen the parking area on the project site from the shoreline. a. A solid evergreen screen of trees and shrubs a minimum of six feet high; or X b. Decorative fence a maximum of six feet high with landscaping. Chain link fence, where allowed, shall be vinyl coated and landscaped with native trailing vine or an approved non-native vine other than ivy, except where a security or safety hazard may exist; or X c. Earth berms at a minimum of four feet high, planted with native plants in accordance with the Vegetation Protection and Landscaping Section. X 2. Where a parking area is located in the shoreline jurisdiction and adjacent to a public access feature, the parking area shall be screened by a vegetative screen or a built structure that runs the entire length of the parking area adjacent to the amenity. The landscape screening shall comply with the Vegetation Protection and Landscaping Section. v . 3. Where public access to or along the shoreline exists or is proposed, parking areas shall provide pedestrian access from the parking area to the shoreline. X 4. Parking facilities, loading areas and paved areas shall incorporate low impact development techniques wherever feasible, adequate storm water retention areas, oil/water separators and biofiltration swales, or other treatment techniques and shall comply with the standards and practices formally adopted by the City of X This project is a remodel of an existing building. There are no changes proposed to the existing storm water design. Project does comply Project does not comply N/A Notes Tukwila Public Works Department. _ J. Land Altering Activities. J.1. Clearing, Grading and Landfill. a. Land altering shall be permitted only where it meets the following criteria: X (1) The work is the minimum necessary to accomplish an allowed shoreline use; X (2) Impacts to the natural environment are minimized and mitigated; X (3) Water quality, river flows and/or fish habitat are not adversely affected; X (4) Public access and river navigation are not diminished; X (5) The project complies with all federal and state requirements; X (6) The project complies with the vegetation protection criteria of the Vegetation Protection and Landscaping Section; X (7) The project will achieve no net loss of shoreline ecological functions or processes. In cases where impacts to shoreline ecological functions from an otherwise allowed land altering project are unavoidable, those impacts shall be mitigated according to the provisions of this section. In that event, the "no net loss" standard is met; and X (8) Documentation is provided to demonstrate that the fill comes from a clean source. X There is no fill proposed as part of this project. b. Clearing, grading and landfill activities, where allowed, shall include erosion control mechanisms, and any reasonable restriction on equipment, methods or timing necessary to minimize the introduction of suspended solids or leaching of contaminants into the river, or the disturbance of wildlife or fish habitats in accordance with the standards in TMC Chapter 16.54, "Grading." c. X The applicant will be required to submit a "Temporary Erosion Control" plan as part of the construction permit. Project does comply Project does not comply N/A Notes J.2. Dredging. a. Dredging activities must comply with all federal and state regulations. Maintenance dredging of established navigation channels and basins must be restricted to maintaining previously dredged and/or existing authorized location, depth, and width. X b. Where allowed, dredging operations must be designed and scheduled so as to ensure no net loss to shoreline ecological functions or processes. In cases where impacts to shoreline ecological functions from allowed dredging are unavoidable, those impacts shall be mitigated according to the provisions of this section; in that event, the "no net loss" standard is met. X K. Marinas, Boat Yards, Dry Docks, Boat Launches, Piers, Docks and Other Over -water Structures. K.1. General Requirements. a. Prior to issuance of a Shoreline Substantial Development Permit for construction of piers, docks, wharves or other over -water structures, the applicant shall present approvals from State or Federal agencies, as applicable. X b. Structures must be designed by a qualified engineer and must demonstrate the project will result in no net loss of shoreline ecological function and will be stable against the forces of flowing water, wave action and the wakes of passing vessels. X c. In -water structures shall be designed and located to minimize shading of native aquatic vegetation and fish passage areas. Removal of shoreline, riparian and aquatic vegetation shall be limited to the minimum extent necessary to construct the project. All areas disturbed by construction shall be replanted with native vegetation as part of the project. X d. New or replacement in -water structures shall be designed and located such that natural hydraulic and geologic processes, such as erosion, wave action or floods will not necessitate the following: X Project does comply Project does not comply N/A Notes (1) reinforcement of the shoreline or stream bank with new bulkheads or similar artificial structures to protect the in -water structure; or X (2) dredging. X e. No structures are allowed on top of over -water structures except for properties located north of the Turning Basin. X f. Pilings or other associated structures in direct contact with water shall not be treated with preservatives unless the applicant can demonstrate that no feasible alternative to protect the materials exists and that non -wood alternatives are not economically feasible. In that case, only compounds approved for marine use may be used and must be applied by the manufacturer per current best management practices of the Western Wood Preservers Institute. The applicant must present verification that the best management practices were followed. The preservatives must also be approved by the Washington Department of Fish and Wildlife. X g. All over -water structures shall be constructed and maintained in a safe and sound condition. Abandoned or unsafe over -water structures shall be removed or repaired promptly by the owner. Accumulated debris shall be regularly removed and disposed of properly so as not to jeopardize the integrity of the structure. Replacement of in -water structures shall include proper removal of abandoned or other man-made structures and debris. X h. Boat owners who store motorized boats on -site are encouraged to use best management practices to avoid fuel and other fluid spills. X K.2. Marinas, Boat Yards and Dry Docks. a. All uses under this category shall be designed to achieve no net loss of shoreline ecological functions. In cases where impacts to shoreline ecological functions from uses allowed under this category are unavoidable, those impacts shall be mitigated according to the provisions of this chapter; in that event, the "no net loss" standard is met. X b. Commercial/industrial marinas and dry docks shall be located no further upriver than Turning Basin #3. X Project does comply Project does not comply N/A Notes c. Marinas shall be located, designed, constructed and operated to avoid or minimize adverse impacts on fish, wildlife, water quality, native shoreline vegetation, navigation, public access, existing in -water recreational activities and adjacent water uses. X d. Marinas shall submit a fuel spill prevention and contingency plan to the City for approval. Haul -out and boat maintenance facilities must meet the City's stormwater management requirements and not allow the release of chemicals, petroleum or suspended solids to the river. X e. Marinas, boat yards and dry docks must be located a minimum of 100 feet from fish and wildlife habitat areas (see "Sensitive Areas in the Shoreline" Map 5). X . f. New marinas, launch ramps and accessory uses must be located where water depths are adequate to avoid the need for dredging. X K.3. Boat Launches and Boat Lifts. a. Boat launch ramps and vehicle access to the ramps shall be designed to not cause erosion; the use of pervious paving materials, such as grasscrete, are encouraged X b. Boat launch ramps shall be designed to minimize areas of landfill or the need for shoreline protective structures. X c. Access to the boat ramp and parking for the ramp shall be located a sufficient distance from any frontage road to provide safe maneuvering of boats and trailers. X d. Launching rails shall be adequately anchored to the ground. X e. Launch ramps and boat lifts shall extend waterward past the OHWM only as far as necessary to achieve their purpose. X f. Boat lifts and canopies must meet the standards of the U.S. Army Corps of Engineers Regional General Permit Number 1 for Watercraft Lifts in Fresh and Marine/Estuarine Waters within the State of Washington. X Project does comply Project does not comply N/A Notes K.4. Over -water Structures. Where allowed, over -water structures such as piers, wharves and docks shall meet the following standards: X a. The size of new over -water structures shall be limited to the minimum necessary to support the structure's intended use and to provide stability in the case of floating docks. Structures must be compatible with any existing channel control or flood management structures. X b. Over -water structures shall not extend waterward of the OHWM any more than necessary to permit launching of watercraft, while also ensuring that watercraft do not rest on tidal substrate at any time. . X c. Adverse impacts of over -water structures on water quality, river flows, fish habitat, shoreline vegetation, and public access shall be minimized and mitigated. Mitigation measures may include joint use of existing structures, open decking or piers, replacement of non-native vegetation, installation of in - water habitat features or restoration of shallow water habitat. X d. Any proposals for in -water or over -water structures shall provide a pre - construction habitat evaluation, including an evaluation of salmonid and bull trout habitat and shoreline ecological functions, and demonstrate how the project achieves no net Toss of shoreline ecological functions. X e. Over -water structures shall obtain all necessary state and federal permits prior to construction or repair. X f. All over -water structures must be designed by a qualified engineer to ensure they are adequately anchored to the bank in a manner so as not to cause future downstream hazards or significant modifications to the river geomorphology and are able to withstand high flows. X . g. Over -water structures shall not obstruct normal public use of the river for navigation or recreational purposes. X Project does comply Project does not comply N/A Notes h. Shading impacts to fish shall be minimized by using grating on at least 30% of the surface area of the over -water structure on residential areas and at least 50% of the over -water structure on all other properties. The use of skirting is not permitted. X i. If floats are used, the flotation shall be fully enclosed and contained in a shell (such as polystyrene) that prevents breakup or loss of the flotation material into the water, damage from ultraviolet radiation, and damage from rubbing against pilings or waterborne debris. • X j. Floats may not rest on the tidal substrate at any time and stoppers on the piling anchoring the floats must be installed to ensure at least 1 foot of clearance above the substrate. Anchor lines may not rest on the substrate at any time. X k. The number of pilings to support over -water structures, including floats, shall be limited to the minimum necessary. Pilings shall conform to the pilings standards contained in the US Army Corps of Engineers Regional General Permit No. 6. X I. No over -water structure shall be located closer than five feet from the side property line extended, except that such structures may abut property lines for the common use of adjacent property owners when mutually agreed upon by the property owners in an easement recorded with King County. A copy of this agreement shall be submitted to the Department of Community Development and accompany an application for a development permit and/or Shoreline Permit. X K.5. Live-Aboards. New over -water residences are prohibited. Live-aboards may be allowed provided that: X a .They are for single-family use only. X b. They are located in a marina that provides shower and toilet facilities on land and there are no sewage discharges to the water. X - Project does comply Project does not comply N/A Notes c. Live-aboards do not exceed 10 percent of the total slips in the marina. X d. They are owner -occupied vessels. X e. There are on -shore support services in proximity to the live-aboards. X L.Signs in Shoreline Jurisdiction. L.1. Signage within the shoreline buffer is limited to the following: X There is no signage proposed within the shoreline buffer as part of this project. a. Interpretative signs. X b. Signs for water -related uses. X c. Signs installed by a government agency for public safety along any public trail or at any public park. X d. Signs installed within the rights of way of any public right-of-way or bridge within the shoreline buffer. All signs shall meet the requirements of the Manual on Uniform Traffic Control Devices for Streets and Highways, current edition, published by the U.S. Department of Transportation. X °' e. Signs installed on utilities and wireless communication facilities denoting danger or other safety information, including emergency contact information X L.2. Billboards and other off -premise signs are strictly forbidden in the shoreline buffer. X Project does comply Project does not comply N/A Notes (3) The pesticide is applied in accordance with state regulations; X (4) The proposed herbicide is approved for aquatic use by the U.S. Environmental Protection Agency; and X (5) The use of pesticides in the shoreline jurisdiction is approved in writing by the City and the applicant presents a copy of the Aquatic Pesticide Permit issued by the Department of Ecology or Washington Department of Agriculture. X b. Self-contained rodent bait boxes designed to prevent access by other animals are allowed. X c. Sports fields, parks, golf courses and other outdoor recreational uses that involve maintenance of extensive areas of turf shall provide and implement an integrated turf management program or integrated pest management plan designed to ensure that water quality in the river is not adversely impacted. X Project does comply Project does not comply N/A Notes (1) Where development provides a public access corridor between off -site public area(s) and public shoreline areas, side yard landscaping may be reduced by 25 percent to no less than 3 feet; or X (2) Where development provides additional public access area(s) (as allowed by the High Intensity and Urban Conservancy Environment Development Standards) equal in area to at least 2.5% of total building area, front yard landscaping may be reduced by 25 percent. X D. Vegetation Management in the Shoreline Jurisdiction. The requirements of this section apply to all existing and new development within the shoreline jurisdiction. X Plans submitted for the project do not include information on vegetation management. Conditions of approval related to the following requirements will be added to this permit as well as the • construction permit. 1. Trees and shrubs may only be pruned for safety, to maintain views or access corridors and trails by pruning up or on the sides of trees, to maintain clearance for utility lines, and/or for improving shoreline ecological function. This type of pruning is exempt from any permit requirements. Topping of trees is prohibited except where absolutely necessary to avoid interference with existing utilities. X 2. Plant debris from removal of invasive plants or pruning shall be removed from the site and disposed of properly. X 3. Use of pesticides. X a. Pesticides (including herbicides, insecticides, and fungicides) shall not be used in the shoreline jurisdiction except where: X (1) Alternatives such as manual removal, biological control, and cultural control are not feasible given the size of the infestation, site characteristics, or the characteristics of the invasive plant species; X (2) The use of pesticides has been approved through a comprehensive vegetation or pest management and monitoring plan; X Project does comply Project does not comply N/A Notes provide shade and habitat functions when mature. Species selected must be able to withstand seasonal water level fluctuations. d. Minimum plant spacing in the buffer shall follow the River Buffer Vegetation Planting Densities Table shown in TMC Section 18.44.080.C.2. Existing non- invasive plants may be included in the density calculations. X f. In the event that a development project allows for setback and benching of the shoreline along an existing levee or revetment, the newly created mid -slope bench area sha!l be planted and maintained with a variety of native vegetation appropriate for site conditions. (See River Buffer Vegetation Planting Densities Table) X 3. Landscaping Requirements for the Urban Conservancy and High Intensity Environments — Outside of the River Buffer. For the portions of property within the Shoreline Jurisdiction landward of the River Buffer the landscape requirements in the General section of this chapter and the requirements for the underlying zoning as established in TMC Chapter 18.52 shall apply except as indicated below. X a. Parking Lot Landscape Perimeters: One native tree for each 20 lineal feet of required perimeter landscaping, one shrub for each 4 lineal feet of required perimeter landscaping, and native groundcovers to cover 90% of the landscape area within 3 years, planted at a minimum spacing of 12 inches on -center. X b. Interior Parking Lot Landscaping: Every 300 square feet of paved surface requires 10 square feet of interior landscaping within landscape islands separated by no more than 150 feet between islands. X The existing parking lot is nonconforming with respect to interior parking lot landscaping. It is proposed to be restriped but will otherwise not be modified as part of this project. c. Landscaping shall be provided at yards not adjacent to the river, with the same width as required in the underlying zoning district. This standard may be reduced as follows: X The existing perimeter landscape areas are proposed to remain the same width as part of this project, but will be upgraded with plantings to meet code requirements. Project does comply Project does not comply N/A Notes except where a long term removal and re -vegetation plan, as approved by the City, is being implemented. p. The following standards apply to utilities and loading docks located in the shoreline jurisdiction. X (1) Utilities such as pumps, pipes, etc. shall be suitably screened with native vegetation; X (2) Utility easements shall be landscaped with native groundcover, grasses or other low -growing plants as appropriate to the shoreline environment and site conditions; X The southeastern corner of the site is filled with numerous utilities. New native species landscaping, including many shrubs, is proposed in this area. These new plantings will help screen the utilities. (3) Allowed loading docks and service areas located waterward of the development shall have landscaping that provides extensive visual separation from the river. X 2. River Buffer Landscaping Requirements in all Shoreline Environments. The River Buffer in all shoreline environments shall function, in part, as a vegetation management area to filter sediment, capture contaminants in surface water run-off, reduce the velocity of water run-off, and provide fish and wildlife habitat. X a. A planting plan prepared by a licensed landscape architect or an approved biologist shall be submitted to the City for approval that shows plant species, size, number and spacing. The requirement for a landscape architect or biologist may be waived by the Director for single family property owners (when planting is being required as mitigation for construction of overwater structures or shoreline stabilization), if the property owner accepts technical assistance from City staff. b. Plants shall be installed from the OHWM to the upland edge of the River Buffer unless site conditions would make planting unsafe. X • c. Plantings close to and on the bank shall include native willows, red osier dogwood and other native vegetation that will extend out over the water, to X Project does comply Project does not comply N/A Notes a condition of approval, this shall be done as part of the construction permit review. a condition of approval, this shall be done as part of the construction permit review. h. Non-native trees may be used as street trees in cases where conditions are not appropriate for native trees (for example where there are space or height limitations or conflicts with utilities). X Existing, mature non-native street trees are proposed to be retained as part of this project. i. Plants shall meet the current American Standard for Nursery Stock (American Nursery and Landscape Association — ANLA). X j. Plant sizes in the non -buffer areas of all Shoreline Environments shall meet the following minimum size standards: Deciduous trees: 2-inch caliper. Conifers: 6-8 foot height. Shrubs: 24-inch height. Ground cover/grasses: 4-inch or 1 gallon container. X The deciduous trees proposed are 1.5" caliper. These trees include Serviceberry and Dogwood trees, which are multistem trees. The 1.5" caliper size specified meets the intent of the code to have larger -sized trees installed. k. Smaller plant sizes (generally one gallon, bareroot, plugs, or stakes, depending on plant species) are preferred for buffer plantings. Willow stakes must be at least 1/2-inch in diameter. X No portion of the project site is located within the buffer area. I. Site preparation and planting of vegetation shall be in accordance with best management practices for ensuring the vegetation's long-term health and survival. X m. Plants may be selected and placed to allow for public and private view corridors and/or access to the water's edge. X n. Native vegetation in the shoreline installed in accordance with the preceding standards shall be maintained by the property owner to promote healthy growth and prevent establishment of invasive species. Invasive plants (such as blackberry, ivy, knotweed, bindweed) shall be removed on a regular basis, according to the approved maintenance plan. X o. Areas disturbed by removal of invasive plants shall be replanted with native vegetation where necessary to maintain the density shown in TMC Section 18.44.080.B.4. and must be replanted in a timely manner, X Project does comply Project does not comply N/A Notes and other vegetation shading the river shall be retained or replanted when riprap is placed per the approved tree permit, if required. plantings or to add plantings to the riverbank, as it is separated from the river by S. 180th St. b. Invasive vegetation must be removed as part of site preparation and native vegetation planted, including the river bank. X c. On properties located behind publicly maintained levees, an applicant is not required to remove invasive vegetation or plant native vegetation within the buffer. X d. Removal of invasive species shall be done by hand or with hand-held power tools. Where not feasible and mechanized equipment is needed, the applicant must obtain a Shoreline Tree Removal and Vegetation Clearing Permit and show how the slope stability of the bank will be maintained and a plan must be submitted indicating how the work will be done and what erosion control and tree protection features will be utilized. Federal and State permits may be required for vegetation removal with mechanized equipment. X e. Trees and other vegetation shading the river shall be retained or replanted when riprap is placed, as specified in the approved tree permit if a permit is required. X f. Removal of invasive vegetation may be phased over several years prior to planting, if such phasing is provided for by a plan approved by the Director to allow for alternative approaches, such as sheet mulching and goat grazing. The method selected shall not destabilize the bank or cause erosion. X g. A combination of native trees, shrubs and groundcovers (including grasses, sedges, rushes and vines) shall be planted. The plants listed in the Riparian X Landscaping plan sheet L1.0 has been revised from the original submittal to remove some non-native species and replace them with native species plantings. Additional revisions are necessary to clarify the plantings proposed and to replace non-native species with native species plantings. As Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection. Site conditions, such as topography, exposure, and hydrology shall be taken into account for plant selection. Other species may be approved if there is adequate justification. Project does comply Project does not comply N/A Notes 10. For new development or re -development where trees are proposed for retention, tree protection zones shall be indicated on site plans and shall be established in the field prior to commencement of any construction or site clearing activity. A minimum 4 feet high construction barrier shall be installed around significant trees and stands of native trees or vegetation to be retained. Minimum distances from the trunk for the construction barriers shall be based on the approximate age of the tree (height and canopy) as follows: X The landscaping plan submitted for the project does not include tree protection measures for the existing trees along Andover Park East that will be protected during construction. As a condition of approval of this permit, plans showing tree protection zones and measures shall be submitted as part of the construction permit. a. Young trees (have reached less than 20% of life expectancy): 0.75 feet per inch of trunk diameter. X b. Mature trees (have reached 20-80% of life expectancy): 1 foot per inch of trunk diameter. X c. Over mature trees (have reached greater than 80% of life expectancy): 1.5 feet per inch of trunk diameter X C. Landscaping. This section presents landscaping standards for the Shoreline Jurisdiction and is divided into a general section and separate sections for the River Buffer and for the remaining part of the Shoreline Jurisdiction for each environment designation X 1. General Requirements. For any new development or redevelopment in the Shoreline Jurisdiction, except single family residential development of 4 or fewer lots, invasive vegetation must be removed and native vegetation planted and maintained in the River Buffer, including the river bank. a. The landscaping requirements of this subsection apply for any new development or redevelopment in the Shoreline Jurisdiction, except: single family residential development of 4 or fewer lots. The extent of landscaping required will depend on the size of the proposed project. New development or full redevelopment of a site will require landscaping of the entire site. For smaller projects, the Director will review the intent of this section and the scope of the project to determine a reasonable amount of landscaping to be carried out. Trees X This project proposes to retain five existing significant trees. Other non-native species plantings will be removed and replaced with native species trees, shrubs, and groundcover to meet code requirements. The project site does not include any work to remove invasive Project does comply Project does not comply N/A Notes potential impact from the loss of this vegetation as a result of new development. (See Tree Replacement Requirement Table) 5. The property owner is required to ensure the viability and long-term health of trees planted for replacement through proper care and maintenance for the life of the project. Replaced trees that do not survive must be replanted in the next appropriate season for planting. X 6. If all required replacement trees cannot be reasonably accommodated on the site, off -site tree replacement within the shoreline jurisdiction may be allowed at a site approved by the City. Priority for off -site tree planting will be at locations within the Transition Zone. If no suitable off -site location is available, the applicant shall pay into a tree replacement fund. The fee shall be based on the value of the replacement trees and their delivery, labor for site preparation and plant installation, soil amendments, mulch, and staking supplies. X 7. When a tree suitable for use as LWD is permitted to be removed from the shoreline buffer, the tree trunk and root ball (where possible) will be saved for use in a restoration project elsewhere in the shoreline jurisdiction. The applicant will be responsible for the cost of moving the removed tree(s) to a location designated by the City. If no restoration project or storage location is available at the time, the Director may waive this requirement. Trees removed in the shoreline jurisdiction outside the buffer shall be placed as LWD in the buffer (not on the bank), if feasible. Priority for LWD placement projects will be in the Transition Zone. X 8. Dead or dying trees located within the buffer or undeveloped upland portion of the Shoreline Jurisdiction shall be left in place as wildlife snags, unless they present a hazard to structures, facilities or the public. X 9. Topping of trees is prohibited unless absolutely necessary to protect overhead utility lines. Topping of trees will be regulated as removal and tree replacement will be required. X Project does comply Project does not comply N/A Notes limited to: tree condition and health, age, risks to structures, and potential for root or canopy interference with utilities. 3. Prior to any tree removal or site clearing, a Type 2 Shoreline Tree Removal and Vegetation Clearing Permit application must be submitted to the Department of Community Development (DCD) containing the following information: X a. A vegetation survey on a site plan that shows the diameter, species and location of all significant trees and all existing native vegetation. X Existing vegetation to be removed is non - native and is proposed to be replaced with native vegetation. b. A site plan that shows trees and native vegetation to be retained and trees to be removed and provides a table showing the number of significant trees to be removed and the number of replacement trees required. X c. Tree protection zones and other measures to protect any trees or native vegetation that are to be retained for sites undergoing development or re- development. X The landscaping plan submitted for the project does not include tree protection measures for the existing trees along Andover Park East that will be protected during construction. As a condition of approval of this permit, plans showing tree protection zones and measures shall be submitted as part of the construction permit. d. Location of the OHWM, river buffer, Shoreline Jurisdiction boundary and any sensitive areas with their buffers. X e. A landscape plan that shows diameter, species name, spacing and planting location for any required replacement trees and other proposed vegetation. X f. An arborist evaluation justifying the removal of hazardous trees if required by DCD. X g. An application fee per the current Land Use Permit Fee resolution. X 4. Where permitted, significant trees that are removed from the shoreline shall be replaced pursuant to the tree replacement requirements shown below, up to a density of 100 trees per acre (including existing trees). The Director or Planning Commission may require additional trees or shrubs to be installed to mitigate any X 18.44.080 Vegetation Protection and Landscaping Project does comply Project does not comply N/A Notes B. Tree Protection, Retention and Replacement. 1. As many significant trees and as much native vegetation as possible are to be retained on a site proposed for development or re- development, taking into account the condition and age of the trees. As part of design review, the Director of Community Development or the Board of Architectural Review may require alterations in the arrangement of buildings, parking or other elements of proposed development in order to retain significant non-invasive trees, particularly those that provide shading to the river. Trees located on properties not undergoing development or re -development may not be removed except those that interfere with access and passage on public trails or that present an imminent hazard to existing structures or the public. If the hazard is not readily apparent, the City may require an evaluation by an International Society of Arborists (ISA)-certified arborist. X Existing trees on the project site within the Shoreline Jurisdiction are non-native Palm Trees. These will be removed and replaced with species native to the Pacific Northwest. Significant trees on the project site include existing street trees, which are proposed to be retained. Expansion of the northeastern portion of the building to create one of the lanterns will require expansion of the footing into the landscape area adjacent to the two street trees on the north side of the Andover Park East entrance. A condition of approval of this permit is for submittal to the City of Tukwila of an arborists' evaluation of impacts to root systems of the existing street trees to determine their survivability as a result of the footing extension. The arborists' evaluation shall be submitted and reviewed by Tukwila as part of the construction permit. 2. To protect the ecological functions that trees and native vegetation provide to the shoreline, removal of any significant tree or native vegetation in the Shoreline Jurisdiction requires a Shoreline Tree Removal and Vegetation Clearing Permit and is generally only allowed on sites undergoing development or re- development. Only trees that interfere with access and passage on public trails or trees that present an imminent hazard to existing structures or the public may be removed from sites without an issued building permit or Federal approval. Factors that will be considered in approving tree removal include, but are not X City of J u; nal&a Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Jaclyn Adams , HEREBY DECLARE THAT: X Notice of Application 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: Was mailed to each of the addresses listed/attached on this loth day of March , 2017 Project Name: Lantern Landing Project Number: PL17-0001 Associated File Number (s):L17-0002 Mailing requested by: Jaimie Reavis Mailer's signature: ���__ W:\USERS\JACKIE\MAILINGS\FINISHED MAIL'INGS\AFFIDAVIT OF DISTRIBUTION - JACKIE.DOCX ;; t M !;;!!!;! M WA STATE HABITAT BRANCH ,41 ;la ! r :,!§§!u§!! ; �, � , §�;;;�� r;§ ;W „;„m;! !);iMsq ( ;)WAll ;iM h21 ) FO N ))) !!l;;;!! M ;<!!!! 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Louise Jones -Brown rcwieser®comcast.net Richard McLeland-Wieser SEATTLE WA 98111 KENT WA 98032 BURIEN WA 94165 -Q nna► ka ADDR-07214 ADDR-07156 ADDR-07157 ADDR-07159 ADDR-07162 ADDR-07163 ADDR-07166 ADDR-07168 ADDR-07169 ADDR-07170 ADDR-07171 ADDR-00012 ADDR-00013 ADDR-07172 ADDR-00017 ADDR-00028 ADDR-00199 ADDR-00200 ADDR-00030 ADDR-00031 ADDR-00032 ADDR-00033 ADDR-00035 ADDR-00060 ADDR-00061 ADDR-00063 ADDR-00113 ADDR-00114 ADDR-00115 ADDR-00116 ADDR-00117 ADDR-00118 NAME FIRST INTERSTATE BANK CPF KENT VALLEY LLC DANELLIE LLC LIT INDUSTRIAL LTD PTNSHP GRAY CAT COLLECTIVE LLC CWC REALTY LLC TUKWILA CITY OF HOUGHTON HARBOR LLC PHOENIX RISING ENTERPRISES NATIONAL BEVERAGE CORP AMC FAMILY LLC SFP B LP LTD PTNRSHP HILL INVESTMENT COMPANY UNION PACIFIC RAILROAD HD DEVELOPMENT OF MARYLAND Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member 1174 Andover 1201 Andover 1201 Andover 1206 Andover 1208 Andover 1210 Andover 1224 Andover 1226 Andover 1227 Andover 1228 Andover 1230 Andover 1230 Andover 1232 Andover 1233 Andover 18000 Andover 18200 Olympic 18201 Olympic 18215 Olympic 18235 Olympic 18249 Olympic 18260 Olympic 18289 Olympic 18290 Olympic 6750 5 180 6750 S 180 6804 S 180 6810 5 180 6815 5 180 6816 5 180 6816 S 180 6816 5 180 6820 5 180 TH TH TH TH TH TH TH TH TH PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK AVE AVE AVE AVE AVE AVE AVE AVE ST ST ST ST ST ST ST ST ST ADDRESS PO BOX 2609 100 WILSHIRE BLVD #700 1180 ANDOVER PARK WEST 1717 MCKINNEY AVE #1900 249 SW 415T ST 2855 MILLER ST 6200 SOUTHCENTER BV 6363 LK WASH BLVD NE #104 6616 FLORA AVE 5 8100 SW 10TH ST STE 400C PO BOX 2720 PO BOX 5350 PO BOX 700 1400 DCIUGLAS St STOP #1640 PO BOX 105842 1174 Andover PARK W 1201 Andover PARK E 1201 Andover PARK E 1206 Andover PARKS 1208 Andover PARKS 1210 Andover PARKS 1224 Andover PARKS 1226 Andover PARK E 1227 Andover PARKS 1228 Andover PARK E 1230 Andover PARK E 1230 Andover PARK W 1232 Andover PARK W 1233 Andover PARKS 18000 Andover PARK W 18200 Olympic AVE 5 18201 Olympic AVE 5 18215 Olympic AVE 5 18235 Olympic AVE 5 18249 Olympic AVE 5 18260 Olympic AVE 5 18289 Olympic AVE 5 18290 Olympic AVE 5 6750 5 180 TH ST 6750 S 180 TH ST 6804 5 180 TH ST 6810 180 TH ST 6815 5 180 TH ST 6816 5 180 TH ST 6816 5 180 TH ST 6816 180 TH ST 6820 S 180 TH ST CITY/STATE ZIP CARLSBAD CA 92018 SANTA MONICA CA 90401 TUKWILA WA 98188 DALLAS TX 75202 RENTON WA 98057 SAN LEANDRO CA 94577 TUKWILA WA 98188 KIRKLAND WA 98033 SEATTLE WA 98108 PLANTATION FL 33324 PORTLAND OR 98207 BEND OR 97708 MERCER ISLAND WA 98040 OMAHA NE 68179 ATLANTA GA 30339 TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 101 WA TUKWILA TUKWILA WA 98188 103 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 100 WA TUKWILA TUKWILA WA 98188 120 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 WA TUKWILA TUKWILA WA 98188 200 WA TUKWILA TUKWILA WA 98188 WA ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE-ML ACTIVE -NIL ACTIVE-ML ACTIVE-ML ACTIVE-ML Public Notice Mailings For Permits 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: Mail to: (.within-8-days-of-.decision_; 21-day appeal period begins date of filing with DOE) — Notice to DOE must be by return receipt reciuested mail this requirement included in SSB 5192, effective 7-22-11). `-Department of Ecology Shorelands Section, NW Regional Office D AV, J T it - V State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). G�� O J A *Any parties of record * send only the notice of decision and staff report, site plan and the • watien 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 4iefum Receipt Fee (Endersetnent Required) Flectrlcted Delivery Fee ;Fndoraerliont Required) Tot f Portage & Fees Pestm6rk flere Street, Apt. Ker..._„._......... ..............<...... __.,._._.__. or PO Box No. SENDER: COMPLET. IS SECTION II Complete items 1, 2, arid 3. Also complete item 4 if Restricted Delivery is desired. ® Print your name and address on the reverse so that we can return the card to you. • Attach this card to the back of the mailpiece, or on the front if space permits. 1. Article Addressed to: Dept-. Scot Nvo teal°o 'ice WO Aivta ZOISIV RVoV COMPLETE THIS SECTI A. Signature X N DELIVERY 8. Received by ( Printed Name) ❑ Agent ❑ Addressee C. Date Of Delivery D. is delivery address different from item 1? 0 Yes If YES, enter delivery address below: 0 No 3. Service Type 11111 Certified Mail ❑ Registered Insured Mail 0 Express Mail hi, Return Receipt for Merchandise 0 C.O.D. 4. Restricted Delivery? (Extra Fee) 0 Yes 2. Article Number (Transfer from service label) 7006 3450 0001 6738 9685 PS Form 3811, February 2004 City of Tukwila Notice Of Application — Lantern Landing Project # PL17-0001 Shoreline Substantial Development Permit Project Planner: Jaimie Reavis, 206.431.3659, Jaimie.Reavis@TukwilaWa.gov File# L17-0002 Project Description: Shoreline Substantial Development Permit and Administrative Design review of a remodel to the existing building. Work proposed includes selective demolition of portions of the existing building, reconstruction to create retail storefronts, landscaping, and parking lot restriping. Site Address: 1233 Andover Park East (parcel #3523049084) Applicant: JJW Architects and Planners Property Owner: Houghton Harbor LLC Your written comments on the project are requested and can be delivered to DCD, 6300 Southcenter Blvd, Ste 100, Tukwila WA98188. Comments must be received by 5:00p.m. on April 10, 2017. You may request a copy of any decision, comment on the project, and learn your ap- peal rights by calling the project planner listed above, or by visiting our offices Monday through Friday, 8:30am to 5:00 pm at DCD 6300 Southcenter Blvd, Ste 100. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 «NAME» «ADDRESS» «CITY/STATE» «ZIP» You are receiving this notice because you are a property owner or tenant within 500ft of this project Shoreline Management Act Permit Data Sheet and Transmittal Letter From: (local government) City of Tukwila Transmittal Date: July 7, 2017 Type of Permit: (Indicate all that apply) ® Substantial Development ❑ Conditional Use ❑ Variance ❑ Revision ❑ Other Applicant Information: Name: Bryant Bronson, JJW Architects & Planners Address: 5628 Airport Way South #112 Phone(s): 206-420-2242 Is the applicant the property owner? ❑ Yes ® No Local permit no. L17-0002 State permit no. To: (appropriate Ecology office) David Pater Receipt Date: (provided by Ecology) Local Government Decision: ❑ Approval ® Conditional Approval ❑ Denial Applicant's Representative: (If primary contact) Name: Address: Phone(s): Location of the Property: (Section, township, and range to the nearest %,'/< section or latitude and longitude, and a street address where available.) NE 35-23-04: 1233 Andover Park East, Tukwila, WA 98188 (tax parcel #3523049084) Water Body Name: Green River Shoreline of State Significance: ® Yes ❑ No Environment Designation: Urban Conservancy - Levee Project Description: (Summary of the intended use or project purpose) Building remodel to include selective demolition of portions of the existing building, reconstruction to create retail storefronts, landscaping, and parking lot restriping. Notice of Application Date: March 10, 2017 Final Decision Date: July 7, 2017 By: (Local government primary contact on this application) Jaimie Reavis, Senior Planner, City of Tukwila Phone: 206-431-3659 STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Regional Office • 3190 160th Ave SE • Bellevue, WA 98008-5452 • 425-649-7000 711 for Washington Relay Service • Persons with a speech disability can call 877-833-6341 July 14, 2017 Bryant Bronson JJW Architects & Planners 5628 Airport Way South #112 Seattle, WA 98108 RECEIVED JUL 172017 Community Development Re: City of Tukwila Permit L17-002 — Approved JJW Architects & Planners — Applicant Shoreline Substantial Development Permit (SDP) #2017-NW-3828 Dear Mr. Bronson: On July 13, 2017, we received notice that the City of Tukwila conditionally approved your application for a SDP. Your permit includes selective demolition of portions of the existing building, reconstruction to create retail storefronts, landscaping, and parking lot restriping. This peiiuit will apply within the Urban Conservancy -Levee environment designation of the Green River, a shoreline of statewide significance. By law, local governments must review all SDPs for compliance with: • The Shoreline Management Act (Chapter 90.58 RCW). • Ecology's SDP approval criteria (Chapter 173-27-150 WAC). • The City of Tukwila Local Shoreline Master Program. Local governments, after reviewing SDPs for compliance, are required to submit them to Ecology. We have received your approved SDP. What Happens Next? Before you begin activities authorized by this peu nit, the law requires you wait at least 21 days from July 13, 2017, the "date of filing." This waiting period allows anyone (including you) who disagrees with any aspect of this peu nit to appeal the decision to the state Shorelines Hearings Board (SHB). You must wait for the conclusion of an appeal before you can begin the activities authorized by this permit. The SHB will notify you by letter if they receive an appeal. We recommend you contact the SHB before you begin peu nit activities to ensure they have not received an appeal. You may reach them at (360) 664-9160 or http://www.eluho.wa.gov/Board/SHB. 0 JJW Architects & Planners July 14, 2017 Page 2 If Dou want to appeal this decision, you can find appeal instructions (Chapter 461-08 WAC) at the SHB website above or on the website of the Washington State Legislature at http://apps.leg.wa.gov/wac. Other federal, state, and local permits may be required in addition to this shoreline permit. If you have any questions about this letter, please contact David Pater, Regional Shoreline Planner, at (425) 649-4253. Sincerely, Amelia Petersen, Section Assistant Shorelands and Environmental Assistance Program Cc: Jaimie Reavis, Senior Planner — City of Tukwila City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: Lantern Landing Project Number: L17-0003 Associated File Number (s): PL17-0001, L17-0002 Date Mailed: 7/11/17 Mailing requested by: Jaimie Reavis Mailer's signature: El Board of Adjustment Agenda Packet ❑ Board of Appeals Agenda Packet ❑ Determination of Non -Significance ❑ Determination of Significance & Scoping Notice ❑ Mitigated Determination of Non - Significance ❑ Notice of Action ❑ Notice of Application Parties of Record: ❑ Notice of Application for Shoreline Mgmt Permit ❑ Notice of Decision ❑ Notice of Public Hearing ❑ Notice of Public Meeting ❑ Official Notice ❑l Other: SR & Attachments 8 Shoreline Mgmt Permit ❑ Short Subdivision Agenda DEPT OF ECOLOGY ATTORNEY GENERAL APPLICANT PROPERTY OWNER TRIBAL GROUPS RECEIVED JUN 13 2017 City of Tukwila p TUKWILA Department of Community Develbpmen? WORKS FILE NUMBER L17-0002 (Shoreline) L17-0003 (Administrative Design Review Land Use Routing form for Revisions TO: X Building X Fire Dept. ❑ Police Dept ]Parks/Rec. X Public Work (please list the name) David McPherson Project: Lantern Landing Address: 1233 Andover Park East Date transmitted: June 13, 2017 Response requested by: June 27, 2017 Planner: Jaimie Reavis Date response received: COMMENTS i'ulv t , 61„✓tx s hi : "to .S/1osre(,'ne_ (OY) `Des , � f� f �� Co e.� k- S._47/1_,ZD ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: JACKSON I MAI N IIARCHITECTURE June 9, 2017 ATTN: Jaimie Reavis, Senior Planner Dept. of Community Development 6200 Southcenter Blvd Tukwila, WA 98188 Telephone: (206) 433-1800 Jaimie.Reavis@TukwilaWA.gov RE: REVIEW COMMENTS RESPONSE Lantern Landing (Project File #PL17-0001) L17-0002 Shoreline Substantial Development Permit L17-0003 Administrative Design Review .::>. JUN 09 2011 IJc.,v_ RECEIVED JUN 132017 TUKWILA PUBLIC WORKS This letter includes responses to the review comments received May 26, 2017 regarding project file No.PL17-0001 for Lantern Landing at 1233 Andover Park East, Tukwila. Please note the following responses to comments by reviewer: PLANNING DIVISION The original reviewer comment is provided for reference followed by a response in bold. Modifications referenced in this letter have been clouded and marked as Revision 1 in the accompanying site plan. 1) The new trash enclosure location does not meet the 5-foot setback requirement. Other districts within the TUC include a waiver for side and rear yard setback areas if building and fire code requirements are met and reviewed as part of design review. Unfortunately, this provision does not apply in the Workplace District. Our Fire Department and Building Division reviewers have looked at the design and location of the trash enclosure, and have noted that it will meet fire and building code requirements. We will need to look in to this further to determine how to approve and document this deviation from the setback requirement. JMA Response: This is acknowledged. We will await further information regarding how the enclosure is approved and documented. 2) Provide pathways connecting the public sidewalk to the front door through parking areas (18.28.260.D.5). A hard -surfaced walkway a minimum of 6 feet in unobstructed width shall be provided for safe walking areas through surface parking lots between main building entrances and sidewalks adjacent to streets. Front surface parking lots shall provide such routes at a maximum spacing of every 300 feet or to each major building entrance, whichever is closer. Material contrasting from the asphalt parking lot and/or raised pavement area shall be used to provide separation from vehicles. Raised walkway(s) could benefit the site by discouraging cut -through traffic. Pedestrian -scaled lighting (max. height 15 feet) shall be used to clearly define pedestrian walkways or other pedestrian areas within the parking area. JMA Response: Pathways have been provided on the east and south sides of the building from the sidewalk to the main building entryways. A 6-0" wide concrete path has been extended from the paved area connecting the (2) north entryways to Andover Park East. A 6'-0" concrete path has been extended north from S. 180th Street toward the building's south entryway. This 6'-0" pathway is demarcated with painted lines where it crosses the paved parking area. JACKSON I MAIN ARCHITECTURE, P.S. 311 FIRST AVENUES SEATTLE, WA 98104 WWWJACKSONMAIN.COM p 206.324.4800 I f 206.322.2875 JACKSON I MAIN ARCHITECTURE 3) 3) Walkways shall be provided along any building featuring a customer entrance, and along any facade abutting a parking area. Is it possible to add a pedestrian walkway along the southem and eastern sides of the building, while also maintaining some landscaping areas? JMA Response: We do not believe that there is ample space between the building and paved parking area to provide both a usable sidewalk and effective landscape coverage; in certain areas the building sits at the 5 =0" min. distance from the paved lot. We request consideration be given to the fact that this building will most likely contain larger retail/showroom tenants that are not conducive to cross -shopping and may potentially house a single tenant. The two entrances on the east side of the building have been connected by a single paved path due to their proximity. We request that the south entry be permitted to remain as currently designed, with the addition of the concrete path to the right of way mentioned in item 2, above. 4) The Design Criteria Response includes a note stating that the existing fencing around the loading area will remain. The fencing in this area should be designed to be consistent with the design of the building. Please explain how the fence will be removed, replaced, or modified to be consistent with the building remodel. JMA Response: Please note that the existing fence will be removed in its entirety. **Planning comments 5-12 reference the landscaping plan. Responses provided in blue are from Ken Large, Landscape Architect: KLLA 21803 NE 17"' Ct. Sammamish, WA 98074. Ph: 425-836-4578 email: kl/a(comcastnet 5) All landscape plants within the shoreline jurisdiction are required to be native to the Pacific Northwest, or hybrids/varieties of natives (i.e. a hybrid of Pacific dogwood is acceptable) if they perform better in a landscape setting. Existing non-native plantings within the shoreline jurisdiction should be removed and replaced with natives. A combination of native trees, shrubs, and groundcovers (Including grasses, sedges, rushes and vines) shall be planted. The plants listed in the Riparian Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection. Site conditions, such as topography, exposure, and hydrology shall be considered for plant selection. Other species may be approved if there Is adequate justification. KLLA Response: Native plants and native hybrids have been used within the Shoreline Jurisdiction. 6) The landscaping perimeter along the south side of the site, at the comer of Andover Park East and S. 180th St., approximately a third of the planting bed area on the south side of the driveway off Andover Park East, and the landscaping area along the west property line up to approximately the trash enclosure are located within the Outside of the River Buffer area of the Urban Conservancy Environment. Within the south and east perimeter landscape areas, plantings shall be as follows, per TMC 18.44.080.C.3.a: One native tree for each 20 lineal feet of required perimeter landscaping, one shrub for each 4 lineal feet of required perimeter landscaping, and native groundcovers to cover 90% of the landscape area within 3 years, planted at a minimum spacing of 12 inches on -center. Along the west property line, plantings are only required to be native species. KLLA Response: Plantings within the "Outside River Buffer Zone of the Urban Conservancy Environment" are shown with one native tree for each 20 If and one shrub per four feet and groundcovers at 12" on center. New trees are not provided under the driplines of existing trees. JMA Response: The revised site plan shows street trees placed at (1) tree per (20) lineal feet per TMC. Is it possible to be granted a variance to keep the street trees as previously designed, at (1) tree per (25) lineal feet for a total of (3) trees along the south edge of the site? This would maintain visibility of the newly renovated building from the intersection and from S. 180"' street. Groundcover and shrub density would be increased in either case to meet code requirements. However, is there a possible compromise for street trees within the south end of the site that permits us to improve upon the existing condition without obstructing visibility into the site? JACKSON MAIN ARCHITECTURE, P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTL E, WA 98104 p 206.324.4800 f 206 322 2875 011 JACKSON I MAIN ►/ARCHITECTURE 7) Note the following requirements for utilities within the shoreline jurisdiction, and demonstrate how the design will meet the screening requirements at the comer of Andover Park East and S. 180th St. (1) Utilities such as pumps, pipes, etc. shall be suitably screened with native vegetation; (2) Utility easements shall be landscaped with native groundcover, grasses, or other low -growing plants as appropriate to the shoreline environment and site conditions; (3) Allowed loading docks and service areas located wate►ward of the development shall have landscaping that provides extensive visual separation from the river. KLLA Response: Utilities are screened, and easements and loading /service areas are screened to best extent possible. 8) Please modify the notes, details, and plans on landscaping sheets as necessary to reflect the following: a. No stakes are needed for trees. b. All burlap, string, baskets, etc. must be removed prior to planting. c. NO pruning of tree at planting, except to remove broken branches or roots. No stain or treatment of ends. a. KLLA Response: Staking of trees is removed. b. Burlap is peeled off the top of the rootball and baskets will remain as this is standard nursery practice. The rootball strings can be pulled. In several conversations with nurserymen and 35 years of experience, it is best for the tree rootbalI is not disturbed by removing the burlap or baskets. The burlap will rot within a year and the baskets are not an issue to the trees development. There is more risk of damaging the trees by removing these items. c. Agreed. 9) Please provide information on how the boulders/rocks within landscaping areas will be installed in a way that will prevent damage to the retained tulip trees and their roots, and how installation will prevent compaction to soil in the planting beds. Include notes on plan sheets to direct proper installation. KLLA Response: Rocks will be set on prepared subgrades, avoiding existing roots. Depth of the rock shall not exceed the depth of the subgrade. There are five proposed rocks that are within the dripline of the existing trees. These rocks are close to, If not over, the extent of the building footing excavation. The building footings will require excavation much greater than the effects created by the rock setting. 10) A tree protection detail is referenced in the landscaping plan but Is not included. We will provide one for use on the landscaping sheets. KLLA Response: will add city detail, please provide. 11) Structural soil is required in planting areas adjacent to parking lot or sidewalks. This will include the area that has a tree in it that is south of parking space 21 and the areas along the 180th. Not sure if it would be necessary for the area against the building. KLLA Response: Not sure what this is about. The area will be sub -graded per the specifications and imported topsoil provided with mulch. The palm tree off of parking space 21 is being removed. Not sure what is required here. 12) Provide information on the type of soil amendment proposed in beds with retained trees. KLLA Response: Soil amendment is specified and provided under the "Site Preparation and Soil Installation" JACKSON MAIN ARCHITECTURE, P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTLE, WA 98104 p 206.324.4800 I f 206.322.2875 • JACKSON I MAIN iIARCHITECTURE BUILDING DIVISION 1) Extend accessible unloading striping at the north side of the site to include the entry ramp in the parking lot. JMA Response: This has been provided. Please reference drawing A-1.0/1. 2) Two accessible parking stalls are required and two are provided. One must be designated for van access. JMA Response: Note that both accessible stalls provided are dimensioned for van access. Additional notation has been added to drawing A-1.0/1 to reference this. 3) Projection of the roof/soffit along the north elevation is limited to 40" into the setback area. JMA Response: The roof extension along the north elevation has been modified so that it lies within the 40" limit prescribed by code. This has been noted on drawing A-1.0/1. 4) Projection of the roof/soffit into the 5-foot setback along the north elevation shall be 1-hour fire-resistant construction. JMA Response: This has been provided. A note has been added to drawing A-1.0/1. Full detailing for the 1-hour rated roof extension will be provided in the building permit documentation. 5) Exterior walls along the north and west elevations shall satisfy 1-hour fire-resistant construction (including joints). JMA Response: Existing 1 hour -rated CMU block walls with fully grouted joints will remain in place at the building's north and west sides. Existing doors in the west wall will be upgraded to 1-hour ratings. These items have been noted in drawing A-1.01/1. 6) Exterior walls along the north and west elevations are required to have a parapet (30" minimum height). JMA Response: Please note that per 2015 IBC 705.11 Exception 6, the building is not required to have a parapet due to its exterior walls sitting at or beyond 5'-0" from the fire separation distance (property boundary). (Table 705.8: Fire separation distance 5' to less than 10'. Degree of Opening protection: Unprotected, sprinklered. Allowable Area = 25%.) Note that this building will have a sprinkler system throughout. Sprinkler design will be a deferred design/build submittal via the general contractor. Items directed to landscape will be answered in a separate letter included with this response package. Please let me know if you have any questions or need any additional information. Thank you for your time and assistance. 14j1° Bryant Bronson Arch'tect JACKSON I MAIN Architecture, P.S. 311 First Avenue South Seattle, Washington 98104 206.324.4800 P www.iacksonmain.com JACKSON I MAIN ARCHITECTURE, P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTLE. WA 98104 p 206.324 4800 I f 206.322,2875 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Mr. Bryant Bronson 5628 Airport Way South #112 Seattle, WA 98108 RE: Lantern Landing (Project File #PL17-0001) L17-0002 Shoreline Substantial Development Permit L17-0003 Administrative Design Review Dear Mr. Bronson, The City of Tukwila has completed review of materials submitted for the Shoreline Substantial Development Permit and Administrative Design Review of the Lantern Landing Project, located at 1233 Andover Park East. Corrections below are grouped by department or division: Planning Division 1. The new trash enclosure location does not meet the 5-foot setback requirement. Other districts within the TUC include a waiver for side and rear yard setback areas if building and fire code requirements are met and reviewed as part of design review. Unfortunately, this provision does not apply in the Workplace District. Our Fire Department and Building Division reviewers have looked at the design and location of the trash enclosure, and have noted that it will meet fire and building code requirements. We will need to look in to this further to determine how to approve and document this deviation from the setback requirement. 2. Provide pathways connecting the public sidewalk to the front door through parking areas (18.28.260.D.5). A hard -surfaced walkway a minimum of 6 feet in unobstructed width shall be provided for safe walking areas through surface parking lots between main building entrances and sidewalks adjacent to streets. Front surface parking lots shall provide such routes at a maximum spacing of every 300 feet or to each major building entrance, whichever is closer. Material contrasting from the asphalt parking lot and/or raised pavement area shall be used to provide separation from vehicles. Raised walkway(s) could benefit the site by discouraging cut -through traffic. Pedestrian - scaled lighting (max. height 15 feet) shall be used to clearly define pedestrian walkways or other pedestrian areas within the parking area. 3. Walkways shall be provided along any building featuring a customer entrance, and along any facade abutting a parking area. Is it possible to add a pedestrian walkway along the southern and eastern sides of the building, while also maintaining some landscaping areas? 4. The Design Criteria Response includes a note stating that the existing fencing around the loading area will remain. The fencing in this area should be designed to be consistent with the design of the building. Please explain how the fence will be removed, replaced, or modified to be consistent with the building remodel. 5. All landscape plants within the shoreline jurisdiction are required to be native to the Pacific Northwest, or hybrids/varieties of natives (i.e. a hybrid of Pacific dogwood is acceptable) if they Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov L17-0002, L17-0003 Lantern Landing Shoreline and Administrative Design Review May 26, 2017 Page 2 perform better in a landscape setting. Existing non-native plantings within the shoreline jurisdiction should be removed and replaced with natives. A combination of native trees, shrubs, and groundcovers (including grasses, sedges, rushes and vines) shall be planted. The plants listed in the Riparian Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection. Site conditions, such as topography, exposure, and hydrology shall be considered for plant selection. Other species may be approved if there is adequate justification. 6. The landscaping perimeter along the south side of the site, at the corner of Andover Park East and S. 180th St., approximately a third of the planting bed area on the south side of the driveway off Andover Park East, and the landscaping area along the west property line up to approximately the trash enclosure are located within the Outside of the River Buffer area of the Urban Conservancy Environment. Within the south and east perimeter landscape areas, plantings shall be as follows, per TMC 18.44.080.C.3.a: One native tree for each 20 lineal feet of required perimeter landscaping, one shrub for each 4 lineal feet of required perimeter landscaping, and native groundcovers to cover 90% of the landscape area within 3 years, planted at a minimum spacing of 12 inches on -center. Along the west property line, plantings are only required to be native species. 7. Note the following requirements for utilities within the shoreline jurisdiction, and demonstrate how the design will meet the screening requirements at the corner of Andover Park East and S. 180th St. (1) Utilities such as pumps, pipes, etc. shall be suitably screened with native vegetation; (2) Utility easements shall be landscaped with native groundcover, grasses, or other low - growing plants as appropriate to the shoreline environment and site conditions; (3) Allowed loading docks and service areas located waterward of the development shall have landscaping that provides extensive visual separation from the river. 8. Please modify the notes, details, and plans on landscaping sheets as necessary to reflect the following: a. No stakes are needed for trees. b. All burlap, string, baskets, etc. must be removed prior to planting. c. NO pruning of tree at planting, except to remove broken branches or roots. No stain or treatment of ends. 9. Please provide information on how the boulders/rocks within landscaping areas will be installed in a way that will prevent damage to the retained tulip trees and their roots, and how installation will prevent compaction to soil in the planting beds. Include notes on plan sheets to direct proper installation. 10. A tree protection detail is referenced in the landscaping plan but is not included. We will provide one for use on the landscaping sheets. 11. Structural soil is required in planting areas adjacent to parking lot or sidewalks. This will include the area that has a tree in it that is south of parking space 21 and the areas along the 180th. Not sure if it would be necessary for the area against the building. 12. Provide information on the type of soil amendment proposed in beds with retained trees. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov L17-0002, L17-0003 Lantern Landing Shoreline and Administrative Design Review May 26, 2017 Page 3 Building Division 1. Extend accessible unloading striping at the north side of the site to include the entry ramp in the parking lot. 2. Two accessible parking stalls are required and two are provided. One must be designated for van access. 3. Projection of the roof/soffit along the north elevation is limited to 40" into the setback area. 4. Projection of the roof/soffit into the 5-foot setback along the north elevation shall be 1-hour fire- resistant construction. 5. Exterior walls along the north and west elevations shall satisfy 1-hour fire-resistant construction (including joints). 6. Exterior walls along the north and west elevations are required to have a parapet (30" minimum height). Fire Department No comments. Public Works Department No comments. For questions about any of the above comments, please contact the applicable representative from each department, as follows: Planning Division: Jaimie Reavis, 206-431-3659, Jaimie.Reavis0TukwilaWA.gov Building Division: KC Ellis, 206-431-3677, Kevin.Ellis0TukwilaWA.gov Fire Department: Don Tomaso, 206-971-8723, Don.Tomaso0TukwilaWA.gov Public Works Department: David McPherson, 206-431-2448, David.McPherson0TukwilaWA.gov Phone: 206-433-1800 • Email: Mayor@TukwitaWA.gov • Website: TukwilaWA.gov n.u.. - van....... ",car.o`w, . unrvuc. V Vfl.yU V -Re: Lantern Landing 11,_3Andover Park East I M€..,cing Summary & Questions Jaimie Reavis Fri 4/28/2017 12:45 PM Sent Items To:Bryant Bronson <Bryant.Bronson@jacksonmain.com>; Thank you, Bryant. I received the resubmitted plans this morning and will be routing them for review. Jaimie Jaimie Reavis Senior Planner; City of Tukwila 6300 Southcenter Blvd, Suite 100fTukwila, WA 98188 ph: (206) 431-3659 Jaimie.ReavisPTukwilaWA.gov I www.tukwilawa.gov The City of opportunity, the community of choice. From: Bryant Bronson <Bryant.Bronson@jacksonmain.com> Sent: Friday, April 28, 2017 12:32:29 PM To: Jaimie Reavis Subject: RE: Lantern Landing 1 1233Andover Park East I Meeting Summary & Questions Good afternoon, Jaimie, I dropped off (4) sets of revised site plans and elevations at the front desk yesterday, along with a summary letter for your use. I'm attaching final digital copies of all just in case they are needed. If you need anything else please let me know. Thank you! �lA Bryant Bronson Architectural Designer JACKSON MAIN Architecture, P.S. 311 First Avenue South Seattle, Washington 98104 206.324.4800 P [../../../../../matt.Iaase/AppData/Local/Microsoft/Windows/Temporary%20l nternet%20Fi les/Content.Outlook/7AM I UZK7/w ww.jacksonmain.com]www.jacksonmain.com From: Jaimie Reavis[mailto:Jaimie.Reavis@TukwilaWA.gov] Sent: Wednesday, April 26, 2017 4:29 PM To: Bryant Bronson <Bryant.Bronson@jacksonmain.com> Subject: Re: Lantern Landing 11233Andover Park East I Meeting Summary & Questions https://outlook.office365.com/owa/?path=/mail/search 1/4 10/20/2017 Hi Bryant, Mail - Jaimie.Reavis@TukwilaWA.gov 1 Thank you for sending me the revised plans. We will need hard copies to route them for review. Please send a total of 4 sets of plans. If there have been changes to the area of the site plan that falls within the shoreline buffer, please also include a site plan showing the shoreline buffer, and specify in your letter the changes that have been made to the project within the shoreline buffer. Jaimie Jaimie Reavis Senior Planner I City of Tukwila 6300 Southcenter Blvd, Suite 100ITukwila, WA 98188 ph: (206) 431-3659 Jaimie. ReavisPTukwilaWA.gov 1 www.tukwilawa.gov The City of opportunity, the community of choice. From: Bryant Bronson <Bryant.BronsonPjacksonmain.com> Sent: Wednesday, April 26, 2017 4:21:05 PM To: Jaimie Reavis Subject: RE: Lantern Landing 11233Andover Park East I Meeting Summary & Questions Hi, Jaimie, I am attaching revised site plan and elevation sheets for the Lantern Landing project at 1233 Andover Park East. I apologize but cannot recall if you and I discussed the need for new hard copies or if digital versions would be acceptable. If need be, I can print these at full size and drop them off tomorrow or Friday. (I believe the requirement was (4) hard copy sets for each of the Admin. Design Review and for the Subst. Shoreline Development Review.) I am preparing a letter to accompany these sheets which will call out what has changed but wanted to check in with you first to confirm the necessary deliverables. Thank you again for your time ad help! 111 Bryant Bronson Architectural Designer JACKSON I MAIN Architecture, P.S. 311 First Avenue South Seattle, Washington 98104 206.324.4800 P [../../../../../matt.laase/AppData/Local/Microsoft/Windows/Temporary%20lnternet%20Files/Content.Outlook/7AM IUZK7/w ww.jacksonmain.com]www.jacksonmain.com From: Jaimie Reavis(mailto:Jaimie.ReavisPTukwilaWA.eov] Sent: Wednesday, April 19, 2017 10:45 AM To: Bryant Bronson <Bryant.Bronson(6 jacksonmain.com> Subject: Re: Lantern Landing 1 1233Andover Park East I Meeting Summary & Questions Thank you for your follow up emaiis, Bryant. I talked with my supervisor about the parking, and it will be OK to keep the parking lot striping as -is, or to restripe to add compact stalls and change the location of ADA stalls as long as the restriping does not make the parking areas any more nonconforming than they are currently (i.e., shorten drive aisle widths, result in spaces that are nonconforming in terms of size). Thinking about the use; the https://outlook.office365.com/owa/?path=/mail/search 2/4 existi'hg use is retail and the new us( 'ill be retail; so for planning purposes will not be considered a change of use. For your other question on the connection from the building entryways to the sidewalk I'll need to take a look at the TUC regulations and design guidelines, and will plan to get back to you ort this by the end of the week. Jaimie Jaimie Reavis Senior Planners City of Tukwila 6300 Southcenter Blvd, Suite 100ITukwila, WA 98188 ph: (206) 431-3659 Jaimie.ReavisPTukwilaWA.gov I www.tukwilawa.gov The City of opportunity, the community of choice. From: Bryant Bronson<Bryant.BronsonOjacksonmain.com> Sent: Wednesday, April 19, 2017 9:34:23 AM To: Jaimie Reavis Subject: FW: Lantern Landing 1 1233Andover Park East I Meeting Summary & Questions Hi, Jaimie, I just wanted to ensure that you had received my follow-up email after our meeting on Monday (copied below). Again, thank you for your time and if you need anything else please let me know. Sincerely, Bryant Bronson Architectural Designer JACKSON I MAIN Architecture, P.S. 311 First Avenue South Seattle, Washington 98104 206.324.4800 P [../../../../../matt.laase/AppData/Local/Microsoft/Windows/Temporary% 20lnternet% 20Files/Content.Outlook/7AM IUZK7/w ww.jacksonmain.com]www.jacksonmain.com From: Bryant Bronson Sent: Monday, April 17, 2017 1:58 PM To: 'Jaimie Reavis' <Jaimie.Reavis(TukwilaWA.gov> Cc: Jeff Wasserman <Jeff.WassermanCaljacksonmain.com>; 'Mike Hemphill' <mhemphillaandoverco.com>; Matt Peterson <mpetersonc houghtoninvestments.com> Subject: Lantern Landing 1 1233Andover Park East I Meeting Summary & Questions Jaimie, Thank you for your time and input at today's meeting to discuss parking at Lantern Landing. As we discussed, I'd like to provide a summary of take-aways and remaining questions to be answered. Please see below: We wish to leave the existing parking on site as -is, without making changes to the perimeter (edge curb),or to the number and locations of parking spaces. Please confirm that this will be allowed. We understand that restriping within the existing parking area would trigger code compliance and so we must leave the existing spaces where they are. Please confirm. Please confirm that we will not be subject to change of use. Per the assessor's property detail, it appears the site is listed as "Present Use: Retail Store". We wish to continue using the building for general retail purposes. https://outlook.office365.com/owa/?path=/mail/search 3/4 10/20/2017 Mail - Jaimie.Reavis@TukwilaWA.gov Note that we will need to r. . the location of the ADA accessible park, ,paces to the vicinity of the new entryway locations. (There will no longer be an entry at the southeast corner of the building). Please confirm whether we will be required to provide pathways from the sidewalk to the building. Will we be able to omit them since the site currently does not have any? May we resize the row of parking stalls facing the south side of the building in order to achieve 33.3% compact? Currently, only 15% of the existing stalls are compact. Please see attached PDF). May we install a code -compliant parallel stall on the west side of the site as shown in the attached PDF? Please let me know if I have omitted or misinterpreted anything. Pending your responses to the items above, I will submit a revised site plan for inclusion in the Administrative Design Review package. Thanks again for your time and help. If you need anything else just let me know. IBryant Bronson 1/ Architectural Designer JACKSON I MAIN Architecture, P.S. 311 First Avenue South Seattle, Washington 98104 206.324.4800 P [../../../../../matt.laase/AppData/Loca l/M icrosoft/W i ndows/Temporary%20I nternet%20Fi les/Content.Outlook/7AM I UZK7/w ww.jacksonmain.com]www.jacksonmain.com https://outlook.office365.com/owa/?path=/mail/search 4/4 uaurnc.I wanav I anvvnavrf.9UV Lantern Landing Parkin`, Jaimie Reavis Wed 4/12/2017 1:09 PM Sent Items To:Bryant.Bronson@jacksonmain.com <Bryant.Bronson@jacksonmain.com>; Hi Bryant, Lindsay forwarded your email to me for a response, since I'm now the planner reviewing the project. A. I understand the standard number of compact stalls permitted is 30% of total parking. 1) Is it possible to increase upon the 30% compact limit? By how much? 2) Is it possible to go to 100% compact? 3) Will the city permit us to have more parking than is required by the Municipal Code? Is there any reason we would be prohibited from providing additional parking? Per the City's off-street parking regulations, the maximum amount of compact parking stalls is 30% of the total off-street parking stalls, so it's not possible to have any more than 30% of the stalls be compact. 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. (Ord. 1795 §2 (part), 1997; Ord. 1758 §1 (part), 1995) It is possible to have more parking than is required by the Municipal Code. New parking areas are subject to the requirements we have in terms of interior parking lot landscaping, so that may be a limiting factor in providing additional parking. As long as the new parking areas can meet the requirements and design guidelines then I don't see reason for prohibiting additional parking. I'm available to meet this Friday afternoon, next Monday (4/17) any time from 10:00 a.m. to 3:30 p.m., Tuesday (4/18) afternoon, and next Thursday (4/20) or Friday (4/21) any time from 10:00 a.m. to 4:00 p.m. Thank you, Jaimie Jaimie Reavis Senior Planner 'City of Tukwila 6300 Southcenter Blvd, Suite 100lTukwila, WA 98188 https://outlook.office365.com/owa/?path=/mail/search 1/2 10/20/2017 Mail - Jaimie.Reavis@TukwilaWA.gov ph: (206) 431-3659 Jaimie.Reavis@TukwilaWA.gov 1 www.tukwilawa.gov The City of opportunity, the community of choice. https://outlook.office365.com/owa/?path=/mail/search 2/2 RE: Lantern Landing Nc. _.,:e Board Patricia Shelby <pshelby@jjwarch.com> Mon 3/6/2017 1:09 PM To:Jaimie Reavis <Jaimie.Reavis@TukwilaWA.gov>; Cc:bbronson@jjwarch.com <bbronson@jjwarch.com>; Jaimie, The project description is accurate. As to the location of posting the sign ---We do not have good information as to the location of public utilities running parallel to S 180th Street. Therefore we suggested putting the sign in the asphalted parking area along S 180th Street to make sure no utilities are damaged in the process. If you have accurate utility locations, the sign could be moved to just south of the parking lot pavement edge. We are ok with either options. Thank you for getting this pout to Fast Signs. Patricia From: Jaimie Reavis [mailto:Jaimie.Reavis@TukwilaWA.gov] Sent: Monday, March 06, 2017 12:53 PM To: 'Patricia Shelby'; bbronson@jjwarch.com Subject: Lantern Landing Notice Board Patricia and Bryan, Below is the information I will be sending over to FastSigns. Would you please review and confirm that the extent of the work within the parking lot will be restriping? We typically also send a site plan showing the location where the noticeboard should be installed. It's my understanding that this was coordinated with FastSigns when you submitted payment to FastSigns, and the plan is to have the installer dig into the asphalt parking lot to install the sign within the parking area facing 5. 180 St...is this correct? Please feel free to make edits you feel are necessary to better describe the project and once I receive your reply I'll send the project information on to FastSigns. Thank you! -Jaimie Project Name: Lantern Landing Permit Action: Shoreline Substantial Development Permit and Administrative Design review of a remodel to the existing building. Work proposed includes selective demolition of portions of the existing building, reconstruction to create retail storefronts, landscaping, and parking lot restriping. Site Address: 1233 Andover Park East (parcel #3523049084) File Numbers: L17-0002 (Shoreline Permit), L17-0003 (Design Review) Applicant: JJW Architects and Planners Property Owner: Houghton Harbor LLC Jaimie Reavis https://outlook.office365.com/owa/?path=/mail/search 1/2 10/20/2017 Mail - Jaimie.Reavis@TukwilaWA.gov Senior Planner ICity of Tukwila 6300 Southcenter Blvd, Suite 100ITukwila, WA 98188 ph: (206) 431-3659 Jaimie.Reavis(ETukwilaWA.gov I www.tukwilawa.gov The City of opportunity, the community of choice. https://outlook.office365.com/owa/?path=/mail/search 2/2 I VV. Lanlc II Laiiuuiy rivJcld- ..vn ipieuul vi raunayea - smut I ReavIJ 1 FW: Lantern Landing Pr,..ect - Completion of Pac1..iges Patricia Shelby <pshelby@jjwarch.com> Mon 3/6/2017 11:55 AM To:Jaimie Reavis <Jaimie.Reavis@TukwilaWA.gov>; Cc:'Bryant Bronson' <bbronson@jjwarch.com>; Jaimie, I am checking up on the status for getting the 30-day review process going for Lantern Landing. Spoke with Fast Signs and they do not have the information from Tukwila for the text on the sign. Also wondering if the notice mailing is ready to be sent out as soon as we can get the sign posted. Appreciate your assistance in moving this review process forward. Please let me know when the information has been to sent to Fast Signs. Thank you ---Patricia From: Bryant Bronson [mailto:bbronsonftjjwarch.com] Sent: Friday, February 24, 2017 10:40 AM To: 'Patricia Shelby' Cc: 'Jeff Wasserman'; 'Dan Rasmusson' Subject: FW: Lantern Landing Project - Completion of Packages All, Please see the timeline below from Jaimie at the city of Tukwila. She has broken down the order of review with rough durations for the land use packages. Thank you, Bryant From: Jaimie Reavis[mailto:Jaimie.Reavis@TukwilaWA.gov] Sent: Wednesday, February 22, 2017 4:07 PM To: Bryant Bronson Subject: Re: Lantern Landing Project - Completion of Packages Hi Bryant, We did receive payment for the mailing notice, and I confirmed payment for the notice board with Fast Signs today. I'll be sending out the completeness letter in the next couple of days. A meeting is not required for this project, since it is Administrative Design Review. We'll process the Shoreline Permit first, which requires a 30-day notice to surrounding property owners and tenants, and agencies with jurisdiction (Department of Ecology, Corps of Engineers, tribes, etc.). The 30-day notice period will start once the notice board is installed and the mailing goes out, which should be able to be done either late next week or the https://outlook.office365.com/owa/?viewmodel=ReadMessageltem&ItemID=AAMkADcwOTdiODIILTVIMjEtNDQwMi04MjJmLWUSYzBkNjVhZDIOYwBG... 1/4 10/20/2017 FW: Lantern Landing Project - Completion of Packages - Jaimie Reavis r . week afterwards. After the noticL _ fiod ends, we will issue the shoreline sion, after which the design review decision can be issued. Thanks and let me know if you have any other questions. Jaimie Reavis Senior Planner' City of Tukwila 6300 Southcenter Blvd, Suite 100ITukwila, WA 98188 ph: (206) 431-3659 Jaimie.ReavisPTukwilaWA.gov I www.tukwilawa.gov The City of opportunity, the community of choice. From: Bryant Bronson <bbronsonPjjwarch.com> Sent: Monday, February 20, 2017 11:52:31 AM To: Jaimie Reavis Cc: 'Patricia Shelby' Subject: Lantern Landing Project - Completion of Packages Good morning, Jamie, I understand that a member of my office dropped off the notice board fee and mailing fee for the Lantern Landing project last week. Can you please provide any sort of confirmation that our Admin. Design Review and Subst. Shoreline packages have been deemed complete? If there is anything else you need please let me know as soon as possible. Additionally, we are hoping that our packages can be reviewed at the next planning meeting (which I believe is this coming Thursday, Feb. 23). Do you have any way of knowing if we'll be reviewed at that meeting? Thank you for your help. Bryant Bronson Project Designer jjwLogo 10 percent2JJW Architects and Planners 5628 Airport Way South, Suite 112 Seattle, WA 98108 p: 206.420.2242 f: 206.260.9595 e: bbronson@jjwarch.com w: ijwarch.com From: Jaimie Reavis[mailto:Jalimie.Reavis0TukwilaWA.gov] Sent: Thursday, February 09, 2017 1:07 PM To: Bryant Bronson Cc: 'Patricia Shelby' Subject: SPAM-MED: Re: Lantern Landing Project Thank you for sending the revised drawings, Bryant. I'll wait for your update regarding the notice board and mailing fee for this project. https://outlook.office365.com/owa/?viewmodel=ReadMessageltem&ItemID=AAMkADcwOTdiODIILTVIMjEtNDQwMi04MjJmLW USYzBkNjVhZDIOYwBG... 2/4 r VV. Lai num Lai lullly riuj t- . orTIple UUII ul raucayes - ,iairnie Reaves Jaimie Reavis Senior Planner' City of Tukwila 6300 Southcenter Blvd, Suite 100jTukwila, WA 98188 ph: (206) 431-3659 Jaimie.ReavisPTukwilaWA.gov ( www.tukwilawa.gov The City of opportunity, the community of choice. From: Bryant Bronson <bbronson@ijwarch.com> Sent: Thursday, February 2, 2017 11:21:00 AM To: Jaimie Reavis Cc: 'Patricia Shelby' Subject: RE: Lantern Landing Project Hi, Jamie, Thanks again for your help on the phone Monday. We will be sending a check to Fast Signs to have them prepare the required signage. We've contacted the property owner and asked that he provide payment both for the Fast Signs fee as well as the $476 payment for the mailing database. I'll send you an update as soon as that money is received. Please find attached modified versions of the Site Plan and the Landscape and Irrigation Plans. I've drawn in and noted both the 200' Shoreline Overlay/Urban Conservancy Levee — Outside Buffer and the 125' Urban Conservancy — Levee Buffer. Please let me know if you have any questions or if there is anything else you need. Thanks again for your help, Bryant Bronson Project Designer jjwLogo 10 percent2JJW Architects and Planners 5628 Airport Way South, Suite 112 Seattle, WA 98108 p: 206.420.2242 f: 206.260.9595 e: bbronson at�jjwarch.com w: ijwarch.com From: Jaimie Reavis[mailto:Jaimie.ReavisATukwilaWA.gov] Sent: Monday, January 30, 2017 4:05 PM To: bbronson©jjwarch.com Subject: Lantern Landing Project Hi Bryant, It was nice to speak with you this afternoon. I realized I forgot to ask you about what you're planning to do for the notice board. Will you be paying Fast Signs to manufacture and install the sign, or will you be providing the 4'x4' notice board on site? Attached is the letter of incomplete application. Once I receive the items mentioned in the letter, I'll do my best to get the notice out quickly so that the 30-day notice period can get started. Thank you, https://outlook.office365.com/owa/?viewmodel=Read Messageltem& Item I D=AAMkADcwOTdiODll LTVI Mj EtN DQwM iO4KO m LW USYzBkNjVhZD IOYwBG... 3/4 10/20/2017 FW: Lantern Landing Project - Completion of Packages - Jaimie Reavis Jaimie Jaimie Reavis Senior Planner 'City of Tukwila 6300 Southcenter Blvd, Suite 100 I Tukwila, WA 98188 ph: (206) 431-3659 Jaimie.Reavist TukwilaWA.gov I www.tukwilawa.gov The City of opportunity, the community of choice. x https://outlook.office365.con/owa/?viewmodel=ReadMessageltem&ItemID=AAMkADcwOTdiODIILTVIMjEtN DQwMi04MjJmLW USYzBkNjVhZDIOYwBG... 4/4 0400 TO: 7Building City of Tukwila Department of Community Development File Number L17-0002 (Shoreline) L17-0003 Adm Design IR LAND USE PERMIT ROUTING FORM Planning Public Works nFire Dept. ri Police Dept. Parks/Rec Project: Lantern Landing Address: 1233 Andover Park East Date 1/27/2017 transmitted: Response requested by: 2/10/2017 Staff coordinator: Jaimie Reavis Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) i\e Jfd(6 I i r rooF c.e( << afse l (7 a f - ko era o r� r'( ee -(P Plan check date: Comments Update date: (` 30 s (-7 prepared by: sr---e----- Jaclyn Adams From: Jaclyn Adams Sent: Friday, March 10, 2017 9:50 AM To:'Iaura.murphy@muckleshoot.nsn.us' Cc: Jaimie Reavis Subject: Notice of Application - PL17-0001 Lantern Landing Attachments: LanternLanding_Notice of Application.pdf To Concerned Parties, Attached is a Notice of Application for a Shoreline Substantial Development permit in Tukwila. Written comments on the project may be submitted by email to Jaimie.Reavis@TukwilaWA.gov, or may be delivered by mail or in person to DCD, 6300 Southcenter Blvd., Suite 100. Please contact Project Planner Jaimie Reavis with any questions at (206) 431-3659 or Jaimie.Reavis@TukwilaWA.gov. Thank you. https://cloud.tukwilawa.Rov/data/public/3e7107.php Additional materials for this project are available through the above link to an FTP site. You can download the documents from here for 30 days from today. It is suggested that you download the documents, not view, as they are typically too large of a file for viewing. The password to access the records is: L17-0002 If you choose to download the documents, please verify that they have been successfully saved to your computer system as the files will be removed from the FTP site 30 days from today's date. Jaclyn Adams Administrative Support Specialist' City of Tukwila 6300 Southcenter Bl, Suite 100 1 Tukwila, WA 98188 T: 206-431-3670 I F: 206-431-3665 Jaclyn.Adams@TukwilaWA.gov I http://www.TukwilaWA.gov The city of opportunity, the community of choice 1 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director NOTICE OF COMPLETE APPLICATION March 2, 2017 Mr. Bryant Bronson 5628 Airport Way South #112 Seattle, WA 98108 RE: Lantern Landing (Project File #PL17-0001) L17-0002 Shoreline Substantial Development Permit L17-0003 Administrative Design Review Dear Mr. Bronson: Your applications for Administrative Design Review and a Shoreline Substantial Development Permit for the Lantern Landing project located at 1233 Andover Park East (parcel # 3523049084) are considered complete on March 2, 2017 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. I will be coordinating the public notice mailing and noticeboard posting with FastSigns within 14 days. Please feel free to contact me with any questions at (206) 431-3659. Sincerely, 61114414) J ie Reavis Senior Planner cc. PL17-0001 (Project File) Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov City of Tukwila Department of Community Development - Jack Pace, Director NOTICE OF INCOMPLETE APPLICATION January 31, 2017 Mr. Bryant Bronson 5628 Airport Way South #112 Seattle, WA 98108 RE: Lantern Landing (Project File #PL17-0001) L17-0002 Shoreline Substantial Development Permit L17-0003 Administrative Design Review Dear Mr. Bronson: Allan Ekberg, Mayor Your application for a Shoreline Substantial Development Permit and Administrative Design Review located at 1233 Andover Park East has been found to be incomplete. In order to be a complete application, the following must be submitted to the permit center: a. $476.00 payment for generation of a notice mailing database, or a complete mailing database including property owner addresses and site addresses (including suite addresses when sites contain multiple tenants. b. Revised Sheets A-1.0, L1.1, and L1.2 showing the extent to which the entire 200-foot shoreline jurisdiction are located on the project site in relation to the proposed improvements. Please break the 200-foot area down into the 125-foot Urban Conservancy - Levee Buffer and the remaining 75-foot Urban Conservancy - Levee - Outside Buffer. Upon receipt of these items, the City will re -review them for completeness and will mail you written notification of completeness or incompleteness within 14 days. These applications will expire if we do not receive the additional information within ninety days of the date of this letter unless an extension is granted pursuant to the Permit Application Types and Procedures Section of the Municipal Code. (TMC 18.104.070(E).) If you have any questions with this matteryou may contact me at (206) 431-3659 orJaimie.Reavis@TukwilaWA.gov. Sincerely, Jaimie Reavis Senior Planner Tukwila City Hall • 6200 Southcertter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov TRANSMITTAL To: City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila WA 98188 (206) 431-3670 BYJJW Architects and Planners, PLLC Project Name: Shoreline Substantial Development Permit Lantem Landing 1233 Andover Park East, Tukwila WA 98188 Project Number: 2014-01 Date Transmitted: 01/05/2017 Transmittal Item ITEM NO: DATED: COMMENTS 5628 Airport Way South, Suite 112 Seattle, Washington 98108 Tel: 2'06.420.2242 Email: jwasserman@jjwarch.com 5 copies 4/05/2012 Application Check List & Affidavit of Ownership and Hold Harmless/Permission to Enter Property 5 copies 01/05/2017 Design Criteria Response Letter 1 copy 12/15/2016 Cost estimate 1 copy Project mailing List 1 copy 12/13/2016 Correspondence 12/13/2016 from Lindsay Brown- Request for Waiver of Specific Application items 1 copy 12/14/2016 Site Lighting Plan with Luminaire Schedule and Cut Sheets 2 copies 11/21/2016 Geotechnical Engineering Report by Intertek psi, Inc 1 copy & 5 copies 01/04/2017 8'/" x 11" Reduced Drawing Sheets: A-1.0, A-5.0, L-1.1 & L-1.2; 30" x 42" Sheets: R 0.1, A 1.0, A5.0, L 1.1 & L1.2 1 CD ROM Thank )-*c,‘a•- Patricia helby APTJJW Architects and Planners January 05, 2017 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 (206) 431-3670 RE: NO NET LOSS RESPONSE This letter includes responses to the No Net Loss questions contained on sheet 10 of the Shoreline Substantial Development Permit application form. Questions are copied below in italics with answers following in bold type. 1. Describe the existing condition of the shoreline area and riverbank. For example, what plants and how much vegetation currently exist within the 200 foot shoreline jurisdiction; what is the condition of the shoreline (how steep are the banks, is there any erosion or slope failure, what are the soils like); is there "hard armoring" on the riverbank (for example, concrete or wooden bulkheads, metal sheet piling, rip -rap [rocks or concrete/asphalt blocks;]), is there paving or are there any structures within the 200 ft. shoreline jurisdiction; are there any docks, piers, decks or other structures near or over the water; are there any above -ground or below ground utilities; etc.? Please note that this project proposes no changes to the riverbank nor the levee. Additionally, there are no changes proposed to the topography or stormwater drainage on the project site. Landscaping on the site will be upgraded to meet the current requirements of the TMC for TUC-WP zoning as well as the adjacent corridor requirements for "Workplace" (Andover Park E) and "Circulation" (South 180th Street). 2. How will your project change the existing condition of the shoreline described above? This project will not change the existing condition of the shoreline. 3. Please respond to the questions in the following chart - A No Net Loss analysis (prepared by a qualified biologist) must be prepared if the response to any of the questions in the chart below is "yes WILL IBA PROJECT: NO YES a. Alter/remove vegetation in the shoreline jurisdiction? d __IM b. Alter the river bank (i.e. re -slope bank, add armoring etc.)? I c. Add fill in the shoreline jurisdiction? ►M�� U d. Discharge new stormwater to the river? e. Store or use hazardous materials in the shoreline jurisdiction? n f. Construct an m- or over -water structure? IPrin g. Increase impervious surface in the shoreline jurisdiction? 5628 Airport Way South, Suite 112 Seattle, Washington 98108 phone 206.420.2242 1 �A JJW Architects and Planners 4. The way to achieve no net loss of ecological function is to mitigate the loss through one or a combination of the mitigation sequencing steps identified below. if preparing a No Net Loss analysis, please discuss how your project addresses the following mitigation sequencing steps (TMC 18.44.070 H.3.): Please note that a No Net Loss analysis is not required. Thank you for your time and assistance. Please let me know if you have any questions. Sincerely, Bryant Bronson Project Designer JJW Architects & Planners 5628 Airport Way South #112 Seattle, WA 98108 p: (206) 420-2242 e: bbronsonc ijwarch.com 5628 Airport Way South, Suite 112 Seattle, Washington 98108 phone 206.420.2242 RECEIVED CITY OF TUKWILA JAN052017 . = PROJECT : APOLLO SPA BUILDING LOCATION: TUKWILLA ARCH: JJW DATE: 12/15/2018 PERMIT CENTER `ONMURroN ITEM SUB/ ESTIMATE COMMENTS SUPPLIER LANTERN SCHEME DIVISION 1 GENERAL CONDITIONS 6 MONTHS 61,924 SUPERVISION 6 MONTHS 71,645 DIVISION 2 ABATEMENT NONE INCLUDED 0 DEMOLITION & EXCAVATION ALLOW 95,246 DEMO RETAIL AREA - SAVE BACK WALL - CUT & EXC. FOR GRADE BEAME REMOVE EXISTING ROOFING PRIOR TO REROOF EST 15,000 ASSUME TEAR -OFF AT NORTH BUILDING EARTHWORK NONE INCLUDED 0 UTILITIES NONE INCLUDED 0 ASPHALT PAVING - PATCH AND SEAL COAT ALLOW 6,000 PARKING LOT SHOULD BE REPAVED - PROBABLY +/- $30,000 EXTRUDED CURBS & STRIPING ALLOW 2,500 SIDEWALKS ALLOW 7,500 DUMPSTER ENCLOSURE NONE INCLUDED 0 FENCING NONE INCLUDED 0 LANDSCAPING/IRRIGATION ALLOW 66,000 DIVISION 3 FOOTINGS & FNDS ALLOW 30,000 SLAB ON GRADE ALLOW 10,000 DIVISION 4 MASONRY EST 132,971 DIVISION 5 MISC. & STR. STEEL EST 35,000 STEEL ERECTION EST 20,000 DIVISION 6 NEW ROOF FRAMING AT RETAIL APROXIMATELY 6000 SF 80,600 ASSUME DEMO ROOF- NOT RAISING NEW ROOF FRAMING AT TOWER CORNERS EST 1500 SF 30,000 DIVISION 7 WALL INSULATION NONE 0 ROOFING & INSL. BID 72,000 ALL NEW 60 MIL TPO OVER R-30 RIGID METAL ROOFING EST 48,000 SHEET METAL & DOWNSPOUTS EST 12,000 SKYLIGHTS NONE 0 NO SKYLIGHTS SHOWN ON LANTERN SCHEME ENTRY "EYEBROW" CANOPIES EST 30,000 DIVISION 8 OVERHEAD DOORS NONE 0 MAN DOORS AND HARDWARE NONE 0 STOREFRONT/WINDOWS EST 227,056 DIVISION 9 DEMISING WALLS NONE 0 PAINTING BID 25,606 FLOOR COVERINGS NONE 0 DIVISION 10 MISC. SIGNAGE EST 150 FIRE EXT. & CABINETS EST 400 KNOX BOX EST 400 DIVISION 15 PLUMBING PLUG 15,000 RUN WATER TO EACH SPACE - MAYBE A COUPLE ROOF DRAINS GAS PIPING AND HVAC BID 70,000 NEW UNITS FOR EACH SPACE - NO DISTRIBUTION SPRINKLERS PLUG 20,000 ASSUME NEW SYSTEM DIVISION 16 - ELECTRICAL ELECTRICAL ALLOW 40,000 SHOULD ALLOW FOR A NEW SERVICE AND 3 SUB PANELS FIRE ALARM ALLOW 7,500 SUB TOTAL 1,232,497 A & E FEES NIC 0 BLDG PERMIT FEES NIC 0 CITY INSPECTION FEES NIC 0 LANDSCAPE BOND NIC 0 UTILITY BONDS & PERMITS NIC 0 WATER & SEWER DEVELOPMENT FEES NIC 0 POWER CO CHARGES NIC 0 PHONE CO CHARGES NIC 0 GAS CO CHARGES NIC 0 SOILS TESTING BY OWNER 0 TESTING LAB & INSPECTION FEES BY OWNER 0 CONTRACTOR PERFORMANCE BOND ''NOT INCLUDED 0 BLDRS RISK INS. 0.40% 4,930 GEN INS. - 0.5% 6,162 SUB TOTAL 1,243,590 B&OTAX-0.5% 6,218 OVERHEAD & PROFIT 92,437 TOTAL 1,342,245 +WSST !Of IJ' 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 COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: I. 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 emloye , a ents, engijarsrs,�contrac ors o4other representatives the right to enter upon Owner's `23► real property, located at ,r"t. S 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 P411i/1 j f i11$ / (city), (� i,4 (state), on j%p_c_.p{„L'k.t+- 2� ,20 ( (Print Name) \A1).1"\-1q-r'I'Nt iAtj A e_ S ! (Address) kr--IV k-AA+ t, `1 r11 20( -(.?O5c6) (Phone Number) ss (Signature) • /? t✓� On this day personally appeared before me Vin `t/ I, _ (e `►-fir fU v1 to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS - DAY OF ¶. e'r-eptvt L 7 , 20 I t' smittsimmisunusanintes MYRTA M. APONTE COMM. #2111230 Notary Public - California Riverside County '€ My Comm. Expires May 12, 2019 s NOTARY PUBLIC in and for the State of Washing= c residing at S` /, n 5 r c My Commission expires on 2.0,S \ \ atystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Design Review -Administrative -March 2016.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, once deemed complete, allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning. APPLICATION MATERIALS: ✓ 1. Application Checklist (1 copy) indicating items submitted with application. 2. Completed Application Form (page 7) and notarized Hold Harmless Agreement (page 9) (5 copies). ✓ 1 3. Application Fee: See Land Use Fee Schedule for Standard App fee. ✓ 4. Project Value Documentation. ✓ 5. Public Notice Materials and fee. See item A (page 4) for details. 6. Project Description/Analysis (5 copies) and other environmental reports (2copies). See item B (page 4) for details. ✓ 7. Drawings (5 copies) Additional copies may be required upon determination that the application is complete: a). Site Plan See item C (page 4) for details. ✓ ' lhte,, curl) '1 )1fvr cle &as, ✓ c). Landscape Plans. See item E (page 5) for details. n -�Ci il=Plans., ite _ {page,-5 eta ll e). Other plans to help explain the project such as elevations, lighting plan, signage etc. See item G (page 6) for details. ✓ It 8. One set of all plans reduced to 81/2" by 11" or 11" by 17". ✓ 9. An electronic copy of all project application materials. 10. Other land use applications, as applicable:'SE1' ist, Design Review Application (see TMC 18.44.110 for review criteria), Special Permission, Director, for buffer reduction requests. 1 A. PUBLIC NOTICE MATERIALS: 1. Payment of notice board fee (see Land Use Fee schedule) to Fast Signs Tukwila or 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). .1Provide \ \ dtystore\ City Common\ Teri -DCD\ Kirby\ 2016Applications\ ShorelineSLb Dev March 2016.dooc Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning. 2. 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 induded. 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. You will receive a separate bill for this fee and payment is due prior to issuance of the decision. 3. If providing your own labels, include King County Assessor's map(s) which highlights each ✓ property within 500 feet of the project, and are included on the mailing list. B. PROJECT DESCRIPTION/ANALYSIS AND OTHER ENVIRONMENTAL REPORTS: ✓ 1. Vicinity Map with site location - does not have to be to scale. 2. Provide: a) a written discussion of project consistency with the Review Guidelines(see page 11), or a reference on plan sheets illustrating compliance with the Review Guidelines; and b) a response to the No Net Loss Checklist (see pages 13-14). Check with a planner if you are unsure what criteria apply to your project. ✓ 3 .-rovt es of sensitive area studies if needed per TMC 18.44 0 D affy Sensitive Areas within the snore ', : ' '. section, 4. Provide an analysis of riy.lel alteration o is roposed. See TMC 113,0(bicrethe definition of a riverbank analysis and report. = - —_-- ✓ 5. Provide two copies of any other studies prepared for the project (Biological Assessment etc.). C. SHORELINE SITE PLAN: 1. The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36". ✓ cTe fi to of bank, landward and riverward toe of levee or toe of_b �� �- ( _ ink ��-�o��; ordinary high water mark and' s Ilnedmelgv tion i fifood). 3. For work riverward of the,i�. istarice work eztend§trttt vex and distance to Federal _ _project d`navigation channels. ``'!`� 4. Identify the location of the shoreline buffer (measured from the Ordinary High Water Mark) applicable to the shoreline environment in which the project is located: • Shoreline Residential Buffer - show where the top of the river bank would be at a 2.5:1 slope from OHWM and add twenty feet. If there is not enough room on the parcel for this buffer, the minimum buffer width is 50 ft.; • Urban Conservancy Buffer -100 ft non -levee area; 125 ft. in leveed area; • High Intensity Buffer -100 ft. • The Aquatic Environment includes the area waterward of the OHWM and does not have an ✓ \ \ dtystore\ City Common\ Teri -DCD\ Kirby\ 2016Applications\ Shoreline Sub Dev March 2016.dooc Check items submitted with apilication Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning. `-''1tfied buffer. 5. Show any levee nv -maintenance easements. 6. Construction limit lines and areas o Ci adJ)g/fil `See TMC 18.44.070 J for land altering regulations. Removal of ' ` cant trrvegetation in the shoreline jurisdiction re • uix S oieline Tree Removal and Vegetation rin ermit. 7. S . e 4� . c access and/or trails per TMC 18.44.100.-�� Show building footprint, parking lots, driveways, loading and service areas. See TMC 18.44.070 I for parking regulations. .18. &Ali • •_ . as Fi_thcxir laaaf rr--as- i �nl�eable�— �_, D. CROSS -SECTIONS FOR SHORELINE PROJECTS STIR) E CROSS SECTIONS at maximum 75' intervals along the shoreline showing: 1. Existing and p ed elevations and improvements; 2. Limits of the applicable s .,o ' buffer and 200 foot shoreline,^] icmotion, as measured from the OHWM; --�— 3. The top of bank elevation, land _ rpoinet t o e riverbank toe, ordinary high water mark and base flood elevati re., the 100 year flood as determine ` • Federal Emergency Management • sstration - FEMA), and levee/ riverbank maintenance e mefR d the plc - ' 6 the top of bank at a 2.5:1 slope. E. LANDSCAPE PLAN: 1. Landscape planting plan by a Washington State licensed landscape architect or an approved biologist. Plans must include the type, quantity, spacing and location of all plantings, soil preparation and amendment, irrigation, weed management, mulching and maintenance plan. Invasive vegetation must be removed and native vegetation planted. Maximum size 24" x 36". See TMC 18.44.080 for requirements. ✓ 2. Show all existing trees over 4" in caliper, indicating those to be retained, those to be removed and any tree protection measures required. Any trees removed over 4" in caliper are subject to the replacement requirements of TMC 18.44.080 B.4. ✓ 3. Provide notes on landscaping sheets that address consistency of landscaping with requirements of TMC 18.44. ✓ F. CIVIL PLANS: 1. One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24" x 36". ✓ Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. Contact Public Works for further information. .12. ✓ 3. Existing (dashed) and proposed (solid) topography at 2' intervals. 4. limit Construction lines, areas ofvlearingtmdirtgifillingiricludingwoltime,arad of d tm1-1: Q5. Existing and rruposertartitity easements and improvements. 6. a ervious surface is proposed, provide a storm drainage design ai St-90 o complete, which meets the Surface Water Desi n1WDM). For guidance on preparation of the Technical Informato �t�the Public Works Dept or go to: http://tukwilaw�vortte loads W-Surface-Water-C.a e-Plan. df. D for ,....ezalstrrifiri8.44.070 additional surface water regulations. • \ 1 otystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ 9ioreline Sib Dev March 2016.docx Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning. 7. Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps which are available at the Tukwila Public Works Department counter. Show all site improvements including footprints of all existing and proposed buildings, paved areas and arty shoreline stabilization structures proposed in the shoreline. See TMC 18.44.070 E. It8. ✓ 9. Show fences, rockeries and retaining walls. 413t— a loelesrantket ,.tTi `." 18a :11--: G. OTHER PLANS: 1. If new construction is proposed, provide dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. 2. If site lighting changes are proposed, provide a luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot-candles), and what measures will be used to shield adjacent properties and the river from glare. ✓ ✓ 3. All existing and -proposed signage 118,�4.I%.L-7, ✓ 4. Any other drawings or materials needed to explain your proposal. 11 atystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Sioreline&ib Dev March 2016.docx CITY OF TUKWILA CITRECEIVED SHORELINE Y OF TUKWILA Department of Community Development SUBSTANTIAL 6300 Southcenter Boulevard, Tukwila, WAJAN80 5 2017 Telephone: (206) 431-3670 DEVELOPMENT PERMIT CENTER PERMIT APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-SHORE Planner: File Number: LP — 0 00 2— Application Complete (Date: ) Project File Number: Pt._ l % — 0 O 0 j Application Incomplete (Date: ) Other File Numbers: (, i 7 —0 0 a j NAME OF PROJECT/DEVELOPMENT: Lantern Landing BRIEF DESCRIPTION OF PROJECT: Alteration to exist. 13,900 SF commercial building. Selective demo and new construction. PROJECT VALUE: $1.3 million THIS APPLICATION REQUIRES PUBLIC NOTICE. PLEASE REFER TO SECTION 'A' —PUBLIC NOTICE MATERIALS LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 1233 Andover Park East, Tukwila WA 98188 1 at intersection of Andover Park East and South 180th St. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement or NWMaps.net). 352304-9084 PROJECT VALUE (PLEASE ATTACH DOCUMENTATION): $1.3 million 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: Bryant Bronson Address: 5628 Airport Way South #112 Seattle, WA 98108 Phone: (206) 420-2242 FAX: N/A B-mail: bbronson@jjwarch.com Signature: Date: 01-05-2017 CPL Page 6 of 10 \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Shoreline Sub Dev March 2016.docx NO NET LOSS CHECKLIST What is No Net Loss? The Washington State Shoreline Management Act (SMA) requires protection of the natural resources and ecological functions of the shoreline environment. Ecological functions are processes that characterize the river and its shoreline and form habitats for water- and land -based wildlife and vegetation. Ecological processes depend on the geology, soil type, topography, climate, and other physical characteristics in the region. In the Green/Duwamish River watershed, key ecological processes include: • river flows, tidal fluctuations and saltwater influences; • creation, transport and deposition of sediment (for example scouring of soils, and erosion and formation of mud -flats or beaches); • transport of nutrients (from decomposition of plants and other organic materials); • provision of woody debris from fallen limbs and trees along the banks or in the water (the trunks and branches help form pools for fish); and • water quality (such as vegetation that can help to filter out pollutants that are washed into the river from parking lots and vegetation that can help reduce temperatures in the river, important for fish, especially salmon). These physical and biological processes comprise the ecological functions of the shoreline. The state guidelines that implement the SMA, adopted in 2003, establish the standard of "no net loss" of shoreline ecological functions for land uses and development within the shoreline jurisdiction. The No Net Loss standard is designed to stop the introduction of new negative impacts to shoreline ecological functions resulting from new development. Tukwila's Shoreline Master Program (SMP) defines no net loss as a: "...standard intended to ensure that shoreline development or uses, whether permitted or exempt, are located and designed to avoid loss or degradation of shoreline ecological functions that are necessary to sustain shoreline natural resources. In other words, the existing conditions of the shoreline ecological functions should not deteriorate due to new permitted development or new land use. A loss of ecological function can occur when a physical condition such as vegetation along the shoreline is removed or when habitat is altered through the construction of a dock or pier or other structures over this habitat. In order to maintain shoreline ecological functions, negative impacts must be mitigated to restore an equivalent amount of ecological function. The approach to mitigation must follow the mitigation sequencing steps adopted in the SMP (see next page). It should be noted that the SMA and the City's SMP also require improvement of shoreline functions, and therefore, some re -vegetation of the shoreline will be required in proportion to the scale of the project, regardless of whether there is a net loss to ecological functions. CPL Page 9 of 10 \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Shoreline Sub Dev March 2016.docx O ;in E de1-3 S 180TH ST. Imn.ryIa=A0320 DMM'01I 2OA DIDDINAR Or CO, CAVOIANDASCHI DM COM SAC. Pori [MAR AZDACEDI AMONG DINAINOTPACAINSARLAIIID MALE DIOININD MEET SNP I I PERVIOUSSOMDSCAPE RPew wExvaua.no RF O003 'Aso SF ux xeP.A030cm IweRVCmnua. TAeM v TOTAL BAISTIN011PERVIDUS SURFACE AREA. TOTAL PROMISED PRIM. SURFACE MGR • MAST SF AA PYLE SAND NSW 17 OT W 17000 EXISTING BUILDING FOOTPRINT CAMEO 401E NOICADIDS ADDS S180THST. _..\. 10 1,,rP J GRAPHICS ALE N 0 EA5?MENT GRANTED TO WASHINGTON NATURAL CAS. PURPOSEGAS PIPELINES OR PIPELINES AND APPURTETANCES RECORDING DATE: MARCH., 1BMS RECORDING N0..950:.O. EASEMPIT GRANTED TO: PAP. TELEPHONE AND TELEGRAPH PURPOSE: POLES WITH NECESSARY WIRES, CABLE. AND FIXTURES RECORDING DATE: AUGUST 18, 1029 RECORDING NO.: MUM AREA ANDOVER PARK E PCAPPOAD TNfEN FROM FEMA COMMUNITY PANEL NO. WOW 0002S NOT TO SCALE PROJECT SITE IS OUTSIDE OF FEMA I CO YR FLOOD PLAIN� ROTE C'=AREA OF MINIMAL FLOOD AREAS OUTSIDE SFHAS HIGHER THAN THE ELEVATION CF THE 0 2%ANNUAL CHANCE FLOOD MFRS' = SPECIAL FLOOD HAZARD AREA 1%CHANCE ANNUALLY 000 YR, FLOOD) FLOOD PLAIN MAP DOSCALE ENf E GRANTED ED TO PUGET SOUND POWER AND LIGHT PURPOSE: UNDERGROUND ELECTRIC TRANSMISSION ANCHOR DIRT RISUTI0N SYSTEM, TOGETHER WITH ALL NECESSARY OR CONVENIENT APPURTENANCES. RECORDING DATE: AUGUST IC 111S6 RECORDING NO.: SSOTH WPM EAKMEMT GRANTEDTO. CITY OP TUVALA PURPOSE PUBLIC SIDEWALKS AND UTSITIES RECORDING DATE: NOVEMBER 30, MSS RECORDING N0.:881 IMOS00 NAPE PAM A-1.0 O CD 201.10 1' VAUPPED WIN O �M EM�tiw 0 E1N'v-d .O 0 MATERIALS LEGEND ymmi rrw O "“%mr*L"ii.tarrmagra. eon CtEIA Are Exterior Elevations A- 5.0 PLANT LIST wN.NTN AWOL PLANT MIRE REM 110 82 180 11 NON ORO PERG cAL &AD ETAT AOC wD eEnS " MOANS ROSIN 4LOW ANAL ELONANT EN* DNIIeN N.O.e1S.o6Yar PORSTOV PEST61 REED SPARS CAREX TESTACEIV CORNEA SEDGE GST.H18/ GMAT PSGROSE GROW .0461.014..088 WINTER FIRE NONAN VOLT/ 9aDn.:,.au AH NG :oNnDET0IS ERN Tn OP 1.11.184 O 151.(941 CAN 111. SCANS .44 le•Tn OPALTEIS 16.N21 GPI 6•1o1 swo CAN •••= CAN .7 WAITS LIT GIVER GLIPER OAUONI GTH rM 4. ERTL CANATIO TR.T. SPERM. NAP Em.. NNaTEPFNPtTT.N GRES 1.4814655 core 1.12.01.1 m1nSPARINS •m1 F✓ i� 041.4.81E111.053MI 4.1.1.014 rem 1.1.1.014 WAN. a 08 FLAK 115131DET215521A 1 SALON 111ac411145NARA 1.1.1214 1,11 ANOVA Nlval.r 1ENNnsTNu .ODC.N P[.1NEa WS.S 1 WIG! 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I4 67616 1EL ix 10.11 L-1.2 LANTERN LANDING 3523049084 Associated Files: PL17-0001, L17-0002 This File: L17-0003 DESIGN REVIEW/ADMINISTRATIVE City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director July 28, 2017 NOTICE OF DECISION TO: Bryant Bronson, JJW Architects and Planners, Applicant Houghton Harbor LLC, Owner King County Assessor, Accounting Division 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: L17-0003 Applicant: Bryant Bronson, JJW Architects and Planners Type of Permit Applied for: Administrative Design Review Project Description: Remodel of an existing building to create new retail spaces. The project includes selective demolition of the existing building, reconstruction of storefront areas including two lantern modulations, parking lot restriping, and the addition of landscaping and lighting. Location: 1233 Andover Park East (parcel #3523049084) Associated Files: L17-0002 (Shoreline Substantial Development Permit) Comprehensive Plan Tukwila Urban Center - Workplace District (TUC-WP) Designation/Zoning District: II. DECISION SEPA Determination: The City SEPA Responsible Official has determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The Community Development Director has determined that the determined that the application for an Administrative 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. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Lantern Landing Administrative Design Review July 28, 2017 Page 2 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 August 11, 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 Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Lantern Landing Administrative Design Review July 28, 2017 Page 3 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 Jaimie Reavis, who may be contacted at 206-431-3659 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period if no appeal is filed. Jack ce, Director Department of Community Development City of Tukwila Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TulkwilaWA.gov City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Staff Report Administrative Design Review for Lantern Landing Prepared July 21, 2017 FILE NUMBER: L17-0003 ASSOICATED PERMITS: L17-0002 (Shoreline Substantial Development Permit) D17-0193 (Building Permit) APPLICANT: Bryant Bronson, JJW Architects and Planners, PLLC OWNER: Houghton Harbor LLC, Owner REQUEST: Type 2 Administrative Design Review approval for remodel of an existing building. LOCATION: 1233 Andover Park East (parcel #3523049084) COMPREHENSIVE PLAN DESIGNATION: Tukwila Urban Center ZONING DISTRICT: ENVIRONMENTAL REVIEW: PUBLIC NOTICE: Tukwila Urban Center - Workplace District (TUC-WP) Exempt Posted on site and sent by mail to property owners and occupants of properties within 500 feet on March 10, 2017. PUBLIC COMMENT: None received STAFF: Jaimie Reavis, Senior Planner ATTACHMENTS: A. Plan Set: Site Plan (Sheet A-1.0), Exterior Elevations (Sheet A3.01), Landscape Site (Sheet L1.0), Irrigation Plan (Sheet L-1.2), Rendered Perspectives (R-0.1) B. Project Description from Applicant C. Materials Legend D. Mechanical Equipment Analysis Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov L17-0003 Lantern Landing Administrative Design Review July 27, 2017 Page 2 Findings Vicinity/Site Description Project Description This project is a remodel of an existing building located at 1233 Andover Park East, on the northwestern corner ofAndover Park East and S. 180th St. The project involves demolition of areas of the existing building and the addition of "lanterns," which will be modulated areas which incorporate substantial glazing and roof overhangs. The building is proposed to be converted from bulk retail and warehouse use to multiple retail spaces, including general retail or bulk retail tenants. Areas of the southern and eastern walls of the building are proposed to be demolished and reconstructed. The existing north and west walls and foundations will be retained. The building square footage will remain roughly the same; the site plan at right shows the existing building footprint within the hatched area compared with the edges of the proposed building footprint. A portion of the building towards the south will be reduced along its southern and eastern sides, while the very northern portion of the building will have its south wall pulled in and the east wall expanded out towards Andover Park East. Existing Development The existing structure is a one-story building originally constructed in 1969. The building is currently occupied by Apollo Spas, and the proposal is to create new storefronts along the south and east sides of the building. The building is located on a 39,204 square - foot (0.9 acre) site owned by Houghton Harbor, LLC. The parcel is zoned Tukwila Urban Center - Workplace District (TUC- WP). The building is set back from the street on both frontages. There are two curb cuts: one from Andover Park East and one from S. 180th St. In between the building and the street front on both street frontages is a double -loaded ANDOVER PARK E Phone: 206-433-1800 • Email: Mayor@TukwitaWA.gov • Website: TukwilaWA.gov L17-0003 Lantern Landing Administrative Design Review July 27, 2017 Page 3 parking aisle. Parking areas currently do not include interior parking lot landscaping and are existing nonconforming parking areas. The service area for the building, including trash enclosure and loading dock area, is located on the west side of the building. The street corner of Andover Park East and S. 180th St. includes an area with many above -ground and underground utilities, as well as a freestanding sign for Apollo Spas. I nc Home Depot el NCPo' View of existing development from corner of Andover Park East and S 180" Street (facing northwest View of existing building from Andover Park East Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov L17-0003 Lantern Landing Administrative Design Review July 27, 2017 Page 4 S 180th St i.'45^,14 'W+asi U,R ton 3 Street View - Sep 2015 The Home Depot 0 aori View of existing building from S.180th St. Surrounding Land Use Surrounding land uses to the west, north, and east include mostly warehouse and distribution, consistent with the vision for the Workplace District to continue to provide a wide range of distribution, warehousing, light industrial, "big box" retail, and furniture outlets, and incremental infill by office and other complementary commercial uses. To the south of the project site on the south side of S. 180th St. is the Green River, with the Green River Tralil located on top of the levee. The property across the street to the east is a furniture rental company and received approval of an Administrative Design Review in 2011 for a facade modernization for its showroom. The property to the north is occupied by Shasta Beverage, and received approval of a Public Hearing Design Review application in 2010 to construct a new addition for storage and distribution, and site improvements including new landscaping and the addition of 25 parking stalls. Other nearby warehouses along S. 180th St. have also received design review approval in recent years for facade improvements in support of retail uses. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov L17-0003 Lantern Landing Administrative Design Revi w July 27, 2017 Page 5 Shasta Beverage Warehouse/Distribution Warehouse/Distribution Cort Furniture Topography & Vegetation The parcel is level. The site contains perimeter landscaping and foundation landscaping along the buildings south and eastern facades. Except for street trees along Andover Park East and an Ash tree at the southwestern corner of the site, existing trees are non-native Palm trees. Existing groundcover within perimeter landscape areas consists of grasses, and there are few existing shrubs except at the landscape area at the corner of Andover Park East and S. 180th St. Access The site has two vehicular access points - one on Andover Park East and one on S 180th Street. A 6-foot wide sidewalk is located adjacent to both streets at the back of the curb. There are no existing pedestrian walkways connecting from the sidewalk areas to the building or parking lot. Design Review The purpose of Design Review is to ensure the public health, safety and welfare is satisfied upon approval of new development and specifically to promote well designed developments that are creative and harmonious with the natural and man-made environments. Phone: 206-433-1800 • Email: Mayor@TukwitaWA.gov • Website: TukwilaWA.gov L17-0003 Lantern Landing Administrative Design Review July 27, 2017 Page 6 This project is subject to administrative design approval under Tukwila Municipal Code (TMC) 18.28.030.D. As a major remodel, the project is subject to the applicable district -based standards, corridor -based standards, and supplemental standards in TMC Chapter 18.28, and the design criteria set forth in TMC 18.60.050. I. District -Based Standards: The subject site is located within the Workplace District. Structure Height (TMC 18.28.070): The proposed building is just under 30 feet in height at the tallest point of the lantern area rooftops. The proposal is in conformance with the building height restriction of 45 feet. Maximum Block Face Length (TMC 18.28.080): The maximum block face length in the Workplace District is 900 feet. The dimensions of the project site are approximately 170 feet by 210 feet. Both frontages of the project site are well under the 900-foot maximum, and the proposed remodel will not result in transportation impacts that would necessitate provision of new streets. Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.100-.110): The building meets the minimum 5-foot setbacks and there are no landscaping requirements for the side and year yards. The trash enclosure, however, is proposed to be located within the side yard setback along the west property line. The applicant has proposed this location to keep the enclosure at the back of the building while not restricting the width of the delivery/loading aisle. The location of the trash enclosure is an existing nonconforming condition that is not proposed to change as part of this project. II. Corridor -Based Standards Andover Park East is considered a Workplace Corridor, and S. 180th St. is considered a Commercial Corridor. Public Frontage Standards (TMC 18.28.150): The existing public frontage areas contain features that are sufficiently similar to those required. Both public frontage areas include a 6-foot sidewalk, which meets the minimum sidewalk width for both corridor types. The configuration of the public frontage is a sidewalk at the back of the curb, with landscaping located behind the sidewalk. Landscaping areas at the back of the sidewalk range in width from 3 feet (where a concrete area is located behind the sidewalk to accommodate a bus stop) to 18 feet. New trees, shrubs, and groundcoverwill be added to existing landscape areas at the back of the sidewalk. There are no proposed changes to the existing street lighting. New lighting will be added to the site, to include bollard lighting, pole -mounted lighting, and building -mounted lighting to illuminate parking and walkway areas. Building Orientation/Placement & Landscaping (TMC 18.28.160-.190): Requirements of this section are the same for both the Workplace Corridor and the Commercial Corridor. There is no building orientation requirement for either corridor. The proposal meets the 15-foot front yard setback on both corridors, includes parking in the front of the building, which is allowable for both corridors, and includes 15 feet of Streetscape along Andover Park East and a portion of S. 180th St. Areas of the frontage along S.180th St. do not meet the 15-foot streetscape width; this is an existing nonconforming condition not proposed to be changed with the current proposal. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov L17-0003 Lantern Landing Administrative Design Review July 27, 2017 Page 7 TMC 18.28 Architectural Design Standards Commercial Corridor Architectural Design Standards Design Response Acceptable Partial Unresponsive Not applicable Facade articulation Increment Commercial/mixed use maximum - 50 feet X Major vertical modulation maximum - 200 feet X Ground level Transparency Commercial -use minimum - 50% X Comments/Deviations: None Workplace Corridor Architectural Design Standards Design Response Acceptable Partial Unresponsive Not applicable Facade articulation Increment Non-residential maximum -140 feet X Major vertical modulation maximum - 280 feet X Ground level Transparency Commercial -use minimum - 50% X Comments/Deviations: None III. Supplemental Standards Special Corner Feature (TMC 18.28.220): A Special Corner Feature is not permitted in the Workplace District. Landscaping Types and General Landscaping Requirements (TMC 18.28.230-.240): Review of the landscaping plans as part of the Shoreline Substantial Development Permit revealed changes and clarifications that will need to be made to the landscape plans to meet code requirements. Changes to plans during review of the construction permit will ensure landscaping plans meet code requirements and the conditions of the Shoreline Substantial Development permit. Additionally, irrigation will be added with the new landscape plantings to meet code requirements, and the site design has been changed from the original submittal to add concrete pathways connecting the public sidewalk to the front door through parking areas, per 18.28.230 (A)(3)(b). Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov L17-0003 Lantern Landing Administrative Design Review July 27, 2017 Page 8 Open Space Regulations (TMC 18.28.250): Not applicable. Provision of open space is not required for retail uses in the Workplace District. General Parking Requirements and Guidelines (TMC 18.28.260-.270): Not applicable. The proposed remodel will restripe the parking lot to add more spaces but the existing parking lot will otherwise remain as a legal non -conforming lot. Site Requirements (TMC 18.28.280): The existing site does not have designated walkways connecting the building entrance to the public sidewalk. This project proposes to add new concrete pathways connecting the public sidewalk to walkway areas at entrances to each of the lanterns. Bollard lighting is proposed at driveway entrances to the site to illuminate the pedestrian pathway across driveways. Wall -mounted lighting is proposed to illuminate building entrance areas. A combination of pole -mounted lighting and existing street lights are proposed to illuminate parking areas. Lighting proposed meets the glare prevention and mounting height requirements of this section of the code. The existing chain link fence on the property will be removed as part of the project. Landscaping is proposed to screen the trash enclosure and service area from the street and from the adjacent property to the west. The Mechanical Equipment View Analysis (see Attachment D) shows how mechanical equipment will be placed on the rooftop and screened by the parapet wall to prevent it from being visible from street level. IV. Commercial and Light Industrial Design Review Criteria (TMC 18.60.050.B) Projects within the Workplace District which meet the thresholds for design review but do not contain dwelling units are subject to the design criteria within TMC 18.60. Below each of the criteria are listed in italics, followed by the staff response. 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 site design of the property is proposed to remain largely the same as its existing condition. However, new building entrances are proposed to orient the building to adjacent streets. The project also proposes to add concrete pathways connecting building entrances to Andover Park East and S. 180th St. New landscape areas will be located at the base of the building, and trees, shrubs, and groundcover will be added to perimeter landscape areas. These improvements will work to accomplish a desirable transition with streetscape and provide for adequate landscaping and pedestrian movement. b) Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas; New plantings added to the south, east, and west perimeters of the site will work to screen parking areas as well as the service area on the west side of the site containing the trash enclosure and loading bay. c) The height and scale of each building should be considered in relation to the site. The tallest portion of the new lantern areas is just under 30 feet in height. The new modulations from the existing building do not substantially change the existing building footprint. The Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov L17-0003 Lantern Landing Administrative Design Review July 27, 2017 Page 9 increased height of the lantern areas is enough to draw attention to the building without being out of scale with the other areas of the building and surrounding development. 2. Relationship of Structure and Site to Adjoining Area. a) Harmony in texture, lines and masses is encouraged; The new lantern additions are oriented toward adjacent public streets and the two street entrances to the site. The lantern building modulations are in scale with surrounding development in terms of building height. Glazing, brick, and modulation make the lantern areas the focal points of the development. Hardie panels used in the middle section of the building between lanterns will be placed in a way that creates symmetry with the building entrances and is harmonious with the arrangement of mullions, windows, and materials in the lantern areas. b) Appropriate landscape transition to adjoining properties should be provided; Side and rear yard landscaping is not required in the Workplace District. Plans for the project do not include landscaping on the north side of the building where there is an existing easement for gas pipelines. The west side of the property will include new plantings to help screen the service area from the adjacent property to the west and S. 180th St. c) Public buildings and structures should be consistent with the established neighborhood character; Not applicable; there are no public buildings with this proposal. d) Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; Designated pedestrian walkways are proposed as part of the design changes with this proposal. The loading facilities are located on the west side of the project site, away from pedestrian pathways. e) Compatibility of on -site vehicular circulation with street circulation should be encouraged. The existing driveways are proposed to remain as part of this project. There is one entry off each street on which the project has frontage. 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 existing site topography is flat and is planned to remain the same as part of this project. b) Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; The site topography will remain flat in grade. Walkways will be flat and illuminated. c) Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; Existing perimeter landscape areas are being upgraded with new trees, shrubs, and groundcover. The addition of a cluster of trees and shrubs at the corner of Andover Park East and S. 180th will help screen existing utilities which will remain in place. Landscaping areas at the base of the building's Phone; 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov L17-0003 Lantern Landing Administrative Design Review July 27, 2017 Page 10 south and east sides enhance building entrance areas. Retention of existing street trees along Andover Park East help to provide shade on the site, and trees proposed within landscape areas will provide additional shade as they mature. d) In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; All parking areas are curbed to prevent injury to plantings, and shrubs and trees are shown in the landscape plan as being set back from the curb, which will help prevent damage from vehicles overhanging the curb. Project design includes designated pedestrian connections from the sidewalk directly to building entrances, which will help prevent pedestrians from walking through landscape areas. e) Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; Trees and shrubs are proposed near the base of the building in addition to those proposed in the existing perimeter landscape areas. f) Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting, or a combination; The trash enclosure and service/loading area is set back from the street front and located on the back/west side of the building. The large setback will allow trees and shrubs proposed along the west side of the site to screen this area. g) In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel maybe used; Areas of smaller grained rock with larger rock outcroppings are proposed on the west side of the building where the truck movements within the service area will threaten plantings, as well as in areas immediately adjacent to the building's eastern facade, between the building and proposed landscape areas. h) Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The proposed lighting includes bollards at entrances to the site, wall -mounted lighting, and pole - mounted lighting. The light fixtures proposed are modern and restrained in design. 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 lantern modulations proposed are of high quality design, incorporating large areas of glazing and brick to draw attention to new retail spaces. Materials proposed for the project and the addition of the lantern areas will serve to update the design of the existing building to a modern, multi -tenant retail development. Phone: 206-433-1800 * Email: Mayor@TukwitaWA.gov * Website: TukwitaWA.gov L17-0003 Lantern Landing Administrative Design Review July 27, 2017 Page 11 b) Buildings should be to appropriate scale and in harmony with permanent neighboring developments; The proposed additions will increase building height within the lantern modulation areas. The new modulation areas will be just under 30 feet in height, still within an appropriate scale to the existing warehouse development type located on surrounding properties. 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 and window panes proposed within the lantern areas of the building are similar in size to the windows proposed on the area of the eastern facade located between the lanterns. Hardie reveal panels proposed in this area between the lanterns have a similar size as the window panes, and their placement has been considered in the design to create symmetry with doors, windows, and the overall design. d) Colors should be harmonious, with bright or brilliant colors used only for accent; Colors proposed for the project are earth tones; the CMU brick color is "Mountain Brown"; the metal storefront system is "Anodized Black"; the Hardie reveal panels are "Autumn Tan"; and the back sides of the building (service area at west side and the northwestern area of the building behind the lantern) are proposed to be painted "Wheeling Neutral". A "Black Raspberry" color will be used for accent on the soffit, roof fascia, horizontal metal beams running through the middle of the lantern areas, and on the north side of the building where it will be used to create columns or pillars to break up the blank wall at the back of the building. Two colors of glass are also proposed; a blue-green colored "Atlaritica" glass will be used on windows within the lantern areas and a clear glass color will be used along the other sections of the building in between the lanterns. e) Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view; The Mechanical Equipment View Analysis submitted with project materials demonstrates how the location of the mechanical equipment on the roof and the north parapet wall will work to screen it from view. f) Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; Lighting proposed is consistent with the modern architectural design of the building remodel. 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. This remodel project incorporates a variety in materials, details, and forms. Substantial modulation is proposed through construction of the two lantern areas, and a variety of materials - brick, glass, Hardie reveal panels, metal - work to create visual interest. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov L17-0003 Lantern Landing Administrative Design Review July 27, 2017 Page 12 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 trash enclosure will be constructed of the same CMU brick used on the building. A bike rack will also be installed adjacent to the southernmost retail entrance. The existing pole -mounted sign and sign structure will be removed as part of this project. b) Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape, and buildings. Lighting proposed for the project has been designed to illuminate parking areas, building entrances, and walkway areas. Parking lot and wall -mounted light fixtures will illuminate the trash enclosure and service/loading area on the west side of the building. V. Public Comments No public comments were received. Conclusions 1. District -Based Standards Structure height and length are in compliance with the Tukwila Urban Center -Workplace District standards. The existing building and lantern areas meet setback requirements. The proposed trash enclosure is within the 5-foot side/rear-yard setback area along the west property line. This location is the same as the existing trash enclosure and is not proposed to change as part of this project. 2. Corridor -Based Standards Andover Park East is a Workplace Corridor and S. 180th St. is a Commercial Corridor. Both corridor types require 15 feet of Streetscape. Though the western portion of the frontage along S.180th St. does not meet the 15-foot streetscape width, the majority of existing public frontage areas along S. 180th St. and Andover Park East contain features that are sufficiently similar to those required. Landscaping areas at the back of the sidewalk along both corridors will be planted with trees, shrubs, and groundcover to meet code requirements. The project meets applicable architectural standards for the Workplace and Commercial Corridors, including maximum facade articulation increment requirements and minimum ground -level transparency requirements. 3. Supplemental Standards With conditions of approval added to the Shoreline Substantial Development Permit for this project (file #L17-0002), the landscaping plans meet the requirements. Concrete pedestrian walkways have been proposed with the current design to connect the public sidewalk to the new retail entrances that will be created with this project. Lighting proposed includes a combination of bollard lighting at walkway areas, Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov L17-0003 Lantern Landing Administrative Design Review July 27, 2017 Page 13 wall -mounted lighting at building entrances, and pole -mounted lighting within the parking areas. Lighting proposed meets mounting height and glare prevention requirements. The existing chain link fence will be removed and landscaping will screen service and loading areas. Mechanical equipment will be screened by a combination of its setback from the edge of the rooftop and the parapet wall. VI. Commercial and Light Industrial Design Review Criteria {TMC 18.60.050.B) 1. Relationship of Structure to Site The project meets the design criteria. The site design of the property is proposed to remain largely the same as its existing condition. However, new building entrances are proposed to orient the building to adjacent streets, and pedestrian pathways will be added to connect the building entrances to the public sidewalk. New landscape areas will be located at the base of the building, and trees, shrubs, and groundcover will be added to perimeter landscape areas. These improvements will work to accomplish a desirable transition with streetscape and provide for adequate landscaping and pedestrian movement. 2. Relationship of Structure and Site to Adjoining Area. The project meets the design criteria. The new lantern additions are oriented toward adjacent public streets and the two street entrances to the site. The lantern building modulations are in scale with surrounding development in terms of building height. The trash enclosure and service/loading area is set back from the street front and located on the back/west side of the building and away from pedestrian pathways. The west side of the property will include new plantings to help screen the service area from the adjacent property to the west and S. 180th St. 3. Landscaping and Site Treatment. The project meets the design criteria. Existing perimeter landscape areas are being upgraded with new trees, shrubs, and groundcover. Additional plantings are proposed at the base of the building to enhance building entry areas. The addition of a cluster of trees and shrubs at the corner of Andover Park East and S. 180th will help screen existing utilities which will remain in place. Retention of existing street trees along Andover Park East help to provide shade on the site, and trees proposed within landscape areas will provide additional shade as they mature. All parking areas are curbed to prevent injury to plantings. Areas of smaller grained rock with larger rock outcroppings are proposed on the west side of the building where the truck movements within the service area will threaten plantings, as well as in areas immediately adjacent to the building's eastern facade, between the building and proposed landscape areas. The proposed lighting includes bollards at entrances to the site, wall - mounted lighting, and pole -mounted lighting. 4. Building Design The project meets the design criteria. The lantern modulations proposed are of high quality design, incorporating [large areas of glazing and brick to draw attention to new retail spaces. A variety of materials, details, and forms are proposed for the project and will serve to update the design of the existing building to a modern, multi -tenant retail Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov L17-0003 Lantern Landing Administrative Design Review July 27, 2017 Page 14 development. Colors proposed for the project are earth tones, with a "Black Raspberry" color and blue tinted glass at lantern areas used for accent. The light fixtures proposed are modern and restrained in design. 5. Miscellaneous Structures and Street Furniture. The trash enclosure will be constructed of the same CMU brick used on the building. A bike rack will also be installed adjacent to the southernmost retail entrance. The existing pole -mounted sign and sign structure will be removed as part of this project. Rooftop mechanical equipment will be screened from view by a combination of its setback from the edge of the roof and the height of the parapet wall. Recommendations Staff recommends the approval of the Design Review application. Phone: 206-433-1800 • Email: Mayor@TukwitaWA.gov • Website: TukwilaWA.gov City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: LANTERN LANDING Project Number: L17-0003 Associated File Number (s): L17-0002 Date Mailed: 8/1/17 Mailing requested by: JAIMIE REAVIS Mailer's signature: '- ❑ Board of Adjustment Agenda Packet ❑ Board of Appeals Agenda Packet 0 Determination of Non -Significance O Determination of Significance & Scoping Notice O Mitigated Determination of Non - Significance 0 Notice of Action O Notice of Application Parties of Record: ❑ Notice of Application for Shoreline Mgmt Permit O Notice of Decision O Notice of Public Hearing ❑ Notice of Public Meeting ❑ Official Notice ❑ Other: ❑ Shoreline Mgmt Permit O Short Subdivision Agenda BRYANT BRONSON - APPLICANT HOUGHTON HARBOR LLC - OWNER-yvka b2A KC ASSESSOR - ACCOUNTING Jaclyn Adams From: Jaclyn Adams Sent: Tuesday, August 01, 2017 2:06 PM To: 'Christie.Most@kingcounty.gov' Cc: Jaimie Reavis Subject: Notice of Decision - L17-0003 Lantern Landing Attachments: L17-0003 NOD.pdf; L17-0003 STAFF REPORT.pdf; L17-0003 STAFF REPORT ATTACHMENTS.pdf Dear Ms. Christie Most, Please find attached a Notice of Decision, Staff Report and relevant attachments for permit L17-0003, Lantern Landing. L17-0003 is an administrative design review permit that includes a remodel of an existing building to create new retail spaces. If you have any questions regarding this project, please contact project planner Jaimie Reavis at Jaimie.Reavis@TukwilaWA.gov or by phone at 206-431-3659. Thank you. Jaclyn Adams Administrative Support Specialist! City of Tukwila 6300 Southcenter Bl, Suite 100 I Tukwila, WA 98188 T: 206-431-3670 1 F: 206-431-3665 laclyn.AdamsPTukwilaWA.gov I http://www.TukwilaWA.gov The city of opportunity, the community of choice 1 Jaclyn Adams From: Jaclyn Adams Sent: Tuesday, August 01, 2017 2:06 PM To: 'Bbronson@jjwarch.com' Cc: Jaimie Reavis Subject: Notice of Decision - L17-0003 Lantern Landing Attachments: L17-0003 NOD.pdf; L17-0003 STAFF REPORT.pdf; L17-0003 STAFF REPORT ATTACHMENTS.pdf Dear Mr. Bryant Bronson, Please find attached a Notice of Decision, Staff Report and relevant attachments for permit L17-0003, Lantern Landing. L17-0003 is an administrative design review permit that includes a remodel of an existing building to create new retail spaces. If you have any questions regarding this project, please contact project planner Jaimie Reavis at Jaimie.Reavis@TukwilaWA.gov or by phone at 206-431-3659. Thank you. Jaclyn Adams Administrative Support Specialist' City of Tukwila 6300 Southcenter Bl, Suite 100 I Tukwila, WA 98188 T: 206-431-3670 I F: 206-431-3665 laclyn.Adams@TukwilaWA.gov I http://www.TukwilaWA.gov The city of opportunity, the community of choice 1 City of Tukwila Department of Community Development FILE NUMBER L17-0002 (Shoreline) L17-0003 (Administrative Design Review Land Use Routing form for Revisiions TO: X Fire Dept. ❑ Police Dept ❑Parks/Rec. X Public Works: (please list the name) David McPherson Project: Lantern Landing Address: 1233 Andover Park East Date transmitted: June 13, 2017 Response requested by: June 27, 2017 Planner: Jaimie Reavis Date response received: COMMENTS ❑ DRC review requested ❑ Plan submittal requested Plan approved Plan check date: Comments prepared by: City oalrukwila .EVdSION SUBMITTAL Department of Community Development PLANNING DIVISION 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Revision submittals must be submitted in person at the Permit Center, ACCOMPANIED BY RESPONSE DOCUMENTS AND THIS COMPLETED FORM. Revisions will not be accepted through the mail, email, fax, etc. ?RQi7t T FILE * pl,�-aol Date: JUIJE / 20( Permit Number: 1._17.-0OO2 1-11.- OGO3 Project Name: 1.AkC'C'F, (,ANt hl NGt Project Address: t2 r At' )oV P414- SST e 1�L1k�1J 11-A. C1 I Y Project Contact: i3R'Av41- Si.D 14C0VA Contact Phone number: Zoe- 3Z4 4 ,00 x 100 City Planner: v 41101E \Z A'J PLEASE ATTACH A COPY OF ANY LETTER REQUESTING CORRECTIONS / ADDITIONAL INFORMATION ❑ Response to Preliminary Approval J1Response to letter requesting additional information (Please attach a copy of the letter) ❑ Final Short Plat Submittal Summary of revision/response submittal: Cl-1-A 1 E' [A-Nose/sc.-PE 1 i 3:s PM C Mt5 >r� 'EVF) ffzp JVe) nN 2(0, Zo MM. INC (.00 b. RECEIVED CITY OFTUKWILA JUN092017 PERMIT CENTER Received at the City of Tukwila Permit Center by: Entered in TRAKiT on W:\@SHAREPOINT FOLDER RESTRUCTURE \Reference\APPLICATIONS - Land Use Apps & Handouts\Revision Submittal Form.doc Revised: March 2014 JACKSON I MAIN ARCHITECTURE June 9, 2017 ATTN: Jaimie Reavis, Senior Planner Dept. of Community Development 6200 Southcenter Blvd Tukwila, WA 98188 Telephone: (206) 433-1800 Jaimie.Reavis@TukwilaWA.gov RE: REVIEW COMMENTS RESPONSE Lantern Landing (Project File #PL17-0001) L17-0002 Shoreline Substantial Development Permit L17-0003 Administrative Design Review ate::: per emu/ JUN 09 2011 This letter includes responses to the review comments received May 26, 2017 regarding project file No.PL17-0001 for Lantern Landing at 1233 Andover Park East, Tukwila. Please note the following responses to comments by reviewer: PLANNING DIVISION The original reviewer comment is provided for reference followed by a response in bold. Modifications referenced in this letter have been clouded and marked as Revision 1 in the accompanying site plan. 1) The new trash enclosure location does not meet the 5-foot setback requirement. Other districts within the TUC include a waiver for side and rear yard setback areas if building and fire code requirements are met and reviewed as part of design review. Unfortunately, this provision does not apply in the Workplace District. Our Fire Department and Building Division reviewers have looked at the design and location of the trash enclosure, and have noted that it will meet fire and building code requirements. We will need to look in to this further to determine how to approve and document this deviation from the setback requirement. JMA Response: This is acknowledged. We will await further information regarding how the enclosure is approved and documented. 2) Provide pathways connecting the public sidewalk to the front door through parking areas (18.28.260.D.5). A hard -surfaced walkway a minimum of 6 feet in unobstructed width shall be provided for safe walking areas through surface parking lots between main building entrances and sidewalks adjacent to streets. Front surface parking lots shall provide such routes at a maximum spacing of every 300 feet or to each major building entrance, whichever is closer. Material contrasting from the asphalt parking lot and/or raised pavement area shall be used to provide separation from vehicles. Raised walkway(s) could benefit the site by discouraging cut -through traffic. Pedestrian -scaled lighting (max. height 15 feet) shall be used to clearly define pedestrian walkways or other pedestrian areas within the parking area. JMA Response: Pathways have been provided on the east and south sides of the building from the sidewalk to the main building entryways. A 6-0" wide concrete path has been extended from the paved area connecting the (2) north entryways to Andover Park East. A 6 -0" concrete path has been extended north from S. 180th Street toward the building's south entryway. This 6 -0" pathway is demarcated with painted lines where it crosses the paved parking area. JACKSON I MAIN ARCHITECTURE, F.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTLE, WA 98104 p 206.324.4800 I f 206.322.2875 JACKSON (MAIN ►/ARCHITECTURE 3) Walkways shall be provided along any building featuring a customer entrance, and along any facade abutting a parking area. Is it possible to add a pedestrian walkway along the southern and eastern sides of the building, while also maintaining some landscaping areas? JMA Response: We do not believe that there is ample space between the building and paved parking area to provide both a usable sidewalk and effective landscape coverage; in certain areas the building sits at the 5'-0" min. distance from the paved lot. We request consideration be given to the fact that this building will most likely contain larger retail/showroom tenants that are not conducive to cross -shopping and may potentially house a single tenant. The two entrances on the east side of the building have been connected by a single paved path due to their proximity. We request that the south entry be permitted to remain as currently designed, with the addition of the concrete path to the right of way mentioned in item 2, above. 4) The Design Criteria Response includes a note stating that the existing fencing around the loading area will remain. The fencing in this area should be designed to be consistent with the design of the building. Please explain how the fence will be removed, replaced, or modified to be consistent with the building remodel. JMA Response: Please note that the existing fence will be removed in its entirety. '""'`Planning comments 5-12 reference the landscaping plan. Responses provided in blue are from Ken Large, Landscape Architect: KLLA 21803 NE 17th Ct. Sammamish, WA 98074. Ph: 425-836-4578 email: kilaacomcast.net 5) All landscape plants within the shoreline jurisdiction are required to be native to the Pacific Northwest, or hybrids/varieties of natives (i.e. a hybrid of Pacific dogwood is acceptable) !f they perform better in a landscape setting. Existing non-native plantings within the shoreline jurisdiction should be removed and replaced with natives. A combination of native trees, shrubs, and groundcovers (including grasses, sedges, rushes and vines) shall be planted. The plants listed in the Riparian Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection. Site conditions, such as topography, exposure, and hydrology shall be considered for plant selection. Other species may be approved if there is adequate Justification. KLLA Response: Native plants and native hybrids have been used within the Shoreline Jurisdiction. 6) The landscaping perimeter along the south side of the site, at the comer of Andover Park East and S. 180th St., approximately a third of the planting bed area on the south side of the driveway off Andover Park East, and the landscaping area along the west property line up to approximately the trash enclosure are located within the Outside of the River Buffer area of the Urban Conservancy Environment. Within the south and east perimeter landscape areas, plantings shall be as follows, per TMC 18.44.080.C.3.a: One native tree for each 20 lineal feet of required perimeter landscaping, one shrub for each 4 lineal feet of required perimeter landscaping, and native groundcovers to cover 90% of the landscape area within 3 years, planted at a minimum spacing of 12 inches on -center. Along the west property line, plantings are only required to be native species. KLLA Response: Plantings within the "Outside River Buffer Zone of the Urban Conservancy Environment" are shown with one native tree for each 20 If and one shrub per four feet and groundcovers at 12" on center. New trees are not provided under the driplines of existing trees. JMA Response: The revised site plan shows street trees placed at (1) tree per (20) lineal feet per TMC. Is it possible to be granted a variance to keep the street trees as previously designed, at (1) tree per (25) lineal feet for a total of (3) trees along the south edge of the site? This would maintain visibility of the newly renovated building from the intersection and from S. 180th street. Groundcover and shrub density would be increased in either case to meet code requirements. However, is there a possible compromise for street trees within the south end of the site that permits us to improve upon the existing condition without obstructing visibility into the site? JACKSON I MAIN ARCHITECTURE, P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTL E. WA 98104 p 206.324.4800 I f 206 322 2875 JACKSON MAIN ►/ARCHITECTURE 7) Note the following requirements for utilities within the shoreline jurisdiction, and demonstrate how the design will meet the screening requirements at the corner of Andover Park East and S. 180th St. (1) Utilities such as pumps, pipes, etc. shall be suitably screened with native vegetation; (2) Utility easements shall be landscaped with native groundcover, grasses, or other low -growing plants as appropriate to the shoreline environment and site conditions; (3) Allowed loading docks and service areas located waterward of the development shall have landscaping that provides extensive visual separation from the river. KLLA Response: Utilities are screened, and easements and loading /service areas are screened to best extent possible. 8) Please modify the notes, details, and plans on landscaping sheets as necessary to reflect the following: a. No stakes are needed for trees. b. All burlap, string, baskets, etc. must be removed prior to planting. c. NO pruning of tree at planting, except to remove broken branches or roots. No stain or treatment of ends. a. KLLA Response: Staking of trees is removed. b. Burlap is peeled off the top of the rootball and baskets will remain as this is standard nursery practice. The rootball strings can be pulled. In several conversations with nurserymen and 35 years of experience, it is best for the tree rootball is not disturbed by removing the burlap or baskets. The burlap will rot within a year and the baskets are not an issue to the trees development. There is more risk of damaging the trees by removing these items. c. Agreed. 9) Please provide information on how the boulders/rocks within landscaping areas will be installed in a way that will prevent damage to the retained tulip trees and their roots, and how installation will prevent compaction to soil in the planting beds. Include notes on plan sheets to direct proper installation. KLLA Response: Rocks will be set on prepared subgrades, avoiding existing roots. Depth of the rock shall not exceed the depth of the subgrade. There are five proposed rocks that are within the dripline of the existing trees. These rocks are close to, if not over, the extent of the building footing excavation. The building footings will require excavation much greater than the effects created by the rock setting. 10) A tree protection detail is referenced in the landscaping plan but is not included. We will provide one for use on the landscaping sheets. KLLA Response: will add city detail, please provide. 11) Structural soil is required in planting areas adjacent to parking lot or sidewalks. This will include the area that has a tree in it that is south of parking space 21 and the areas along the 180th. Not sure if it would be necessary for the area against the building. KLLA Response: Not sure what this is about. The area will be sub -graded per the specifications and imported topsoil provided with mulch. The palm tree off of parking space 21 is being removed. Not sure what is required here. 12) Provide information on the type of soil amendment proposed in beds with retained trees. KLLA Response: Soil amendment is specified and provided under the "Site Preparation and Soil Installation" JACKSON I MAIN ARCHITECTURE, P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTLE. WA 98104 p 206.324.4800 1 f 206-322.2875 imp JACKSON I MAIN IIIMARCHITECTURE BUILDING DIVISION 1) Extend accessible unloading striping at the north side of the site to include the entry ramp in the parking lot. JMA Response: This has been provided. Please reference drawing A-1.0/1. 2) Two accessible parking stalls are required and two are provided. One must be designated for van access. JMA Response: Note that both accessible stalls provided are dimensioned for van access. Additional notation has been added to drawing A-1.0/1 to reference this. 3) Projection of the roof/soffit along the north elevation is limited to 40" into the setback area. JMA Response: The roof extension along the north elevation has been modified so that it lies within the 40" limit prescribed by code. This has been noted on drawing A-1.0/1. 4) Projection of the roof/soffit into the 5-foot setback along the north elevation shall be 1-hour fire-resistant construction. JMA Response: This has been provided. A note has been added to drawing A-1.0/1. Full detailing for the 1-hour rated roof extension will be provided in the building permit documentation. 5) Exterior wells along the north and west elevations shall satisfy 1-hour fire-resistant construction (including joints). JMA Response: Existing 1 hour -rated CMU block walls with fully grouted joints will remain in place at the building's north and west sides. Existing doors in the west wall will be upgraded to 1-hour ratings. These items have been noted in drawing A-1.01/1. 6) Exterior walls along the north and west elevations are required to have a parapet (30" minimum height). JMA Response: Please note that per 2015 IBC 705.11 Exception 6, the building is not required to have a parapet due to its exterior walls sitting at or beyond 5'-0" from the fire separation distance (property boundary). (Table 705.8: Fire separation distance 5' to less than 10'. Degree of Opening protection: Unprotected, sprinklered. Allowable Area = 25%.) Note that this building will have a sprinkler system throughout. Sprinkler design will be a deferred design/build submittal via the general contractor. Items directed to landscape will be answered in &separate letter included with this response package. Please let me know if you have any questions or need any additional information. Thank you for your time and assistance. /ijt°1 Bryant Bronson Architect JACKSON I MAIN Architecture, P.S. 311 First Avenue South Seattle, Washington 98104 206.324.4800 P www.jacksonmain.com JACKSON I MAIN ARCHITECTURE, P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTL.E, WA 98104 p 206.324.4800 I f 206.322.2875 FL OWEST ELEVATION II IIf n Ts? Y ' I t O SOUTH ELEVATION of o.f ? (r� eflu 2 EAST ELEVATION ONORTH ELEVATION c ®CD© CDCD© OKA G2 f Al OA LE) _CED Q CAtelev IMAM 1.41KN9MF ,[. fa vfiu.xY4, _w ▪ 0.1011.0.1•tUM.Set 11.1 Wi▪ d CIXOR',Nx MY11PAPY MATERIALS LEGEND SYYOOL MATERIAL. Mann /4111.1iNg TAN Cl 11111001.1.111. 111510.1111 *PAWN MC9111140t.liniellire 20/7.10 CI 1110,10,1 11.11111111201.111. T711.111.. SHEET NOTES: T' '? REC--VD Community Development 1 JACKSON 1 THE ANDOVER COMPANY, INC. LANTERN LANDING 11111011147.11, LA, EXTERIOR ELEVATIONS A3.01 Ty®FIRE EQUIPMENT ACCESS N60' 1t N W 17B00 1W01¢/A sem.< to OlOCWALL WITN ROW MAIM TO MOM N PUCE At VW sOIOIIAOIIo --- IC3ma\�� �31��SIy ■I`ui�v-fAlA7♦r S 180TH ST. (iY,11MPERVIOUS AREAS DIAGRAM �,� •se W cc Lu 1 I PERY1011114-ANDBWE 10Eb LOGO O OWED LW NWO.101 PEW PROOF OWROINP MOVE GOWN CANIUN FI YY TONE IWO., ▪ IIANTWV NEW CC C. NO. TIMM NmNAE N0006MIAOW !IMMO ,NO W▪ I.011I0R NOT MN*, .lY FMYM ATPE6T. ENOOWE NIL Al 5x ROM YEW 70116110t/IWIINS W▪ WII P.M S IMPROWT IWCW1101.IINIWNM. I NOWIE RAN FO11ATITMAL 1CR NEW IMPERVIOUS • 1.341 SP REPLACED WPERVOUS • 610 SF NEW • REPLACED IMPERVIOUS • 1.M3 SF TOTAL E7D0T1ND IMPERVIOUS SURFACE AREA. 33,30E SF TOTAL PROPOSED IYPCILVIOW SURFACE AEA. 32.317 SF 14I1.2NOT1 OF WM.uRFTE RWID C W OLEO(W ALL W TIN NAI v PUCE AT MOWN SW 01 @MOM N38' 1ZOI'W 170.00 \\\�\\ \\\\���.\\ \NN \\\\ \\�\�\\\����\\\\� COSTING BUILDING FOOIPROR NNATa7E WAN NOCATu ETNAIPROOF' WIMOVE OAR LANAI ueF NNGTEWCINR VE•OI® FAEHIpvM-n:IN° S 180TH ST. - -1 FRONT'" m "a W/r11POPIRMIPAWAY MOWN caABNANCI1EVEE w•1.31 TOAl OONEWIAMNAPENE mW1o®NOT PAW NNOEPRGgOYIgEOVO =NWTWILNO NTN IN COINWrxaaN1mNT. VS MKNOW O L WIN 1WILS NNW. RW0.1!PNUIOM WUNW sW wme PANw01Cr wo rewrap, wAr. N'a ammo., oess'N"ums•Ho arrovc8RE PUN LAND USE RAN INNAMIWN F10PYA11NL GRAPHIC SCAT! EASEMENT GPl WTEC T0: WA611INGTON NATURAL CAS CO. PURPOSE: GAS PIPELINES OR PIPELINES AND APPURTENANCES RECORDING DATE MARCH 312 IBM RECORDING NO. 07432100236 EASEMENT GRANTED TQ PACIFIC TELEPHON3 AND TELEGRAPH PURPOSE POLES WITH NECESSARY WIRES. CABLE. AHD ADMIRES RECORON0 BATE AUGUST 10, 1920 RECORDING N0.: 2504741 W 0 Z _ IVICINITY MAP 11DTTOACN£ SO SCREW OVRIXIMWARY, UWH OCNNIRO L' TAKEN FROM FEMA COMMUNITY PANEL NO, 6300010002 B NOT TO SOME PROJECT SITE IS OUTSIDE OF PERM 100 YR FLOOD PAIN TONE C -AREA OF MINIMAL FLOOD AREAS OUTSIDE SRIA 3 NIGHER TITAN THE ELEVATION OP THE 0.2% ANNUAL CHANCE FLOOD 1%CWICE ANNUALLY LL (TO YR. FLD HAZARD OOD) FLOOD PLAIN MAP 11 U>SCALE EASEMENT GRANTED TCT PUGET SOUND POWER AND LIGHT PURPOSE: UNDERGROUND ELECTRIC TRANBMIS0ION MINOR DISTRIBUTION SYSTEM, TOGETHER WITH ALL NECESSARY OR CONVENIENT APPURTENANCES. RECORDING DATE AUGUST 10. 190E RECORDING NO.: 85061037/0 -------------------- - EASEMENT GRANTED TOT CITY OF 11.110VU PURPOSE PUBLIC SIDEWALKS AND UTR1T1E8 RECORDING DATE NOVELBER 32 ISMS RECORDING NO.: 9511300500 111 JACKSON A31�C 4T,7GtR UE RI I11 srATTI 3wa0070 rl 7MOt5ANO W W W.Naaa.u.. 0k. THE ANDOVER COMPANY, INC. LANTERN LANDING l 1 3 1 e 8 PRO,ECYND.: 17013 P.O.W.NW. alA MINN EY O.� OR®IV WE PLAN -LAND USE A- 1.0 ,6u.11aY 00901. a..Nr NNAME MULCH .01AMS®1011.0s020.4/ •01.01EN. LW CALVES WATT - Ma S IMO AKNTOE IMRE SWM 1/ALL01 MD Aw MNTa1TA2SAO3 WA Ma 13.00,110.01/ 03000,11055 104119 CANN Tat 9 ] IMMO 005001030M.OW t1363.01 CM. WRONG E Eli MONA 039170LIA ANGEL OSIMINTMLOW ELEMANTEARS 1 FULLS cAmir WEADS 04316100303. rAE 1100ST0/ PPA110 .sD PAS, IGALLaN b GLW MANNA YI9EM01604 1.41P4 CAN ar 0006 lT[ M GM CM0WSR1M2N9411TT1 NONE/10401110E1610 I LUNCH CAN IC1T6 WAGE OWN COLONS 503E9/NED090 EOAOT L. WIMAX r 35 9 cOON 0001/3 m,b4MUMILII STAE,041/M ALCO ' DOGWOOD ID CALLTER ML2TD Ii1awD 7 LUNY 019N3 SM94EA MID `1A1LON ,00 sPACINS 02199s036603A ANGOT 110.019 MAW GOa046 0 1101 .nLa+.1 901 91.310 NIA • PLC L GALLON U eta ERICA=NUM SODA IEN30N GNAT 14• 10 SPAM*. M e1ICI 01OCA 1W694B0ECr'0M MUM sAN Se 9ACING Y 030 GA0R06N91f 14NL01 0,1 w TAT 9ACO. • 001110.101 1a13ENa 1 O CAN A 20 .EST FE039 61.60010a a NUE 1 GALLON CAN 9.TN 9ANm1 OM ON GAul1EaM N,.104/6.41. ONE M111ON.a' TE9. 923 30E10,4310.A 643.001 cAN 6 LOAM UN.E.E.A Wan/ ETE19. NIOEYOUSLE L GALLON CANCM CENTER MA4190AINNOTI/ 01.11,0000NtaVe SG4404 CAN.IS• MEW 0.59A@ 4.940 r. 1m MAW 1 GALLON CM 12•NNW 0.10439.11.0.• GA04X4 CM 03 10497100.13 YAW ILIA 1 GALLON 9AC91G M WSSBIATEMOS&MN M99GU41G4T4ED 4A0P IG.W]JN Mkt N•T 9ACING n MEMO INA DAM, NBETA, GWP4MA4. PEONIES. L5NION CAN 14TH IEINFMA .03A i GLL94 M•199 PE.v ICKNOd9A ATOLICPCI A/ .U1IIAN SAGE 1 GALLON CAN 15 POL NO 00,93.000.3. 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TYPICAL DECIDUOUS TREE PLANTING 1OALIMUM _- Ems ' 1c, m.v..RAF 1 WA1P91119.19f9M1O1 A agIH1 .19. 14112110101 9•D99NRb M101.m Mfl 9sa01W 0,W1 0 TYPICAL SHRUB PLANTING 1.41.11.01 rra-1•:: •Sr am Ir.a Mr Iti• v.4 KW 20.10 AO ...g1� LW IN s.ODA/00 '1y..�Tir061 To TOE■ ..Iael 001.00.Gr0033001LMTO100100 D1A4DSBt AWA. • 1uv4TlaCA11w 5021.5000551 bN91 100411A.L AE •03903I 00.031a01 NG mIRNEALL0.1.51 ER.4011MLPE1MM➢9J PLANT SPACING CHART 'NralalNTa' SITE PREPARATION AND SOIL INSTALLATION L Nowt 0ON1911E000110 00tra 1]M04NO3A10120 MP19b9 MNU19.t009 WN 1oWAal P10WRTEN 61L4S1010.101.000 1 1960.3ALLSIDT.0.00so45tl IMT,lc swlorolln. a02710.0,00091191 .9“3110MEM0.00090015 4.UAo. AM Twos255 P19M10901MEA.mums. 411ADA 100M11IMMM NYIM.O WTTM091 AsTDI TOW4P 91945 Tumours i vow0.1P9M 1SAEWOO.W M1W 1.9.4 0.0TOIE owT60 13/0000.03.56191006096E 00 NMSI519001016LTM'AIETo snow aNsu 2 0.09PW. 14I6004.LPTML•A1011AN0 Nam P0440E. b. 0.10.0000OMPApo M.Ar09M OQOMwon itowcaTAW twoot 0011103 NTmT.0M9W0ETO6000O.ITOW. UN swum Arm .tmovmoo4 P m oots11.FATF1Tw. 15•091000M. L wows r 09m 01.0331 6064000.90NN1 sex E64993 Nos MUM. 0VOUSUW11M1a. a ....a066.M....WMmiM9.4•6•2 .»OW.3..D .0.0i19 pbWUMnTbsrl urwr NMl aT1.404 MM.m.OM tM 0.6•0.60•6 . Mat ...bolt 011a11i50.9I91.4 W WM..M 00916.1 01111t 9.0 *NW MmomMrtm .tb mrmmfa.asn 4M991,90100b N.Mi•M km•. by 20 Mb 19NMst W1.Tn. 9119909 tote tern* 1199i..M1N IMItm1 WW.M 0111.91w00.9taaAm Mom Amami6p Mut t utt M tloutmab9tem O. gamin . Mk TM mot YIM.1 not bmMakm1MM 99T.9.141106r1 mith meoT4 Mu MM ..mrNMYM aai41.1M m.9 Av4 A+. .mmM the We AI M MMA u.b .Td maimmb al N NA M uM11 MA.aN ✓ atMcmn u9 Mry lmcm aTwr.9, a.43 M.l m e. MGM mW 1M Omm. o, E, 19.1▪ 10.90111, 0M0.00M190Y[•M199API lTu10t. LANDSCAPE NOTES L LOGTETWW MVO MIEN. SO 910MMTLAMA' 92211110IE6 011199. 1/190904 MOMS 01L0424IIM 1001116 1O013 OWL MAMMON 1TTE 001010TT0,,*talnl0.T1at. 2. 010.PC4,0I19I04LERAM90ATL0013147140N11209 MPS A099 lruM00M191019041K02I10 44.9. L 49405014441 940 11100N9T1190140 0s19TECOYAl916. a ,uU 900LE1MNOOAT100E110.E10.1ER 4t01A ALL N19M009s EP910N HMOS L 0009 MMO.0UMS 9101.Ea 1040M Y90n 0.1210.90091.9 32 AM 5N.9M0MTMAM4TPt 0319Run rTO Ir. ann a 1E fl4491M0M4M am o1.AWnE0u1m M9a9 AF.0.1201Eu IS TAXCN 700. 01904TA PIANO/ COMPACT SPREADING YEW OEGALL04 034. 24. TIT 9. N VAC vACmaUM MATVM 60910 o5Ai1OW E19irleome-NEa.1' SCALLLM PIM40 COMP 3 YUC loc./0.000610 2G4LLION 24• T9 94C12E 2 YOCC YUC9POAIW1I195AE09T DG EE tit ,91 sums tUdIO (jtiaSITE PLAN • LANDSCAPE. W P.3. mow 310 WOE PROPERLY BOUNDARY tar 17 SC W 1ADD 27 1p '.: IIW 1 1 44*, tl�x`* iiiiii'3-Q S 180TH ST. // GOLF N. tl • 4 RM den, 146411/1/ ANDOVER PARK E MroNgt WGi G9 KEN LARGE Lmos NE 171, Cate l:t 201d6o6271Mfurl ' 5ommt234LW49.074 Oflm 4E043 .4979. C410 206-390-7617 FAAIC h Idlaketrartmt 4261964192.3 ORARSC SCALE to JACKSON ARTC URE 91 NOION T 203.104.900 %it,. NCO 0,94 41 MONCT10: 190.10ff MR, LANOSIYTPE SITE L 1.0 imitamaactstom elm MP1P11I1W W cn tb 0 2 are .a, a8 F �y7,yp: �` ?:lt tr :ih,�y} °l�-1 . a", Lip %wan PIS i;1 1y i _ IS 8� i. t4_sa '' ti C'r ^1A °o .c Lag OSS egd s k9 f iiF3•'ry -r �:" .S. LYa1' PS Z&Jpe�iirks ` -. AP°° P° P32 r 5 �«;, p p p � s„ii 1 �'..�i,S�enG��iES�GG$�f3— toss iO Rii LPSI osL t114 86l^"55;oOpPPoou::uiAA moat, 11 P73 4 PST. A LOSS PCP.1r10. LANTERN LANDING 1233 ANDOVER PARK EAST TUKWILA, WA 98188 4 101 .1210 §;si 0 B y" 8 pt it E) nV rp40 0n� 6E&EfjiE UV Fp 8s 161 Fri r-a a ra #o7tioy BOUNDARY S00' 1T 60. W 242.60 REM MO SM.,: EC G M1.MI, , W"F1.{.....p 8E - Et. Ei'- 6 i• i 0 OW' n5te9 ES.:i9 IrExEE -Ef ei5FeS i5 I ...!8 ' P' Itk' %'1010'h',, 4a" il LFFGGFGFGGGGGGFGGG666Ei66L6GGGKi6EG5[LLEGGLGG5G55G 'i1F , i af. 8,B 8' GGF6FGGGE6GGG5FGGGF5F0006FFGGGFFFGGLSEFGGSGGF6GGGGLEGG•� 8 GG55FGGG5GGGS55GGGGGSGGGGSGGGGGSGGGGGFSGSGG65F5GG65R•{ ��� Id li G; GI fag Pi 88 i; ° it i .1� IF 1111 1i; '!1F' g Ff ye ..o,1.j' I �+i I. I:6::::i E6Li5L5E s8GGGG.1 GFGG•E vtano0.5 _—q t 11a,lf o a)PERPf BOUI iTI p Mgr 4T 55. 160.52 a w l• y ANDOVER PARK E THE ANDOVER COMPANY, INC. Say �co co icZ 03A1203 City of Tukwila Department of Community Development FILE NUMBER L17-0002 (Shoreline) L17-0003 (Adm Design Review) Land Use Routing form for Revisions TO Buildin X Fire Dept. ❑ Police Dept TParks/Rec. X Public Works: (please list the name) David McPherson Project: Lantern Landing Address: 1233 Andover Park East Date transmitted: May 9, 2017 Response requested by: May 23, 2017 Planner: Jaimie Reavis Date response received: COMMENTS Original application materials routed on 1/27/2017. Revision includes changes to the site plan and building footprint to accomodate more parking. Attached are both the original sheets (if sent back to me) and the revised sheets A-1.0 and A3.01. S-10 l7 — c1( freAki Q qc SSr_ b f e kirat.(d s -vi HI II-- IP‘c( 9,t4.1-v- y Vzl wt. p 1 fit. "asrF- [ (of ' Z aC e-S ("kid wV- ( f Cs r LA.( red cri4d z 14-'0 tl 1 ded 0 14-e- p/cw-1---- be- ' de.4 i . kcete_d "140 12 ro(E'. c�0.o� to 9'4 /orf 4 'le✓R Fr 0-1-L l/ ile d o ¢gyp" r 4o re, &R4, 44/c .rrodeci-e`okt cic- rt oP(sof"f ikj-o .5-' Jef �( Ifa (it q � k t"i e le Ja fi a Pt r A 9'1(/ d e- � 4 I-? F. colets/ . _ ?error 1,M I (s T(- A)0ref am" wes7 ele vq �'u- s1L2 fairs' ( Tal` r/Yr FA co hS Oh- c PIS i041.fS) >Z 1 er--(or G/R((r a A/or14 ucJ )ejf efe✓gfro4-i cure- v� R /�C#"a e -f (io 4j 114e j A ❑ DRC review requested ❑ Plan submittal requested Plan check date: 5 - (O -' ( 7 Plan approved Pg ( Comments prepared by: 1/ �J. RECEIVED MAY 092011 FILE NUMBER L17-0002 (Shoreline) City of Tukwila L17-0003 (Adm Department of Community DevelopmenBUKWILA PUBLIC WORKS Design Review) Land Use Routing form for Revisions TO: X Building X Fire Dept. ❑ Police Dept fParks/Rec. Proj : Lantern ding ec ,XX Public Works. (please list the name) David McPherson Address: 1233 Andover Park East Date transmitted: May 9, 2017 Planner: Jaimie Reavis Response requested by: May 23, 2017 Date response received: COMMENTS Original application materials routed on 1/27/2017. Revision includes changes to the site plan and building footprint to accomodate more parking. Attached are both the original sheets (if sent back to me) and the revised sheets A-1.0 and A3.01. Po Bo WoKKS klAS /vo S-11044t.it., 6 S IG tJ g e v I Ew CoENTS . s'/Vr2 ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: Iv. JACKSON i MAIN ►I ARCHITECTURE April 27, 2017 ATTN: Jaimie Reavis Senior PlannerICity of Tukwila 6300 Southcenter Blvd, Suite 100ITukwila, WA 98188 RE: Lantern Landing (Project File #PL17-0001) L17-0002 Shoreline Substantial Development Permit L17-0003 Administrative Design Review Jaimie, This letter is submitted along with revisions to the site plan and elevations for the Lantern Landing project at 1233 Andover Park East, Tukwila. Per our recent discussions, we have modified the site plan and the building footprint from our originally submitted design in order to retain additional parking. I request that you route this new information for review as necessary. Please note that the project is currently under the following reviews: 1) Shoreline Substantial Development Permit 2) Administrative Design Review. I have attempted to minimize changes to our original design as much as possible and have maintained most of the original design elements, proportions, and scale. A summary of the modifications made follows: 1. We have decided to retain the existing parking lot as -is, with perimeter curbs, parking stall locations, sizes, and striping all remaining as they currently exist on site. Per our meeting on April 17 and subsequent emails, I understand that we will be permitted to maintain the existing non- conforming parking as -is. 2. We have changed the parking from its existing condition only in the following areas: a. We have placed code -compliant accessible parking stalls and alightments adjacent to the proposed new entry locations. There is one ADA stall on the south side of building and one at the interior corner of the building. b. We have resized the bay of parking facing into the east side of the building from standard sized stalls to compact. The existing parking includes less than the 33% total of compact stalls allowed per TMC. By changing this bay of stalls to compact have been able to get the compact percentage up to the full allowable 33%. c. We have modified the existing parking island at the southeast corner of the building and have landscaped it. There will no longer be an entry at that corner and so the existing concrete pad is not needed. 3. The building footprint has changed to accommodate retaining the existing parking in the following areas: a. The south end of the building has been pushed north 10'-0". b. The east face of the building (into which the pull -in parking faces) has been pushed 5'-0" to the west. c. The north "lantern" has been extended eastward in order to recoup some- of the lost square footage resulting from items a. and b. above. d. Note that the north "lantern" design has also been modified to more closely resemble that of the south lantern. This was done to simplify the structural design and retain appropriate massing of the lantern as its footprint increased. 4. New totals have been calculated for the new and replaced impervious areas on the site resulting from the above changes. Drawing 3 on the revised Site Plan, "Impervious Areas Diagram" indicates that our new + replaced impervious total is still below the 2,000 SF threshold for stormwater design review. JACKSON I MAIN ARCHITECTURE, P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTLE, WA 98104 p 206.324.4800 I f 206.322.2875 JACKSUN I MAIN /ARCHITECTURE 5. New elevations are being provided as well to illustrate that there are no substantial changes to the design language or materials from the original submittal. 6. Please note that the 200' Shoreline Overlay Boundary is shown on the Site Plan (note is adjacent to the Flood Plain Map) and that the revised building footprint sits entirely outside of the overlay boundary. Please let me know if any additional information is required or if there are any questions about the material submitted. It is my understanding that this information will be integrated into the applications already submitted and in process for both the Shoreline and Design reviews. Thank you for your time and assistance with this process! Sincerely, Bryant Bronson Architect JACKSON 1 MAIN Architecture, P.S. 311 First Avenue South Seattle, Washington 98104 206.324.4800 P www.jacksonmain.com APR 2 7101T Corn- -;y ..ant JACKSON I MAIN ARCHITECTURE, P.S. WWW.JACKSONMAIN.COM 311 FIRST AVENUE S. SEATTLE, WA 98104 p 206.324.4800 I f 206.322.2875 N89. 12 04• W 170.00 398 SF 161 SF 83 SF —: :VIOUS AREAS DIAGRAM .0 328 SF L 2 'z. • SIU0IFM SETBAO: S. lox 30L000NO3 AREA DA9ED lNE INDICATES EDGE OF ROOF OVERMANS ABOVE COSTING CHAIN LINK FENCE TO MANN NEW CORM ElIX 3WASI. ENCLOSURE 001009 NTO SETBACK ADJACENTMUMS NO FA DOES NOT FACE RS AREA NO ENCLOSURE IS MOT READILY VISIBLE FROM THE STREET ENCLOSURE WLL BE MOE N FROM NEW TRTRE SOUTH BY COSTRG FULL GROWN PYRALOOJEC TO RERAN IS PUCE SEE PROJECT DESCRVfIOWANALTSIS LANDSCAPE FLAN FOR ADDITIONAL INFORMATION. ANDOVER PARK E I • I PERVNwS1UWDSCAPE NEW IMPERVIOUS - 961 SF REPLACED IMPERVIOUS., 806 SF NEW. REPLACED IMPERVIOUS • 1,767 SF TOTAL E%IS11NG IMPERVIOUS SURFACE AREA. • 32,3005F TOTAL PROPOSED IMPERVIOUS SURFACE AREA. 32,430 SF N89. 12 04• W 170.00 EXISTING BUILDING FOOTPRINT DASHED LINE NOCATES EDGE 00 ROOF OVERMANS ABOVE S 180TH ST. COSTIND LANDSCAPE BUFFER TO REMAIN DOES NOT MEET CURRENT REQUIREMENTS FOR s-R.44Fve41. CORRIDOR. STRIP WILL BE RANTED WITH NEW CISTUS PURNAEAS ROOD005E AND PROS PUAMLO TO EST/RUSH A BUFFER CEWEEV PAP.:TC LOT AGOUGHTCF WAY. SEE PROJECT DESCRIPTION TAALY56AN0LMIDSCAPE PLAN FOR AOORIONAL INFORMATION. \10 —NEw CODECOMPIYNf ADA MALL AN ALI1311YMENY HALFTONE DASH 00037 S EDGE OF ROOF LEE ABOVE • ECSTNG PARKING TO REMAIN ASKS UNLESS NOi®0N1UNWue OARS BARBED LINES 0112ICATEZA' CURB OVERHANG FOR PARKED VEHICLES FIE HYDRANT -EASING FRONT YARD SEIBAC01r-0• - �[-2KfeFTei sfaif (-kJ SOUTH PROPERTY BOUNDARY ISE URBAN CONSERVANCY LEVEE BUFFER OUTSIDE OF PROPERTY BOUNDARY SITE PLAN LAND USE GRAPHIC SCALE xx EASEMENT GRANTED TO: WASHINGTON NATURAL CAS CO. PURPOSE GAS PIPELINES OR PIPELINES AND APPURTENANCES RECORDING DATE MARCH 30, 1995 RECORDING NO.: 9503300235. EASEMENT GRANTED TO: PACIFIC TELEPHONE AND TELEGRAPH PURPOSE POLES WITH NECESSARY WIRES, r'4PI F, AND FIXTURES RECORDING DATE AUGUST 19, 1929 RECORDING NO.: 2554741 ANDOVER PARK E FRONT YARD SETBACK: 1SJ. \ --TOO SHOREINE OVERLAY BCJHC0RN • URBAN CONSERVANCY LEVEE -OUTSIDE BUFFER TAKEN FROM FEMA COMMUNITY PANEL NO. 530091 0002 B NOT TO SCALE PROJECT SITE IS OUTSIDE OF FEMA 100 YR FLOOD PLAIN ZONE C' = AREA OF MINIMAL FL000 AREAS OUTSIDE SFHA & HIGHER THAN THE ELEVATION OF THE 02% ANNUAL CHANCE FLOOD SFHA" = SPECIAL FLOOD HAZARD AREA 1% CHANCE ANNUALLY (100 YR. FLOOD) FLOOD PLAIN MAP NOT TO SCALE . EASEMENT GRANTED TO: PUGET SOUND POWER AND LIGHT PURPOSE: UNDERGROUND ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM, TOGETHER WITH ALL NECESSARY OR CONVENIENT APPURTENANCES. RECORDING DATE AUGUST 16, 1995 RECORDING NO.: 8508160779 EASEMENT GRANTED TO: CITY OF TUKWILA PURPOSE: PUBLIC SIDEWALKS AND UTILITIES RECORDING DATE NOVEMBER 30, 1995 RECORDING N0.: 9511300500 j/7iiw OOo3 IPA JACKSON I MA ARCHITECTURE 311 FIRST AVENUE SOUTH SEATT.E WA 98104. 206324.4E00 W W W.JACNSONMAIN.00M 0 W - w 0 THE ANDOVER COMPANY, INC. LANTERN LANDING )- co Q W < co am co`- Ce J 0 ZS 00) 2 cv }-- PROJECT HO: - ME PROJECT MGR: JA DRAWN BY: BJ CHECKED Br G Jo SITE PLAN - LAND USE A- 1.0 40 PARAPET- VERIFY za--0 12.101?TO. FASCIA TPO ROOF AND PRE -FINISHED GRAVEL STOP EDGE META. /LT.O. SOUTH LANTERN V2T-3314 2-10112" T.O. BEAM (6 LEVEL1 ( TOP OF STETM BEAM 3/4• PANT SOFFIT TO MATCH BENJAMIN MOORE 'LACK RASPBERRY. MATERIALS LEGEND SYMBOL' MATERIAL ( A ) HARDIE REVEAL COLOR PLUS PANEL SYSTEM OVERYA• FURRING STRIPS COLOR AUTUMN TM- • SMOOTH FINISH . B ) MUTUAL MAMMALS GROUND FACE CRU COLORTAOIMAPI BROWN' PLACED N RUNNING Mfg. • MORTAR COLOR AMT OI TO BLOCK - • ( C ) KAWNEER STOREFRONT SYSTEM FINISH: BLACK l D \ • PPG GLASS SOLARBAN SO COLOR ATLANTICA - E ). PPG GLASS SOLRBMM 00: CLEAR ' ( F ) ELAs1OMEWCPANT BENJAMN MOORE WHEELING NEUTRAL' NC42 �O PANT ' . BEJ MN MOORE SACK RASPBERRY 2072.20 EKISTNGNORTH WNLTO REAMmRAGEL)?1xo3 BRAKE METAL WRAP MOUND NEW ROOF FASCIA PANTED TO MATCH COLOR IMAM RASPBERRY LEVEL 1 a-o-� BRAKE METAL WRAP AROUND FASCIA MATCH COLON RASPBERRY -.. /vl ! OKJ /HQX •CD 4Vi-*be /hr FR CFML>} HSS BEAM WRAPPED WITH RIGID INSUL ANDPREFNISREO ALUM. BRAKE SLIME MATCH COLOR BLACK RASPBERRY' LEVEL -aa.Q. T.O. PARAPET- VERIFY LEVEL 1 NORTH ELEVATION VT•TB. �1• JACKSONIMF AACHITECTURI 311 FIRST AVENUE SOUP. SEATTLE WA SB104 t 20E324.ABOO W W W.JA:KSONMAIN.CON THE ANDOVER COMPANY, LANTERN LANDING k O z CV 0 00 20 1,3 CC 20 161 2 PROJECT NO: 17033 PROIECTMGR: JAN DRAWN BY. BJB CHECKED BY: Checker EXTERIOR ELEVATIONS A3.01. I ARCNITECIIIIM P.m EMS City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director NOTICE OF COMPLETE APPLICATION March 2,2017 Mr. Bryant Bronson 5628 Airport Way South #112 Seattle, WA 98108 RE: Lantern Landing (Project File #PL17-0001) L17-0002 Shoreline Substantial Development Permit L17-0003 Administrative Design Review Dear Mr. Bronson: Your applications for Administrative Design Review and a Shoreline Substantial Development Permit for the Lantern Landing project located at 1233 Andover Park East (parcel # 3523049084) are considered complete on March 2, 2017 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. I will be coordinating the public notice mailing and noticeboard posting with FastSigns within 14 days. Please feel free to contact me with any questions at (206) 431-3659. Sincerely, Jfrnie Reavis Senior Planner cc. PL17-0001 (Project File) Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 0400 City of Tukwila Department of Community Development RECEIVED JAN 27 2017 TUKWILA PUBLIC WORKS LAND USE PERMIT ROUTING TO: []Building []Planning nPublicWorks Fire Dept. File Number L17-0002 (Shoreline) L17-0003 Adm Design R FORM Police Dept. n Parks/Rec Project: Lantern Landing Address: 1233 Andover Park East Date transmitted: 1 /27/2017 Response requested by: 2/10/2017 Staff coordinator: Jaimie Reavis Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulatuon) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) pue,cic 61,121.4s Phis No SH.2FL/rt o0 I6<1G,J ru/ Cow enr(5r iD/d i y yI % Plan check date: Comments prepared by: Update date:. January 05, 2017 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 (206) 431-3670 RE: DESIGN CRITERIA RESPONSE ri JJW Architects and Planners RECEIVED CITY OF TUKVVaLI JAN 0 5 201? PERMIT CENTER This letter includes responses to the specific Design Review Criteria cited in the "Design Review — Administrative" application. It also includes responses to those portions of the TMC called out within the Criteria listing. Individual responses follow in the letter below. In addition, we request your consideration of the following items: 1. Per the 2016 King Co. Surface Water Design Manual (KCSWDM), we have calculated that the project scope falls below the threshold for a drainage design review. Please see drawing 3/A-1.0 "Impervious Areas Diagram", which provides a color -coded analysis of new impervious area and replaced impervious area for the site. We have not included a separate Civil plan within our application due to being below the drainage review threshold and the fact that we are proposing no changes to the existing topography. We have included most of the requested civil information within the site plans on sheet A-1.0, including: exiting topography and easements, locations of existing hydrants, and fire access. A civil design is not within our scope and so is not included. 2. Please note that we are proposing no changes to the existing parking area and intend to reuse it as -is. The south end of the site, facing S. 180th St., does not meet the current landscape buffer requirement for a "Commercial Corridor". The requirement calls for 15'- 0" width of landscaping and the current condition is 6'-0" at its narrowest point. We request that the existing width be allowed to remain so that we can maintain a full 25'-0" wide 2-way drive aisle in this location. New plantings will be placed within this area to mitigate the deficit in width. Layers of Cistus Purpureas Rockrose and Pinus Pumillo along with a row of new ginko street trees will help to enforce the low-level visual buffer between parking lot and street. 3. The trash enclosure is being proposed within the side yard setback on the west side of the site. We request that this option be considered as it permits us to keep the enclosure near the building's back -of -house while not restricting the width of the delivery/loading aisle. This area is currently used for storage and faces the side of the adjacent warehouse building. The adjacent building does not face this area and it is not readily visible from the street. The enclosure will be hidden from view to the south by existing full grown pyramidalis, which will remain in place. 4. We do not intend to implement screening for mechanical equipment. Although the equipment is visible in the exterior elevation views on sheet A-5.0, these views do not take into account the actual viewing angle of pedestrian and vehicle -bound observers nor does it account for perspective. We are utilizing a Revit BIM model which allows us to analyze the building and site from a number of realistic perspectives. The "Mechanical Equipment View Analysis" enclosed at the end of this letter provides views from the northwest and east, along Andover Park E, and from the south along S. 180th St. Please note that the mechanical equipment is not visible in these views. We ask that you please consider this information as the basis for our argument against the need for any mechanical screening. 5. Please note that this project is exempt from SEPA. 5628 Airport Way South, Suite 112 Seattle, Washington 98108 phone 206.420.2242 JJW Architects and Planners 6. This is a building shell project only and tenants have yet to be selected. A complete signage package with design and location information will be provided at a later date once tenants have been selected. Tukwila Comprehensive Plan --- This project forwards the fourth basic objective "A thriving Southcenter/Urban Center for shopping, working...." From Vision for the Future... Goal One; A community of inviting neighborhood & vibrant business districts. Goal Three: A diverse & regional competitive economy Goal Five: A positive community identity & image. Pride of Place...appreciate our surroundings...a physical infrastructure...that prompts people to respect and care...which attracts newcomers...do business, shop in...invest their time and resources in making the community a better place. With little available vacant land ...the importance of well -designed commercial ....spaces is recognized. Goal 1.7 Policies 1.7.2 encourage the development of corridor focal points, while ensuring high -quality design. Policies 1.7.4 Incorporate substantial landscaping both along street frontages and within parking lots in new development and redevelopment when the buildings are not brought up to the back of sidewalk. Policy 1.7.7 Encourage place making through... creative use of signage, art and high -quality materials. Goal 2.1 Policy 2.1.18 Actively promote development in the Southcenter area by supporting existing uses...and encouraging business owners and developers to invest in the quality of both the built and natural environment. Design Review Criteria--- 1. Relationship of Structure to Site a. Remodel to existing building. Location on site already established. New Lantern additions give new bold design elements a face to both major street frontages. New landscape material being installed to meet current landscape requirements and upgrade to existing. 5628 Airport Way South, Suite 112 Seattle, Washington 98108 phone 206.420.2242 AMA JJW Architects and Planners b. NA- existing parking area to remain with minor modification.[Note: existing parking lot layout does not meet the Circulation Corridor requirement for landscape buffer depth along S 180tt' Street. See landscape plan for new plantings proposed in this area.] c. District to west, north and east are consistent trucking ware houses with fairly uniform parapet heights. Increase in height of towers better aligns with neighboring structures. 2. Relationship of Structure and Site to Adjoining Area a. All street elevation to have new facades. b. Street trees in compliance with adjacent properties. c. NA d. No change in vehicular circulation patterns. e. No change in vehicular circulation. 3. Landscape and Site treatment a. NA- basically flat site. b. Existing parking area to remain. New curbs and entry hard surfaces at three retail entries. c. New street trees to provide shade along S 180th Street with bus stop. d. New and existing plants will be outside of pedestrian/motor circulation and so will not be susceptible to injury. e. Please note that existing parking lot and landscape buffer areas remain as they are. Plants have been placed around the building footprint wherever possible. f. Existing fencing to remain around loading area to west. Plantings adjacent to dumpster enclosure will help to screen it from view to the south. g. NA h. The "lantern" elements are designed to be illuminated from within, to create focal points and serve as anchors to the overall design. Exterior lighting will consist of wall -mounted sconces and linear fixtures that help to accentuate the main lines and masses of the architecture. We have attempted to minimize the lighting design so that it accomplishes these goals without overlighting or spillage. Please see Luminaries Plan for additional information regarding lighting of the parking lot and site. 4. Building Design a. This project is a major upgrade to existing structures with conversion to new retail spaces along major arterial routes and greater transparency for visual impact and interest. b. Height of new lantern structures better align mass and height of adjacent trucking warehouses. c. New elevations are being carefully detailed to accentuate the expansive new glass walls with integration of material choices. The structural system is integral element within the, curtain wall system. t d. The basic color palette for the entire building are earth tones (Mountain Brown and Autumn Tan and black window mullions to finely articulate the design). The "lantern" roofs have a deep overhang and the fascia and soffit colors tie back to the structural supports of the canopies over each entry way for the three retail spaces. The only bold colors will be the main entry doors into the retail spaces. These colors will be determined by the tenants. 5628 Airport Way South, Suite 112 Seattle, Washington 98108 phone 206.420.2242 YYYJJW Architects and Planners e. Will locate roof top units away from south and east parapet edges and tuck behind new lantern sloping roofs to mitigate the roof top units visibility. f. See Luminaries Plan. g. This project will be a welcomed new iconic landmark on a high volume traffic corner in a neighborlhood of large trucking warehouses. 5. Miscellaneous Structures and Street Furniture a. The only miscellaneous structure on site is the trash enclosure. We are using the same CMU material as being used on the new elevations. The street furniture being installed are the required bike racks. b. See Luminaries Plan. 6. Consistency with adopted plans and regulations TMC 18.100.030. a. NA- this its a type 2 Administrative Review. Shoreline Substantial Development Permit --- Show project consistent with Shoreline Master Program goals and policies TMC 18.44 18.44.020/2 Urban Conservancy Environment Retail and restaurant use are permitted. The 200' measurement from the OHWM touches the south face of the existing entry vestibule. The new building footprint is slightly expanded and the southeast corner of the "lantern" is within the 200' boundary. Because this site is across the street from the existing Green River bank and existing levee with walking path this area is classified as "C" by FEMA (0.02% probability of flooding). 18.44.070/3/b Under 45' height restriction 18.44.070/4 Minimum parking lot lighting of 1 foot-candle; shall prevent spill over on adjacent properties. Thank you for your time and assistance. If you have any questions, please contact me at the information below. Sincerely, irt1077) Bryant Bronson Project Designer JJW Architects & Planners 5628 Airport Way South #112 Seattle, WA 98108 p: (206) 420-2242 e: bbronsonAllwarch.com 5628 Airport Way South, Suite 112 Seattle, Washington 98108 phone 206.420.2242 MATERIALS LEGEND Symbol Material pek., HARDIE REVEAL COLOR PLUS PANEL SYSTEM OVER 3/4" FURRING STRIPS COLOR: AUTUMN TAN SMOOTH FINISH C A ) MUTUAL MATERIALS GOUND FACE CMU COLOR "MOUNTAIN BROWN" PLACED IN RUNNING BOND MORTAR COLOR MATCH TO BLOCK C B -) KAWNEER STOREFRONT SYSTEM FINISH: BLACK O PPG GLASS SOLARBAN 60 COLOR: ATLANTICA C D -) PPG GLASS SOLARBAN 60: CLEAR © ELASTOMERIC PAINT BENJAMIN MOORE WHEELING NEUTRAL" HC-92 IS 11131 PAINT BENJAMIN MOORE "BLACK RASPBERRY" 2072-20 O 1" = 30'-0" OEast 1" = 30'-0" OSouth 1=30'-0" 1131 O B (D)O • LANTERN LANDING 1233 ANDOVER PARK EAST Mech. Equipment View Analysis NOTE: ALL VIEWS ARE TAKEN FROM 8'-0" ABOVE GRADE LEVEL TO SIMULATE SITTING IN A RAISED VEHICLE PARAPET WALL ON NORTH MECH. EQUIPMENT TUCKED INTO NORTHWEST CORNER OF ROOF AREA CD () Site Plan Not to Scale SOUTH VIEW NO. 3 FROM THIS SPOT NORTHEAST VIEW NO. 1 FROM THIS SPOT Tn EAST VIEW NO.2 FROM THIS SPOT LANTERN LANDING 1233 ANDOVER PARK EAST Iid s Northeast View No.1 Mech. Equipment View Analysis Not to Scale MECHANICAL EQUIP. NOT VISIBLE FROM EAST ALONG ANDOVER PARK E. 1,1111110111111111111111r (( 1 ,_ East View No. 2 Not to Scale MECHANICAL EQUIP. NOT VISIBLE FROM SOUTH ALONG S. 180TH ST. South View No. 3 MECHANICAL EQUIP. NOT VISIBLE FROM NORTH ALONG ANDOVER PARK E. Not to Scale RECEIVED C'TY OF TUKWILA JAN n 5 2017 PERMIT CENTER GEOTECHNICAL ENGINEERING REPORT Andover Retail 1233 Andover Park East Tukwila, WA PSI PROJECT NO.07121461 October 21, 2016 Prepared for: JJW Architects and Planners 5628 Airport Way South, Suite 112 Seattle, WA 98108 Prepared by: Professional Service Industries, Inc. 20508 - 56th Ave W, Suite A Lynnwood, WA 98036 Intertek r Intertek October 21, 2016 JJW Architects and Planners 5628 Airport Way South, Suite 112 Seattle, WA 98108 Attention: Patricia Shelby Senior Project Manager Email: pshelbv@jjwarch.com Subject: Geotechnical Investigation Andover Retail 1233 Andover Park East Tukwila, WA PSI Report No. 07121461 Dear Ms. Shelby, Professional Service Industries, Inc. (PSI) is pleased to submit a report of our geotechnical investigation for the proposed remodel of the property at 1233 Andover Park East in Tukwila, Washington. This report summarizes the work accomplished and provides our geotechnical recommendations and conclusions for support of the proposed improvements. Based on the results of our field investigation, laboratory testing and engineering analysis, the proposed site is suitable for the construction of the proposed improvements from a geotechnical standpoint, provided the recommendations of this report are followed. Recommendations regarding the geotechnical aspects of project design and construction are presented in the attached report. PSI appreciates the opportunity to contribute our services and looks forward to working with you during design and construction of this project. Please contact the undersigned directly if you have questions pertaining to this project. Respectfully Submitted, PROFESSIONAL SERVICE INDUSTRIES, INC. Stephen R. Bryant Principal Consulant sunio.mololo@psiusa.com Michael S. Place P.E. Principal Consultant michael.place@psiusa.com Professional Service Industries, Inc. 20508-56°i Ave W Suite A, Lynnwood, WA 98036, Phone (425) 409-2504 Fax (425) 582-8193 Intertek Table of Contents 1. PROJECT DESCRIPTION 1 2. SITE DESCRIPTION 1 2.1. GENERAL 1 2.2. TOPOGRAPHY 1 2.3. GEOLOGY 1 2.4. SUBSURFACE CONDITIONS 1 2.5. GROUNDWATER 2 2.6. SEISMIC DESIGN VALUES 2 3. CONCLUSIONS AND RECOMMENDATIONS 4 3.1. GENERAL 4 3.2. FOUNDATIONS 5 3.2.1. MAT FOUNDATION 5 3.2.2. GRADE BEAMS 6 3.3. STATIC SETTLEMENT 7 3.4. FLOOR SUPPORT 7 3.5. FOUNDATION DRAINAGE 8 3.6. STRUCTURAL FILL 8 3.7. UTILITY TRENCH EXCAVATIONS AND BACKFILL 8 4. DESIGN REVIEW AND CONSTRUCTION MONITORING 9 5. REPORT LIMITATIONS 10 REFERENCES 11 FIGURES FIGURE 1 - SITE VICINITY MAP FIGURE 2 - SITE INVESTIGATION PLAN LIST OF APPENDICES APPENDIX A: FIELD EXPLORATION PROGRAM GENERAL NOTES SOIL CLASSIFICATION CHART BORING LOGS APPENDIX B: LABORATORY TESTING PROGRAM AND PROCEEDURES LABORATORY TEST RESULTS APPENDIX C: LIQUEFACTION ANALYSIS Professional Service Industries, Inc. 20508-56t Ave W Suite A, Lynnwood, WA 98036, Phone (425) 409-2504 Fax (425) 582-8193 Andover Retail 1233 Andover Park East, Tukwila. WA PSI Project No.07121461 Professional Service Industries, Inc Engineering • Consulting • Testing October 21, 2016 Page 1 of 11 1. PROJECT DESCRIPTION PSI understands the site improvements will consist of a seismic and structural upgrades to an existing building. PSI understands that the because of the type of remodeling work being conducted a geotechnical investigation of the site is required. PSI understand that the existing building was built in two phases with the original construction occurring in 1969 and an addition performed in 1985. The most current plans call for the demolition of the lower south section, which is to be razed to floor slab. A new structure with higher a ceiling will be constructed mainly on the existing footings. Also the east bay of the northern end of the structure is to be demolished and a lantern addition added. These structural improvements will require the building to be designed to the 2012 International Building Code standards. Based on the structural loads provided to PSI, column and wall loads will be, on the order of 15 kips and 3 kips per foot, respectively. We also anticipate design floor loads of about 100 psf. 2. SITE DESCRIPTION 2.1. General The site is located at 1233 Andover Park East in Tukwila, Washington. Based on readily available aerial images, the site has an existing single story building with a parking to the east and south. The Site is bound to the east by Andover Park East, S 180th and street and the Green River to the south and is surrounded by mostly commercial properties. 2.2. Topography Our review of available topographic information on Google Earth indicates that the proposed site is relatively level near an elevation of approximately El 27 feet above mean sea level. 2.3. Geology Based upon a review of Washington State Department of Natural Resources Interactive Maps (Reference 1) and the results of our field investigation the site is underlain by Quaternary Alluvium deposits (Qa). Alluvium in this area typically consists of fine grained sands and silts deposited by moving water. 2.4. Subsurface conditions Subsurface materials and conditions were investigated with two hand auger borings, designated HAB-1, and HAB-2; 2 Cone Penetrometer Tests (CPTu), designated CPT-1 and CPT-2, on October 10, 2016. The hand auger borings were drilled to a depth of approximately 10 feet while the CPTu's were extended to depths of approximately 60 feet below existing ground surface (bgs). The approximate locations of the hand auger borings and CPTu's are shown on Figure 2. In general, the soils around the proposed building areas were alluvial Andover Retail 1233 Andover Park East, Tukwila, WA PSI Project No.07121461 Professional Service Industries, Inc. Engineering • Consulting • Testing October 21, 2016 Page 2of11 deposits consisting of medium dense sands and medium stiff to stiff silts within the upper 30 feet with dense sands and very stiff silts underlying them. A description of our field investigation, our hand auger boring logs, along with the CPTu data, and General Notes used to describe materials encountered in the boring logs, are available in Appendix A. A description of the laboratory testing program along with sample test results are available in Appendix B. 2.5. Groundwater Groundwater was calculated at the site at a depth of approximately '13 feet bgs at the time of our field investigation. However, PSI believes that based on the onsite soil conditions, groundwater could be as high as 10 feet bgs at certain times of year. PSI anticipates that the groundwater table fluctuates seasonally and in response the water level in the Green River and to significant precipitation events. 2.6.Seismic Design Values The nearest mapped fault to the site is the Southernmost mapped fault of the Seattle Fault Zone approximately 5.8 miles north of the site. This fault is mapped as a 69 mile long late Quaternary age thrust fault, with a northward dip direction and a slip rate on the order of Tess than 0.2 to 1 millimeters per year (Reference 2). As part of the procedure to evaluate seismic forces, the 2012 IBC requires the evaluation of the Seismic Site Class, which categorizes the site based upon the characteristics of the subsurface profile within the upper 100 feet of the ground surface. To help define the Site Class for this project PSI utilized shear wave velocities obtained from the Seismic Cone Penetrometer Tests for the upper 60 feet of the site. Based on the obtained shear wave velocities of the site the seismic site class classifies as a site class "E" soil, however since more than 10 feet of potentially liquefiable soil exists on the site the site classifies as a Site Class "F" as defined in Table 20.3-1 of ASCE 07-10. However, the exception in Section 20.3.1 of ASCE 07-10 permits the Site Class to be determined in accordance with Section 20.3 and the corresponding values of Fa and Fv determined from Tables 11.4-1 and 11.4-2 for building with a fundamental period of less than 1/2 second. Based on this exception, Site Class E seismic design coefficients can be used and are provided. The associated USGS-NEHRP (2009) probabilistic ground acceleration values and site coefficients for the general site area were obtained from the USGS geo-hazards web page (Reference 3). The calculated seismic design Parameters for an earthquake with a risk targeted 2 percent probability of exceedance in 50 years are presented in Table 1 below: Andover Retail 1233 Andover Park East, Tukwila; WA PS1 Project No.07121461 Table 1: Ground Motion Values* Professional Service Industries, Inc. Engineering • Consulting • Testing October 21, 2016 Page 3 of 11 Period (sec) Mapped MCE Spectral Response Acceleration (g) Site Coefficients Adjusted MCE Spectral Response Acceleration (g) Design Spectral Response Acceleration (g) 0 PGA 0.587 FPGA 0.900 PGAm 0.529 - - 0.2 Ss 1.430 Fa 0.900 SMs 1.287 Sos 0.858 1.0 Si 0.533 F„ 2.400 SM1 1.279 SDI 0.853 *Risk Targeted 2% Probability of exceedance in 50 years for Latitude 47.44223 and Longitude -122.25151 MCE = Maximum Considered Earthquake If the Site Class, as determined from the intended building use and the IBC, is interpreted to be C, D, E or F, the code requires an assessment of slope stability, liquefaction potential, and surface rupture due to faulting or lateral spreading. The following table presents a qualitative assessment of these issues considering the site class, the subsurface soil properties, the groundwater elevation, and probabilistic ground motions: Table 2: Qualitative Seismic Site Assessments Liquefaction High Our liquefaction analysis shows a high probability of seismic induced liquefaction occurring on this site, see section 2.7. Slope Stability Low The site is relatively flat with no observed steep slopes in close proximity to the site. Surface Rupture Low No known active faults underlie the site. 2.7. Liquefaction Potential In general, liquefaction is a condition where soils lose intergranular strength due to abrupt increases in pore water pressure. Pore water pressure increases typically occur during dynamic loading such as ground shaking during a seismic event. Liquefaction, should it occur on a site, can induce ground settlement and lateral spreading, which can result in damage to the structures. For liquefaction to occur, the following conditions must be present: • The soil sediments must be in saturated or near -saturated conditions. At least 80-85 percent saturation is generally considered necessary for the liquefaction to occur. Andover Retail 1233 Andover Park East, Tukwila, WA PSI Project No.07121461 Professional Service Industries, Inc. Engineering • Consulting • Testing October 21, 2016 Page 4 of 11 • The soil must be predominately composed of non -plastic material such as sand or silt. • The soil must be in a relatively loose state. • The soil must be subjected to dynamic loading, such as an earthquake. Based on the subsurface conditions encountered at the site, the potential for liquefaction is considered to be high at the site during a seismic event due to very shallow groundwater and loose sands with low fines content. The site is mapped as having a high liquefaction potential, based on the Washington State Department of Natural Resources Interactive Maps of the area (Reference 1). More information of liquefaction potential and settlement for the site is discussed in section 3.6 of this report. Results of our studies indicate that the soils from approximately 10 to 50 feet below ground surface would liquefy under a strong earthquake of magnitude 6.98 at a maximum considered earthquake acceleration of 0.53g, based on data obtained from the USGS 2008 interactive Deaggregations tool (Reference 4). This is illustrated in the liquefaction analysis summary in the Appendix C. Based on our analysis of the soils encountered during our investigation, the soils encountered are susceptible to liquefaction, with a potential for liquefaction -induced settlement on the order of approximately 3 to 3% inches during a major seismic event with the liquefaction occurring between 10 and 50 feet bgs with the majority of the settlement occurring in the upper 20 feet of the site. Based on the data from the two CPTu locations PSI anticipates differential liquefaction settlements to be on the order of approximately 1'/2 to 2 inches over a 100-foot span. 3. CONCLUSIONS AND RECOMMENDATIONS 3.1. General Subsurface explorations for this investigation indicate the presence of potentially liquefiable soil across the site. The calculated groundwater elevation at the time of our investigation, based on our pore -water dissipation testing was is located at a depth of approximately 13 feet. The anticipated liquefaction that may occur resulting from the design earthquake is anticipated to result in up to 2 inches of differential settlement across a 100-foot span. We understand that the existing building appears to be supported by conventional spread footings and the expected loads for the building after the updates will be on the order of 15 kips and 3 kips per linear foot for column and perimeter footing respectively. If the liquefaction induced settlement is determined to be within acceptable limits any new foundation elements a can be founded on at least 12 inches of suitably compacted structural fill or Andover Retail 1233 Andover Park East, Tukwila, WA PSI Project No.07121461 Professional Service Industries, Inc Engineering • Consulting • Testing October 21, 2016 Page 5 of 11 existing soils compacted to a firm and unyielding state. A bearing pressure of 1,500 psf can be used for these additional footings. This value applies to the total of dead Toad and/or frequently applied live load and can be increased by one-third for the total of all loads; dead, live and wind or seismic. If the liquefaction induced settlement at the site is determined to be too great to account based on the existing building foundations some alternate foundation improvements that may be considered are as follows: grade beams or mat foundations. These methods are discussed in the following sections. 3.2. Foundations 3.2.1. Mat Foundation Mat foundations can be used to support the proposed building. Mat foundations do not prevent total settlement from occurring, but can be effective at: limiting differential settlement since they can be designed to bridge over the estimated static and seismically -induced settlements. This method would require the demolition and removal of the slab on grade floor within the building. PSI recommends that a minimum 12 inches of soil immediately below the mat foundation be structural fill compacted to at least 95% of modified proctor (ASTM D1557), or native soil compacted to a firm and unyielding state and observed by a representative of the geotechnical engineer. If soft or loose soils are encountered at the subgrade, over -excavation for one additional foot may be required. The over -excavation and re -compacted areas should extend laterally a distance equivalent to the depth of the over -excavation beyond the maximum lateral extent of the footing elements. Allowable Bearing Pressure The mats should be founded a minimum 1% feet below the lowest exterior site grade. The bearing capacity of large mats is not the governing criteria for design. The settlement of the mat usually governs the allowable load on the mats. We evaluated the proposed mat foundation for limiting the static settlement to less than 1/2-inch based on an allowable bearing pressure of 1,000 psf. The allowable Toad can be increased if the structure can tolerate higher settlements. Seismically -induced settlements should be added to the static settlement in the mat foundation design. Maximum differential settlements are expected to be less than half of the total settlement. Andover Retail 1233 Andover Park East, Tukwila, WA PSI Project No.07121461 Professional Service Industries, Inc Engineering • Consulting • Testing October 21, 2016 Page 6 of 11 Coefficient of Subgrade Reaction The coefficient of subgrade reaction (Ks) is the unit pressure required to produce a unit settlement in soils. The Ks is generally used for the structural design of the mat foundation. Factors such as size of foundation and shape affect the value of Ks. A general equation to include the effect of size for square footings on granular soils is given by: B + 1 KS—K/.1 (Reference : Bowles,1988) 2B where, B = width of footing in feet Ki = Coefficient of subgrade reaction for a one -foot square footing. For mat foundation over compacted fill, K1 may be taken as 150 pounds per cubic inches (pci), provided subgrade soil are prepared in the manner discussed in this report. Resistance to Lateral Loads Resistance to lateral loads can be provided by passive earth pressure against the side of mat foundations and by friction at the base. Passive earth pressure may be used for the sides of mats poured against properly compacted fill or competent site soils. An equivalent fluid pressure of 250 psf can be used for ultimate passive resistance, not to exceed 3,500 psf. These values do not include a safety factor. The Top one foot of passive resistance should be neglected unless the soil is confined by pavement or slab. An ultimate friction coefficient of 0.4 can be used between the contact of concrete mat and compacted sandy soils. Friction should be applied to net dead normal load only. A minimum factor of safety of 1.5 and 1.1 should be used for sliding resistance for static and seismic cases, respectively. If passive pressure and friction are combined when evaluating the lateral resistance of a mat foundation, a factor of safety of 1.5 should be used to reduce the contribution from passive pressure. 3.2.2. Grade Beams Grade beams may be used to interconnect footing element of the building and restrict the differential settlement of structure. Like the mat foundation Gracie Beams should extend at least 1 % feet below exterior site grade, but can be designed with an allowable bearing pressure of 1,500 psf and do not require a full demolition of the slab on grade floors,. This value applies to the total of dead load and/or frequently applied live load and can be increased by one-third for the total of all loads; dead, live and wind or seismic. Beams should bear on structural fill or native materials that have been compacted to a firm and unyielding state. This subgrade Andover Retail 1233 Andover Park East, Tukwila, WA PSI Project No.07121461 Professional Service Industries, Inc Engineering • Consulting • Testing October 21, 2016 Page 7 of 11 should be observed by the geotechnical engineer prior to grade beam installation. Beams should be installed separate from the slab on grade floors to limit the amount of cracking resulting from differential settlements which may occur between them. Recommendations for resistance to lateral loading of grade beams are the same as for the mat foundation, see section 3.2.1. 3.3. Static Settlement Based on the age of the building PSI believes that the existing building has experienced most of the static settlement that it is likely to occur with the loads existing load. PSI was informed that the current plans are to maintain the previous loads on the footings in most areas. PSI was also informed that some areas are anticipated to require additional footings to be placed to carry the additional loading. In areas where new footings are to be placed PSI estimates that a square footing that is 10 square feet and carrying a Toad of 15 kips, on soils prepared as described in this report will experience less than 1 inch of total static settlement and Tess than '/2 inch of differential settlement over a 40 foot span. Differential Settlements between old and new footings are calculated to be as much as'/2 inch. Total and differential settlements of these magnitudes are usually considered tolerable for the anticipated construction. However, the tolerance of the structure to the predicted total and differential settlements should be confirmed by the structural engineer. Please note that static settlements are separate from liquefaction induced settlements and should be added together to determine total settlement potential for the site. 3.4. Floor Support If interior slabs are to be removed as part of the remodeling process PSI recommend the installation of a 6-inch thick granular base course beneath the floor slab to provide uniform support and a capillary break between the slab and the subgrade soil. The base course should consist of crushed rock of up to 1-inch size and having less than about 2% passing the No. 200 Sieve (washed analysis). Crushed rock 3/4 to '/4 inch gradation is often used for this purpose. The base course material should be installed in a single lift and compacted to at least 95% of the maximum density as determined by ASTM D 1557. In our opinion, a modulus of subgrade reaction, k value, of 150 pounds per cubic inch (pci) may be used in the grade slab design based on values typically obtained from 1 foot by 1-foot plate load tests. However, depending on how the slab Toad is applied, the value will have to be geometrically modified. It is also advisable to install a vapor -retarding membrane beneath slabs that will receive floor coverings or will be used to store moisture -sensitive materials in the soil subgrade. The membrane should be installed in accordance with manufacturer's recommendations and ACI. Andover Retail 1233 Andover Park East, Tukwila, WA PSI Project No.07121461 Professional Service Industries, Inc. Engineering ••Consulting • Testing October 21, 2016 Page 8 of 11 3.5. Foundation Drainage If not already incorporated into the existing building, we recommend that footing be installed around the perimeter of the building at the footing level. Drains should be bedded on all sides by at least 6 inches of washed drain rock having less than 2% material finer than #200 sieve. We recommend that roof and footing drains be connected to a tight -line pipe leading to storm drain facilities. We also recommend that ground surfaces adjacent to buildings be sloped to facilitate positive drainage away from the buildings 3.6. Structural Fill All fill placed beneath building, sidewalk, and pavement areas should be installed as compacted structural fill. The onsite soils are suitable for use as structural fill, provided they can be suitably moisture conditioned to meet the required compaction results. We recommend that imported structural fill should consist of pit -run or quarry -run rock, crushed rock, crushed gravel, or sand. It should be fairly well -graded between coarse and fine material and have less than 5 percent by weight passing the U.S. Standard No. 200 Sieve. The material should be placed in lifts with a maximum un-compacted thickness of 12 inches and compacted to not less than 95 percent of the maximum dry density as determined by ASTM D1557. The condition of the subgrade should be evaluated by a PSI representative before fill placement or construction begins. Fill compaction should be evaluated by in -place density tests performed during fill placement so that adequacy of soil compaction efforts may be evaluated as earthwork progresses. 3.7. Utility Trench Excavations and Backfill Excavations should be made in accordance with applicable Federal and State Occupational Safety and Health Administration regulations. Utility trenches in the near surface sand soils at the site will need to be sloped or shored from the ground surface due to the potential for caving. Actual inclinations will ultimately depend on the soil conditions encountered during earthwork. While we may provide certain approaches for trench excavations, the contractor should be responsible for selecting the excavation technique, monitoring the trench excavations for safety, and providing shoring as required, to protect personnel and adjacent improvements. The information provided below is for use by the owner and engineer and should not be interpreted to mean that PSI is assuming responsibility for the contractor's actions or site safety. The soils PSI encountered near the site surface should be classified as Type C soil according to the most recent OSHA regulations. In our opinion, excavations should be safely sloped or shored. The contractor should be aware that excavation and shoring should conform to the requirements specified in the applicable local, state, and federal safety regulations, such as OSHA Health and Safety Standards for Excavations, 29 CFR Part 1926, or successor Andover Retail Professional Service Industries, Inc. 1233 Andover Park East, Tukwila, WA Engineering • Consulting • Testing PSI Project No.07121461 October 21, 2016 Page 9 of 11 regulations. We understand that such regulations are being strictly enforced, and if not followed, the contractor may be liable for substantial penalties. Excavation and construction operations may expose the on -site soils to inclement weather conditions. The stability of exposed soils may deteriorate due to a change in moisture content or the action of heavy or repeated construction traffic. Accordingly, foundation and pavement area excavations should be protected from the elements and from the action of repetitive or heavy construction loadings. Utilities trenches within the building, pavement, and sidewalk areas should be backfilled with granular structural fill such as the onsite soil that can be properly compacted, or imported sand, sand and gravel, fragmental rock, or recycled concrete of up to 2 inches' maximum particle size with less than 5 percent passing the No. 200 sieve (washed analysis). Granular backfill should be placed in lifts and compacted to 95 percent of the maximum dry density as determined by ASTM D 1557. 4. DESIGN REVIEW AND CONSTRUCTION MONITORING We welcome the opportunity to review and discuss construction plans and specifications as they are being developed. We are of the opinion that to observe compliance with the design concepts, specifications, and recommendations, construction operations dealing with earthwork and foundations should be observed by a qualified geotechnical engineer. We would be pleased to provide these services to you. Andover Retail 1233 Andover Park East, Tukwila, WA PSI Project No.07121461 Professional Service Industries, Inc. Engineering • Consulting • Testing October 21, 2016 Page 10 of 11 5. REPORT LIMITATIONS The recommendations submitted in this report are based on the subsurface information obtained by PSI and design details furnished by representatives of the client, JJW Architects and Planners, for the proposed improvements at 1233 Andover Park East in Tukwila, Washington. If there are any revisions to the plans for this project, or if deviations from the subsurface conditions noted in this report are encountered during construction, PSI should be notified immediately to determine if changes in the foundation and/or pavement recommendations are required. If PSI is not retained to review these changes, PSI will not be responsible for the impact of those conditions on the project. The geotechnical engineer warrants that the findings, recommendations, specifications, or professional advice contained herein have been made in accordance with generally accepted professional geotechnical engineering practices in the local area. No other warranties are implied or expressed. After the plans and specifications are more complete, PSI should be retained and provided the opportunity to review the final design plans and specifications to verify that our engineering recommendations have been properly incorporated into the design. Andover Retail 1233 Andover Park East, Tukwila, WA PSI Project No.07121461 REFERENCES Professional Service Industries, Inc Engineering • Consulting • Testing October 21, 2016 Page 11 of 11 Reference 1: Washington Department of Natural Recourses Interactive Geologic Map: http://www.dnr.wa.gov/researchscience/topics/geosciencesdata/pages/geology portal.aspx Reference 2: U.S. Geological Survey, 2010, Quaternary fault and fold database for the United States, accessed November 10, 2010, from USGS web site: http://earthquake.usgs.gov/hazards/gfaults/ Reference 3: USGS Seismic Design Maps. http://earthquake.usqs.qov/designmaps/us/application.php Reference 4: USGS 2008 Interactive Deaggregations: http://geohazards.usgs.gov/deaggint/2008/ Andover Retail 1233 Andover Park East, Tukwila, WA PSI Project No.07121461 FIGURES VICINITY MAP SITE EXPLORATION LOCATION MAP Professional Service Industries, Inc Engineering • Consulting • Testing October 21, 2016 • -� w It � p � r u 1 i (1), if, • 23 1 odt ftow Ned "r" i it INa 7: 1 11 I P 1 if" ak II 1 .4,11411.1 wf ' ,P t . — p t ri-;y t :ow a .— ch 4114; e/Q'i/41/j.'? ! 111"N tie " ie. lir � r� ! 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Y II . fit ! w 1r1 z- ; .ire :11E11 am L -, C 1 ocr� a 4� R i , LEGEND: NOTES - = Site Location Slte underlay provided by Google Earth Information To Build On Engineering • Consulting • Testing 20508 56th Ave W Suite A Lynwood, WA 98036 (425)409-2504 PROJECT NAME: Andover Retail 1233 Andover Park East Tukwila, Washington DESCRIPTION: DRAWN BY: DATE: MSP October, 2016 APPROVED BY: FIGURE: PSI PROJECT NUMBER: Vicinity Map MSP 07121461 LI MIMED fEri�FB H1EE 1 I trraorckewouaMolc i F I�• I 11 I 1 , II I I CPT-1 LEGEND: i5 Hand Auger Boring Location S CPT Location PT-k S 18OTH ST. oSte Pim - rfr -U --=L VDUS emilTI CD rnwxxolor:ralrta tT NOTES Site underlay provided by JJW Architects and Planners. 1JInfIviiciaffy ormation To Build On Engineering • Consulting • Testing PROJECT NAME: Andover Retail 1233 Andover Park East Tukwila, Washington DRAWN BY: MSIP DATE: October, 2016 FIGURE: 2 20508 56th Ave W Suite A Lynwood, WA 98036 (425) 409-2504 DESCRIPTION: Site Exploration Map APPROVED BY: MSP PSI PROJECT NUMBER: 07121461 Andover Retail 1233 Andover Park East, Tukwila, WA PSI Project No.07121461 APPENDIX A FIELD EXPLORATION PROGRAM GENERAL NOTES SOIL CLASSIFICATION CHART BORING LOGS Professional Service Industries, Inc Engineering • Consulting • Testing October 21, 2016 Andover Retail 1233 Andover Park East, Tukwila, WA PSI Project No. 07121461 General Professional Service Industries, Inc Engineering • Consulting • Testing October 21, 2016 FIELD EXPLORATION PROGRAM We explored the site by drilling two hand auger soil borings (HAB-1 and HAB-2) to depths ranged from approximately 9 inches to 9% feet bgs and 2 CPTu's to depths of approximately 60 feet bgs using a truck mounted CPTu rig, on October 10, 2016. The locations of the borings are shown on Figure 2. A representative of PSI's geotechnical staff was present during the explorations to record soil and groundwater conditions encountered in the exploration and to obtain soil samples for laboratory testing. Sampling Procedures Throughout the drilling operation, soil samples were obtained from the hand auger borings using a 5- inch hand auger. The soils were observed continuously throughout the drilling process and samples were collected when changes in material were observed. No samples can be collected form CPT's. Logs form CPT's are shown in this Appendix A. Field Classification Soil samples were initially classified visually in the field. Consistency, color, relative moisture, degree of plasticity, peculiar odors and other distinguishing characteristics of the soil samples were noted. The terminology used in the soil and rock classifications and other modifiers are defined in the General Notes in this Appendix A. Exploration Logs Summary boring log follows in this appendix. The left-hand portion of the boring log gives our interpretation of the soil encountered in the soil boring, sample locations and depths, and groundwater information. The right-hand portion of the log shows the results of the sample water contents, and other laboratory information. The soil profile shown on the boring logs represent the conditions only at actual exploration location. Variations may occur and should be expected. The stratifications represent the approximate boundary between subsurface materials; the actual transition may be gradual. Mom' GENERAL NOTES SAMPLE IDENTIFICATION The Unified Soil Classification System (USCS), AASHTO 1988 and ASTM designations D2487 and D-2488 are used to identify the encountered materials unless otherwise noted. Coarse -grained soils are defined as having more than 50% of their dry weight retained on a #200 sieve (0.075mm); they are described as: boulders, cobbles, gravel or sand. Fine-grained soils have less than 50% of their dry weight retained on a #200 sieve; they are defined as silts or clay depending on their Atterberg Limit attributes. Major constituents may be added as modifiers and minor constituents may be added according to the relative proportions based on grain size. DRILLING AND SAMPLING SYMBOLS SFA: Solid Flight Auger - typically 4" diameter flights, SS: except where noted. HSA: Hollow Stem Auger - typically 3%' or 4% I.D. ST: openings, except where noted. BS: M.R.: Mud Rotary - Uses a rotary head with Bentonite PM: or Polymer Slurry CPT-U: R.C.: Diamond Bit Core Sampler H.A.: Hand Auger P.A.: Power Auger - Handheld motorized auger Split -Spoon - 1 3/8" I.D., 2" O.D., except where noted. Shelby Tube - 3" O.D., except where noted. Bulk Sample Pressuremeter Cone Penetrometer Testing with Pore -Pressure Readings SOIL PROPERTY SYMBOLS N: Standard "N" penetration: Blows per foot of a 140 pound hammer falling 30 inches on a 2-inch O.D. Split -Spoon. N60: A "N" penetration value corrected to an equivalent 60% hammer energy transfer efficiency (ETR) QU: Unconfined compressive strength, TSF Qp: Pocket penetrometer value, unconfined compressive strength, TSF w%: Moisture/water content, LL: Liquid Limit, % PL: Plastic Limit, % PI: Plasticity Index = (LL-PL),% DD: Dry unit weight, pcf T,Q,Z Apparent groundwater level at time noted RELATIVE DENSITY OF COARSE -GRAINED SOILS ANGULARITY OF COARSE -GRAINED PARTICLES Relative Density Very Loose Loose Medium Dense Dense Very Dense Extremely Dense N - Blows/foot 0-4 4-10 10-30 30-50 50-80 80+ GRAIN -SIZE TERMINOLOGY Component Boulders: Cobbles: Coarse -Grained Gravel: Fine -Grained Gravel: Coarse -Grained Sand: Medium -Grained Sand: Fine -Grained Sand: Silt: Clay: Size Range Over 300 mm (>12 in.) 75 mm to 300 mm (3 in. to 12 in.) 19mmto75mm(3 in. to 3 in.) 4.75 mm to 19 mm (No.4 to 3/d in.) 2 mm to 4.75 mm (No.10 to No.4) 0.42 mm to 2 mm (No.40 to No.10) 0.075 mm to 0.42 mm (No. 200 to No.40) 0.005 mm to 0.075 mm <0.005 mm Description Criteria Angular: Particles have sharp edges and relatively plane sides with unpolished surfaces Subangular: Particles are similar to angular description, but have rounded edges Subrounded: Particles have nearly plane sides, but have well-rounded corners and edges Rounded: Particles have smoothly curved sides and no edges PARTICLE SHAPE Description Criteria Flat: Particles with width/thickness ratio > 3 Elongated: Particles with length/width ratio > 3 Flat & Elongated: Particles meet criteria for both flat and elongated RELATIVE PROPORTIONS OF FINES Descriptive Term % Dry Weight Trace: < 5% With: 5% to 12% Modifier: >12% Page 1 of 2 - A�■ Mom' GENERAL NOTES (Continued) CONSISTENCY OF FINE-GRAINED SOILS MOISTURE CONDITION DESCRIPTION Qu - TSF 0 - 0.25 0.25 - 0.50 0.50 - 1.00 1.00 - 2.00 2.00 - 4.00 4.00 - 8.00 8.00+ N - Blows/foot Consistency 0 - 2 Very Soft 2 - 4 Soft 4 - 8 Medium Stiff 8 - 15 Stiff 15 - 30 Very Stiff 30 - 50 Hard 50+ Very Hard Description Criteria Dry: Absence of moisture, dusty, dry to the touch Moist: Damp but no visible water Wet: Visible free water, usually soil is below water table RELATIVE PROPORTIONS OF SAND AND GRAVEL Descriptive Term % Dry Weight Trace: < 15% With: 15% to 30% Modifier: >30% STRUCTURE DESCRIPTION Description Criteria Description Stratified: Alternating layers of varying material or color with Blocky: layers at least %-inch (6 mm) thick Laminated: Alternating layers of varying material or color with Lensed: layers less than'/4-inch (6 mm) thick Layer: Fissured: Breaks along definite planes of fracture with little Seam: resistance to fracturing Slickensided: Fracture planes appear polished or glossy, Parting: sometimes striated SCALE OF RELATIVE ROCK HARDNESS Q„ - TSF Consistency 2.5 - 10 Extremely Soft 10 - 50 Very Soft 50 - 250 Soft 250 - 525 Medium Hard 525 - 1,050 Moderately Hard 1,050 - 2,600 Hard >2,600 Very Hard Voids Pit Vug Cavity Cave ROCK VOIDS Void Diameter <6 mm (<0.25 in) 6 mm to 50 mm (0.25 in to 2 in) 50 mm to 600 mm (2 in to 24 in) >600 mm (>24 in) ROCK QUALITY DESCRIPTION Rock Mass Description RQD Value Excellent 90 -100 Good Fair Poor Very Poor 75-90 50 - 75 25 -50 Less than 25 Description Very Thick Bedded Thick Bedded Medium Bedded Thin Bedded Very Thin Bedded Thickly Laminated Thinly Laminated Criteria Cohesive soil that can be broken down into small angular lumps which resist further breakdown Inclusion of small pockets of different soils Inclusion greater than 3 inches thick (75 mm) Inclusion 1/8-inch to 3 inches (3 to 75 mm) thick extending through the sample Inclusion less than 1/8-inch (3 mm) thick ROCK BEDDING THICKNESSES Criteria Greater than 3-foot (>1.0 m) 1-foot to 3-foot (0.3 m to 1.0 m) 4-inch to 1-foot (0.1 m to 0.3 m) 1'/4-inch to 4-inch (30 mm to 100 mm) %-inch to 1%-inch (10 mm to 30 mm) 1/8-inch to% -inch (3 mm to 10 mm) 1/8-inch or less "paper thin" (<3 mm) GRAIN -SIZED TERMINOLOGY (Typically Sedimentary Rock) Component Size Range Very Coarse Grained Coarse Grained Medium Grained Fine Grained Very Fine Grained >4.76 mm 2.0mm-4.76mm 0.42 mm - 2.0 mm 0.075 mm - 0.42 mm <0.075 mm DEGREE OF WEATHERING Slightly Weathered: Rock generally fresh, joints stained and discoloration extends into rock up to 25 mm (1 in), open joints may contain clay, core rings under hammer impact. Weathered: Rock mass is decomposed 50% or less, significant portions of the rock show discoloration and weathering effects, cores cannot be broken by hand or scraped by knife. Highly Weathered: Rock mass is more than 50% decomposed, complete discoloration of rock fabric, core may be extremely broken and gives clunk sound when struck by hammer, may be shaved with a knife. Page 2 of 2 SOIL CLASSIFICATION CHART NOTE: DUAL SYMBOLS ARE USED TO INDICATE BORDERLINE SOIL CLASSIFICATIONS MAJOR DIVISIONS SYMBOLS TYPICAL DESCRIPTIONS GRAPH LETTER COARSE GRAINED SOILS MORE THAN 50% OFMATERIAL IS LARGER THAN NO. 200 SIEVE SIZE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4 SIEVE CLEAN GRAVELS es. •. 6., Off: �: �, GW WELL -GRADED GRAVELS, GRAVEL - SAND MIXTURES, LITTLE OR NO (LITTLE OR NO FINES) )o 00 ° r 0INES ` O.0 pOo 0 00 Qo pC 0 ° GP POORLY -GRADED GRAVELS, GRAVEL - SAND MIXTURES, LITTLE OR NO FINES o0i GRAVELS WITH FINES oO o O 0 :0 o0'o 0 E SILTY GRAVELS, GRAVEL - SAND - SILT MIXTURES (APPRECIABLE AMOUNT OF FINES) . 4 f'4 r � I� , ,♦ GC CLAYEY GRAVELS, GRAVEL - SAND - CLAY MIXTURES SAND AND SANDY SOILS MORE THAN 50% OF COARSE FRACTION PASSING ON NO. 4 SIEVE CLEAN SANDS •'•'•'•'•'•'•'•' (LITTLE OR NO FINES) .: '4 SW WELL -GRADED SANDS, GRAVELLY SANDS, LITTLE OR NO FINES ��. ���-�,',. ::'' ' • . ' ;:: :.::.:::':':::.. SP POORLY -GRADED SANDS, GRAVELLY SAND, LITTLE OR NO FINES SANDS WITH FINES SM SILTY SANDS, SAND - SILT MIXTURES (APPRECIABLE AMOUNT OF FINES) % . SC CLAYEY SANDS, SAND - CLAY MIXTURES FINE GRAINED SOILS MORE THAN 50% OF MATERIAL IS SMALLER THAN NO. 200 SIEVE SIZE SILTS AND CLAYS ML INORGANIC SILTS AND VERY FINE SANDS, ROCK FLOUR, SILTY OR CLAYEY FINE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY LIQUID LIMIT LESS THAN 50 j A-- CI- INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS _- _ _ _ OL ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY SILTS AND CLAYS MH INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS FINE SAND OR SILTY SOILS LIQUID LIMIT GREATER THAN 50 CH INORGANIC CLAYS OF HIGH PLASTICITY OH ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SILTS HIGHLY ORGANIC SOILS =' `"' `l'_! \„ PT PEAT, HUMUS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS Mom' — Professional Service Justries, Inc. - �20508 56th Avenue W, Suite A Lynnwood, WA 98036 LOG OF HAB-1 Telephone: (425) 409-2504 Fax: (425) 582-8193 Sheet 1 of 1 PSI Job No.: 07121461 Project: Andover Retail Location: 1233 Andover Park East Tukwila, WA Excavation Method: Hand Auger Sampling Method: DCP Type: Boring Location: WATER LEVELS a 1 2 Elevation (feet) I i t i i co co rn cn a w N - o Depth, (feet) 1 1. - Graphic Log Sample Type ci Z CD II E co0 cn Recovery (inches) MATERIAL DESCRIPTION USCS Classification Dynamic Cone (DCP) Blows per -inch Moisture, DYNAMIC CONE PENETRATION TEST DATA Blows per -inch © 0 15 30 Additional Remarks I I I X Moisture 21 PL * LL 25 50 1 1 I STRENGTH, tsf ♦ Qu CIE Qp 0 20 4.0 a" o: •_. Topsoil: Dark brown, moist, sitly sand with -„organics. SM ML ML ML •Silty SAND: Brown, moist, non -plastic, with fine to medium sand. SILT with Sand: Brown, moist, non -plastic stratification observed in soil. SILT: Gray with orange mottling, moist, non -plastic, with stratification observed in soil. Sandy SILT: Gray, moist, non -plastic, with lenses of fine sand and lenses of silt intermittently. Bottom of Boring at 9 feet. No Groundwater observed. Completion Depth: 9.5 ft Date Boring Started: Date Boring Completed: Logged By: MSP Excavation Contractor: PSI, Inc. Sample H V Types: Shelby Tube Dynamic Cone (DCP) Grab Sample Latitude: 47 44208° Longitude: -12225167° Excavation Equipment: Remarks: The stratification lines represent approximate boundaries. The transition may be gradual. D, ir.i Professional S... vice Industries, Inc. 20508 56th Avenue W, Suite A Lynnwood, WA 98036 Telephone: (425) 409-2504 Fax: (425) 582-8193 LOG OF HAB-2 Sheet 1 of 1 PSI Job No.: 07121461 Excavation Method: Hand Auger WATER LEVELS Project: Andover Retail Sampling Method: Q Location: 1233 Andover Park East DCP Type: 1 Tukwila, WA Boring Location: 2 Elevation (feet) 1 o Depth, (feet) 1 Graphic Log Sample Type Recovery (inches) USCS Classification Dynamic Cone (DCP) Blows per -inch Moisture, % DYNAMIC CONE PENETRATION TEST DATA Blows per -inch © p 0 15 30 Z I I I o MATERIAL DESCRIPTION x Moisture v PL Additional E 0 25 • LL 50 Remarks Cn I I I STRENGTH, tsf ♦ Qu NE Qp 0 20 4.0 l o: •<� ;;:?;.,;• Topsoil: Dark brown, moist, sitly sand with organics. ',: Concrete -Bottom of boring at 9 inches Concrete found in base. Hand auger attempted in 3 locations nearby with same result. Completion Depth: 0.8 ft Sample Types: Latitude: 47 442364° Date Boring Started: Longi ude:-122.2514° Date Boring Completed: Shelby Tube Excavation Equipment: Logged By: MSP 4 Dynamic Cone (DCP) Remarks: Excavation Contractor: PSI, Inc. V Grab Sample The stratification lines represent approximate boundaries. The transition may be gradual. Professional Service Industries, Inc. 20508 56th Avenue W, Suite A Lynnwood, WA 98036 Phone: 425-409-2504 Project: Andover Retail Location: 1233 Andover Park, Tukwila, WA CPT: AndRt-01 Total depth: 60.20 ft, Date: 10/13/2016 Surface Elevation: 0.00 ft Cone resistance qt 2cilk 4 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- e 28- f, 30- ani 32- 034- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- 200 400 Tip resistance (tsf) Friction ratio 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- e 28- Y 30- w 32- • 34- 36- 38- 40- 42- 44- 46- no- 50- 52- 54- 56- 58- 60 0 2 4 6 8 Rf (%) Pore prs,ssure u 2 4 6 8 10 12 14 16 18 20 22 24 26 • 28 • 30 aai 32 0 34 36 38 40 42 44 46 48 50-1 52- 54- 56- 58- 60- 10 0 10 20 30 40 Pressure (psi) 4 6 8 10 12 14 16 18 20 22 24 26 e 28 y 30 cu 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 SBT Index Soil Behaviour Type 4-1t 6- 8- 10- 12- 14- 16- 18 20 22 24- 26 e 28 LF 30�_, v 32- 0 34, y1 36 * =r 38- 40- 42- 44- 46 48- 50- 52- 56- 58- 60- Sand & silty sand Clay & silty clay Clay & silty clay Clay Clay & silty clay Silty sand & sandy silt Sand & silty sand Sand & silty sand Sand & silty sand Clay & silty clay Clay Clay & silty clay Clay Clay Clay & silty clay Clay Silty sand & sandy silt Sand & silty sand Silty sand & sandy slit Sand & silty sand Silty sand & sandy silt Sand & silty sand Clay & silty clay Sand & silty sand 2 3 4 0 2 4 6 8 10 12 14 16 18 Ic SBT SBT legend ▪ 1. Sensitive fine grained ® 4. Clayey silt to silty clay n 7. Gravely sand to sand ▪ 2. Organic material ❑ 5. Silty sand to sandy silt 8. Very stiff sand to clayey sand • 3. Clay to silty clay 0 6. Clean sand to silty sand ❑ 9. Very stiff fine grained SBT (Robertson, 2010) CPeT-IT v.1.7.6.42 - CPTU data presentation & interpretation software - Report created on: 10/19/2016, 3:32:55 PM 1 Project file: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail, CPT data.cpt Professional Service Industries, Inc. 20508 56th Avenue W, Suite A Lynnwood, WA 98036 Phone: 425-409-2504 Project: Andover Retail Location: 1233 Andover Park, Tukwila, WA CPT: AndRt-02 Total depth: 60.20 ft, Date: 10/13/2016 Surface Elevation: 0.00 ft Cone resistance qt 4- 6- 8- 10- 12- 14- 16- 18- 20 22- 24- 26— t 28— af,, 30— a a 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- 200 400 Tip resistance (tsf) 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26— t 28— f, 30— a a) 32- 0 34- 36- 38- 40- 42- 44- 46- 4a.. 50- 52- 54- 56- 58- 60 0 Friction ratio 2 4 6 8 Rf (a/0) Pore pressure u 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26— t 28- 30— a aJ 32- 0 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- 10 0 10 20 30 40 Pressure (psi) SBT Index 2 4 6 8 10 12 14 16 18 20 22 24 26 t 28 L., 30 aai 32 0 34 36 38 40 42 44 46 48 50 52 54 56 58 60 1 2 3 Ic SBT SBT legend II 1. Sensitive fine grained ■ 2. Organic material II 3. Clay to silty clay 4 Soil Behaviour Type 2 4 6 8— 10— 12— 14— 16— 18—' 22— 22— 24 26 28 4F, 30 aa) 32 0 34- 36- 38- 40- 4 2—. 44- 46- 48- 50-- 52- 54 56- 58- 60— Sand & silty sand Clay & silty clay Clay & silty clay Clay Clay & silty clay Silty sand & sandy silt Sand & silty sand Sand & silty sand Sand & silty sand Clay & silty clay Clay Clay & silty clay Clay Clay Clay & silty clay Clay Silty sand & sandy silt Sand & silty sand Silty sand & sandy silt Sand & silty sand Silty sand & sandy silt Sand & silty sand Clay & silty clay Sand & silty sand 0 2 4 6 8 10 12 14 16 18 SBT (Robertson, 2010) II 4. Clayey silt to silty clay 0 7. Gravely sand to sand ❑ 5. Silty sand to sandy silt 8. Very stiff sand to clayey sand 6. Clean sand to silty sand ❑ 9. Very stiff fine grained CPeT-IT v.1.7.6.42 - CPTU data presentation & interpretation software - Report created on: 10/19/2016, 3:33:49 PM 1 Project file: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail, CPT data.cpt Andover Retail 1233 Andover Park East, Tukwila, WA PSI Project No.07121461 APPENDIX B LABORATORY TEST RESULTS Professional Service Industries, Inc Engineering • Consulting • Testing October 21, 2016 Andover Retail 1233 Andover Park East, Tukwvila, WA PSI Project No.07121461 General Professional Service Industries, Inc. Engineering • Consulting • Testing October 21, 2016 Laboratory Testing Program and Procedures Soil samples obtained during the field explorations were examined in our laboratory. The physical characteristics of the samples were noted and the field classifications were modified where necessary in accordance with terminology presented the General Notes included in this appendix. Representative samples were selected during the course of the examination for further testing. The testing procedures and results of the tests are summarized below. The phrase "In general accordance with guidelines presented in..." means that certain local and common descriptive practices and methodologies have been followed. Visual -Manual Classification The soil samples were classified in general accordance with guidelines presented in ASTM D2488, Standard Practice for Description and Identification of Soils (Visual -Manual Procedure). Certain terminology incorporating current local engineering practice, as provided in the Soil Classification Chart included with or in lieu of ASTM terminology. The term which best described the major portion of the sample was used in determining the soil type (that is, gravel, sand, silt or clay). Moisture Content Natural moisture content determinations were made on all samples. The natural moisture content is defined as the ratio of the weight of water to dry weight of soil, expressed as a percentage. The results of the moisture content determinations are presented on the boring logs in this appendix. Grain Size Analysis Select samples from the borings were analyzed for grain size in general conformance with ASTM C 136 and ASTM C117. In general, samples were oven dried, weighed then washed over a #200 sieve to remove silt and clay sized particles and then dried again. The samples were separated through a series of sieves of progressively smaller openings for determination of particle size distribution. The material passing and/or retained on each sieve was recorded as a percent of the total sample weight. The results of the sieve analysis are depicted in this appendix. Intertek PERCENT PASSING BY WEIGHT 100 95 90 85 80 75 70 65 60 55 50 45 40 35 30 25 20 15 10 5 Imo= PARTICLE SIZE ANALYSIS - C117/C136 Project Name Andover Retail Project Location Tukwila, WA Project Number Tukwila, WA Tested By D. Hootman Date of Sampling 10/10/2016 Date of Testing 10/11/2016 Reviewed By MSP 3" 2" 1.5" 1" 3/4" #3/8 #4 #10 #20 #40 #60 #100 #200 • 100 00 10 00 1.00 PARTICLE SIZE IN MILLIMETERS 0.10 0.01 Coarse Fine Coarse Coarse Fine Silt/Clay Gravel Sand Fine Grained Boring # Depth (ft) % Gravel % Sand % Fines PL LL PI Moisture (%) HAB-1 3 feet 5.7% 12.7% 81.6% NP NP NP 33.2% HAB-1 9 feet 0.5% 45.5% 54.0% NP NP NP 24.9% Boring # Depth (ft) USCS Symbol USCS Name Plot Lines HAB-1 3 feet ML SILT with Sand -e-- HAB-1 9 feet ML Sandy SILT -s- -f- Intertek-PSI Office: 20508 - 56th Avenue West, Lynnwood, WA, 98036, Office Phone 425-409-2504, Fax 425-582-8193 Andover Retail 1233 Andover Park East, Tukwila, WA PSI Project No.07121461 APPENDIX C LIQUEFACTION ANALYSIS Professional Service Industries, Inc. Engineering • Consulting • Testing October 21, 2016 TABLE OF CONTENTS AndRt-01 results Summary data report AndRt-02 results Summary data report CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software - Report created on: 10/19/2016, 4:02:35 PM Project file: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail Liquefaction.clq GEO Professional Service Industries, Inc. 20508 56th Avenue W, Suite A Lynnwood, WA 98036 ■ ■t Phone: 425-409-2504 LIQUEFACTION ANALYSIS REPORT Project title : Andover Retail CPT file : AndRt-01 Input parameters and analysis data Analysis method: NCEER (1998) Fines correction method: NCEER (1998) Points to test: Based on Ic value Earthquake magnitude MW: 6.98 Peak ground acceleration: 0.53 Cone resistance 4 6 8 10 12 14 16 18 20 22 24 26 28 ,_-, 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Cyclic Stress Ratio* (CSR*) 0.8 0.7- 0.6- 0.5- 0.4- 0.3- 200 qt (tsf) 400 G.W.T. (in -situ): G.W.T. (earthq.): Average results interval: Ic cut-off value: Unit weight calculation: Location : 1233 Andover Park, Tukwila, WA 13.00 ft Use fill: No 10.00 ft Fill height: N/A 3 Fill weight: N/A 2.60 Trans. detect. applied: No Based on SBT Ka applied: Yes Friction Ratio SBTn Plot 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- 28- 30- 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60 0 I 1 I 2 4 6 8 10 Rf (%) Mw=71f2, sigma'=1 atm base curve . r I t . . I , . . I 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 1 2 Ic (Robertson 1990) 0 1 . I 1 . . 1 . . . I . . . I . . I 1 . . . I . . . 1 . . . f . 1 . 1 . 0 20 40 60 80 100 120 140 160 180 200 Qtn,cs Normalized CPT penetration resistance CRR plot Clay like behavior applied: Sands only Limit depth applied: No Limit depth: N/A MSF method: Method based 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- 28- 30- 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60 4 0 unngarthq. FS Plot 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 r� 44 0.2 0.4 CRR & CSR 46 48 50 52 54 56 58 60 0 6 0 0.5 1 1.5 Factor of safety Summary of liquefaction potential 1 1 t 1 t 1 t 31 t t t 1 1 1 11 01 1 Normalized friction ratio (%) Zone A,'. Cyclic liquefaction likely depending on size and duration of cyclic loading Zone A,. Cyclic liquefaction and strength loss likely depending on loading and ground geometry Zone B: Liquefaction and post -earthquake strength loss unlikely, check cyclic softening Zone C: Cyclic liquefaction and strength loss possible depending on soil plasticity, brittleness/sensitivity, strain to peak undrained strength and ground geometry 10 CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software - Report created on: 10/19/2016, 4:02:33 PM 1 Project file: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail Liquefaction.clq This software is licensed to: Professional Service Industries, Inc. CPT name: AndRt-01 6- 8- 10- 12- 14- 16- 18- 20- 22- 24-'\ 26-1 28- i 30- n 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- Cone resistance 100 200 300 qt (tsf) 400 Input parameters and analysis data Analysis method: NCEER (1998) Fines correction method: NCEER (1998) Points to test: Based on Ic value Earthquake magnitude Mw: 6.98 Peak ground acceleration: 0.53 Depth to water table (insitu): 13.00 ft Friction Ratio CPT basic interpretation plots Pore pressure 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- 28- 30- 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60 0 Depth to water table (erthq.): Average results interval: Ic cut-off value: Unit weight calculation: Use fill: Fill height: 10 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- • 28- ▪ 30- g' 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- 10.00 ft 3 2.60 Based on SBT No N/A I I I I it 0 10 20 30 40 50 60 u (psi) Fill weight: Transition detect. applied: lc applied: Clay like behavior applied: Limit depth applied: Limit depth: N/A No Yes Sands only No N/A 2-[ 4-� 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26-I w 28-1 L 30- 8 32- 34- 36- 38- 4n- 42- 44- 46- 48- 50- 52- 54 56 58 60 1 SBT Plot Soil Behaviour Type 4 6 8 10 12 14 16 18 20 22 24 26 28 30 8 32 34 36 38] 40 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- SItysad&sadysiu Clay Clay aay&sltyday pay&siltyday Sltysad & sadysilt sad&siltysad Sltysad & sarysilt Sltysad &saryslt Sad&sltysad aay&sityday aay aay&sltyday Pay Sltysad &sadysilt aay&siltyday Sltysad & sadyslt :ad &siltysad Sltysad & saryslt aay&sltyday aay&sltyday Send & sltysa d sltysad&sartyslt Sand & siltysaxl 0 2 4 6 8 10 12 14 16 18 SST (Robertson et al. 1986) SBT legend El 1. Sensitive fine grained ® 4. Clayey silt to silty gi 7. Gravely sand to sand ■ 2. Organic material ❑ 5. Silty sand to sandy silt • 8. Very stiff sand to ▪ 3. Clay to silty clay Ej 6. Clean sand to silty sand 9. Very stiff fine grained CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software - Report created on: 10/19/2016, 4:02:33 PM Project file: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail Liquefaction.clq 2 This software is licensed to: Professional Service Industries, Inc CPT name: AndRt-01 Norm. cone resistance 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- w 28- - 30- n A 32- 34- 36- 38- 40- 42- 44- 46- 48- 50-J 52- 54- 56- 58- 60- 0 50 100 150 Qtn 200 Input parameters and analysis data Analysis method: NCEER (1998) Fines correction method: NCEER (1998) Points to test: Based on Ic value Earthquake magnitude Mw: 6.98 Peak ground acceleration: 0.53 Depth to water table (insitu): 13.00 ft CPT basic interpretation plots (normalized) Norm. friction ratio 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- w 28- : 30- 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- i 0 2 4 6 Fr (%) Depth to water table (erthq.): Average results interval: Ic cut-off value: Unit weight calculation: Use fill: Fill height: 8 10 Nom. pore pressure ratio 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- w 28- L 30- n A 32- 34- 36- 38- 40- 42- 44- 46- 48- 50 52- 54- 56- 58- 60- 10.00 ft 3 2.60 Based on SBT No N/A -0.2 0 1 i . 1 1 0.2 0.4 0.6 0.8 1 Bq Fill weight: Transition detect. applied: Ko applied: Clay like behavior applied: Limit depth applied: Limit depth: N/A No Yes Sands only No N/A 16 18 20 22 24 26 w 28 30 32 34 36 3 4 42 44 46 48 50 52 54 56 58 60 SBTn Plot 6- 8- 10- 12- 14- 16- 18- 20- 22-. 24-111111.111 26- w 28- L 30- n a 32- 34- 36- 38- 40- 42- 44- 46-,- 48-. 50- 52- 54- 56 58- 60- Norm. Soil Behaviour Type Ic (Robertson 1990) Sad 9Itysad&sadysilt aay Clay aay&siltyday aay&siltyday S sad & sar ysilt Sltysad&sariysilt Sitysad & sar/ysilt and &silty sad 9ltysad &sadysilt 9Itysad & sadvsilt gad & silty satif aay&siltyday Clay aay&siltyday aay 9Itysad&sa lysilt day&siltyday aay&sltyday aay&siltyday Clay Sad &siltysa-d 9Itysad & sadysilt aay&siltyday Sltysad&sadysilt 9ttysad & sadysilt Sltysad & sad/ siIt Sand &siltysad Sltysad & sadysilt Sid &siltysad 4 6 8 10 12 14 16 18 SBTn (Robertson 1990) SBTn legend II 1. Sensitive fine grained ❑ 4. Clayey silt to silty 7. Gravely sand to sand ® 2. Organic material El 5. Silty sand to sandy silt Ei 8. Very stiff sand to II 3. Clay to silty clay El 6. Clean sand to silty sand ❑ 9. Very stiff fine grained CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software - Report created on: 10/19/2016, 4:02:33 PM Project file: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail Liquefaction.clq 3 This software is licensed to: Professional Service Industries, Inc. CPT name: AndRt-01 2- 4 6- 8- 10- 12- 14- 16- 18- 20 22 24 26 28 30 8 32 34 36 38 40- 42- 44- 46 48- 50- 52- 54- 56- 58- 60- Total cone resistance I 100 200 1700 qt (tsf) 400 Input parameters and analysis data Analysis method: NCEER ( Fines correction method: NCEER ( Points to test: Based o Earthquake magnitude Mw: 6.98 Peak ground acceleration: 0.53 Depth to water table (insitu): 13.00 ft 1998) 1998) n Ic value 4 6 8 10- 12- 14- 16- 18 20 22 24 26 d 28 30 a' 32 34 36 38 40 42 44 46 4 50 52 54 56- 58 Liquefaction analysis overall plots (intermediate results) SBTn Index Ic (Robertson 1990) Depth to water table (erthq.): Average results interval: Ic cut-off value: Unit weight calculation: Use fill: Fill height: 10.00 ft 3 2.60 Based on SBT No N/A Norm. cone resistance 4- 6- 8- 10- 12- 14- 16- 18- 20^ 22- 24- 26- 28- ,L, 30- ▪ 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60 0 50 1 1 100 Qtn Fill weight: Transition detect. applied: l( applied: Clay like behavior applied: Limit depth applied: Limit depth: 150 N/A No Yes Sands only No N/A 200 Grain char. factor 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- e 28- 30- 8 32- r� 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- 0 0 1. 1, 1' 1' 1, 1. 1. 1' 1' 1 2 3 4 5 6 7 8 9 10 Kc Corrected norm. cone resistance 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24= 26- w 28- -5 30- n g 32- 34- 36- 38- 40= 42- 44= 46- 48- 50- 52- 54- 56- 58- 60- 0 . 1 • 1 1 50 100 150 Qtn,cs 200 CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software - Report created on: 10/19/2016, 4:02:33 PM 4 Project file: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail Liquefaction.clq This software is licensed to: Professional Service Industries, Inc. CPT name: AndRt-01 CRR plot 4- 6- 8- 10 12- 14- 16- 18- 20- 22- 24- 26- 28- f., 30- g 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- 0 Du in arthq, 0.2 0.4 CRR &CSR Liquefaction analysis overall plots FS Plot 16 18 20 22 24 26 t 28 L 30 n g 32 34 36 38 40 42 44 46 48 50 52 54 0 6 0 0.5 1 1.5 Factor of safety Input parameters and analysis data Analysis method: NCEER (1998) Fines correction method: NCEER (1998) Points to test: Based on Ic value Earthquake magnitude M,„: 6.98 Peak ground acceleration: 0.53 Depth to water table (insitu): 13.00 ft Depth to water table (erthq.): 10.00 ft Average results interval: 3 Ic cut-off value: 2.60 Unit weight calculation: Based on SBT Use fill: No Fill height: N/A LPI 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- 28- 30- a' 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- 0 5 10 15 Liquefaction potential Fill weight: Transition detect. applied: lc, applied: Clay like behavior applied: Limit depth applied: Limit depth: N/A No Yes Sands only No N/A Vertical settlements 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26 28- L 30- n 8 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60-� 1 20 0 0.5 1 1.5 2 2.5 Settlement (in) Lateral displacements 2- 4 6- 8- 10- 12 14 16 18 20- 22 24 26 w 28- • 30- 8 32- 34- 36- 38 40- 42- 44- 46- 48- 50- 52- 54- 56- 58 F.S. color scheme ▪ Almost certain it will liquefy ® Very likely to liquefy • Liquefaction and no liq. are equally likely ❑ Unlike to liquefy • Almost certain it will not liquefy 60 0 Displacement (in) LPI color scheme III Very high risk • High risk • Low risk CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software - Report created on: 10/19/2016, 4:02:33 PM 5 Project file: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail Liquefaction.clq This software is licensed to: Professional Service Industries, Inc. CPT name: AndRt-01 Norm. cone resistance 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24 26 2 28 30 n M 32- 34- 36- 38- 40- 42^ 44- 46- 48- 50- 52- 54- 56- 58- 60^ 0 100 200 300 400 500 600 700 Qtn Input parameters and analysis data Analysis method: NCEER (1998) Fines correction method: NCEER (1998) Points to test: Based on Ic value Earthquake magnitude Mw: 6.98 Peak ground acceleration: 0.53 Depth to water table (insitu): 13.00 ft Check for strength loss plots (Robertson (2010)) Grain char. factor 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- F 28- ,s., 30- g32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54 56 58 60 r,,,,,,,,, 0 1 2 3 4 5 Kc Depth to water table (erthq.): Average results interval: Ic cut-off value: Unit weight calculation: Use fill: Fill height: 6 7 8 9 10 10.00 ft 3 2.60 Based on SBT No N/A Corrected norm. cone resistance SBTn Index 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- • 28- ,L,., 30- n 8 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- 50 100 150 Qtn,cs Fill weight: Transition detect. applied: ICQ applied: Clay like behavior applied: Limit depth applied: Limit depth: N/A No Yes Sands only No N/A 200 2 4 6 8 10 12 14 16 18 20 22 24 26 w 28 30 M 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 1 2 3 Ic (Robertson 1990) Liquefied Su/Sig'v 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- w 28- ,L, n 30- 8 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60 — Peak Su ratio — Liq. Su ratio 4 0 0.1 0.2 0.3 0.4 0 5 Su/Sg'v CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software - Report created on: 10/19/2016, 4:02:33 PM 6 Project file: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail Liquefaction.clq GEO Oeotechn,cal Software Professional Service Industries, Inc. 20508 56th Avenue W, Suite A Lynnwood, WA 98036 Phone: 425-409-2504 LIQUEFACTION ANALYSIS Project title : Andover Retail CPT file : AndRt-02 Input parameters and analysis data Analysis method: NCEER (1998) G.W.T. (in -situ): Fines correction method: NCEER (1998) G.W.T. (earthq.): Points to test: Based on Ic value Average results interval: Earthquake magnitude Mw: 6.98 Peak ground acceleration: 0.53 Cone resistance 4 6- 8- 10 12 14- 16- 18- 20- 22- 241 26—�r 28— y 30— g 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- 0.8 Cyclic Stress Ratio* (CSR*) 0.7- 0.6- 0.5- 0.4- 0.3- 0.2- 0.1- 200 400 qt (tsf) Location : 1233 Andover Park, Tukwila, WA 13.00 ft Use fill: No 10.00 ft Fill height: N/A 3 Fill weight: N/A Ic cut-off value: 2.60 Trans. detect. applied: No Unit weight calculation: Based on SBT I< applied: Yes Friction Ratio 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- 28- 30- 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60 0 r' r r r' r 2 4 6 8 Rf (%) 10 Mw=71/z, sigma=1 atm base curve r I Liquefaction SBTn Plot CRR plot 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 1 2 3 4 Ic (Robertson 1990) No Liquefaction 111,111111111/11111111.1111.1111.1.1111111 20 40 60 80 100 120 140 160 180 200 Qtn,cs Normalized CPT penetration resistance Clay like behavior applied: Sands only Limit depth applied: No Limit depth: N/A MSF method: NCEER, (Youd 4- 6- 8- 10 12- 14- 16- 18- 20- 22- 24- 26- 28- 30- 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60— , unng -arthq. 0 0.2 0.4 0 6 CRR & CSR 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 0 FS Plot 0.5 1 1.5 Factor of safety Summary of liquefaction potential 1 1 1 1 1 11 L I I u t I • 01 1 10 Normalized friction ratio (d/o) Zone A,.. Cyclic liquefaction likely depending on size and duration of cyclic loading Zone A,: Cyclic liquefaction and strength Toss likely depending on loading and ground geometry Zone B. Liquefaction and post -earthquake strength loss unlikely, check cyclic softening Zone C. Cyclic liquefaction and strength loss possible depending on soil plasticity, brittleness/sensitivity. strain to peak undrained strength and ground geometry CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software - Report created on: 10/19/2016, 4:02:34 PM 7 Project file: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail Liquefaction.clq This software is licensed to: Professional Service Industries, Inc. CPT name: AndRt-02 4 6 8 12 14 16 18 20 22 24 26 28 n 30 S 32 34 36 38 40 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- Cone resistance t t t 100 200 300 400 500 qt (tsf) Input parameters and analysis data Analysis method: NCEER (1998) Fines correction method: NCEER (1998) Points to test: Based on Ic value Earthquake magnitude Mw: 6.98 Peak ground acceleration: 0.53 Depth to water table (insitu): 13.00 ft Friction Ratio CPT basic interpretation plots Pore pressure 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- w 28- n 30- 8 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60 0 2 4 6 Rf (%) Depth to water table (erthq.): Average results interval: Ic cut-off value: Unit weight calculation: Use fill: Fill height: t 8 10 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- df28- a 30- 8 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- 10.00 ft 3 2.60 Based on SBT No N/A 0 7 I nsitu t 10 20 30 u (psi) Fill weight: Transition detect. applied: lc, applied: Clay like behavior applied: Limit depth applied: Limit depth: t t 40 50 N/A No Yes Sands only No N/A 2 4 6 8 1' 12 14 16 18 20 22 24 26 v 28 n 30 g 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 1 SBT Plot 2 3 IC(SBT) 4 - 4- 6- 8- 10- 12- 14- 16- 18- 22- 22- 26 26 30-r ,t,, 30= n 32- 34- 36- 38- 40- 42- 44- 46 48- 50- 52- 54- 56- 58- 60-- t Soil Behaviour Type blatl t 1 0 2 4 6 Clay 9Itysad & sadysilt Clay Clay&siltyday SItysad&sadysilt Sad&silttyysaid 9Itysad &sadysilt Sad &siltysad Sad &siltysad pay&siltyday Clay pay&siltyday pp�y&siltyday 9ltysad &sadysilt Clay 9Itysad &sat rysilt Sad&siltysad 91tysad&sarlysilt Sad &siltysad Sltysad & sadysilt SE rd &siltysard 9Itysad sadysilt Said&siltysad t t t t t 8 10 12 14 16 18 SBT (Robertson et al. 1986) SBT legend IIII 1. Sensitive fine grained ® 4. Clayey silt to silty ra 7. Gravely sand to sand ▪ 2. Organic material ❑ 5. Silty sand to sandy silt III 8. Very stiff sand to ▪ 3. Clay to silty clay 6. Clean sand to silty sand ❑ 9. Very stiff fine grained CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software - Report created on: 10/19/2016, 4:02:34 PM 8 Project file: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail Liquefaction.clq This software is licensed to: Professional Service Industries, Inc. CPT name: AndRt-02 Norm. cone resistance 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- w 28- yn 30- g32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- 0 50 100 150 Qtn Input parameters and analysis data Analysis method: Fines correction method: Points to test: Earthquake magnitude MN,: Peak ground acceleration: Depth to water table (insitu): NCEER (1998) NCEER (1998) Based on Ic value 6.98 0.53 13.00 ft CPT basic interpretation plots (normalized) Norm. friction ratio 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- ▪ 28- -nC 30- 8 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60 200 0 4 6 8 10 Fr (°Jo) Depth to water table (erthq.): Average results interval: Ic cut-off value: Unit weight calculation: Use fill: Fill height: Nom. pore pressure ratio SBTn Plot 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- w 28- 30- g 32- 34- 36- 38- 40- 42- 44-' 46- 48- 50- 52- 54- 56- 58- 10.00 ft 3 2.60 Based on SBT No N/A 60- •i i i• -0.2 0 0.2 0.4 0.6 0.8 Bq Fill weight: Transition detect. applied: KQ applied: Clay like behavior applied: Limit depth applied: Limit depth: 1 N/A No Yes Sands only No N/A 1 12 14 16 18 20 22 24 26 28 n30 32 34 36 38 40 42 44 46 48 50 Ic (Robertson 1990) 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- e 28- - 30- n 'Li 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- Norm. Soil Behaviour Type Sao Clay &sltyday SItysad &sa:I/silt Say Clay&sltyday lty sad & sarly silt Sad&silty sat Silty sad & sally silt Sitysad & sadysiIt Sfltysad & sad/silt Say Clay&sltyday Clay Clay&sltyday Clay&sltyday Say Clay&sltyday Sad & silty sad 9ltysad & sadysilt Sad &sltysad Slty sad & sandy silt Sad & sltysad Clay&sltyday Slty sad & sadyslt Said & silty sand Silty sad & saxlyslt I i I I• 0 2 4 6 8 10 12 14 SBTn (Robertson 1990) 16 18 SBTn legend ▪ 1. Sensitive fine grained Q 4. Clayey silt to silty ❑ 7. Gravely sand to sand ▪ 2. Organic material 5. Silty sand to sandy silt El 8. Very stiff sand to El 3. Clay to silty clay ❑ 6. Clean sand to silty sand 9. Very stiff fine grained CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software - Report created on: 10/19/2016, 4:02:34 PM 9 Project file: P:\712 GEO - Also See 578 Geo\2016 Projects \Andover Retail\CPT data\Andover Retail Liquefaction.clq This software is licensed to: Professional Service Industries, Inc. CPT name: AndRt-02 Total cone resistance 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- t 28-- L 30- AL g 32- 34- 36- 38- 40- 42- 44- 46-' 48- 50- 52- 54- 56- 58- 60^ 100 200 300 qt (tsf) i r 400 500 Input parameters and analysis data Analysis method: NCEER (1998) Fines correction method: NCEER (1998) Points to test: Based on Ic value Earthquake magnitude Mw: 6.98 Peak ground acceleration: 0.53 Depth to water table (insitu): 13.00 ft 8 10 14 16 24 26 e 28 t 3 g 32 34 36 38 44 46 48 50 52 54 56 58 6 Liquefaction analysis overall plots (intermediate results) SBTn Index Norm. cone resistance Grain char. factor L 2 3 Ic (Robertson 1990) Depth to water table (erthq.): Average results interval: Ic cut-off value: Unit weight calculation: Use fill: Fill height: 10.00 ft 3 2.60 Based on SBT No N/A 4 6- 8- 10- 12- 14- 16- 18- 20- 22- 24 26- 4 28- at+ 30- n g 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- 3 } 0 50 100 Qtn Fill weight: Transition detect. applied: K, applied: Clay like behavior applied: Limit depth applied: Limit depth: 150 200 N/A No Yes Sands only No N/A 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- 28- 30- n g 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- T, 0 1 2 3 4 5 6 7 8 9 10 Kc Corrected norm. cone resistance 4 6 8 10 12- 14 16 18- 20 22 24 26 w28 L 30 g 32 34 36 38 40 42 44 46 48- 50 52 54- 56- 58- 601 50 100 150 Qtn,cs 200 CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software - Report created on: 10/19/2016, 4:02:34 PM Project file: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail Liquefaction.clq 10 This software is licensed to: Professional Service Industries, Inc. CPT name: AndRt-02 CRR plot 4- 6- 8- 10- 12- 14- 16- 18- 20- 22-J 24- 26- eV_ 28- -c 30- n 8 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58 60- 0 arthq. 0.2 0.4 CRR &CSR Liquefaction analysis overall plots FS Plot LPI 4 6 8 10 12 14 16 18 20 22 24 26 ct 28 30 n 32 34 36 38 40 42 44 46 48 50 52 54 56 58 0 6 0 0.5 1 1.5 Factor of safety Input parameters and analysis data Analysis method: NCEER ( Fines coneution method: NCEER ( Points to test: Based o Earthquake magnitude MN,: 6.98 Peak ground acceleration: 0.53 Depth to water table (insitu): 13.00 ft 1998) 1998) n Ic value Depth to water table (erthq.): 10.00 ft Average results interval: 3 Ic cut-off value: 2.60 Unit weight calculation: Based on SBT Use fill: No Fill height: N/A 2 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- t 28- Ln 30- a32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- 0 i 5 10 15 Liquefaction potential Fill weight: Transition detect. applied: IC, applied: Clay like behavior applied: Limit depth applied: Limit depth: N/A No Yes Sands only No N/A 20 Vertical settlements 2- 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- �_ 28- L 30- n g 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60- f 0 r i 1 2 Settlement (in) 3 Lateral displacements 2- 4- 6- 8- 10 12-1 14 16- 18 20- 22 24 26- 28 L 30 a 32 34 36 38 40- 42 44 46 48 50- 52- 54- 56 58- 60- F.S. color scheme ▪ Almost certain it will liquefy ® Very likely to liquefy ❑ Liquefaction and no liq. are equally likely ❑ Unlike to liquefy ❑ Almost certain it will not liquefy 0 Displacement (in) LPI color scheme • 0 Very high risk High risk Low risk CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software - Report created on: 10/19/2016, 4:02:34 PM Project Ole: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail Liquefaction.clq 11 This software is licensed to: Professional Service Industries, Inc. CPT name: AndRt-02 4 6 8- 10- 12- 14- 16- 18- 20 22 24 26 V 28 �f,, 30 n 8 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54 56- 58- 60- Norm. cone resistance 0 I I 200 400 Qtn 600 800 Input parameters and analysis data Analysis method: NCEER Fines correction method: NCEER ( Points to test: Based o Earthquake magnitude M„,: 6.98 Peak ground acceleration: 0.53 Depth to water table (insitu): 13.00 ft 1998) 1998) n Ic value Check for strength Toss plots (Robertson (2010)) Grain char. factor 4= 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- 28- 32- 34- 36- 38- 40- 42- 44.46- 48- 50- 52- 54- 56- 58- 60- 0 1 2 3 ''1,1.1.1.1'I 1 I' 4 5 6 7 8 9 10 Kc Depth to water table (erthq.): Average results interval: Ic cut-off value: Unit weight calculation: Use fill: Fill height: 10.00 ft 3 2.60 Based on SBT No N/A Corrected norm. cone resistance 4- 6- 8- 10-1 12- 14- 16- 18- 20- 22- 24- 26- V 28- ,f., 30- n a' 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60-s--, 0 I r 50 100 Qtn,cs Fill weight: Transition detect. applied: Ka applied: Clay like behavior applied: Limit depth applied: Limit depth: 150 200 N/A No Yes Sands only No N/A 2 4 6 8 10 12 14 16 18 20 22 24 26 V 28 it30 n 8 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 SBTn Index 1 Ic (Robertson 1990) Liquefied Su/Sig'v 4- 6- 8- 10- 12- 14- 16- 18- 20- 22- 24- 26- 28- ,L, 30- n S 32- 34- 36- 38- 40- 42- 44- 46- 48- 50- 52- 54- 56- 58- 60 — Peak Su ratio — I.iq. `.-Al rlhr, 4 0 0.1 0.2 0.3 0.4 0 5 Su/Sig'v CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software - Report created on: 10/19/2016, 4:02:34 PM 12 Project file: P:\712 GEO - Also See 578 Geo\2016 Projects\Andover Retail\CPT data\Andover Retail Liquefaction.clq Procedure for the evaluation of soil liquefaction resistance, NCEER (1998) Calculation of soil resistance against liquefaction is performed according to the Robertson & Wride (1998) procedure. The procedure used in the software, slightly differs from the one originally published in NCEER-97-0022 (Proceedings of the NCEER Workshop on Evaluation of Liquefaction Resistance of Soils). The revised procedure is presented below in the form of a flowchart': qt ; tip resistance, f, : sleeve friction rSvo, cr.„; ; in -situ vertical total and effective stress units : all in kPa J initial stress exponent° : n = 1.0 and calculate Q, F, and I� if I 5 1.64, n = 0.5 if 1.64 < le < 3.30, n = (Iz-1.64)03 + 0.5 if lea.3.30,n=1.0 iterate until the change in n, An < 0.01 if cs„, > 3(X) kPa, let n = 1.0 for all soils A °updated from Robertson and Wride (1998) C„ = 100 �n CYVO i C F= f' 100 100 (q�. —Q ) 4. =,J 3.47—logQ)2+(1.22+logF)2J if 1e 5 1.64, K, = 1.0 if 1.64 < le < 2.fi0, Ke = -0.403 1,4 + 5.581 1,3 —21.63 1e,2 + 33.75 It - 17.88 if le a 2.60, evaluate using other criteria; likely nonliquefiable if F > 1 % BUT, if 1.64 < 1 < 2.36 and F < 0.5%, set IC, = 1.0 2 gavlcs — Kt 3 CRR7 S = 93 [(] + 0.08, if 50 5 (gawks < 160 1000 CRR7 5= 0.833 L (gc11A cs ]--E 0.05, if (geirdcs < 501000 if le Z 2.60, evaluate using other criteria; likely nonliqui.fiable if F > 1 % 1 "Estimating liquefaction -induced ground settlements from CPT for level ground", G. Zhang, P.K. Robertson, and R.WI. Brachrren CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software 13 Procedure for the evaluation of soil liquefaction resistance (all soils), Robertson (2010) Calculation of soil resistance against liquefaction is performed according to the Robertson & Wride (1998) procedure. This procedure used in the software, slightly differs from the one originally published in NCEER-97-0022 (Proceedings of the NCEER Workshop on Evaluation of Liquefaction Resistance of Soils). The revised procedure is presented below in the form of a flowchart': CPT qt, fs, d'vo, 6'vo, pa = 1 atm all same units as pa Initial stress exponent: n = 1.0; Calculate Qin, F,, Io n=0.381(Ic)+0.05(a'� I-0.15 Po n1.0 Iterate until change in n, An S 0.01 Q;„ _ (qt —°° }] N P, g 9100 (qr — cr,•a ) =[(3.47— log ri7�Z +(1.22+IogF 2.50 < IC < 2.70 IfIo<1.64,K,=1.0 When 1.64<Ic<2.60 K� = 5.58I,3 — 0.403 Ic — 21.63 1,2 .4- 33.751, —17.88) If 1.64<Ic<2.36AND Fr<0.5%,set Kc= 1.0 Qui.cs= Kc' Qin 4 Ic> 2.70 =6X10 -(1 j16." j� 13 CRR7� = 93f 1 2 J + 0.08 50<QLL<_160 CRR7 t = 0.0532,,KQ 1 P.K. Robertson, 2009. "Performence based earthquake design using the CPT', Keynote Lecture, International Conference on Performance -based Design in Earthquake Geotechnical Engineering — from case history to practice, IS -Tokyo, June 2009 CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software 14 Procedure for the evaluation of soil liquefaction resistance, Idriss & Boulanger (2008) (lc: tip resistance, fs: sleeve friction 6,o, o ': in situ vertical total and effective stress m = 1.338 - 0.249 x (gc1Nf 264 iterate until change in m, Am < 0.01 Pa _CNxgc Mc1N 0 Ic<2.60 Ic>2.60 gc1Ncs — Clc1N + dgc1N where : AgaN =I 5.4+ 1.63- I 9.7 15.7 17 Q(,Ih. FC+0.01 FC+0.01 f r.e 16 qd.,, '_ + 9�inc-, '• z i 540 67 \ 80 i t 114 CRR• M.7.5,0,n-1 =e CRRM-7• .s,O,o-1 =0.80x 5" xKo awn CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software 15 Procedure for the evaluation of soil liquefaction resistance (sandy soils), Moss et al. (2006) CPT I< < cut-off Initial estimate using raw tip measurements, friction ratio. Calculate q,,1. Repeat until an acceptable convergence tolerance is achieved. c= Cq = Pa qt 1-Cq qt CRR = exp g1.045 +qt1 .110 Rf)+ J.001 Rf)+c +0.850 Rf)-0.848 In lw)-0,002 In(av IJ-20.923+1,632 CD- 1VLf 7,177 CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software 16 Procedure for the evaluation of liquefaction -induced lateral spreading displacements Site investigation with SPT or SPT data with content or CPT data Design earthquake Moment magnitude of earthquake (M,) and peak surface acceleration (amax) L J Liquefaction potential analysis to calculate FS, (NI)6ocs or (gclN)cs (using the NCEER SPT- CPT-based method (Youd et al. 2001)) Ground geometry Geometric parameters for each of different zones in level (or gently sloping) ground with (or without) a free face Zones with three major geometric parameters or less - free face height (H), the distance to a free face (L), or/and slope (S) J If (NI)6ocs < 14 or (qc I N)cs < 70 evaluate potential of flow liquefaction Calculation of the lateral displacement index L/H or/and S (using Figure 1 and Equation [3]) y J � Estimated lateral displacement, LD J For gently sloping ground without a free face, LD = (S + 0.20) • LDI (for 0.2% < S < 3.5%) For level ground with a free face, LD = 6 • (L/H)"" s ' LDI (for 5 < L/H < 40) Zones with more than three major geometric parameters Evaluation of lateral displacements based on other approaches and engineering judgment 1 Flow chart illustrating nejor steps in estimating liquefaction -induced lateral spreading displacerrents using the proposed approach Maximum cyclic shear strain, 7, (%,) Factor of safety, FS 1 Figure 1 Zmax LDI= -ymaxd` 0 Equation [3] 1 "Estineting liquefaction -induced ground settlerrents from CPT for level ground", G. Zhang, P.K. Robertson, and R.W.I. Brachnen CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software 17 Procedure for the estimation of seismic induced settlements in dry sands Average shear stress, Tail = CSR ' 6IIo = 0.65 • amra (5v0 tia g Estimate small shear strain modulus, Go Go0.0188 •110iossl-4.s8)I(gt_0.0 Estimate shear strain amplitude, y (based on Pradel (1998)) 11+ Y-a • ebxl • R•100 (°fo) 1 + a 1 ti R = (Note ti andG 0 same units) 0 a = 0.0389 aA) + 0.124 pa b = 6400 1211-1 pa Estimate volulnetlic strain in 15 cycles 1 [041)64s I 120 vol(15) = Y 20 (N1)60,cs = Q t,[s 8.5 1 - •1c [ 4.6 Volumetric strain in design earthquake o.a5 ;o1 - Evol(15) 15 Nc =(M-4 '1 Seismic settlement, s cwT s = 2 • fivet. dz Robertson, P.K. and Lisheng, S., 2010, "Estimation of seismic compression in dry soils using the CPT" FIl11i INTERNATIONAL CONFERENCE ON RECENT ADVANCES IN GEOTECHNICAL EARTHQUAKE ENGINEERING AND SOIL DYNAMICS, Symposium in honor of professor I. M. Idriss, San Diego, CA CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software 18 Liquefaction Potential Index (LPI) calculation procedure Calculation of the Liquefaction Potential Index (LPI) is used to interpret the liquefaction assessment calculations in terms of severity over depth. The calculation procedure is based on the methology developed by Iwasaki (1982) and is adopted by AFPS. To estimate the severity of liquefaction extent at a given site, LPI is calculated based on the following equation: ao LPI = (10 - 0,5z) X Fi X d$ where: FL = 1 - F.S. when F.S. less than 1 FL = 0 when F.S. greater than 1 z depth of measurment in meters Values of LPI range between zero (0) when no test point is characterized as liquefiable and 100 when all points are characterized as susceptible to liquefaction. Iwasaki proposed four (4) discrete categories based on the numeric value of LPI: • LPI = 0 : Liquefaction risk is very low • 0 < LPI <= 5 : Liquefaction risk is low • 5 < LPI <= 15 : Liquefaction risk is high • LPI > 15 : Liquefaction risk is very high FL Graphical presentation of the LPI calculation procedure CLiq v.1.7.6.49 - CPT Liquefactoon Assessment Software 19 References • Lunne, T., Robertson, P.K., and Powell, J.J.M 1997. Cone penetration testing in geotechnical practice, E & FN Spon Routledge, 352 p, ISBN 0-7514-0393-8. • Boulanger, R.W. and Idriss, I. M., 2007. Evaluation of Cyclic Softening in Silts and Clays. ASCE Journal of Geotechnical and Geoenvironmental Engineering June, Vol. 133, No. 6 pp 641-652 • Robertson, P.K. and Cabal, K.L., 2007, Guide to Cone Penetration Testing for Geotechnical Engineering. Available at no cost at http://www.geologisrniki.gr/ • Robertson, P.K. 1990. Soil classification using the cone penetration test. Canadian Geotechnical Journal, 27 (1), 151-8. • Robertson, P.K. and Wride, C.E., 1998. Cyclic Liquefaction and its Evaluation based on the CPT Canadian Geotechnical Journal, 1998, Vol. 35, August. • Youd, T.L., Idriss, I.M., Andrus, R.D., Arango, I., Castro, G., Christian, J.T., Dobry, R., Finn, W.D.L., Harder, L.F., Hynes, M.E., Ishihara, K., Koester, J., Liao, S., Marcuson III, W.F., Martin, G.R., Mitchell, J.K., Moriwaki, Y., Power, M.S., Robertson, P.K., Seed, R., and Stokoe, K.H., Liquefaction Resistance of Soils: Summary Report from the 1996 NCEER and 1998 NCEER/NSF Workshop on Evaluation of Liquefaction Resistance of Soils, ASCE, Journal of Geotechnical & Geoenvironmental Engineering, Vol. 127, October, pp 817-833 • Zhang, G., Robertson. P.K., Brachman, R., 2002, Estimating Liquefaction Induced Ground Settlements from the CPT, Canadian Geotechnical Journal, 39: pp 1168-1180 • Zhang, G., Robertson. P.K., Brachman, R., 2004, Estimating Liquefaction Induced Lateral Displacements using the SPT and CPT, ASCE, Journal of Geotechnical & Geoenvironmental Engineering, Vol. 130, No. 8, 861-871 • Pradel, D., 1998, Procedure to Evaluate Earthquake -Induced Settlements in Dry Sandy Soils, ASCE, Journal of Geotechnical & Geoenvironmental Engineering, Vol. 124, No. 4, 364-368 • Iwasaki, T., 1986, Soil liquefaction studies in Japan: state-of-the-art, Soil Dynamics and Earthquake. Engineering, Vol. 5, No. 1, 2-70 • Papathanassiou G., 2008, LPI-based approach for calibrating the severity of liquefaction -induced failures and for assessing the probability of liquefaction surface evidence, Eng. Geol. 96:94-104 • P.K. Robertson, 2009, Interpretation of Cone Penetration Tests - a unified approach., Canadian Geotechnical Journal, Vol. 46, No. 11, pp 1337-1355 • P.K. Robertson, 2009. "Performance based earthquake design using the CPT", Keynote Lecture, International Conference on Performance -based Design in Earthquake Geotechnical Engineering - from case history to practice, IS -Tokyo, June 2009 • Robertson, P.K. and Lisheng, S., 2010, "Estimation of seismic compression in dry soils using the CPT" FIFTH INTERNATIONAL CONFERENCE ON RECENT ADVANCES IN GEOTECHNICAL EARTHQUAKE ENGINEERING AND SOIL DYNAMICS, Symposium in honor of professor I. M. Idriss, SAN diego, CA • R. E. S. Moss, R. B. Seed, R. E. Kayen, J. P. Stewart, A. Der Kiureghian, K. 0. Cetin, CPT -Based Probabilistic and Deterministic Assessment of In Situ Seismic Soil Liquefaction Potential, Journal of Geotechnical and Geoenvironmental Engineering, Vol. 132, No. 8, August 1, 2006 CLiq v.1.7.6.49 - CPT Liquefaction Assessment Software 20 B1 Height: Weight (max): 1 Specifications Diameter: 8" Round (20 3 cm) 42" (106.7 cm) 27 Ibs (12.25 kg) d~series D-Series LED Bollard ffo lighting r•artnnE" facts FRIENDLY "•"•••••• Catalog Number Notes • Type Introduction The D-Series LED Bollard is a stylish, energy - saving, long -life solution designed to perform the way a bollard should —with zero uplight. An optical leap forward, this full cut-off luminaire will meet the most stringent of lighting codes. The D-Series LED Bollard's rugged construction, durable finish and long-lasting LEDs will provide years of maintenance -free service. Ordering Information DSXB LED DSXB LED LEDs Asymmetric 12C 12 LEDs' Symmetric 16C 16LEDs' Drive current 350 350 mA 450 450mA364 530 530mA 700 700 mA Color temperature 30K 3000 K 40K 4000K 50K 5000 K AMBPC Amber phosphor converted AMBLW Amber limited wavelength '•' EXAMPLE: DSXB LED 16C 700 40K SYM MVOLT DDBXD Distribution ASY Asymmetric' SYM Symmetric' Voltage MVOLT 1205 2085 2405 2775 3474 Control options Shipped installed PE Photoelectric cell, button type DMG 0-10V dim- ming driver (no controls) ELCW Emergency battery backup' Other options Shipped installed SF Single fuse (120, 277, 34N) 4•7 DF Double fuse (208, 240V) 4 ' H24 24" overall height H30 30" overall height H36 36" overall height FG Ground -fault festoon outlet UAB Without anchor bolts UA84 4-bolt retrofit base without anchor bolts' Finish fre„,Ede DWHXD White DNAXD Natural aluminum DDBXD Dark bronze DBLXD Black DDBTXD Textured dark bronze DBLBXD Textured black DNATXD Textured natural aluminum DWHGXD Textured white Accessories Ordered and shipped separately. MRAB U Anchor bolts for DSXB ° NOTES 1 Only available in the 12C, ASY version. 2 Only available in the 16C, SYM version. 3 Only available with 450 AMBLW version. 4 Not available with ELCW. 5 MVOLT driver operates on any line voltage from 120-277V (50/60 Hz). Specify 120, 208, 240 or 277 options only when ordering with fusing (SF, DF options), or photocontrol (PE option). 6 Not available with 347V. Not available with fusing. Not available with 450 AMBLW. 7 Single fuse (SF) requires 120, 277, or 347 voltage option. Double fuse (OF) requires 208 or 240 voltage option. 8 MRAB U not available with UAB4 option. rA L/THGNIA LIGHT/NG. One Lithonia Way • Conyers, Georgia 30012 • Phone, 800.279.8041 • Fax: 770.918.1209 • www.lithonla.com 0 2012-2016 Acuity Brands Lighting, Inc. All rights reserved. Performance Data LEGEND ® 0.1 fc ■ 0.5 fc 1.0fc ■ 3.0 fc .6.0fc Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Actual performance may differ as a result of end -user environment and application. Actual wattage may differ by +/- 8% when operating between 120-480V +/- 10%. Light Engines Asymmetric (12 LEDs) Drive Current 350 System Watts 16 3000t 4000K S000K Limited Wavelength Ambe B 1111 Lumens LPW U G1:11 Lumens LPW B U G Lumens 1,194 LPN 75 1 G 0 1 1,283 80 1 0 1 1,291 81 1 0 1 530 22 1,719 78 1 0 1 1,847 84 1 0 1 1,859 85 1 0 1 700 31 2,173 70 1 0 1 2,335 75 1 0 1 2,349 76 1 0 1 Amber450 16 348 22 1 0 1 Symmetric (16LEDs) 350 20 1,558 78 1 0 0 1,674 84 1 0 0 1,685 84 1 0 0 530 28 2,232 80 2 0 1 2,397 86 2 0 1 2,412 86 2 0 1 700 39 2,802 72 2 0 1 3,009 77 2 0 1 3,028 78 2 0 1 Amber450 20 � 419 21 1 0 1 Note: Available with phosphor -converted amber LED's (nomenclature AMBPC). These LED's produce light with 97+% >530 nm. Output can be calculated by applying a 0.7 factor to 4000 K lumen values and photometric files. Projected LED Lumen Maintenance Data references the extrapolated performance projections for the platforms noted in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM-80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Operating Hours Lumen Maintenance rattcr 0 25,000 50,000 100,000 1.00 0.98 0.97 0.95 Electrical Load 712C 16C Drive Curren (mA) 350 530 700 Amber 450 16W 22W 31W 16W Current (A) 120 208 240 277 347 0.158 0217 0.296 0.161 0.118 0.146 0.185 0.120 0.114 0.136 0.168 0.115 0.109 0.128 0.153 0.110 0.105 0.118 0.139 0.106 350 530 700 Amber450 20W 28W 39W 20W 0.197 0.282 0385 0.199 0.137 0.178 0231 0.139 0.128 0.162 0207 0.130 0.121 0.148 0.185 0.123 0.114 0.135 0.163 0.116 Photometric Diagrams To see complete photometric reports or download .ies files for this product, visit Uthonia Lighting's D-Series Bollard homepage. Isofootcandle plots for the DSXB LED 700 40K. Distances are in units of mounting height (3'). 5 4 3 2 1 0 4 -1 a a 4 -s 5 4 3 2 1 0 4 -2 -3 4 -5 SYM 5 a 4 3 2 o 1 0 -1 -2 a a s .1 -34 -5 ASY FEATURES & SPECIFICATIONS INTENDED USE The rugged construction and maintenance -free performance of the D-Series LED Bollard is ideal for illuminating building entryways, walking paths and pedestrian plazas, as well as any other location requiring a low -mounting -height light source. CONSTRUCTION One-piece 8-inch-round extruded aluminum shaft with thick side walls for extreme durability, and die-cast aluminum reflector and top cap. Die-cast aluminum mounting ring allows for easy leveling even in uneven areas and full 360-degree rotation for precise alignment during installation. Three 1/2" x 11" anchor bolts with double nuts and washers and 3-5/8" max. bolt circle template ensure stability. Overall height is 42" standard. FINISH Exterior parts are protected by a zinc -infused super durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering for maximum retention of gloss and luster. A tightly controlled multi -stage process ensures a minimum 3-mil thickness for a finish that can withstand the elements without cracking or peeling. Available in both textured and non -textured finishes. OPTICS Two 0% uplight optical distributions are available: symmetrical and asymmetrical. IP66 sealed LED light engine provides smoothly graduated illumination without uplight. Light engines are available in standard 4000 K (>70 CRI) or optional 3000 K (>80 CRI) or 5000 K (67 CRI). Limited -wavelength amber LEDs are also available. IELECTRICAL Light engines consist of high -efficacy LEDs mounted to metal -core circuit boards to maximize heat dissipation and promote long life (L95/100,000 hours at 700mA at 25°C). Class 2 electronic drivers are designed for an expected life of 100,000 hours with < 1% failure rate. Electrical components are mounted on a removable power tray. USTINGS CSA certified to U.S. and Canadian standards. Light engines are IP66 rated. Rated for -40°C minimum ambient. Cold -weather emergency battery backup rated for -20°C minimum ambient. DesignLights Consortium® (DLC) qualified product. Not all versions of this product may be DLC qualified. Please check the DLC Qualified Products List at www.designlights.org to confirm which versions are qualified. WARRANTY Five-year limited warranty. Complete warranty terms located at aww.acuitybrands.com/CustomerResources/ Terms_and_conditions.aspx. Note: Actual performance may differ as a result of end -user environment and application. All values are design or typical values, measured under laboratory conditions at 25 °C. Specifications subject to change without notice. Vr L/THON/A LIGHT/NO One iithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • Fax: 770.918.1209 • www.I thonia.com ® 20'12-2016 Acuity Brands Lighting, Inc. All rights reserved. DSXB-LED Rev. 4/18/16 Specifications EPA: 1.01 ft2 (0.09 eV) Length: Width: Height: Weight (max): 33" (83.8 cm) 13" (33.0 cm) 7-1/2" (19.0cm) 27 Ibs (122 kg) D-Series Size 1 LED Area Luminaire DLU ►_ NIGHIIME FRIENIXY facts dI lll;l(Hlll>li IITH.r m Catalog Number rotes PI ryp e Introduction The modern styling of the D-Series is striking yet unobtrusive - making a bold, progressive statement even as it blends seamlessly with its environment. The D-Series distills the benefits of the latest in LED technology into a high performance, high efficacy, long -life luminaire. The outstanding photometric performance results in sites with excellent uniformity, greater pole spacing and lower power density. It is ideal for replacing up to 750W metal halide in pedestrian and area lighting applications with typical energy savings of 65% and expected service life of over 100,000 hours. Ordering Information DSX1LED Series DSX1 LED LEDs Forward optics 30C 30 LEDs (one engine) 40C 40 LEDs (two engines) 60C 60 LEDs (two engines) Rotated optics' 60C 60 LEDs (two engines) Control options Drive current 530 530mA 700 700mA 1000 1000 mA (1 A)1 Color temperature 30K 3000 K 40K 4000K SOK 5000 K AMBPC Amber phosphor converted EXAMPLE: DSX1 LED 60C 1000 40K T3M MVOLT SPA DDBXD Distribution Shipped installed PER NEMA twist -lock receptacle only (no controls) 9 PERS Five -wire receptade only (no controls) 9,19 PER7 Seven -wire receptacle only (no controls) 910 DMG 0-10V dimming driver (no controls) " DCR Dimmable and controllable via ROAM® (no controls)11 DS Dual switching "," PIR Bi-level, motion/ambient sensor, 8-15'mounting height ambient sensor enabled atSfc19 PIRH Bi-level, motion/ambient sensor, 15-30' mounting height ambient sensor enabled at5fc19 PIR1 FC3V Bi-level, motion/ambient sensor, 8-15'mounting height ambient sensorenabled at 1fc15 T1S T2S T2M T35 T3M T4M TFTM T5VS Type I short Type II short Type II medium Type III short Type III medium Type IV medium Forward throw medium Type V very short PIRH1FC3V BL30 8150 PNMTDD3 PNMTSD3 PNMT6D3 PNMT7D3 FAO T5S TypeVshort T5M TypeVmedium TSW Type Vwide BIC Backlight control 44 LCCO Left corner cutoff04 RCCO Right comer cutoffs' Voltage Mounting MVOLTs Shipped included 120 s SPA Square pole mounting 208' RPA Round pole mounting 240' WBA Wall bracket 277 s SPUMBA Square pole universal mounting adaptor 1 347 6 RPUMBA Round pole universal mounting adaptor' 4806 Shipped separately KMAB DDBXD U Mast arm mounting bracket adaptor (specityfinish) 8 Bi-level, motion/ambient sensor,15-30'mount- ing height, ambient sensor enabled at 1fc15 Bi-level switched dimming, 3096 14,16 Bi-level switched dimming, 509614,16 Part night, dim till dawn '7 Part night, dim 5 hrs 17 Part night dim 6 hrs 17 Part night dim 7 hrs Field adjustable output18 Shipped Installed HS House -side shield" WTB Utility terminal block 20 SF Single fuse (120, 277, 347V) 21 DF Double fuse (208, 240, 480V) 21 L90 Left rotated optics 22 R90 Right rotated optics 22 BS Bird spikes DDBXD Dark bronze DBLXD Black DNAXD Natural aluminum DWHXD White DDBTXD Textured dark bronze DBLBXO Textured black DNATXD Textured natural aluminum DWHGXD Textured white Accessories n 0 Controls & Shields DLL127F 151U DL1347F 1.5(ULM DLL480F 1.5 (ULM DSHORT58KU °SKINS30CU OSX1H540(8 D5X1856000 PUMBA DDBXD U• KMA8 DDBXD Photocell -SSL twist -lade (120-277V)" Photocell - 55L twist -lack (347V)" Photocell- 55L twist -lock (480V)" Shorting cap" House -side shield for 30 LED unit19 House -side shield for 40 LED unit" House -side shield for 60 LED wit" Square and round pole universal mounting bracket (spedfyfmish)" Mast arm mounting bracket adaptor (specify finish)' For more control options, visit On and ROAM online. NOTES 1 Rotated optics available with 60C only. 2 Not available AMBPC. 3 Only available with 530mA or 700mA. 4 Not available with HS. 5 MVOLT driver operates on any line voltage from 120-277V (50/60 Hz). Specify 120V, 208V, 240V or 277V options only when ordering with fusing (SF, OF options). 6 Not available with single board, 530mA product (30C 530 or 60C 530 DS). Not available with BL30, BL50 or PNMT options. 7 Existing drilled pole only. Available as a separate combination accessory; for retrofd use only. PUMBA (finish) U; 1.5 G vibration load rating per ANCI C136.31. 8 Must order fixture with SPA option. Must be ordered as a separate accessory, see Accessories information. For use with 2.3/8" mast arm (not induded). 9 Photocell ordered and shipped as a separate line item from Acuity Brands Controls. See accessories. Not available with DS option. 10 If ROAM* node required, it must be ordered and shipped as a separate line item from Acuity Brands Controls. Not available with DCR. Node with integral dimming. 11 DMG option for 347V or 480V requires 1000mA. 12 Specifies a ROAM' enabled luminaire with 0-10V dimming capability; PER option required. Additional hardware and services required for ROAM• deployment; must be purchased separate. Call 1-800.442-6745 or email saleseroamservicesnet. N/A with PIR options, DS, PERS, PER7, BL30, BL50 or PNMT options. Node without integral dimming. 13 Requires 40C or 60C. Provides 50/50 luminaire operation via two independent drivers on two separate circuits. N/A with PER, DCR, WTB, PIR or PIRH. 14 Requires an additional switched circuit. 15 PIR and PIR1FC3V specify the SensorSwitch SBGR-10-OOP control; PIRH and PIRH1FC3V specify the SensorSwitch SBGR-6-ODP control; see Outdoor Control Technical Guide for details. Dimming driver standard. Not available with PERS or PER7. Ambient sensor disabled when ordered with DCR. Separate on/off required. 16 Dimming driver standard. MVOLT only. Not available with 347V, 480V, DCR, DS, PERS, PER7 or PNMT options. Not available with PIR1FC3V or PIRHIFC3V. 17 Dimming driver standard. MVOLT only. Not available with 347V, 480V, DCR, DS, PERS, PER7, B130 or BL50. Not available with PIRIFC3V or PIRH1FC3V Separate on/off required. 18 Dimming driver standard. Not available with PERS, PER7, DMG, DCR, DS, 8L30, BL50 or PNMT, PIR, PIRH, PIR1FC3V or PIRH1 FC3V. 19 Not available with BLC, LCCO and RCCO distribution. Also available as a separate accessory; see Accessories information. 20 0TB not available with D5. 21 Single fuse (SF) requires 120V, 277V or 347V. Double fuse (DF) requires 208V, 240V or 480V. 22 Available with 60 LEDs (60C option) only. 23 Requires luminaire to be specified with PER option. Ordered and shipped as a separate line item from Acuity Brands Controls. 24 For retrofit use only. . L/THON/A LIGHT/NO. One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com ® 2011-2016 Acuity Brands Lighting, Inc. All rights reserved. DSX1-LED Rev. 10/19/16 Page 1 of 6 sib r.. Drilling Template #8 To• of Pole 0.563" 0.400" (2 PLCS) 09(1 sharesa unique dolling pattern with the AERIS"family.5peclfy thisddlling pattern when specifying poles, perthetable below. DM19A5 Single unit DM28AS 2at180' DM49AS 4at917• DM29A5 2at90'• DM39AS 3at90•' DM32AS 3at120°"" Fnrfapk: SSA 204C 0M19A5 DDOXD Visit Lithonia Lighting% POLES CENTRA! to see our wide selection of poles, accessories and educational tools. 'Round pole top must be 3.25" O.D. minimum. "'For round pole mounting (RPA) only. Tenon Mounting Slipfitter** Tenon O.D. Sin. leUnit 2at180° 2at90° 3at120° 3at90' 4at90° 2-3/8" AST20-190 AST20-280 AST20-290 AST20-320 AST20-390 AST20-490 2-7/8" AST25-190 AST25-280 A5T25-290 AST25-320 AST25-390 AST25-490 4" A5135-190 AST35-280 AST35-290 AST35-320 A5T35-390 AST35-490 Photometric Diagrams To see complete photometric reports or download .ies files for this product, visit Lithonia Lighting's D-Series Area Size 1 homepage. Isofootcandle plots for the DSX1 LED 60C 1000 40K. Distances are in units of mounting height (20'). LEGEND 0.1fc ■ 0.5 fc ■ 1.0 fc i 4 3 2 .1 4 4 4 3 2 1 0 1 2 3 4 red in accordance wan c a ° 4 • f 4 T1S z f 4 • Performance Data Lumen Ambient Temperature (LAT) Multipliers Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-104°F). 0°C 10°C 20°C 2SC 30°C 40°C Ambient 32°F Lumen Multiplier 1.02 50°F 1.01 68°F 1.00 77°F 86°F 104°F 1.00 1.00 0.99 Projected LED Lumen Maintenance Data references the extrapolated performance projections for the platforms noted in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM-80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Operating Hours Lumen Maintenance Factor 0 1.0 1.0 25,000 50,000 100,000 DSXI4D60C1000 0.98 0.96 0.91 %SX1LE06oC700 - -� 0.99 0.99 0.99 Electrical Load Number of LEDs 30 40 60 Urine Cunent (WO 530 700 1000 530 700 1000 530 700 1000 System Watts 52 68 105 68 89 138 99 131 209 Current (A) 120 208 240 277 347 480 0.52 0.30 0.26 0.23 - -- 0.68 0.39 0.34 0.30 0.24 0.17 1.03 0.59 051 0.45 0.36 0.26 0.67 0.39 0.34 0.29 0.23 0.17 0.89 0.51 0.44 0.38 0.31 0.22 1.35 0.78 0.67 0.58 0.47 0.34 0.97 0.56 0.48 0.42 0.34 0.24 1.29 0.74 0.65 0.56 0.45 0.32 1.98 1.14 0.99 0.86 0.69 0.50 pLITHO/VIA L/OHT/NG. One Lithonia Way • Conyers, Georgia 30012 • Phone: 800279.8041 • www.lithorua.com C 2011-2016 Acuity Brands Lighting, Inc. All rights reserved. OSX1-LED Rev. 10/19/16 Page 2 of 6 Performance Data Lumen Output Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Contact factory for performance data on any configurations not shown here. Forward Optics 30C (30 LEDs) 530mA 700 mA 1000mA 52W 68W 105W 30K (3000K 70CRI) 40K' (4000 K 70 CRI) lumens 8 0 G LPW Lumens B U T15 5,948 1 0 1 114 T2S 6,132 1 0 1 118 T2M T35 T3M T4M TFTM T5V5 T5S T5M T5W RCCO T1S T2S T2M T3S T3M T4M TFTM T5V5 T55 T5M TSW BLC LCCO RCCO T15 T2S T2M T35 T3M T4M TFTM T5VS T5S T5M TSW 8CC0 5,992 5,985 6,039 6,121 6,030 6,370 6,417 6,428 6,334 4,735 4,600 4,600 7,554 7,789 7,610 7,601 7,670 7,774 7,658 8,090 8,150 8,164 8,044 6,028 5,856 5,856 10,331 10,652 10,408 10,395 10,490 10,632 10,473 11,064 11,145 11,165 11,001 7,960 7,734 7,734 1 2 2 3 3 1 1 2 1 1 1 1 1 2 2 3 3 1 1 1 2 2 2 2 2 2 2 3 3 3 3 1 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 115 1 115 2 116 2 118 2 116 0 123 0 123 1 124 1 122 1 91 2 88 2 88 2 115 2 112 2 112 2 113 2 114 2 113 0 119 0 120 1 120 1 118 2 89 2 86 2 86 2 98 2 1 101 2 99 2 99 2 100 2 101 2 100 1 105 1 106 2 106 2 105 2 76 2 74 2 74 6,387 6,585 6,434 6,427 6,485 6,573 6,475 6,840 6,890 6,902 6,801 5,085 4,940 4,940 8,112 8,364 8,172 8,162 8,236 8,348 8,223 8.687 8,751 8,767 8,638 6,473 6,289 6,289 11,094 11,438 11,176 11,163 11,264 11,417 11,247 11,881 11,968 11,989 11,813 8,548 8,305 8,305 50K (5000 K, 70 CRI) AMBPC (Amber Phos.horConverted) 1 0 1 123 6,427 , 1 0 1 124 3,640 2 0 2 127 6,626 2 0 2 127 3,813 1 2 2 3 3 1 2 2 2 2 2 2 1 3 3 3 3 1 1 1 2 2 2 2 2 2 2 3 3 4 4 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 2 2 2 2 0 0 1 1 2 2 2 2 2 2 2 2 2 2 0 2 2 2 2 2 2 2 3 2 2 2 3 1 1 2 2 2 2 2 124 124 125 126 125 132 133 133 131 98 95 95 119 123 120 120 121 123 121 128 129 129 127 95 92 92 106 109 106 106 107 109 107 113 114 114 113 81 79 79 6,475 6,467 6,525 6,614 6,515 6,883 6,933 6,945 6,844 5,116 4,971 4,971 8,163 8,416 8,223 8,213 8,2 8,400 8,275 8,742 8,806 8,821 8,692 6,514 6,328 6,328 11,163 11,510 11,246 , 11,233 11,335 11,488 11,317 11,955 12,043 12,064 11,887 8,601 8,357 8,357 1 1 1 2 2 3 3 1 1 1 2 2 2 2 2 2 3 3 3 3 1 1 1 2 2 2 2 2 2 2 3 3 4 4 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 2 2 2 2 0 2 2 2 2 2 2 125 3,689 124 3,770 125 3,752 127 3,758 125 3,701 132 3,928 133 3,881 132 3,820 98 96 96 120 4,561 124 4,777 121 4,622 121 4,724 122 4,701 122 4,638 129 4,922 130 4,863 128 4,787 96 93 106 110 107 107 108 109 108 114 115 115 113 82 so 80 0 0 2 1 0 1 70 1 0 1 73 0 0 0 0 0 0 0 0 0 0 0 71 73 72 72 71 76 75 76 73 67 70 68 69 69 69 68 72 72 72 70 rA LITHO/VIA © 2011-2016 Acuity Brands Lighting, Inc. All rights reserved. Rev. 10/19/16 Page 3 of 6 Performance Data Lumen Output Lumen values are from photometric tests performed in accordance with IESNA LM•79.08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Contact factory for performance data on any configurations not shown here. Forward Optics LEDs 40C (40LEDs) Drive Current (mA) 530m4 System Watts 68W Dist. Type T1S 30K 40K 50K AMBPC (3000 K, 70 CRI) (4000 K, 70 CRD (5000 K, 70 CR1) (Amber Phos.hor Converted) Lumens 7,861 B 1 U 0 G 1 LPW 116 lumens 8,441 B 2 U 0 G 2 LPW 124 Lumens 8,494 B 2 U G 2 LPW 125 Lumens 4,794 B 1 U 0 6 1 LPW 71 0 125 8,105 2 0 2 119 8,704 2 0 2 128 8,758 2 0 2 129 5,021 1 0 1, 74 T2M 7,920 2 0 2 116 8,504 2 0 2 125 8,557 2 0 2 126 4,858 1 0 2 71 T3S 7,910 1 0 2 116 8,494 2 0 2 125 8,547 2 0 2 126 4,966 1 0 1 73 T3M 7,982 2 0 2 117 8,571 2 0 2 126 8,625 2 0 2 127 4,941 1 0 2 73 T4M 8,090 1 0 2 119 8,687 2 0 2 128 8,741 2 0 2 129 4,950 1 0 2 73 TFTM 7,969 1 0 2 117 8,558 2 0 2 126 8,611 2 0 2 127 4,875 1 0 2 72 T5VS 8,419 2 0 0 124 9,040 3 0 1 133 9,097 3 0 1 134 5,174 2 0 0 76 TSS 8,481 2 0 0 125 9,107 3 0 1 134 9,164 3 0 1 135 5,111 2 0 0 75 TSM 8,496 3 0 1 125 9,123 3 0 2 134 9,180 3 0 2 135 5,175 3 0 1 76 TSW 8,371 3 0 2 123 8,989 3 0 2 132 9,045 3 0 2 133 5,031 3 0 1 74 BLC 6,255 1 0 2 92 6,717 1 0 2 99 6,759 1 0 2 99 LCCO 6,077 1 0 2 89 6,526 1 0 2 96 6,566 1 0 2 97 RCCD 6,077 1 0 2 89 6526 1 0 2 96 6,566 1 0 2 97 700 mA 91W T1S 9,984 2 0 2 112 10,721 2 0 2 120 10,788 2 0 2 121 6,014 1 0 1 68 125 10,294 2 0 2 116 11,054 2 0 2 124 11,123 2 0 2 125 6,299 2 0 2 71 T2M 10,059 2 0 2 113 10,801 2 0 3 121 10,869 2 0 3 122 6,094 2 0 2 68 T35 10,046 2 0 2 113 10,788 2 0 2 121 10,855 2 0 2 122 6,229 1 0 2 70 T3M 10,137 2 0 2 114 10,886 2 0 2 122 10,954 2 0 2 123 6,198 2 0 2 70 T4M 10,275 2 0 2 115 11,033 2 0 2 124 11,102 2 0 2 125 6,209 1 0 2 70 TFTM 10,122 2 0 2 114 10,869 2 0 2 122 10,937 2 0 2 123 6,115 1 0 2 69 TSVS 10,693 3 0 1 120 11,482 3 0 1 129 11,554 3 0 1 130 6,490 2 0 0 73 155 10,771 3 0 1 121 11,566 3 0 1 130 11,639 3 0 1 131 6,411 2 0 0 72 TSM 10,790 3 0 2 121 11,587 4 0 2 130 11,659 4 0 2 131 6,492 3 0 1 73 T5W 10,632 3 0 2 119 11,417 4 0 2 128 11,488 4 0 2 129 6,311 3 0 2 71 BLC 7,963 1 0 2 89 8,551 1 0 2 96 8,605 1 0 2 97 LCCO 7,736 1 0 2 87 8,308 1 0 2 93 8,359 1 0 2 94 RCCD 7,736 1 0 2 87 8,308 1 0 2 93 8,359 1 0 2 94 1000 mA 138W 115 13,655 2 0 2 99 14,663 3 0 3 106 14,754 3 0 3 107 125 14,079 2 0 2 102 15,118 3 0 3 110 15,212 3 0 3 110 T2M 13,756 2 0 3 100 14,772 3 0 3 107 14,864 3 0 3 108 13S 13,739 2 0 2 100 14,754 2 0 2 107 14,846 3 0 3 108 T3M 13,864 2 0 2 100 14,888 3 0 3 108 14,981 3 0 3 109 T4M 14,052 2 0 2 102 15,090 3 0 3 109 15,184 3 0 3 110 TFTM 13,842 2 0 3 100 14,864 2 0 3 108 14,957 2 0 3 108 1595 14,623 3 0 1 106 15,703 4 0 1 114 15,801 4 0 1 115 155 14,731 3 0 1 107 15,818 3 0 1 115 15,917 3 0 1 115 T5M 14,757 4 0 2 107 15,846 4 0 2 115 15,945 4 0 2 116 TSW 14,540 4 0 2 105 15,614 4 0 2 113 15,711 4 0 2 114 BLC 10,516 1 0 2 76 11,292 1 0 2 82 11,363 1 0 2 82 LCC0 10,216 2 0 3 74 10,971 2 0 3 80 11,039 2 0 3 80 RCCD 10,216 2 0 3 74 10,971 2 0 3 80 11,039 2 0 3 80 OVA L/THON/A L/GHT/NG. One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com ® 2011-2016Acuity Brands Lighting, Inc. All rights reserved. DSX1-LED Rev. 10/19/16 Page 4 of 6 Performance Data Lumen Output Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Contact factory for performance data on any configurations not shown here. Forward Optics LEDs 60C (60 LEDs) Drive Current (mA) 530mA System Watts 99Vy Dist, T e yP T1S 30K (3000 K, 70 CRI) 40K (4000 K, 70 CRI) 50K (5000 K, 70 CRI) :: AMBPC (AmberPhosrhorConverted) Lumens 11,569 B- 2 U 0 G 2 LPW 117 Lumens 12,423 B 2 U 0 G 2 LPW, 125 Lumens 12,501 B 2 U 0 G 2 LPW 1;26 Lumens 7,167 'B 2 U 0 G 2 LPW 72 T2S 11,928 2 0 2 120 12,809 3 0 3 129 r 12,889 3 0 3 130 7,507 2 0 2 76 T2M 11,655 2 0 2 118 12,516 2 0 3 126 12,594 2 0 3 1;27 7,263 2 0 2 73 T3S 11,641 2 0 2 118 12,500 2 0 2 126 12,579 2 0 2 127 7,424 2 0 2 75 T3M 11,747 2 0 2 119 12,614 2 0 2 127 12,693 2 0 2 128 7,387 2 0 2 75 T4M 11,906 2 0 2 120 12,785 2 0 2 129 12,865 2 0 2 130 7,400 2 0 2 75 TFTM 11,728 2 0 2 118 12,594 2 0 3 127 12,673 2 0 3 128 7,288 1 0 2 74 75V5 12,390 3 0 1 125 13,305 3 0 1 134 13,388 3 0 1 135 7,734 3 0 1 78 T5S 12,481 3 0 1 126 13,402 3 0 1 135 13,486 3 0 1 1:36 7,641 3 0 0 77 T5M 12,503 3 0 2 126 13,426 4 0 2 136 13,510 4 0 2 136 7,737 `I3 0 2 78 T5W i 12,320 4 0 2 124 13,229 4 0 2 134 13,312 4 0 2 134 7,522 3 0 2 76 BLC 9,212 1 0 2 93 9,892 1 0 2 100 9,954 1 0 2 101 1.CCO 8,950 1 0 2 90 9,611 2 0 2 97 9,671 2 0 2 98 RCCO 8,950 1 0 2 90 9,611 2 0 2 97 9,671 2 0 2 98 700 mA 131 W T15 14,694 2 0 2 112 15,779 3 0 3 120 15,877 3 0 3 121 8,952 2 0 2 68 T2S 15,150 3 0 3 116 16,269 3 0 3 124 16,370 3 0 3 125 9,377 2 0 2 72 T2M 14,803 2 0 3 113 15,896 3 0 3 121 15,995 3 0 3 122 9,072 2 0 2 69 T3S 14,785 2 0 2 113 15,877 3 0 3 121 15,976 3 0 3 122 9,273 2 0 2 71 T3M 14,919 2 0 2 114 16,021 3 0 3 122 16,121 3 0 3 123 9,227 2 0 2 70 T4M 15,122 2 0 2 115 16,238 3 0 3 124 16,340 3 0 3 125 9,243 2 0 2 71 TFTM 14,896 2 0 3 114 15,996 2 0 3 122 16,096 2 0 3 123 9,103 2 0 2 69 T5VS 15,736 3 0 1 120 16,898 4 0 1 129 17,004 4 0 1 130 9,661 3 0 1 74 T55 15,852 3 0 1 121 17,022 4 0 1 130 17,129 4 0 1 131 9,544 3 0 1 73 T5M 15,880 4 0 2 121 17,052 4 0 2 130 17,159 4 0 2 131 9,665 3 0 2 74 T5W 15,647 4 0 2 119 16,802 4 0 2 128 16,907 4 0 2 129 9,395 4 0 2 72 BLC 11,728 1 0 2 90 12,594 1 0 2 96 12,672 3 0 3 97 LCCO 11,394 2 0 3 87 12,235 2 0 3 93 12,311 2 0 3 94 RCCO 11,394 2 0 3 87 12,235 2 0 3 93 12,311 2 0 3 94 1000m8 209W T1S 20,095 3 0 3 96 21,579 3 0 3 103 21,714 3 0 3 104 T2S 20,720 3 0 • 3 99 22,249 3 0 3 106 22,388 3 0 3 107 T2M 20,245 3 0 3 97 21,740 3 0 3 104 21,876 3 0 3 105 T3S 20,220 3 0 3 97 21,713 3 0 3 104 21,849 3 0 3 105 T3M 20,404 3 0 3 98 21,910 3 0 4 105 22,047 3 0 4 105 T4M 20,681 3 0 3 99 22,207 3 0 4 106 22,346 3 0 4 107 TFTM 20,372 3 0 3 97 21,876 3 0 4 105 22,013 i 3 0 4 105 TSVS 21,521 4 0 1 103 23,110 4 0 1 111 23,254 4 0 1 111 T5S 21,679 4 0 1 104 23,280 4 0 1 111 23,425 4 0. 1 112 T5M 21,717 4 0 2 104 23,321 5 0 3 112 23,466 5 0 3 112 T5W 21,399 4 0 3 102 22,979 5 0 3 110 23,122 5 0 3 111 BE 15,487 2 0 2 74 16,630 2 0 2 80 16,734 2 0 3 80 LCCO 15,046 2 0 3 72 16,157 2 0 3 77 16,258 2 0 3 78 RCCO 15,046 2 0 3 72 16,157 2 0 3 77 16,258 2 0 3 78 ®® L/THON/A LIGHT/Na One Lithonia Way • Conyers, Georgia 30012 • Phone: 8C0.279.80141 • www.lithonia.com m 2011-2016 Acuity Brands Lighting, Inc. All rights reserved. DSX1-LED Rev. 10/19/16 Page 5 of 6 Performance Data Lumen Output Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Contact factory for performance data on any configurations not shown here. L90 and R90 Rotated Optics LEDs 60C (60 LEDs) Drive Current (mA) 530rnA System Watts 99Vy ist Dist..., 30K 40K 50K (3000 K, 70 CRI) (4000 K, 70 CRI) (5000 K, 70 CRI) AMBPC (Amber Phosr hor Converted) T• ype T15 Lumens B 11,569 2 U G LPW. lumens B U G LPW Lumens B U G LPW Lumens B U G LPW 0 2 117 12,423 2 0 2 125 12,501 2 0 2 126 7,167 2 0 2 72 T2S 11,928 2 0 2 120 12,809 3 0 3 129 12,889 3 0 3 130 7,507 2 0 2 76 T2M 11,655 2 0 2 118 12,516 2 0 3 126 12,594 2 0 3 127 7,263 2 0 2 73 135 11,641 2 0 2 118 12,500 2 0 2 126 12,579 2 0 2 127 7,424 2 0 2 75 T3M 11,747 2 0 2 119 12,614 2 0 2 127 12,693 2 0 2 128 7,387 2 0 2 75 T4M 11,906 2 0 2 120 12,785 2 0 2 129 12,865 2 0 2 130 7,400 2 0 2 75 TFTM 11,728 2 0 2 118 12,594 2 0 3 127 12,673 2 0 3 128 7,288 1 0 2 74 1505 12,390 3 0 1 125 13,305 3 0 1 134 13,388 3 0 1 135 7,734 3 0 1 78 TSS 12,481 3 0 1 126 13,402 3 0 1 135 13,486 3 0 1 136 7,641 3 0 0 77 T5M 12,503 3 0 2 126 13,426 4 0 2 136 13,510 4 0 2 136 7,737 3 0 2 78 T5W 12,320 4 0 2 124 13,229 4 0 2 134 13,312 4 0 2 134 7,522 3 0 2 76 BLC 9,212 1 0 2 93 9,892 1 0 2 100 9,954 1 0 2 101 LCC0 8,950 1 0 2 90 9,611 2 0 2 97 9,671 2 0 2 98 RCCO 8,950 1 0 2 90 9,611 2 0 2 97 9,671 2 0 2 98 700mA 131W T15 14,694 2 0 2 112 15,779 3 0 3 120 15,877 3 0 3 121 8,952 2 0 2 68 T2S 15,150 3 0 3 116 16,269 3 0 3 124 16,370 3 0 3 125 9,377 2 0 2 72 T2M 14,803 2 0 3 113 15,896 3 0 3 121 15,995 3 0 3 122 9,072 2 0 2 69 T3S 14,785 2 0 2 113 15,877 3 0 3 121 15,976 3 0 3 122 9,273 2 0 2 71 T3M 14,919 2 0 2 114 16,021 3 0 3 122 16,121 3 0 3 123 9,227 2 0 2 70 T4M 15,122 2 0 2 115 16,238 3 0 3 124 16,340 3 0 3 125 9,243 2 0 2 71 TFTM 14,896 2 0 3 114 15,996 2 0 3 122 16,096 2 0 3 123 9,103 2 0 2 69 T5V5 15,736 3 0 1 120 16,898 4 0 1 129 17,004 4 0 1 130 9,661 3 0 1 74 T55 15,852 3 0 1 121 17,022 4 0 1 130 17,129 4 0 1 131 9,544 3 0 1 73 T5M 15,880 4 0 2 121 17,052 4 0 2 130 17,159 4 0 2 131 9,665 3 0 2 74 TSW 15,647 4 0 2 119 16,802 4 0 2 128 16,907 4 0 2 129 9,395 4 0 2 72 BLC 11,728 1 0 2 90 12,594 1 0 2 96 12,672 3 0 3 97 LCCO 11,394 2 0 3 87 12,235 2 0 3 93 12,311 2 0 3 94 RCCO 11,394 2 0 3 87 12,235 2 0 3 93 12,311 2 0 3 94 1000mA 209W T1S 20,095 3 0 3 96 21,579 3 0 3 103 21,714 3 0 3 104 T25 20,720 3 0 3 99 22,249 3 0 3 106 22,388 3 0 3 107 T2M 20,245 3 0 3 97 21,740 3 0 3 104 21,876 3 0 3 105 T35 20,220 3 0 3 97 21,713 3 0 3 104 21,849 3 0 3 105 T3M 20,404 3 0 3 98 21,910 3 0 4 105 22,047 3 0 4 105 T4M 20,681 3 0 3 99 22,207 3 0 4 106 22,346 3 0 4 107 TFTM 20,372 3 0 3 97 21,876 3 0 4 105 22,013 3 0 4 105 TSVS 21,521 4 0 1 103 23,110 4 0 1 111 23,254 4 0 1 111 155 21,679 4 0 1 104 23,280 4 0 1 111 23,425 4 0 1 112 T5M 21,717 4 0 2 104 23,321 5 0 3 112 23,466 5 0 3 112 05W 21,399 4 0 3 102 22,979 5 0 3 110 23,122 5 0 3 111 BLC 15,487 2 0 2 74 16,630 2 0 2 80 16,734 2 0 3 80 LOCO 15,046 2 0 3 72 16,157 2 0 3 77 16,258 2 0 3 78 RCCO 15,046 2 0 3 72 16,157 2 0 3 77 16,258 2 0 3 78 FEATURES & SPECIFICATIONS INTENDED USE The sleek design of the D-Series Size 1 reflects the embedded high performance LED technology. It is ideal for many commercial and municipal applications, such as parking lots, plazas, campuses, and streetscapes. CONSTRUCTION Single -piece die-cast aluminum housing has integral heat sink fins to optimize thermal management through conductive and convective cooling. Modular design allows for ease of maintenance and future light engine upgrades. The LED drivers are mounted in direct contact with the casting to promote low operating temperature and long life. Housing is completely sealed against moisture and environmental contaminants (IP65). Low EPA (1.01 ft') for optimized pole wind loading. FINISH Exterior parts are protected by a zinc -infused Super Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering. A tightly controlled multi -stage process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peeling. Available in both textured and non -textured finishes. OPTICS Precision -molded proprietary acrylic lenses are engineered for superior area lighting distribution, uniformity, and pole spacing. Light engines are available in standard 3000 K, 4000 K and 5000 K (70 CRI) or optional 3000 K (70 minimum CRI) or 5000 K (70 CRI) configurations. The D-Series Size 1 has zero uplight and qualifies as a Nighttime Friendly.. product, meaning it is consistent with the LEED• and Green GlobesTM' criteria for eliminating wasteful uplight. ELECTRICAL Light engine configurations consist of 30, 40 or 60 high -efficacy LEDs mounted to metal -core circuit boards to maximize heat dissipation and promote long life (up to L99/100,000 hours at 25°C). Class 1 electronic drivers are designed to have a power factor >90%, THD <20%, and an expected life of 100,000 hours with <1% failure rate. Easily serviceable 10kV or 6kV surge protection device meets a minimum Category C Low operation (per AN51/IEEE C62.41.2). INSTALLATION Included mounting block and integral arm facilitate quick and easy installation. Stainless steel bolts fasten the mounting block securely to poles and walls, enabling the D-Series Size 1 to withstand up to a 3.0 G vibration load rating per ANSI C136.31. The D Series Size 1 utilizes the AERISN series pole drilling pattern (template #8). Optional terminal block, tool -less entry, and NEMA photocontrol receptacle are also available. LISTINGS UL Listed for wet locations. Light engines are IP66 rated; luminaire is IP65 rated. Rated for -40°C minimum ambient. U.S. Patent No. D672,492 5. International patent pending. DesignLights Consortium• (DLC) qualified product. Not all versions of this product may be DLC qualified. Please check the DLC Qualified Products List at www.designlights.org to confirm which versions are qualified. WARRANTY 5-year limited warranty. Complete warranty terms located at www.acuitybrands.com/CustomerResources/Terms and conditions.aspx Note: Actual performance may differ as a result of end -user environment and application. All values are design or typical values, measured under laboratory conditions at 25 °C. Specifications subject to change without notice. fa LITHO/VIA LIGHT/Na One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com ® 2011-2016 Acuity Brands Lighting, Inc. All rights reserved. DSX1-LED Rev. 10/19/16 Page 6 of 6 ri Pz rot. L/THO/V/A LIGHT/NG® FEATURES & SPECIFICATIONS INTENDED USE — Square straight steel pole for up to 39-foot mounting height. CONSTRUCTION —Weldable-grade, hot -rolled, commercial -quality carbon steel tubing with a minimum yield of 55,000 psi (11-gauge), or 50,000 psi (7-gauge). Uniform wall thickness of.1196" or.1793". Shaft is one-piece with a full-length longitudinal high -frequency electric resistance weld. Uniformly square in cross-section with flat sides, small comer radii and excellent torsional qualities. Available shaft widths are 4, 5 and 6 inches. Anchor base is fabricated from hot -rolled carbon steel plate conforming to ASTM A36, that meets or exceeds a minimum -yield strength of 36,000 psi. Base plate and shaft are circumferentially welded top and bottom. Base cover is finished to match pole. A handhole having nominal dimensions of 3"x 5" for all shafts. Included is a cover with attachment screws. Top cap provided with all drill -mount and open top "PT" poles. Fasteners are high -strength galvanized, zinc -plated or stainless steel. Finish: Must specify finish. Grounding: Provision located immediately inside handhole rim. Grounding hardware is not included (provided by others). Anchorbolts:Topportion of anchor bolt is galvanized per ASTM A-153. Made of steel rod havinga minimum yield strength of 55,000 psi. Note: Specifications subject to change without notice. Actual performance may differ as a result of end -user environment and application. ORDERING INFORMATION Catalog Number Notes Type Lead times will vary depending on options selected. Consult with your sales representative. Anchor Base Poles 555 SQUARE STRAIGHT STEEL Example: SSS 20 5C DM19 DDB 555 Nominal fixture Nominal shaft base Series mounting height size/wall thickness . Mounting' Options y _ Finish1° _ SSS 10 — 39 feet (See back page.) Tenon mounting AERIS" Suspend drill Shipped installed Standard colors (See back page.) PT Open top (includes mounting" l/A8 Lessanchorbolts DDB Dark bronze top cap) DM19AST 1 at 90° VD Vibration damper DWH White T20 2-3/8" 0.D. (2" NPS) DM28AST_ 2 at 180° TP Tamper proof DBL Black T25 2-7/8" 0.D. (2-1/2" NPS) DM29AST_ 2 at 90° H1-18Sxx Horizontal arm bracket DMB Medium bronze T30 3-1/2" 0.D. (3" NPS) DM39AST_ 3 at 90° (1 fixture)'•' DNA Natural aluminum T35 4" 0.D. (3-1/2" NPS) Drill mounting' DM49AST_ 4 at 90° OMERO' Suspend drill FDLxx Festoon outlet less electrical' Classic colors DSS Sandstone mounting'•' DM19 1 at 90° CPL12xx 1/2" coupling' DGC Charcoal gray DM28 2 at 180° DM19MRT_ 1 at 90° CPL34xx 3/4" coupling DM28 PL 2 at 180°with one side plugged DM28MRT_ 2 at 180° DM29MRT_ 2 at 90° Max1" coupling' NPL12xx 1/2" threaded nipple' DTG Tennis green DBR Bright red 9 DM29 2at90° DM39MRT_ 3at90° NPL34xx 3/4" threaded nipple' DSB Steel blue DM39 3 at 90° DM49MRT_ 4 at 90° NPL1xx 1" threaded nipple' tural colors (powder fiish) finnish) o DM49 4 at 90° EHHxx Extra handhole4° CSX/DSX/AERIS /OMERO' Drill MAEX Match existiing' MOM United States point of manufacture' mounting' DM19AS 1 at90° DM28AS 2 at 180° IC Interior coating' DM29AS 2 at 90° DM39AS 3at90° DM49AS 4at90° NOTES: 5. Horizontal arm is 18" x 2-3/8" 0.D. tenon standard. 1. PT open top poles Include top cap. When oedesingtenon rnountlng 6. Combination of tenon -top and drill mount indudes extra and drill mounting for the same pole, follow this example:DM28/ handhole. T20. The combination indudes a required extra handhole. 7. Must add original order number 2. 3. 4. The drilling template to be used fora particular luminaire depends on the luminaire that Is used. Refer to the Tedrnical Data Section of the Outdoor Binder for Drilling Templates. Insert"1" or "2" to designate fixture size; e.g. DM19AST2. Specify location and orientation when ordering option. For 1st"x": Specify the height in feet above base of pole. Eramp/e: 5ft = 5 and 20ft = 20 for 2nd "X': Spedfy orientation from handhole (A,B,C,D) Refer to the Hand* Orientation diagram above 8. Use when mill certifications are required. 9. Provides enhanced corrosion resistance. 10. Additional colors available; see www.Iithonia.com/archcolors or Architectural Colors brochure (Form No. 794.3). Powder finish standard. HANDHIOLE ORIENTATION A Handhole IMPORTANT INSTALLATION NOTES: • Do not erect poles without having fixtures installed. • Factory -supplied templates must be used when setting anchor bolts. Lithonia lighting will not accept claim for incorrect anchorage placement due to failure to use Lithonia Lighting factory templates. • If poles are stored outside, all protective wrapping must be removed immediately upon delivery to prevent finish damage. • Lithonia Lighting is not responsible for the foundation design. OUTDOOR POLE-SSS • SSS Square Straight Steel Poles TECHNICAL INFORMATION EPA MI with 1.3 gust Catalog Number Nominal mount ht. (ft) Pole Shaft Size (in x ft) WallThidmess (in) Gauge 80mph Max. weight 90 mph Max. weight 100 mph Max weight BoltCirde(in) Bolt Sae (in x in x in) Approximate ship (Ibs) SSS 104C 10 4.0x 10.0 0.1196 11 30.6 765 23.8 595 18.9 473 8-9 3/4x 18x3 75 55512 4C 12 4.0 x 12.0 0.1196 11 24.4 610 18.8 470 14.8 370 8-9 3/4 x 18 x 3 90 555144C 14 4.0 x 14.0 0.11% 11 19.9 498 15.1 378 11.7 293 8-9 3/4 x 18 x 3 100 SSS 164C 16 4.0x16.0 0.1196 11 15.9 398 11.8 295 8.9 223 8-9 3/4x18x3 115 5%184C 18 4.0x18.0 0.11% 11 12.6 315 9.2 230 6.7 168 8-9 3/4x18x3 125 S55 204C 20 4.0 x 20.0 0.11% 11 9.6 240 6.7 167 4.5 150 8-9 3/4x 18 x 3 140 SSS 20 4G 20 4.0 x 20.0 0.1793 7 14 350 11 275 8 200 8-9 3/4 x 30 x 3 198 SSS 20 5C 20 5.0 x 20.0 0.1196 11 17.7 443 12.7 343 9.4 235 10--12 1x36x4 185 SSS 20 56 20 5.0 x 20.0 0.1793 7 28.1 703 21.4 535 16.2 405 10-12 1 x 36 x 4 265 S55 25 4C 25 4.0 x 25.0 0.11% 11 4.8 150 2.6 100 1 50 8-9 3/4 x 18 x 3 170 5552546 25 4.0x25.0 0.1793 7 10.8 270 7.7 188 5.4 135 8-9 3/4x30x3 245 SSS 25 SC 25 5.0 x 25.0 0.1196 11 9.8 245 6.3 157 3.7 150 10-12 1 x 36 x 4 225 SSS 25 56 25 5.0 x 25.0 0.1793 7 18.5 463 133 333 95 238 10-12 1x36x4 360 5SS3046 30 4.0x30.0 0.1793 7 6.7 168 4.4 110 2.6 65 8-9 3/4x30x3 295 555305C 30 5.0x30.0 0.1196 11 4.7 150 2 50 - - 10-12 1x36x4 265 SSS 30 SG 30 5.0 x 30.0 0.1793 7 10.7 267 6.7 167 3.9 100 10-12 1x36x4 380 SSS 30 6G 30 6.0 x 30.0 0.1793 7 19 475 132 330 9 225 11-13 1x36x4 520 SSS 35 56 35 5.0 x 35.0 0.1793 7 5.9 150 25 100 - - 10-12 1x36x4 440 SSS 356G 35 6.0x35.0 0.1793 7 12.4 310 7.6 190 42 105 11-13 1x36x4 540 SSS 3966 39 6.0 x 39.0 0.1793 7 7.2 180 3 75 - - 11-13 1x36x4 605 BASE DETAIL Shaft base size Bolt cirde Bolt projection B ion POLE Base square DATA Template description Anchor bolt description Anchor bolt and template number 4"C 8-1/2" 2-3/4"-4" 8" ABTEMPLATEPJ50004 AB18-0 ABSSS-4C 4"G 8-1/2" 2-3/4"-4" 8" ABTEMPLATEP150004 AB30-0 ABSSS-06 5" 10"-12" 3-3/8"-4" 11" ABTEMPLATE PJ50010 AB36-0 ABSSS-5 6" 11"-13" 3-3/8"-4" 12-1/2" ABTEMPLATEP150011 AB36-0 N/A IMPORTANT: • These specifications are intended for general purposes only. Ilthonla reserves the right to change material or design, without prior notice, In a continuing effort to upgrade its products. ®li L/THON/A L/GHT/NG® An cuityBrands Company POLE-SSS OUTDOOR: One Lithonia Way Conyers, GA 30012 Phone: 800-279-8041 Fax: 770.981-1209 www.lithonia.com ©1994-2012 Acuity Brands Lighting, Inc. All rights reserved. Rev. 08/08/12 P2 d 'series Specifications Luminaire EPA: Width: Length: Height: Weight: 0.8 ftz (.07 m') 13-3/4" (34.9 cm) 11.5" (29.2 cm) 8" (20.3 cm) 16.03 Ibs (7.3 kg) D-Series Pole Mount LED Area Luminaire iigtiring mar facts 'li1' JU'!lI1I!i 1ii.1 1111111 /Catalog Number Notes 'Type Introduction The D-Series Pole Mount luminaire is a stylish, fully integrated LED solution for area and site applications. It features a sleek, modern design and is carefully engineered to provide long-lasting, energy -efficient lighting with a variety of optical and control options for customized performance. With an expected service life of over 20 years of nighttime use and up to 74% in energy savings over comparable 250W metal halide luminaires, the D-Series Pole Mount is a reliable, low -maintenance lighting solution that produces sites that are exceptionally illuminated. Ordering Information DSXWPM LED Series DSXWPM LED 10C 10 LEDs (one engine) 20C 20 LEDs (two engines) Drive current 350 350 mA 530 530 mA 700 700 mA 1000 1000 mA (1 A) Control Options Shipped installed PE Photoelectric cell, button type' DMG PIR PIRH PIR1FC3V 0-10V dimming driver (no controls) Motion/ambient light sensor, <15' mtg ht5b Motion/ambient light sensor, 15-30' mtg ht 5,6 Motion/ambient sensor, 8-15' mounting height, ambient sensor enabled at if(' PIRH1FC3V Motion/ambient sensor, 15-30' mounting height, ambient sensor enabled at 1fc' Color temperature 30K 3000K 40K 4000K 50K S000K AMBPC Amber phosphor converted EXAMPLE: DSXWPM LED 20C 1000 40K T5M MVOLT SPUMBA DDBXD Distribution T25 T2M T3S T3M T4M TFTM Type II short Type 1) medium Type III short Type III medium Type IV medium Forward throw medium T5M T5S T5A TSW ASYDF SYMDF Other Options Shipped installed SF Single fuse (120, 277, 347V) DF Double fuse (208, 240,480V)8 HS House -side shield Shipped separately' BSW Bird -deterrent spikes WG Wire guard VG Vandal guard DDL Diffused drop lens TypeV medium TypeV short TypeV area Type V wide Asymmetric diffuse Symmetric diffuse Voltage MVOLT' 120' 208' 240' 277' 347' 4801 Mounting' Shipped included SPUMBA RPUMBA PUMBA Square pole universal mounting adapter Round pole universal mounting adapter Square and round universal mounting adapters DDBXD Dark bronze DDBTXD Textured dark bronze DBLXD Black DBLBXD Textured black DNAXD Natural aluminum DNATXD Textured natural aluminum DWHXD White DWHGXD Textured white DSSXD Sandstone DSSTXD Textured sandstone NOTES 1 MVOLT driver operates on any line voltage from 120-27N (50/60 Hz). Specify 120, 208, 240 or 277 options only when ordering with fusing (SF, DF options), or photocontrol (PE option). 2 Only available with 20C, 700mA or 1000mA. Not available with PIR, PIRH. 3 Not available with 90 degree mounting. Not recommended for 3" poles. 4 Photocontrol (PE) requires 120, 208, 240, 277 or 347 voltage option. Not available with motion/ambient light sensors (PIR or PIRH). 5 PIR specifies the SensorSwitch SBGR-10-ODP control; PIRH specifies the SensorSwitch SBGR-6-0DP control; see Motion Sensor Guide for details. Dimming driver standard. Includes ambient light sensor. Not available with "PE"option (button type photocell). 6 Not available with 20 LED/1000 mA configuration (DSXWPM LED 20C 1000). 7 PIR and PIRIFC3V specify the SensorSwitch SBGR-10-ODP control; PIRH and PIRHIFC3V specify the SensorSwitch SBGR-6-ODP control; see Motion Sensor Guide for details. Dimming driver standard. Not available with PERS or PERT. Ambient sensor disabled when ordered with DCR. Separate on/off required. 8 Single fuse (SF) requires 120, 277, or 347 voltage option. Double fuse (DF) requires 208, 240, or 480 voltage option. 9 Also available as a separate accessory; see Accessories information. DSXWHS U DSXWBSW DSXW1WGU DSXW1VG U DSXWDDLU Accessories Ordered and shipped separately. House -side shield (one per light engine) Bird -deterrent spikes Wire guard accessory Vandal guard accessory Diffused drop lens OVA L/THONIA LIGHT/NG. One Lithonia Way • Conyers, Georgia 30012 • Phone: 803.279.8041 • Fax: 770.918.1209 • www.lithonia.com CO 2013-2016 Acuity Brands Lighting, Inc. All rights reserved. 1 • •..1 • 4T ,r. a Template 48 Top of Pole 2.650" 0.563" 0.400" (2 PLCS( If ordering new poles, specify the AERISn1 driding pattern, per she table below. DM19AS Single unit DM28A5 2 at 180• Example: SSA 20 4C DM19AS 008)(0 visit Lrthonia Lighting4 POLFS CFNI RAI to see our wide selection of poles, accessories and educational tools. Performance Data Lumen Output Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Actual performance may differ as a result of end -user environment and application.Actual wattage may differ by+/- 8% when operating between 120-080V +/- 10%. Contact factory for performance data on any configurations not shown here. LEDs 10C (10 LEDs) Drive Current (mA) 350mA System Watts 14W P!sr. Type 125 30K 10K 50K AMBPC (Amber PhDs thor Converted) Lumens 1,415 B 0 U 0 G 1 LPW 101 Lumens 1,520 B 0 U 0 G 1 LPW 109 Lumens 1,529 B 0 U 0 G 1 LPW 109 Lumens 894 B 0 U 0 G 1 LPW 64 T2M 1,349 0 0 1 96 1,449 0 0 1 103 1,458 0 0 1 104 852 0 0 1 61 T3S 1,400 0 0 1 100 1,503 0 0 1 107 1,512 0 0 1 108 884 0 0 1 63 T3M 1,386 0 0 1 99 1,488 0 0 1 106 1,497 0 0 1 107 876 0 0 1 63 T4M 1,358 0 0 1 97 1,458 0 0 1 104 1,467 0 0 1 105 858 0 0 1 61 TFTM 1,411 0 0 1 101 1,515 0 0 1 108 1,525 0 0 1 109 892 0 0 1 64 T5M 1,486 1 0 0 106 1,595 1 0 0 114 1,605 1 0 0 115 939 1 0 0 67 TSS 1,516 1 0 0 108 1,627 1 0 0 116 1,638 1 0 0 117 958 1 0 0 68 T5A 1,425 1 0 1 102 1,531 1 0 1 109 1,540 1 0 1 110 901 1 0 1 64 TSW 1,423 1 0 1 102 1,528 1 0 1 109 1,538 1 0 1 110 899 1 0 1 64 ASYDF 1,262 0 0 1 90 1,355 1 0 1 97 1,363 1 0 1 97 797 0 0 1 57 SYMDF 1,299 1 0 1 93 1,394 1 0 1 100 1,403 1 0 1 100 821 1 0 1 59 530m4 20W 125 2,054 1 0 1 103 2,205 1 0 1 110 2,219 0 0 1 111 1,264 0 0 1 63 T2M 1,957 1 0 1 98 2,102 1 0 1 105 2,115 0 0 1 106 1,205 0 0 1 60 735 2,031 0 0 1 102 2,181 0 0 1 109 2,195 0 0 1 110 1,250 0 0 1 63 T3M 2,010 1 0 1 101 2,159 1 0 1 108 2,172 0 0 1 109 1,237 0 0 1 62 T4M 1,970 1 0 1 98 2,115 1 0 1 106 2,128 0 0 1 106 1,212 0 0 1 61 TFTM 2,047 0 0 1 102 2,198 0 0 1 110 2,212 0 0 1 111 1,260 0 0 1 63 T5M 2,156 1 0 0 108 2,315 2 0 0 116 2,329 1 0 0 116 1,326 1 0 0 66 T55 2,199 1 0 0 110 2,361 1 0 0 118 2,376 1 0 0 119 1,353 1 0 0 68 T5A 2,068 2 0 1 103 2,221 2 0 1 111 2,235 1 0 1 112 1,272 1 0 1 64 15W 2,065 2 0 1 103 2,217 2 0 1 111 2,231 1 0 1 112 1,271 1 0 1 64 ASYDF 1,830 1 0 1 92 1,966 1 0 1 98 1,978 0 0 1 99 1,127 0 0 1 56 SYMDF 1,884 1 0 1 94 2,023 1 0 1 101 2,036 1 0 1 102 1,160 1 0 1 58 700mA 27W T2S 2,623 1 0 1 97 2,816 1 0 1 104 2,834 0 0 1 105 1,544 0 0 1 57 T2M 2,499 1 0 1 93 2,684 1 0 1 99 2,701 0 0 1 100 1,472 0 0 1 55 135 2,593 1 0 1 96 2,785 1 0 1 103 2,802 0 0 1 104 1,527 0 0 1 57 T3M 2,567 1 0 1 95 2,757 1 0 1 102 2,774 0 0 1 103 1,512 0 0 1 56 T4M 2,515 1 0 1 93 2,701 1 0 1 100 2,718 0 0 1 101 1,481 0 0 1 55 TFTM 2,614 1 0 1 97 2,807 1 0 1 104 2,825 0 0 1 105 1,539 0 0 1 57 T5M 2,753 2 0 0 102 2,956 2 0 0 109 2,974 1 0 0 110 1,621 1 0 0 60 T5S 2,80B 1 0 0 104 3,015 1 0 0 112 3,034 1 0 0 112 1,654 1 0 0 61 T5A 2,641 2 0 1 98 2,836 2 0 1 105 2,854 1 0 1 106 1,555 1 0 1 58 TSW 2,637 2 0 1 98 2,831 2 0 1 105 2,849 1 0 1 106 1,553 1 0 1 58 ASYDF 2,337 1 0 1 87 2,510 1 0 1 93 2,526 1 0 1 94 1,376 1 0 1 51 SYMDF 2,406 1 0 1 89 2,584 1 0 1 96 2,600 1 0 1 96 1,417 1 0 1 52 1000mA 48W T25 3,685 1 0 1 92 3,957 1 0 1 99 3,982 1 0 1 100 2,235 1 0 1 58 T2M 3,512 1 0 1 88 3,771 1 0 1 94 3,795 1 0 1 95 2,130 1 0 2 55 735 3,644 1 0 1 91 3,913 1 0 1 98 3,938 1 0 1 98 2,210 1 0 2 57 T3M 3,607 1 0 1 90 3,874 1 0 1 97 3,898 1 0 1 97 2,187 1 0 2 56 T4M 3,534 1 0 1 88 3,795 1 0 1 95 3,819 1 0 1 95 2,143 1 0 2 55 TFTM 3,674 1 0 1 92 3,945 1 0 1 99 3,969 1 0 1 99 2,228 1 0 2 57 T5M 3,868 2 0 1 97 4,153 2 0 1 104 4,179 3 0 1 104 2,345 3 0 1 60 755 3,946 1 0 0 99 4,237 2 0 0 106 4,264 2 0 0 107 2,393 2 0 1 62 T5A 3,711 2 0 1 93 3,985 2 0 1 100 4,010 3 0 1 100 2,250 3 0 2 58 TSW 3,705 2 0 1 93 3,978 2 0 1 99 4,03 3 0 1 100 2,247 3 0 2 58 ASYDF 3,284 1 0 1 82 3,527 1 0 1 88 3,549 1 0 1 89 1,991 1 0 2 51 SYMDF 3,381 1 0 1 85 3,630 1 0 1 91 3,653 2 0 1 91 2,050 2 0 2 53 orA LITHO/VIA LIGHT/NG One Lithonia Way • Conyers, Georgia 30012 • Phone: 800 279.8041 • Fax: 770.918.1209 • vaww.lithonia.com is 2013-2016 Acuity Brands Lighting, Inc. All rights reserved. DSXWPM-LED Rev. 02/22/16 Performance Data Lumen Output Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Actual performance may differ as a result of end -user environment and application. Actual wattage may differ by+/- 8% when operating between 120-480V +/- 10%. Contact factory for performance data on any configurations not shown here. LEDs 20C (201006 Drive Current 350mA System Watts 24W Dist. Type ype T2S 30K 40K 50K (3000 K, 70 CRI) (4000 K, 70 CRP (5000 K, 70 CRI) AMBPC (Amber Phos hor Converted) Lumens 2,820 B 1 U 0 G 1 LPW 118 Lumens 3,028 B 1 U 0 6 1 LPW 126 Lumens 3,047 B 1 U 0 G 1 LPW Lumens B U G LPW 127 1,777 1 0 1 74 T2M 2,688 1 0 1 112 2,886 1 0 1 120 2,904 1 0 1 121 1,693 1 0 1 71 T3S 2,789 1 0 1 116 2,995 1 0 1 125 3,013 1 0 1 126 1,757 0 0 1 73 T3M 2,761 1 0 1 115 2,964 1 0 1 124 2,983 1 0 1 124 1,739 1 0 1 72 T4M 2,705 1 0 1 113 2,904 1 0 1 121 2,922 1 0 1 122 1,704 1 0 1 71 TFTM 2,811 1 0 1 117 3,019 1 0 1 126 3,038 1 0 1 127 1,771 0 0 1 74 T5M 2,960 2 0 1 123 3,178 2 0 1 132 3,198 2 0 1 133 1,865 1 0 0 78 155 3,020 1 0 0 126 3,242 1 0 0 135 3,263 1 0 0 136 1,903 1 0 0 79 T5A 2,840 2 0 1 118 3,049 2 0 1 127 3,068 2 0 1 128 1,789 2 0 1 75 T5W 2,835 2 0 1 118 3,044 2 0 1 127 3,063 2 0 1 128 1,786 2 0 1 74 ASYDF 2,513 1 0 1 105 2,699 1 0 1 112 2,716 1 0 1 113 1,584 1 0 1 66 SYMDF 2,587 1 0 1 108 2,778 1 0 1 116 2,796 1 0 1 116 1,630 1 0 1 68 530mA 36W T2S 4,079 1 0 1 113 4,380 1 0 1 122 4,408 1 0 1 122 2,504 1 0 1 70 T2M 3,887 1 0 1 108 4,174 1 0 1 116 4,200 1 0 1 117 2,387 1 0 1 66 135 4,034 1 0 1 112 4,332 1 0 1 120 4,359 1 0 1 121 2,477 1 0 1 69 T3M 3,993 1 0 1 111 4,288 1 0 1 119 4,315 1 0 1 120 2,451 1 0 2 68 14M 3,912 1 0 2 109 4,201 1 0 2 117 4,227 1 0 1 117 2,402 1 0 1 67 TFTM 4,066 1 0 1 113 4,367 1 0 1 121 4,394 1 0 1 122 2,496 1 0 1 69 T5M 4,281 3 0 1 119 4,597 3 0 1 128 4,626 3 0 1 129 2,629 3 0 1 73 155 4,368 2 0 1 121 4,690 2 0 1 130 4,719 2 0 1 131 2,682 2 0 1 75 T5A 4,108 3 0 2 114 4,411 3 0 2 123 4,438 3 0 2 123 2,522 3 0 2 70 T5W 4,101 3 0 2 114 4,403 3 0 2 122 4,431 3 0 2 123 2,518 3 0 2 70 ASYDF 3,635 1 0 2 101 3,904 1 0 2 108 3,928 1 0 2 109 2,232 1 0 1 62 SYMDF 3,742 2 0 2 104 4,018 2 0 2 112 4,044 2 0 2 112 2,297 2 0 2 64 700m6 47W 125 5,188 1 0 1 110 5,571 1 0 1 119 5,606 1 0 1 119 3,065 1 0 1 65 T2M 4,945 1 0 1 105 5,310 1 0 1 113 5,343 1 0 1 114 2,921 1 0 1 62 T3S 5,131 1 0 1 109 5,510 1 0 2 117 5,544 1 0 2 118 3,031 1 0 1 64 13M 5,079 1 0 2 108 5,454 1 0 2 116 5,488 1 0 2 117 3,000 1 0 1 64 T4M 4,976 1 0 2 106 5,343 1 0 2 114 5,377 1 0 2 114 2,939 1 0 1 63 TFTM 5,172 1 0 2 110 5,554 1 0 2 118 5,589 1 0 2 119 3,055 1 0 1 65 T5M 5,446 3 0 1 116 5,848 3 0 1 124 5,884 3 0 1 125 3,217 3 0 1 68 T5S 5,555 2 0 1 118 5,966 2 0 1 127 6,003 2 0 1 129 3,282 2 0 1 70 T5A 5,225 3 0 2 111 5,610 3 0 2 119 5,645 3 0 2 120 3,086 3 0 2 66 T5W 5,216 3 0 2 111 5,601 3 0 2 119 5,636 3 0 2 120 3,081 3 0 2 66 ASYDF 4,624 1 0 2 98 4,966 1 0 2 106 4,997 1 0 2 10E, 2,732 1 0 1 58 SYMDF 4,760 2 0 2 101 5,111 2 0 2 109 5,143 2 0 2 109 2,812 2 0 2 60 1000mA 74W T2S 7,205 1 0 1 97 7,736 1 0 1 105 7,785 1 0 1 105 4,429 1 0 1 61 T2M 6,866 1 0 2 93 7,373 1 0 2 100 7,419 1 0 2 100 4,221 1 0 2 58 135 7,124 1 0 2 96 7,650 1 0 2 103 7,698 1 0 2 104 4,380 1 0 2 60 13M 7,052 1 0 2 95 7,573 1 0 2 102 7,620 1 0 2 103 4,335 1 0 2 59 T4M 6,909 1 0 2 93 7,420 1 0 2 100 7,466 1 0 2 101 4,248 1 0 2 58 TFTM 7,182 1 0 2 97 7,712 1 0 2 104 7,760 1 0 2 105 4,415 1 0 2 60 T5M 7,562 3 0 1 102 8,120 3 0 1 110 8,171 3 0 1 110 4,648 3 0 1 63 155 7,714 2 0 1 104 8,284 2 0 1 112 8,335 2 0 1 113 4,742 2 0 1 64 15A 7,255 3 0 2 98 7,790 3 0 2 105 7,839 3 0 2 106 4,460 3 0 2 62 T5W 7,243 3 0 2 98 7,777 3 0 2 105 7,826 3 0 2 106 4,452 3 0 2 61 ASYDF 6,421 1 0 2 87 6,895 2 0 2 93 6,938 1 0 2 94 3,947 1 0 2 54 SYMDF 6,609 2 0 2 89 7,097 2 0 2 96 7,142 2 0 2 97 4,063 2 '' 0 2 55 ®. LITHO/WA LIGHT/NO. One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • Fax: 770.918.1209 • www.lithonia.com ® 2013-2016 Acuity Brands Lighting, Inc. All rights reserved. DSXWPM-LED Rev. 02/22/16 Performance Data Lumen Ambient Temperature (LAT) Multipliers Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-1049. Ambient 0°C 10°C 20°C 25°C 30°C 40°C 32°F 50°F 68°F 77°F 86°F 104°F Lumen Multiplier 1.02 1.01 1.00 1.00 1.00 0.98 Projected LED Lumen Maintenance Data references the extrapolated performance projections for the DSXWPM LED 20C 1000 platform in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM-80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Operating Hours Lumen Maintenance factor 1.0 " 0.55 25,000 50,000 Ci 100,000 0.93 Electrical Load LEDs Onve Current (mAl System Watts 350 14W 0.13 0.07 0.06 0.06 - - tOC 530 20W 0.19 0.11 0.09 0.08 - - 700 1000 27W 40W 015 037 0.14 011 0.13 0.19 0.11 0.16 - - - 350 24W 0.23 0.13 0.12 0.10 - - 20C 530 36W 0.33 0.19 0.17 0.14 - - 700 47W 0.44 015 012 0.19 0.15 0.11 1000 74W 0.69 0.40 035 030 0.23 0.17 Photometric Diagrams To see complete photometric reports or download aes files for this product, visit Lithonia Lighting's D-Series Wall Pole Mount homepage. Isofootcandle plots for the DSXWPM LED 20C 1000 40K. Distances are in units of mounting height (20'). LEGEND ® 0.1 fc ■ 0.5fc 1.0fc 4 3 2 1 0 1 2 3 4 4 3 2 .3 T25 4 3 2 1 0 1 2 3 4 4 3 2 1 0 4 3 1 1 0 -1 -2 4 -2 4 T4M TSA ed in accordance z°w a4 N� -5 z z°O= F 3 0 2 • 3 2 1 • .3 4 4 3 2 1 -3 4 4 1 2 1 0 1 2 3 4 T2M 4 3 2 1 1 1 2 3 4 TFTM 4 3 2 1 • 1 2 3 4 4 3 1 -I T5W 432101234 2 it • -1 -2 .3 4 4 3 2 1 a -3 4 T35 4 3 2 1 • -1 -2 -3 TAM 4 3 2 1 1 1 2 3 4 3 • -1 J Q -2 Z w .3 rn accordance rya tv 3 T3M 4 Jz 2 w 4 3 2 1 0 1 2 3 4 4 u 3 2 1 -1 .3 4 T5S 4 3 2 1 0 1 2 3 • • 3 2 1 0 1 2 3 4 4 4 2 3 1 0 a 2 0 -1 -1 .3 ASYDF N � -a z 2w N 3 4 SYMDF P 2• OVA L/THON/A LIGHTING One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • Fax: 770.918.1209 • www.litnonia.com ©2013-2016 Acuity Brands Lighting, Inc. All rights reserved. DSXWPM-LED Rev. 02/22/16 Options and Accessories Mounting detail WG - Wire guard ASYDF - Asymmetric diffuse (left en- gine isT3M, right engine is diffused) VG - Vandal guard HS - House -side shields DDL - Diffused drop lens BSW - Bird -deterrent spikes FEATURES & SPECIFICATIONS INTENDED USE The energy savings, long life and easy -to -install design of the D-Series Pole Mount make it the smart choice for area and site illumination for nearly any facility. CONSTRUCTION Two-piece die-cast aluminum housing has integral heat sink fins to optimize thermal management through conductive and convective cooling. Modular design allows for ease of maintenance. The LED driver is mounted to the door to thermally isolate it from the light engines for low operating temperature and long life. Housing is completely sealed against moisture and environmental contaminants (IP65). FINISH Exterior parts are protected by a zinc -infused Super Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering. A tightly controlled multi -stage process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peeling. Available in textured and non -textured finishes. OPTICS Precision -molded proprietary acrylic lenses provide multiple photometric distributions tailored specifically to area lighting applications. Light engines are available in 3000K, 4000K or 5000K with 70 min. CRI configurations. ELECTRICAL Light engine(s) consist of 10high-efficacy LEDs mounted to a metal -core circuit board to maximize heat dissipation and promote long life (L88/100,000 hrs at 25°C). Class 1 electronic drivers have a power factor >90%, THD <20%, and a minimum 6KV surge rating. The luminaire meets a minimum Category C Low (per ANSI/IEEE C62.41.2). INSTALLATION Includes universal mounting plate, which utilizes existing drill patterns and allows for quick and easy installation. Stainless steel bolts fasten the mounting block securely to poles. LISTINGS CSA certified to U.S. and Canadian standards. Rated for -40°C minimum ambient. DesignLights Consortium® (DLC) qualified product. Not all versions of this product may be DLC qualified. Please check the DLC Qualified Products List at www.designlights.org to confirm which versions are qualified. WARRANTY Five-year limited warranty. Complete warranty terms located at www. acu itybra nds.com/CustomerResources/Terms_and_conditions.aspx. Note: Actual performance may differ as a result of end -user environment and application. All values are design or typical values, measured under laboratory conditions at 25 °C. Specifications subject to change without notice. Vr LITHO/VIA L/GHT/NG. One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • Fax: 770.918.1209 • www.lithonia.com ® 2013-2016 Acuity Brands Lighting, Inc. All rights reserved. DSXWPM-LED Rev. 02/22/16 W1-W2 d"series Specifications Luminaire Width: Depth: Height: 13-3/4" (34.9 cm) 10" (25.4 cm) 6-3/8" (16.2 cm) Weight: D-Series Size 1 LED Wall Luminaire DL4 FRIENDLY facts Back Box (BBW, ELCW) 12lbs 13-3/4" BBW 5lbs (5.4 kg) (34.9 cm) Weight: (2.3 kg) Width: Depth: Height: 4" ELCW 10lbs (10.2 cm) Weight: (4.5 kg) 6-3/8" (16.2 cm) For 3/4" NPT side -entry conduit (BBW only) 'Catalog Number r Notes s Type Introduction The D-Series Wall luminaire is a stylish, fully integrated LED solution for building -mount applications. It features a sleek, modern design and is carefully engineered to provide long-lasting, energy -efficient lighting with a variety of optical and control options for customized performance. With an expected service life of over 20 years of nighttime use and up to 74% in energy savings over comparable 250W metal halide luminaires, the D-Series Wall is a reliable, low -maintenance lighting solution that produces sites that are exceptionally illuminated. Ordering Information DSXW1 LED LEDs 10C 10 LEDs (one engine) 20C 20 LEDs (two engines) Drive Current 350 350 mA 530 530 mA 700 700mA 1000 1000 mA (1 A) Shipped installed SF Single fuse (120, 277 or 347V)' DF Double fuse (208, 240 or 480V)' HS House -side shield SPD Separate surge protection 9 30K 40K 50K AMBPC 3000 K 4000 K 5000 K Amber phosphor converted Shipped separately BSW Bird -deterrent spikes WG Wire guard VG Vandal guard DDL Diffused drop lens EXAMPLE: DSXW1 LED 20C 1000 40K T3M MVOLT DDBTXD Distribution T2S T2M T3S T3M T4M TFTM ASYDF Type II Short Type II Medium Type III Short Type III Medium Type IV Medium Forward Throw Medium Asymmetric diffuse Voltage MVOLT' 120' 208' 240' 277' 3472 480' Mounting Shipped included (blank) Surface mounting bracket BBW Surface - mounted back box (for conduit entry)' Control Options Shipped installed PE DMG PIR PIRH PIR1FC3V PIRH1FC3V ELCW Photoelectric cell, button type 4 0-10V dimming driver (no controls) 180° motion/ambient light sensor, <15'mtg ht s 180° motion/ambient light sensor, 15-30' mtg ht Motion/ambient sensor, 8-15' mounting height, ambi- ent sensor enabled at tics Motion/ambient sensor, 15-30' mounting height, ambient sensor enabled at lfcs Emergency battery backup (includes external compo- nent enclosure)6 Finish (required) DDBXD Dark bronze DSSXD DBLXD Black DDBTXD DNAXD Natural aluminum DBLBXD DWHXD White DNATXD Sandstone Textured dark bronze Textured black Textured natural aluminum DWHGXD Textured white DSSTXD Textured sandstone Accessories Ordered and shipped separately. DSXWHS U House -side shield (one per light engine) DSXWBSWU Bird -deterrent spikes DSXWIWGII Wire giant accessory DSXWSVG U Vandal guard aaessory NOTES 1 MVOLT driver operates on any line voltage from 120-277V (50/60 Hz). Specify 120, 208, 240 or 277 options only when ordering with fusing (SF, DF options), or photocontrol (PE option). 2 Only available with 20C, 700mA or 1000mA Not available with PIR or PIRH. 3 Back box ships installed on fixture. Cannot be field installed. Cannot be ordered as an accessory. 4 Photocontrol (PE) requires 120, 208, 240, 277 or 347 voltage option. Not available with motion/ambient light sensors (PIR or PIRH). 5 PIR and PIR1FC3V specifies the Sensor Switch SBGR-10-0DP control; PIRH specifies the Sensor Switch SBGR-6-ODP control; see Motion Sensor Guide for details. Indudes ambient light sensor. Not available with "PE" option (button type photocell). Dimming driver standard. Not available with 20 LED/1000 mA configuration (DSXW1 LED 20C 1000). 6 Cold weather (-20C) rated. Not compatible with conduit entry applications. Not available with BBW mounting option. Not available with fusing. Not available with 347 or 480 vohage options. Emergency components located in back box housing. Emergency mode IES files located on product page at_ www.lithonia.com 7 Single fuse (SF) requires 120, 277 or 347 voltage option. Double fuse (DF) requires 208, 240 or 480 voltage option. Not available with ELCW. 8 Also available as a separate accessory; see Accessories information. 9 See the electrical section on page 3 for more details. ®® L/THGNIA LIGHT/NO One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com 0 2013-2016 Acuity Brands Lighting, Inc. All rights reserved. w t r• 4 ' •t it SI • • r Performance Data Lumen Output Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Contact factory for performance data on any configurations not shown here. LEDs 10C (10 LEDs) Drive Current (mA) 350mA System Watts 14W Dist. Type T2S 30K 40K 50K AMBER Lumens 1,415 B 0 U 0 G 1 LPW 101 lumens 1,520 B 0 U 0 G 1 LPW 109 Lumens 1,529 B 0 U G 1 LPW 109 Lumens 894 B 0 U 0 G 1 LPW 0 64 T2M 1,349 0 0 1 96 1,449 0 0 1 104 1,458 0 0 1 104 852 0 0 1 61 T3S 1,400 0 0 1 100 1,503 0 0 1 107 1,512 0 0 1 108 884 0 0 1 63 T3M 1,386 0 0 1 99 1,488 0 0 1 106 1,497 0 0 1 107 876 0 0 1 63 T4M 1,358 0 0 1 97 1,458 0 0 1 104 1,467 0 0 1 105 858 0 0 1 61 TFTM 1,411 0 0 1 101 1,515 0 0 1 108 1,525 0 0 1 109 892 0 0 1 64 ASYDF 1,262 0 0 1 90 1,355 1 0 1 97 1,363 1 0 1 97 797 0 0 1 57 530mA 20W 025 2,054 1 0 1 103 2,205 1 0 1 110 2,219 1 0 1 111 1,264 0 0 1 63 T2M 1,957 1 0 1 98 2,102 1 0 1 105 2,115 1 0 1 106 1,205 0 0 1 60 T3S 2,031 0 0 1 102 2,181 0 0 1 109 2,195 0 0 1 110 1,250 0 0 1 63 T3M 2,010 1 0 1 101 2,159 1 0 1 108 2,172 1 0 1 109 1,237 0 0 1 62 T4M 1,970 1 0 1 99 2,115 1 0 1 106 2,128 0 0 1 106 1,212 0 0 1 61 TFTM 2,047 0 0 1 102 2,198 0 0 1 110 2,212 0 0 1 111 1,260 0 0 1 63 ASYDF 1,830 1 0 1 92 1,966 1 0 1 98 1,978 1 0 1 99 1,127 0 0 1 56 700mA 27W T2S 2,623 1 0 1 97 2,816 1 0 1 104 2,834 1 0 1 105 1,544 0 0 1 57 T2M 2,499 1 0 1 93 2,684 1 0 1 99 2,701 1 0 1 100 1,472 0 0 1 55 T3S 2,593 1 0 1 96 2,785 1 0 1 103 2,802 1 0 1 104 1,527 0 0 1 57 T3M 2,567 1 0 1 95 2,757 1 0 1 102 2,774 1 0 1 103 1,512 0 0 1 56 T4M 2,515 1 0 1 93 2,701 1 0 1 100 2,718 1 0 1 101 1,481 0 0 1 55 TFTM 2,614 1 0 1 97 2,807 1 0 1 104 2,825 1 0 1 105 1,539 0 0 1 57 ASYDF 2,337 1 0 1 87 2,510 1 0 1 93 2,526 1 0 1 94 1,376 0 0 1 51 1000 mA 40W 125 3,685 1 0 1 92 3,957 1 0 1 99 3,982 1 0 1 100 2,235 1 0 1 58 T2M 3,512 1 0 1 88 3,771 1 0 1 94 3,795 1 0 1 95 2,130 1 0 2 55 T3S 3,644 1 0 1 91 3,913 1 0 1 98 3,938 1 0 1 98 2,210 1 0 2 57 T3M 3,607 1 0 1 90 3,874 1 0 1 97 3,898 1 0 1 97 2,187 1 0 2 56 T4M 3,534 1 0 1 88 3,795 1 0 1 95 3,819 1 0 1 95 2,143 1 0 2 55 TFTM 3,674 1 0 1 92 3,945 1 0 1 99 3,969 1 0 1 99 2,228 1 0 2 57 ASYDF 3,284 1 0 1 82 3,527 1 0 1 88 3,549 1 0 1 89 1,991 1 0 2 51 20C (20LEDs) 350mA 24W 125 2,820 1 0 1 118 3,028 1 0 1 126 3,047 1 0 1 127 1,777 1 0 1 74 T2M 2,688 1 0 1 112 2,886 1 0 1 120 2,904 1 0 1 121 1,693 1 0 1 71 13S 2,789 1 0 1 116 2,995 1 0 2 125 3,013 1 0 2 126 1,757 0 0 1 73 T3M 2,761 1 0 1 115 2,964 1 0 2 124 2,983 1 0 2 124 1,739 1 0 1 72 T4M 2,705 1 0 1 113 2,904 1 0 2 121 2,922 1 0 2 122 1,704 1 0 1 71 TFTM 2,811 1 0 1 117 3,019 1 0 2 126 3,038 1 0 2 127 1,771 0 0 1 74 ASYDF 2,513 1 0 1 105 2,699 1 0 2 112 2,716 1 0 2 113 1,584 1 0 1 66 530 mA 36W 125 4,079 1 0 1 113 4,380 1 0 1 122 4,408 1 0 1 122 2,504 1 0 1 70 T2M 3,887 1 0 1 108 4,174 1 0 1 116 4,200 1 0 1 117 2,387 1 0 1 66 T3S 4,034 1 0 1 112 4,332 1 0 1 120 4,359 1 0 1 121 2,477 1 0 1 69 T3M 3,993 1 0 1 111 4,288 1 0 1 119 4,315 1 0 1 120 2,451 1 0 2 68 T4M 3,912 1 0 2 109 4,201 1 0 2 117 4,227 1 0 1 117 2,402 1 0 1 67 TFTM 4,066 1 0 1 113 4,367 1 0 1 121 4,394 1 0 1 122 2,496 1 0 1 69 ASYDF 3,635 1 0 2 101 3,904 1 0 2 108 3,928 1 0 2 109 2,232 1 0 1 62 700 mA 47W T2S 5,188 1 0 1 110 5,571 1 0 1 119 5,606 1 0 1 119 3,065 1 0 1 65 T2M 4,945 1 0 1 105 5,310 1 0 1 113 5,343 1 0 1 114 2,921 1 0 1 62 T35 5,131 1 0 1 109 5,510 1 0 2 117 5,544 1 0 2 118 3,031 1 0 1 64 T3M 5,079 1 0 2 108 5,454 1 0 2 116 5,488 1 0 2 117 3,000 1 0 1 64 T4M 4,976 1 0 2 106 5,343 1 0 2 114 5,377 1 0 2 114 2,939 1 0 1 63 TFTM 5,172 1 0 2 110 5,554 1 0 2 118 5,589 1 0 2 119 3,055 1 0 1 65 ASYDF 4,624 1 0 2 98 4,966 1 0 2 106 4,997 1 0 2 106 2,732 1 0 1 58 1000mA 74W 125 7,205 1 0 1 97 7,736 1 0 1 105 7,785 1 0 1 105 4,429 1 0 1 61 T2M 6,866 1 0 2 93 7,373 1 0 2 100 7,419 1 0 2 100 4,221 1 0 2 58 T3S 7,124 1 0 2 96 7,650 1 0 2 103 7,698 1 0 2 104 4,380 1 0 2 60 T3M 7,052 1 0 2 95 7,736 1 0 2 105 7,620 1 0 2 103 4,335 1 0 2 59 T4M 6,910 1 0 2 93 7,420 1 0 2 100 7,466 1 0 2 101 4,248 1 0 2 58 TFTM 7,182 1 0 2 97 7,712 1 0 2 104 7,760 1 0 2 105 4,415 1 0 2 60 ASYDF 6,421 1 0 2 87 6,895 2 0 2 93 6,938 2 0 2 94 3,947 1 0 2 54 '. L/THON/A L/GHT/NG One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com m 2013-2016 Acuity Brands Lighting, Inc. All rights reserved. DSXW1-LED Rev. 6/07/16 Performance Data Lumen Ambient Temperature (LAT) Multipliers Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-104°F). Lumen Multiplier 1.02 1.01 1.00 1.00 1.00 0.98 Projected LED Lumen Maintenance Data references the extrapolated performance projections for the DSXW1 LED 20C 1000 platform in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM- 80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Operating Hours Lumen Maintenance- factor 0 25,000 50,000 100,000 1.0 0.95 0.93 0.88 Electrical Load EDs Drive Current (mA) System Watts :Current (A) 10C 350 530 700 1000 14W 20W 27 W 40W 24 W 36W 47 W 74W 20C 350 530 700 1000 120V 208V 240V 277V 347V 480V 0.13 0.19 0.25 0.37 0.07 0.11 0.14 0.21 0.06 0.09 0.13 0.19 0.06 0.08 0.11 0.16 0.23 0.33 0.44 0.69 0.13 0.19 025 0.40 0.12 0.17 0.22 0.35 0.10 0.14 0.19 0.30 0.15 0.11 0.23 0.17 Photometric Diagrams To see complete photometric reports or download .ies files for this product, visit Lithonia Lighting's D-Series Wall Size 1 homepage. Isofootcandle plots for the DSXW1 LED 20C 1000 40K. Distances are in units of mounting height (15'). LEGEND 01 0.1fc 0.5 fc 1.0 fc .t •3 .1 3 2 1 0 1 2 3 1 4 Options and Accessories T3M (left), ASYDF (right) lenses HS - House -side shields BSW - Bird -deterrent spikes WG-Wire guard Distribution overlay comparison to 250W metal halide. LEGEND ■ DSXW1, 0.5 fc . TWF2, 0.5 fc 10' W Sidewalk LLD.: 1WF2=0.72 OSXW1 =0.95 VG -Vandal guard DSXW1 LED 20C 40K 1000 T3M, TWF2250M Pulse, 15' Mounting Ht .000013 DDL- Diffused drop lens FEATURES & SPECIFICATIONS INTENDED USE The energy savings, long life and easy -to -install design of the D-Series Wall Size 1 make it the smart choice for building -mounted doorway and pathway illumination for nearly any facility. CONSTRUCTION Two-piece die-cast aluminum housing has integral heat sink fins to optimize thermal management through conductive and convective cooling. Modular design allows for ease of maintenance. The LED driver is mounted to the door to thermally isolate it from the light engines for low operating temperature and long life. Housing is completely sealed against moisture and environmental contaminants (IP65). FINISH Exterior parts are protected by a zinc -infused Super Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering. A tightly controlled multi -stage process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peeling. Available in textured and non -textured finishes. OPTICS Precision -molded proprietary acrylic lenses provide multiple photometric distributions tailored specifically to building mounted applications. Light engines are available in 3000 K (70 min. CRI), 4000 K (70 min. CRI) or 5000 K (70 min. CRI) configurations. ELECTRICAL Light engine(s) consist of 10 high -efficacy LEDs mounted to a metal -core circuit board to maximize heat dissipation and promote long life (L88/100,000 hrs at 25°Q. Class 1 electronic drivers have a power factor >90%, THD <20%, and a minimum 2.SKV surge rating. When ordering the SPD option, a separate surge protection device is installed within the luminaire which meets a minimum Category C Low (per ANSI/IEEE C62.41.2). INSTALLATION Included universal mounting bracket attaches securely to any 4" round or square outlet box for quick and easy installation. Luminaire has a slotted gasket wireway and attaches to the mounting bracket via corrosion -resistant screws. LISTINGS CSA certified to U.S. and Canadian standards. Rated for -40°C minimum ambient. DesignLights Consortium® (DLC) qualified product. Not all versions of this product may be DLC qualified. Please check the DLC Qualified Products List at www.designlights.org to confirm which versions are qualified. WARRANTY Five-year limited warranty. Complete warranty terms located at www.acuitybrands.com/ C usto m e rResou rces/Te rms _a n d_cond iti o ns. a spx. Note: Actual performance may differ as a result of end -user environment and application. All values are design or typical values, measured under laboratory conditions at 25 °C. Specifications subject to change without notice. L/TNON/A L/GHT/NO° One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.corn ® 2013-2016 Acuity Brands Lighting, Inc. All rights reserved. DSXW1-LED Rev. 6/07/16 HOUGHTON Itte INVESTMENTS LANTERN LANDING 12/13/16 HyJJW Architects and Planners, PLLC 5628 Airport Way South, Suite 112 Seattle, WA 98108 wvnylwarch.com p: 206-420-2242 e: jwassermanejjwarch.com • Benjamin Moore 2072-20 • color preview. color preview' inspiration couleur' r Project: LANTERN LANDING Date: 12.22.2016 Subject: MATERIALS BOARD Paint- Benjamin Moore; F- color: "Wheeling Neutral #HC-92 G- color: "Black Raspberry" #2072-20 JJW Architects and Planners, PLLC 5288 Airport Way South, Suite 112 Seattle WA 98108 Tel: 206.420.2242 Email: jjwaia@comcast.net Sketch No: F&G E VLT Exterior Reflect- ance Interior Reflect- ance U-Value Imperial (venter) SC SHGC LSG Air Argon • 6mm ATLANTICA° 67% 7% 7% 1.02 N/A 0.61 0.53 1.26 SOLARBAN°60(3) 53% 9% 10% 0.29 0.24 0.36 0.31 1.71 SOLARBAN667(3) 41% 11% 18% 0.29 0.24 0.33 0.29 1.41 SOIARBAN°70XL(3) 49% 10% 11% 0.28 0.24 0.32 0.28 1.75 SOLARBAN°90 (3) 39% 13% 12% 0.29 0.24 0.30 0.26 1.50 SRNOATE°400 (3) 58% 10% 12% 0.32 0.28 0.40 0.35 1.66 sse10 J04Y3 ♦ Project: LANTERN LANDING Date: 12.22.2016 Subject: MATERIALS BOARD PPG Glass; D-Solarban 60; color: "Atlantia; E-Solarban 60; color: "clear" Sketch No:D&E ATPJJW Architects and Planners, PLLC 5288 Airport Way South, Suite 112 Seattle WA 98108 Tel: 206.420.2242 Email: jjwaia@comcastnet Project: LANTERN LANDING Date:2 22.2O16 Subject: MATERIALS BOARD Kawneer Storefront System; finish: Anodized Black No. 29 Sketch No: C ATM JJW Architects and Planners, PLLC 5288 Airport Way South, Suite 112 Seattle WA 98108 Tel: 206.420.2242 Email: jjwaia@comcast.net Project: LANTERN LANDING Subject: MATERIALS BOARD Mutual Materials Ground Face CMU; color: "Mountain Brown" Date: 12.22.2016 Sketch No: B 1YT ATM JJW Architects and Planners, PLLC 5288 Airport Way South, Suite 112 Seattle WA 98108 Tel: 206.420.2242 Email: jjwaia@comcast.net GROUND FACE CMU MOUNTAIN BROWN ©MUTUALMATERIALS . www.mutualmaterials.com (800) 477-3008 Project: LANTERN LANDING Dale: 12.22.2016 Subject: MATERIALS BOARD Hardie Reveal Color Plus panel System; color: "Autumn Tan" Sketch No: A rT JJVV Architects and Planners, PLLC 5288 Airport Way South, Suite 112 Seattle WA 98108 Tel: 206420.2242 Email: jjwaia@comcast.net HardiePlank• lilie. Lap Siding Smooth with ColorPlus° Technology AUTUMN TAN • Engineered for Climate° • Noncombustible • Superior finish durability and fade resistance • Long-lasting beauty • Use the full ColorPlus palette to create hundreds of color combinations )aniesHardie.com We build character. 02014 James Hardie 6reldfng Products. Inc. An rights reserved. TM. SM end ® denote irademar%x or registered trademarks at Jam Hardie Techrming), Limited. The and HH10 ince 5yre registered trademarks of James Hardie Technology Limited CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 ADMINISTRATIVE Telephone: (206) 431-3670 DESIGN REVIEW - INFORMATION City of Tukwila design review combines specific standards, design criteria and illustrative design guidelines to require that all developments reflect a high level of design quality. Tukwila has two design review processes; one for projects that require a public hearing before the Board of Architectural Review, and one for smaller projects that are approved administratively by the DCD Director. This application packet is for Administrative Design Review. REQUIREMENTS: Administrative approval is required for the following types of development: A. New Development or Redevelopment beyond the Existing Exterior Walls 1. Multi -family or hotel/motel building additions up to 1,500 s.f 2. All commercial and industrial development in various zones, when up to a certain size as follows: • MUO, 0 and RCM zoned buildings between 1,500 and 5,000 s.f • In the Tukwila International Boulevard corridor RC zoned structures up to 1,500 s.f., outside of the TIB corridor RC zoned structures between 1,500 and 5,000 s.f. • In TUC -RC, TUC-TOD, TUC-P, TUC -CC and TUC-WP districts: new non-residential structures between 1,500 and 25,000 s.f.; new residential or mixed use building up to 50 dwelling units; and exterior expansions between 1500 and 25,000 s.f in size. • NCC and RCC zoned developments up to 1.500 s.f • C/LI and TVS zoned buildings between 1,500 and 10,000 s.f. 3. All development in LI, HI, MIC/L, MIC/H and TVS located within 300' of a residential zone. 4. All development in LI, HI, MIC/L, MIC/H and TVS located within 200 feet: of the Green River. B. Exterior Repair, Reconstruction, Cosmetic Alterations or Improvements 1. Any exterior repairs, alterations or improvements, if the cost of that work is between 10 and 25% of the building's assessed value: • in the MUO, 0, RCC, NCC, RC, RCM, and C/LI districts, for sites with more than 10,000 g.s.f of building area and • all sites in the Tukwila International Boulevard corridor zoned NCC, MUO or RC. 2. In TUC -RC, TUC-TOD, TUC-P, and TUC -CC districts: Any exterior repair, reconstruction, or improvements when the cost of that work exceeds 10% of the building's assessed value. 3. In TUC-WP district: Any exterior repair, reconstruction, or improvements to buildings over 10,000 square feet when the cost of that work exceeds 10% of the building's assessed value 4. Developments with a previous approved design (within last 10 years) may make minor changes with Department approval. All other changes require new design review. C. Proposed Development Standard Waivers The DCD Director may reduce landscape and building setbacks for Projects in the Tukwila International Boulevard corridor in the MUO, NCC, and RC zones. D. Minor Modification to an approved Board of Architectural Review decision PROCEDURES: At the time you submit your application you must have all of the items listed on the attached "Complete Application Checklist." 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 11 dtystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Design Review -Administrative -March 2016.dooc 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 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. Staff will meet with you as needed to help achieve project goals, and formulate a recommendation to the Director. Once all design issues have been resolved we will issue a Notice of Decision. This approval will expire unless construction begins within three years of the decision. 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. 1 2. Completed Application Form and drawings (5 copies). ✓ 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". 1 4. Application Fee: See Land Use Fee Schedule online. 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). ✓ t5F--EPAaEtivi 'p�f ieviint l r SEPA not required. PUBLIC NOTICE MATERIALS: 7. If the project requires SEPA review: Payment of notice board fee (see Land Use Fee Schedule) to Fast Signs Tukwila OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). Mailed notice is not required. 1 PROJECT DESCRIPTION AND ANALYSIS: 8. Concurrenc f5A�� riipt°irom }� te��e�ace water and traff+� ►�� �-- �" --- E isee Ppllat}1 9. Sewer a�nT tens ilabili,afters are required from the provider disiriit ' d iti Uhl mg fixtures are proposed and the area is_uo vic' a Forms are available at the DoffcA-_-_� .;..,_-.:-., --'_ - -_ 10. A written discussion of project consistency with decision criteria. (See Application) 11. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. \ \ dtystore\ City Common\ Teri - DCD\ Kirby\ 2016 Applications\ Design Review -Administrative -Mardi 2016.doc c Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning SITE PLAN: 12 (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36". ✓ (b) Existing and proposed building footprints. ✓ (c) Dash in required setback distances from all parcel lot lines. (d) Fire access lanes and turn-arounds per Fire Department standards. (e) Parking lots with dimensioned stalls and drive aisles. ✓ (f) Loading and service areas. ✓ (g) Fences, rockeries and retaining walls with called out colors and materials. (h) Street furniture such as benches and bike racks. ✓ (i) Pedestrian connections between the building entrance(s) and the sidewalk/public street. 14i- Itand . gepcalvtdati 1 (k) Show all existing andiproposed easements. 1 (1) Vicinity Map with site location does not have to be to scale. LANDSCAPE PLAN: 13 (a) If the landscaping will be altered or the existing landscaping does not meet current standards (TMC 18.52; or if located in the TUC districts see TMC 18.28) provide a landscape planting plan by a Washington State licensed landscape architect. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of all plantings. Maximum size 24" x 36". ✓ (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). 1 .SENSITIVE AREAS PLAN (If the project will affect any sensitive areas): ',- cation of all sensitive areas (e.g. streams, wetlands, slopes over 20%, coal mine ar -'----- `p important geo . d archaeological sites). For stream frontage provide e ' 'ng-'c oposed top of stream bank, stream banker mean high water mark ood elevation (i.e., 100 yr. flood). Maximum size 24" x 36". (b) Location of all requires n area buffers, i-elbackkAracts and protection measures. (c) Sho_weant trees (4" or more in diameter measured hove grade), indicating i s "be retained and those to be removed. A tree permit will be required for re nl-ilf any significant trees within a sensitive area or its buffer. - 1 (d) Existing and proposed building footprints. 1 \ atystore\ City Common\ Teri - DCD\ Kirby\ 2016 Applications% Design Review -Administrative -March 2016.dooc Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning CIVIL PLANS (If utility or site work is proposed): 15 a'e srif=tom s-,,,,a ,�.,�� all be sta 11�d ...P,pf � � �h. dada r e io�serrInesln i�sca e and north arrow. (b) Vertical datum NAVD 1988.and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. 1 (c) Existing (dashed) and r (stopography at 2' intervals. (dymil- ep ett° .€i (e) Existingen&proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. ✓ `- "" to drrainage design at least 90% complete, which meets the King County Surface, Water Design Manual (IM)clude a Technical Information ReportJ&j=inel1"d g feasibility analysis if required bythe Manual. ol� y 9 �existi,�d=�`bposed impervious surface in square feet. Include all storm drainage cone . noefems, water atures, detention structures, maintenance access,i,acistifety eatures. For additional guidance contact ouo MINTER. - - ,. *to,. (g) Locate the nearest existing hydrant and all proposed hydrants. 1#1 (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. • rpr •. yAmpromementso I ✓ I (j) Show planned access to buildings, driveways, fire access lanes and turn-arounds. OTHER 16. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. Maximum size 24" x 36". ✓ 1 17. Color and materials board accurately representing the proposed project. 18. A rendering or photo montage showing the project in context is suggested. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). ✓ 19. Luminaire plan including location and type of street and site lighting if any changes to the existing fixtures are proposed. Include proposed fixture cut sheets, site light levels (foot-candles), and measures to shield adjacent properties from glare. ✓ ✓ 20. All existingrandproposedisignage with sign designs and locations. \ \ atystore\ City Common\ Teri - DCD\ Kirby 2016 A pplications\ Design Review -Administrative -March 2016.dooc 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 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. Ail 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, i its emloye , a ents, engiAzers,contrac ors o other representatives the right to enter upon Owner's lreal property, located at 1.-0/ �- •At. 4 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. ss EXECUTED at \tf i1N)S (city). 1,4 (state), on i�. 0 i r� .� 2, 20 (0 `L,,l.t-✓ E. c;vxr� (Print Name) ( L W ti,.i 1- v\ j�qL . (Address) )4_iY IAAA t, r.+NT `\ ' (Phone Number) (Signature) On this day personally appeared before me in'\ c - Lt/ l., . li c '---E-, f a �,. 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 2 7 DAY OF L)('cePIA L ?/ , 20 t 6 eisiog MY1 RT7 M. APO�NTE COMM. #2111230 Notary Public - California Riverside County My Comm. Expires May 12, 2019 NOTARY PUBLIC in and for the State of Washington c -•-1; residing at ,-/,,,,, „, n.r c.9- My Commission expires on l%`wt,.„. l Z 1-0 / �I \ \ atystore\ City Common\ Teri - DCD\ Kirby 2016 A pplications\ Design Review -Administrative -March 2016.docx Department of Community Developmen 6300 Southcenter Boulevard, Tukwila, WAcrit CE1V iJ MINISTRATIVE Telephone. (206) 431-3670 '' Y OF TUKWILA JAN n 5 2017 CITY OF TUKWILA DESIGN REVIEW - APPLICATIG FOR STAFF USE ONLY Permits Plus Type: PP DR Planner:n t iii4, j t k l 5 File Number: L L1 - 0 0 D?, Application Complete Date: Project File Number: 12(1 1 -- 0001 Application Incomplete Date: Other File Numbers: 1, 1 1 - oaa//, NAME OF PROJECT/DEVELOPMENT: Lantern Landing BRIEF DESCRIPTION OF PROJECT Alteration to exist. 13,900 SF commercial building. Selective demo and new construction. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 1233 Andover Park East, Tukwila WA 98188 I at intersection of Andover Park East and South 180th St. Currently "Apollo Spas" LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 352304-9084 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: Bryant Bronson Address: 5628 Airport Way South #112 Seattle, WA 98108 Phone: (206) 420-2242 E-mail: bbronson@jjwarch.com Signature: FAX: N/A Date: 12-05-2017 \ \ citystore\ City Common\ Teri -DCD\ Kirby\ 2016Applications\ Design Review -Administrative -March 2016.dooc 1m1/201e2: IPM a^u.reememm.wrasoolJmdo.!awrer-uwrmaa.wc%.dr►.m 1 Rendered Perspectives LANTERN LANDING 1233 Andover Park East, Tukwila, WA 98188 Parcel ID; 352304-9084 JJW Arddtecla and Planners, PLLC 5628 Airport Way South Suite 112 Seattle, WA 98108 www.jwarch.mm p: 208-420-2242 e: jwassermanaJwarch.com 31 OFire Equipment Access 1'•30'.0 N89' 1704'W 170.00 ( ,- T 56' W 242.60 i; , Impervious Areas Diagram lJ 1`•20'-O` SIDE/REAR SETBAOC SV 1VAX' LOADING AREA DASHED LEN INDICATES EDGE 0'V OF ROOF OVERHANG ABOVE EXISTING CHWN LdK FENCE TO REMAIN NEW CONC. BLOCK TRASH ENCLOSURE EXTENDS INTO SETBACK ADJACENT BUILDING ODES NOT FACE THIS AREA AND ENCLOSURE IS NOT READILY VISIBLE FROM THE STREET. ENCLOSURE MILL BE NIOOEN FROM VIEW TO THE SOUTH BY. EXISTING FULL GROAN PIRAMIDALS TO REMAIN IN PUCE SEE PROJECT iTIONAN 1UYSIS AND LANDSCAPE PUN FOR ADDITIONAL INFORMATION ANDOVER PARK E ® FERVIOUNDSCAPE ® NEW MIPERVKKJS - 420 SF MINI REPLACED IMPERVIOUS • 1,180 SF NEW is REPLACED IMPERVIOUS = 1,580 SF TOTAL EXISTING IMPERVIOUS SURFACE AREA • 32,300 SF TOTAL PROPOSED IMPERVIOUS SURFACE AREA = 31,457 SF x X b NAY 17 04" W 170.00 EXISTING BUILDING FOOTPRINT \\\\\ \\ 01 JO DASHED UNE INDICATES EDGE OF ROOF OVERHANG MOVE LANDSCAPE b I////f 4.P I 12 •13 2'-P 1K'-P 3S-P S 180TH ST. - EXISTING LANDSCAPE BUFFER TO REMAIN DOES NOT MEET Ao.�� CURRENT REQUIREMENTS FOR SOMMERICAL CORRIDOR'. STRIP MILL BE RANTED VMTH NEW OSTIA PURPIREAS ROCIOTOSE AND ANUS PLWLO TO ESTABLISH A BUFFER Am BETWEEN PARDNO LOT AND RIGHT OF WAYAA — SEE PROJECT DESCRIPTION /ANALYSIS AHD LANDSCAPE RAN FOR AOOTDNALIIFONMATDN HALF -TONE DASH EOCATEs EDGE OF ROOF UNE ABOVE DARK OwIEDLOLES IDK'ATE2'C CURB OVERHAND FOR PARKED VEHICLES 000:��ETO EMSENGIOPOGRAWH EXISTING MONUMENT SIGN TO RE REMOVED FIE HYDRANT -D0n0 L— FRONTYARD GETBACICIS-P SOUTH PROPERTY BOUNDARY 124 URBAN CONSERVANCY BUFFER OUTSIDE OF PROPERTY BOUNDARY I JS'Ite Plon 1" • 10-0" GRAPHIC SCALE ---1T 10 20 SD NO N 2: G EASEMENT GRANTED TO: WASHINGTON NATURAL CAS CO. PURPOSE: GAS PIPEUNES OR PIPEUNES AND APPURTENANCES RECORDING OATS MARCH 30, 1995 RECORDING NO.: 9503300235 EASEMENT GRANTED TO: PACIFIC TELEPHONE AND TELEGRAPH PURPOSE POLES WITH NECESSARY PARES, CABLE, AND FIXTURES RECORDING DATE: AUGUST 19, 1929 RECORDING NO.: 2554741 LANDSCAPE AREA ANDOVER PARK E -r 7 VICINITY MAP NOT TO SCALE FRONT YARD SETBACK: T040 O TAKEN FROM FEMA COMMUNITY PANEL NO. 530091 0002 B NOT TO SCALE PROJECT SITE IS OUTSIDE OF FEMA 100 YR FLOOD PLA N ZONE C" • AREA OF MINIMAL FLOOD AREAS OUTSIDE SFHA & HIGHER THAN THE ELEVATION OF THE 0.2%ANNUAL CHANCE FLOOD "SFHA" • SPECIAL FLOOD HAZARD AREA 1% CHANCE ANNUALLY (100 YR. FLOOD) FLOOD PLAIN MAP NOT TO SCALE EASEMENT GRANTED TO: PUGET SOUND POWER AND LIGHT PURPOSE: UNDERGROUND ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM, TOGETHER WITH ALL NECESSARY OR CONVENIENT APPURTENANCES. RECORDING DATE AUGUST 16, 1995 RECORDING NO.: 8508160779 EASEMENT GRANTED TO CITY OF TUKWILA PURPOSE: PUBUC SIDEWALKS AND UTILITIES RECORDING DATE: NOVEMBER 30, 1995 RECORDING NO.: 9511300500 DATE ISSUE 01.05.12 LPN LIMN Amos. A-1.0 PAM. No.- 201.1 • M-e 1At• PAW! SOFFIT TO MATCH COLOR BENIAMIN MOORE 'SLACK RASPBERRY i0T1-10 HSS BEAM WRAPPED VATR RIGIo INSUL ANOPREFIRSHEO ALUM._ — BRAKE SHAPE MATCH COLOR 'SUCK RASPBERRY TPO ROOF PAO PRE -FINISHED GRAVEL STOP EDGE METAL • • T.O. Soots Lantern 2T"33/4" a."1111111111111ray 431 ,_:- �:■-. *_= • �1�� r_dmommuli•Ei: P-I Y-Pf•I Ur 22 G O� 7�ar — — — —Aw—����A�illlll� q North Elevation J 1/8" : 1'-0" H1(0.9 0.8 d-P e-o n Floor Plan -New 0'-0" o/ ©c 2 FaN Elevaton G l T) 6) 8.8 T.O. Booth Lemem 44T�� v 2T-33//" �11!LIIIIV � ' P • ( A J G MATERIALS LEGEND Symbol Merritt! ( A ) NAME REVEAL COLOR PLUS PANEL SYSTEM OVERIC FURRING STRIPS COLOR AUTUMN TAN SYOOn1 ARM ( 9 ) MUTUAL MATERIALS GROUND RACE CW COLOR -MOUNTAIN IRO." PUCE0 IN RUNNING SON) MORTAR COLOR MATCH TO BLOCK ( C ) RONT SYSTEM IG KSSYSTEMFINSTt SUP ( p ) PPG GLASS SOIARBAN e0 COLOR ATLAmoCA ( E ) PPG GLASS SOUR0AN at CLEAR (G ) EIASTOMERIC PANT SEN1AMP/ MOORE'WHEBWO NLL/TRK• le:9t ( 0 ) PAINT SEN AMN MOORE'SLACK RASPBERRY 201240 CLEM GLASS CANOPY 1 EXISTING NORTH WALL TO REMAIN IN PLACE T.O. Proxt=ve-rily0 20'" canoprcs ` 12'- 10 1/2" V Floor Plan - 1ew� 0.N-0" 1 BRAKE METAL WRAP AROUND NEW ROOF FASCIA PAINTED TO MATCH COLOR 'BLACK RASPBERRY .I { G 1 E— METAL SOFFIT a-r h 14 4.e T.O. PBlro :"'ifs g, New8°- Lo0"xer Roof 1 e- r-r r-r -r r-r r- MAKE METALNOUP AROUND NEW ROOF FASCIA PANTED TO MATCH COLON •SLACK RASPBERRY 1111-7. 1�_ _ -____:- _ell fiS 11111111101111i (Uo (0) G o C/7-0o03 12 -101/7 MSS BEAM WRAPPED N0TH MGM NBULAro PREF-RS.1EO ALUM. BRAKE SHAPE MATCH COLOt'SLACK RASPBERRY Canopies 12'- 10 1/2" Floor Plan - New 0'-0' A '444.�Ii�FO A094> �.5ti'L0 0% 9 Exterior Elevations a I z W Z cc lL R. Z A 0 0. DATE ISSUE 10.11.16 Pro00 8e A- 5.0 RAACNa- 201401 PLANT LIST QUANTITY SYMBOL PLANT NAME SIZE SPACING 06 AUU ARCTOSTAfWYLOS UVA UR3I MAs5AGNaErrs IGALLON CAN a TR1 5 9 BBU BENIERIS MOSEY GLOW 2GAUAN CAN 3 SPACING 32 BERG BERGDNA CORD2QSA ANGEL ELSSAV1NTERGLOW ELEPHANT EARS l6ALLON CAN IT 4PCAING 6J0 CAL CALLUNA V. CON BRIO 1GAU.ON CAN I6•TRI SPACING 48 CND CALLIMA VU/SART31D0C00P 1GALLON CAN I6—MI SPACING 8 Gib GLLAMA6ROSTIS X CARL FOERSTER/ FEAMER REED GRASS 1GALLON 18O CARY CAREX TESTACEA/ ocume SEDGE 1 GALLON CAN 16 •'MI SPACING U LIST C25TUS RINNIREAS ROWtOSE 2 GALLON CAN .3 SPACING 3. COMA( CORMS KOUSA CHIENSIS O@ESE DOGWOOD LTCAUPER UILTI- TRUN ED 9 COMYAf COMJUS SANGLRIEA MID WINTER FIE 2 GALLON 4' SPACING 2 CDT COTINUS COGGYRLA ANCOT 'GOLDEN SPIRIT/ GODEN SMOIEBUSH 15 GALLON.1 DJ64 CALIPER MIN 2 CROC CROCOSMIA SUPNER 000115 ETIA 1 GALLON CAN 48 ERIC ERICA CW LIME SODA 16ALLON CAN AT )6' TRL SPACING 24 ERMCM ERICA WHITE PERFECTION 16ALLON CAN I6' TRI SPACING 19 ERTa 0026* CAME R., ROTE 16AILON CAN 18•TRI: SPACING 7 ESC ESCALLGIIA APPLEBLO550M 56ALLON CAN 4' SPACING 30 FMB FESTUCA 32A CA BEYOND BLUE 16ALLON CAN 16•TAI SPACINB 4 @1S MAXIMIS'RAYWOOD• RAYWOOD ASH 2.5' CALIPER SEE PUN. STREET TREES 2 10256 IRIS FOETDISSIMA 16ALLON CAN 2 M1SCR MISCAMFNS RURRA 16ALLQ1 CAN 24'Ter SP l4 WWII MISCANTNUSYACU LIMA 16NLON 24' TTII SPACING 36 NAS ERASE t A TENUISSIMA/ MEII2CAN FENDER GRASS I5ALLQI CAN 24' TR/ SPACING 6 PE3•4v P014150 UM Sulam, BEEN 16AILON CAN 24'TRI SPACING 27 PENBJ4 IALS PERVOSCIA, NEPETA. CAMPAMM, PEONIES IGALLOPI CAN 9 FERN IEMETTYA ROSA 2 GALLON CAN 1TTR1SP / P1NM PINUSPUMI.O 5GALLON 3 SPACING U PRIMO PRUNUSUUR003U1CU5 DITTO EMEN/ OTTOLWP81 LAUREL 18 to24' bib 4' SPACING 27 PY8 T5UTA PYRAMIDA1IS FAWNS 6 GREEN 6' B/B 30. ON CENTER 12 BARS MRQOLEPSI3 UMBELLATA MINOR 26AELON CAN 36' T1I SPACING 4 MOD B1I000064DRON BLUE DIAMOND 5 6AU.ON CAN 12 SEDER SEDUM BERTAM ANDERSON 1ALLON CAN AT 18' 06 10 YUC YUCCA COLOR GUARD 26ALLON 24' TR1 SPACING 9 YUCC YUCCA FOAMENTOSA BR26HT EDGE 26ALLON 24'TEI SP/1DNG 14 COT COTOREASTER M1CROPIMU - IALLON COOPERIV COOPERI Krell OP COTO TASTER 24'MN TREE 4PEWB/ CT800J LEADER SHALL NOT BE CUT 10' DIA. BLACK EVE( .CIARD01 NOSE WIN 169.T1E NNE SECURE TIMU IMAM D HEMFR 22 NFL FM STAKES SPECFTED MED4 •>-IEAD IEIMI LAROTREE COUP 411. DEWIER PTEPARE/380U 8ADJ61E. REMOVE TOP 11.1 OF DUUM 1. WWII OF PLANTING PIT SHALL RE 2 TIMES LARGER THMHOOT BALL x PRE.STAR ALL WOOD. STAR ALL FELD CUTS TYPICAL DECIDUOUS TREE PLANTING SCALDN.T3 MONT.DRUB PLR REST • APPEARANCEUFMOVEALL .91601111. SOAR STEMS. echlaTtCSPIGLIREPLANT I.OVIDE SUET WATERING SAUCER AROUND SGAI ON APD L'MGE IANTs 2'M TYP Tit 'Learn 1AU6AND • - OLOLAFEDINENREMOVE ' TREAlEbMAP: MI1,p GACCNATURA JUMP!OPP TOT Or ROO:MAL• FDA9I GRADE EXCAVATE NO.E 2RAFEs DEPTH PREPARED TIE= DIAMETER OFAOORALL 6 TYPICAL SHRUB PLANTING .SC.AI.BRL21 .6. SCAT' 1A/• 1r. IT es. lr.G z4.. arm 36• es. CV PLITS/SP 7.60 'L66 ' MAWMRCP 290 3a 30Or 3EE 5OUDOOVBN W!T CE9 MR *locum.* TITANeLAR SPALDIB •A•: ROS CHART IS TD 1E USED lo os163316G NUMGBLOWOUDCOBEA PLANTS/EMU/RED INA KEVEN AVER A • • \•/ I 1 MNTLOCATIA3 KANT SPMmJC nHANT .. PCR MIN USE 015 *6L MM SE SPACED EQUIDISTANTROMEACH OTHER. ALLMASSED A6RM/WOUDWYER MANIACS ^: PLANT SPACING CHART SITE PREPARATION AND SOIL INSTALLATION 28 . 0 DASHED IJHE INDICATES EDGE OF ROOFOVERNANG ABOVE L PROVIDE eaTING TREE MoTECnGR PER DETAILS AND NOTES. PROTECT SHRUBS AND GROUNDODVHS SHOWN TO REMAIN PROTECT THESE AREAS FROM COMPACTIOL 2. REMOVE AIL E (1505RTHD PLANTS THAT ARE NOT SIO W N TO REMAIN 3. NOTE THAT MOLDER IRWGATON SYSTEM REMAINS THE CONTRM.TDR SNAIL REMOVE ANY HEADS, ETC PNOR TO SE/GRADING ANDTNUNG. 4. REMOVE SOD W ALL AREAS BY HAD Met mew 50 AS TO NOT DMIIWE DISTUFG TREE ROOT. S. VERIFY SUBGP*DESN NEW PLANTING AMA5 ARE W ODNFORAMNCETOIHE DEPTHS OF IMPORTED MATFRMIS REQUIRED BYTHESE NOTES ANO SPRTNDATOIG. EXCAVATE TO REMOVE GRAVEL ORS RGRAOE MATERIAL AT IMPROPER ELEVATION AND MAULHOM ATE 6. ORR APPROVED SE/GRADE/PROVIDE AC DEPTH OF CEDAR GROVE COMPOST ANDROTORLL COMPOST INTONE SURGRADETO A DEPTH OF 6 TO T. RAIESMOODARD REMOVE ROOM OR OTTER DEERE GREATERTIAN LT INANE DIMENSION. 7. PRWIDET DEPIN CEDAR DOVE GWa0 S0a MIX WNLNEW PUNTING ZEDS INCLUDING THE PREVIOUS LAWN AREA a RtmRMlan ofbnds:me plans mwawnt8N with best mata 1111,0 PLANK. MAMIE 111 *Ming hula t et the depth W the Me of the toot 00 atd 2 Dunes **Ter Nan Due sDeof the toot balk (2) root balls of pot dand ba9ad end burtspped(BBB) peltsmust be loosened end pored w nermery to ems. Hen we no ONLt6t3 roots prior to Wandn*. A Nast the um 2/3 of burlap and al Amp or wn baskets am to be mewed from us pants pdao pMmR and (3) The t000fte root flare, wen De roots and IRA trunk b.iM, Blood be.bolt one inch Rpm We sserou dk• son. De root MO Hal not emend above N. soil surface. (4) 6 mini mulct aosd trees and shrubs, maintain at least a 34nch 003kh 6- ring armed De boo of the part oats end woodylama of shrubs If using mulch mound gnurdco0ers Vm/Dm become established, mulch shell not be peed over De crowns of pmennW plans A MUCH SHALL 6E 2' DEPTH CEDAR GR000 IANDSC APE MULCH.. LANDSCAPE NOTES 1 LOCATE NEW PLANT MATE D'S SO AS TO NOT DAMAGE COSTING TREE. DIGGING, TRENCHING OR ADDING SOIL OVER THE DUSTING ROOTS5144L ONLY BE DONE ATTE DINECION MINE LANDSCAPE ARCHITECT. L GROUNU0IVER55HAU. BEIMANTID AT EAST 3 FEET FROM AN/TREES OR SHRUBS ADJUST TRIANGULATION SPADING ACCORDINGLY. 3. LANDSCAPESMOLDER RESERVES THE RIGHT TO ADJUST TREE LOCATIONS. 4. TREES SHILL REPLANTED AT A MINIMUM OF 7 FEET FROM ALL CURES AND ENDS OE PARKING SAND. S. SHRUBS IN PAINING ISLANDS SNAIL BE /RANTED AWAY FROM CURBS.SOEWAU6 ETC ATA MINIMUM OF IS THEM MATURE HEIGHT RUST TOW.. . AU -PUNTING SHALL OCOJR PER POSTING DETAIS ON THE DRAWINGS. ORANGES MIST BE APPROVED EY THE LANDSCAPE AROOTECT AND THE CT' OETUCWIIA. 4T 56" W 242.80 — 4 RIIA NSW 12' 04• W 170.00 S 180TH ST. 5 GALe DASHED LINE INDICATES EDGE DE ROOF OVERW WD AEOVE HALF -TONE DASH INDICATES EDGE OF ROOF UNE ABOVE DARK DASHED LINES INDICATE 2'-0• CURB OVERHANG F•OR PARKED VEHICLES i sits Plan - Larc2Sralm 1• = 10-0' t 7.ODC3 W EL cc \Lu • 0 0 1 Z I. < / Off kw 42'B-836-4778, Cell:. 206-396-7617 E+Ldl: I4163ec'6namo.nst ' '........ ..p 6811E Pre-DD Set L-1.1 ROWN.- 201401 IRRIGATION HEAD PERFORMANCE CHART g Se PR IVWRm7 aloe . • 40 0sae WA S+ :Satj TAP s { M 15 E 30 WU sj 037 1.11 13 6 062 13 ' 115 .. 0/1761 IA t d51 156 ,n D 15 5 a E 1 31 6 3 ,33 049:' 1314 T,51i: 03f '131 016 1tl 13 021 13 IA6 ON 1.4.1 167 03 156 • 141 WV/gam N oah Promo wa. Flew s • m R ma 679 109, 15 IM 5 1m 10 16)' 156Ai51 050 029 4 "'S 953 2.21 IA 1.71 ]3T 2A3 :n 191 1]S ]d1 9L9Svv4.4 0m 222 263 6 433 196 3 2 9 - 036 I1 196 10 -03 .152 1.75 30•R.9y Ne•A•. leer Raw PEed• - P 4 m wtl- 00 R aw M M1 04, �14 11 4210, 10 ism" rs 0 11 ,1 2/'. 127 15 9 4 m a 30 11 30 13 21. 156 2S 13 191 95 1,4 2O 234 201 060 114 2.O 0m 241 239 0D . 191 221 Od/ _1j4..., 261 2PRPmT W R ga.. O0 IS 20 30 A+; 1� { 15V: 11 19S 262 239 12 MS WI 232 2Y tII 1D 15 226 156 1133 ]D7 1ST 15 • 4 ^E n Mir 120 201 '231 1.10 132 197 123 136 163 065 ]9T3y)1.23yy,r T9, L 1365R1 11 1013 a- • . {5,.' m A' 3•I1 3•12 • IA' 4s 15 OAS 9191,. �69t; �f. IRRIGATION FLAW CHART . THE FOLLOWING CHART IS TO BE USED BY THE CONTRACTOR FOR SIZING LATERAL PIPE. WHEN USING THIS CHART DO NOT EXCEED A VELOCITY OF 5 FEET PER SECOND. THIS CHART REPRESENTS THE FRICTION LOSS PER 100 FEET OF PIPE. THE CONTRACTOR SHALL CALCULATE GALLONAGE USING 714E HEADS SHOWN ON THE PLAN. V1R1 yG 30# N ••IN 1'4 4gVI6dg � dd° Cl 6c 1 2 3 4 5 0.47 0.94 1.42 189 2.36 0.06 0.22 0.46 0.79 120 0.28 0.57 0.86 115 144 0.02 0.07 0.14 026 0.36 018 0.36 0.54 0.72 0.90 0.01 0.02 . 0.04 0.08 012 013 027 0.41 0.55 0.68 0.00 0.01 0.02 0.04 0.06 0.17 0.26 0.35 0.44 000 0.01 d.01 002 6 2.83 168 173 0.51 1.08 0.16 0.82 0.08 053 0.03 7 3.30 2.23 202 0.67 - L26 0.22 0.96 011 0.61 0.04 8 3,77 285 2.30 0.86 144 0.28 1.10 0.14 0.70 0.05 9 4,25 355 259 107 L62 0.34 124 018 0.79 0.06 10 4.72 4.31 2.88 130 180 0.42 137 ' 0.22 0.88 0.07 I y'2?. } 317 + L56 198 217 0.50 0.59 1.51 L65 026 0.30 0.97 106 0.09 010 3.46 >✓ `'1 4.04 �tQ• } 1 t, 4.61 183 243 311 253 189 0.78 1.00 L92 2.20 0.40 052 L23 1.41 014 017 3.23 124 2.40 0.64 159 0.22 •• 3.61 L51 2.75 0.74 176 0.26 3_97 1.80 3.03 0.83 L94 0.32 •4.34 212 3.30 109 212 0.37 d�}�1 i `a � 470 2.46 358 L27 229 0.43 ..L « .d k {'.. .. 3.86 L46 2.47 0.49 �j'TA,•,` 413 L66 .• 056 , 4.82 2.20 398 0.75 3.53 0.% � 397 119 4.41 • 144 SIZE OD ID 3/4 P 1050 1.315 .930 1189 IRRIGATION FLOW CHART �5• I DCALE. NT8 1-1/4• 1650 1502' 1-1/2• L900 . 1720 FINISH GRADE/TOP OF MUCH POP -TIP SPRAY SPRONOPR POP -VIT 1TP. (160Gi 2R-13104 MALE NIT R .490INCH SWING PIPE.12-INCH IE3X10 PVC 33440 TEE OR ELL 1/2-INCH MALE PVT •.490'NCI PVC LATERAL POE TYP. POP UP SPRINKLER HEAD .. SCALE, HT2. 2.375 2149 30-O404L(31G1H cc woe COOED WATER PROOF CONNECTION 0OF2) VALVE BOX WITH COVER FINS4GUDF/TW OFMUM 1 PVC 504 80 NIPPLE (CLOSE) PVC SOU 40ELL PVC 50100 NOPLE (LENGTH A5 REQUIRED) MLR 0OF4) • 50100 NORE (24240.NINO51. HOCDE4) AND 50l40 ELL PVCMAQi11E PIPE PVC 50140 TEE CR ELL PVC 50440 MALE ADAPTER 3D-INCH MOCFMUM DIFT40F 3/4-04 04 WASHED GRAVE. PVC LATERAL FOE TYP. REMOTE CONTROL VALVE 5CALC,4.T3 ' -ME54 GRADE/ TOP OF MULCH •'WIAC-COlPLD46 VALVE -VALVE 210% WITH COVER -}Oq4 MINGIUM DEPTH OF 3/4O404 WASHED GRAVE. _MOcx0 oft) -PVC 50480 NIPPLE 0•E4G194 AS PFCITO RED) -PVC 50440 STREET ELL NOTE: 1 FLPN 05H FITTINGS AND PIPING 94w131341 Y SIZED 20B11ICAL TO NORMAL QUICK CIRPlD46 VALVE 04401SIZE. (Th.. TYP. QUICK COUPLER CJ SCALE, HTB. IRRIGATION NOTES PVC SO480 NIPPLE (lawns AS RE(4UMED) PVC 504405met FELL INC SCH40100 OR ELL PVC MAINLINE PIPE PVC 50440 EL' r x 2• PRESSURE TREATED W000 STAKE W/ STAINLESS STEEL GEAR CLAMPS OR EQUIVAL84T SPPORT SYSTEM L 7NEREW916E N0 916049M776961O100-ALU MEDN0DN19EpIP$WE OF EX61M01REE510 D RETAINED L NOFECTSONS TO REVIEW DEPTH Of MR2Y %OF 1119I16, ME SIZING AND S351EA u105 965 OF96NA1E0 ON THE APPROVED PANS. THE SECOND R6FECE1ON SHALLOW A PERFORMANCE COVBIACETST WITH RECOMMENCED OUNGESANDA12114IREWIS MOITO APPROVAL. IRRIGATION TESTING AND CONSERVATION L •MANIo.aa61Fthe Mafia. .rabab•/eMu M409Y NNW Ash w.bN. Mewed tl djla.Tbtmw•dNb.mdal.d.4em.Awevesre darks bwa•MC/n56ReL The wet reNlb 4•B be a..VMAe one met o f the eat r a...repoq a0eeymed r the Waal 004s8t Theaedfn. T•mmM 4 provide .eMprwfImp •ow W 4m4Fold4.im Wbid1 l4 '658 Me dee.approve* 0IO... 2. *Wee ce•a116don metheor • FAl•-19n.'Im zoos bls•Faedafthe _. •_•ii Aa r_•__ __ eroam .mm dOA.me See* *Er •• rateewes eeewe emeept.A. epee wee neleet Abe, hem* aefrom the seaae•l 4wsegene/badtaea7desale broad r rues even/Inawe • Nt•.bM•dmva.8e baovWLjorHaprpftwotsaVNNNd./wiasmarm even .amuaeNRa Spry/e.4 rvoter .er.r saei.YN. , .-rb.9.gewdmemaew Need *maw*t Hoene a of md r.eeys. we.frs mv9M serve0nd drM.em.ro prev.6ela7ls spewing weed a Imlay re lm obseWseee. A'NBOtloncontroller net dent b aemeedfor seem. chow a ne.Aaos dma1M • Melo:Wmmean not Owe brrsnb/ Anna • 4Mdmlml Yam: Timm seeing b based upon 669*o6weeder and houram dam for b.n .landrmpe areas r a*b7Mre the snow. M reel NMdNel. Ferree* AlaOel oven** al the Myna* laoboler*Mot maybe aleeteL Sob m ow:A rimless Feb se m"wets4en opthe sestpro AN. ar.b ewes' the man of !negation requiredfe Not des, VALVE PERFORMANCE CHART PB•�OFESO Sob •Nen.•n.ID 66 n3.0 OAW 410.13.16.109.40100 WOW ' •96..956 0.Ai2a.•0A0r63 t2.0Q 19 •era. wit MC.5 r 21209Pn0.1..•6n mMv.2.itv.1 • Ww•no•o.• W o1mFN0 •Me4etsge.• •N 130F1,00 90909•15•.Mwbr • 39a1C SO•Dw19da7.0.e•N •IMa.w•0A1ANaWa0: •90911r9mw•03119022W.014 :a I L. II III II 11 II II 11 11 II II b0M1 t0ONo1PTh 2 6 u4.�ov1.403151104. APING, CUSS - .1-6'J %CI!PM C W��sTToo'�sfl6- _$ i5L4, or wan Pmrs5. 6MA 7r0P4. 5M4D9'10 GONIIV0T .. TO Cp01m84OC W/•RIEMLC8N717L(OR FOS. S,.EYR toGll o! FRkRTO AVIN5. - -Asry?YNR1052/4044/AACSI4T 70 F04C1)40 tM 216,' N0Z152. MADNVS MOWN 044 PLAIN. 1 - ' 4gesmr ors autoras ZOOM MI�Ul7Xp61C$111[IC1i. fr7NIRRG7oFLy .SIMON W%• :. !8 a 0.8861 I CI4 11104 ' la.-WIII! 6.3857NG ROOM WIRES MOND, C�1E6oR+•MC. - AF(N G121PLINC_(2)11fl0Ns cfl3YR51 N89' 12 04' W 170.00 3 3 YC2IOo VALUE 6 S 180TH ST. DASHED LWE a0ICATES EDGE OF ROOF OVERHANG ABOVE o• HALF -TONE DASH 15 INDICATES EDGE OF ROOF UNE ABOVE 17 DARK DASHED UNES INDICATE 2,0' CURB OVERHANG FOR 18 PARKED VEHICLES Oa Fi A �44• r/i�FO '0 IRRfC-E47')ON.. PLAN_... . _ ,-•,-via G / ? eiv Oo0,1 ISSUE Pn41D Set L-1.2 P1*42 N0.- 201441 RECEIVED CITY OF TUKWILA JAN n 5 2017 PERMIT CENTER 7 3.5 142 0.9 1.0 0.6 1.1 1.3 0.7 .- 1.6 1.6 2.3 1.9a 1.4 1.8 2.5 2.9 1.9 0.8 '1.2 1.8 2.8 -eP1 2.9 1.9 1.5 1.5 :.. P2 It 3.0 3.3 1.6 0.5 5 ,.o B1 1.8 1.9 1.3 0.7 0.7 1.7 t-• 9.a b.o b.. b.' e.= b.: 9.' 9.' a.= 1.+ a.' a.. e.' 7 0.8 0.9 0.7 0.7 1.0 0.8 0.7 • 2.9 1.6 0.9 0.9 " 1.1 1. a W1 { a B1 e.. t., t.' 9.e 1.9 3L 2 1. 6 1. 0 1. 1 ;. 4 1. 7 t.. 5.' t.. 9., 2.3 2.0 1.9 1.2 l a1'?8 t b.• t-. a- P1 2.8 2.4 1.5 1.2 1.6 1.9 1.• t• 1.2 1.2 '1. :4 1.7 s.' 1.7 :1.8 1.5 1.2 o'1.4 1.3 1.3 0.9 F 1.0 1.0 1.6 1.1 t..,..,.• 9.1 6,eA1:., 9., • 1.0 L' ,.. ,..' 5, 1.' ... ,..4 aB1 t, 9.' b.. b., 1.5 1.7 1:5 1.3 13.7 2.1 a.: a t- fi 1. 2 1. 2 '1 -6.= 2.0P2 2.0 1 .3 1. 1 1 . p" ,. 1.+ t.. a.' 2.4 1.7 1„„.4_21 n t.' a.: 9., 9.' 1.8 1.3 '1.1 0:8 s.= 1.4\:::\::\ ,_6 e. v.z b.z b.z e. 9.0 a., s.' Scale: 1 inch= 16 Ft. LuminaireSched,de Symbol Qty Label Arrangement Lum. Lumens LLF Description Lum. Watts 0 4 Bl SINGLE 2334 0.900 DS.ZB LED 12C 700 40K ASY 42in tall 31 0 3 P1 SINGLE 6543 0.900 DSX1 LED 30C 700 40K T3M MVOLT HS 68 L 2 P2 SINGLE 2315 0.900 DSXW'PM LED IOC 700 40K T2M MVOLT HS 26.2 4 W1 SINGLE 2808 0.900 DSX-W1 LED IOC 700 40K TFTM MVOLT ELCW 26.2 ma 1 W2 SNGLE 2785 0.900 DSXW I LED IOC 700 40K T3S MVOLT ELCW 26.2 Calculation Summary Label Curb Line CalcType Illmnulance Units Fc Avg 0.29 Max 0.8 Min 0.0 Avg/Min N.A. Max/Min N.A. Side valkArea Illmninance Fc 2.13 13.1 0.3 7.10 43.67 Sire Planar Typo B 1 42" tall Type P1 on 20ft pole Type P2 on 12ft pole Type W1/W2 mounted at 81t Calculations at grade Existing streettightu:g not included Illmninance Fc 1.55 4.3 0.5 3.10 8.60 PACIFIC LIGHTING SYSTEMS ty..mar aw vc ew\ Calculations are provided using industry -recognized software and are provided for estimation purposes only. Input data for the calculations corresponds to the information provided to US (assumptions may be made for information that i. not provided). It is the responsibility of those using this s n e to verify that o input data is consistent with r .atted field conditions. Results o the lighting caiculationsa rely reflect theinput date, however actual lighting levels will vary depending on field conditions, such as room characteristics, temperature, voltage and lamp / ballast output and other factors. calculations are also subject to the limitations of the software. Due to the above considerations, Pacific Lighting Systems c not guarantee that actual light levels measured in the field will match our initial calculations. Not.: please verify all catalog numbers before use in your specification. Tina ! rannon, LG LarlenLodirgJ2l41G.1161 Da/cs12/14/2016