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HomeMy WebLinkAboutPermit PL17-0027 - FLOOR & DECOR - DESIGN REVIEW / ADMINISTRATIVEFLOOR & DECOR 3523049087 Associated Files: PL17-0027 This File: L17-0033 DESIGN REVIEW/ADMINISTRATIVE City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: Floor & Decor Administrative Design Review Project Number: L17-0022 Associated File Number (s): PL17-0027 Date Mailed: 08/25/2016 Mailing requested by: Jonathan Joseph Mailer's signature; ❑ 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 ❑ Other: ❑ Shoreline Mgmt Permit ❑ Short Subdivision Agenda City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director August 23, 2017 NOTICE OF DECISION TO: John Thatcher, Centerpoint Integrated Solutions, Applicant Levitz LLC, Owner King County Assessor, Accounting Division Washington State Department of Ecology 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: L17-0033 Applicant: John Thatcher, Centerpoint Integrated Solutions Type of Permit Applied for: Administrative Design Review Project Description: Administrative Design Review approval for changes to exterior building facades, perimeter landscaping, landscaping islands, and vehicular and pedestrian circulation. Location: 17661 Southcentr Parkway; Parcel # 3523049087 Associated Files: PL17-0027 Comprehensive Plan Tukwila Urban Center — Commercial Corridor (TUC -CC) Designation/Zoning District: 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 Community Development Director has determined that an application for Administrative Design Review does comply with applicable City and state code requirements and has approved that application. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 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 Board of Architectural REview 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 Board of Architectural Review decision. IV. PROCEDURES AND TIMEE 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 September 8', 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 of $614.00. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Board of Architectural Review based on the testimony and documentary evidence presented at the open record hearing. The Board of Architectural Review decision on the appeal is the City's final decision. Any party wishing to challenge the Board of Architectural Review decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. If no appeal of the BAR 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. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 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 Jonathan Joseph, who may be contacted at 206.433.3662 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 P. Director 14)96) Depart t of Community Development City of i kwila 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 Administrative Design Review for Floor & Decor Facade Improvements Prepared August 23, 2017 File Number: L17-0033; Administrative Design Review Associated Permits: PL17-0027 Applicant: John Thatcher, Centerpoint Integrated Solutions Owner: Levitz Tukwila, LLC Request: Administrative Design Review approval for changes to exterior building facades, perimeter landscaping, landscaping islands, and vehicular and pedestrian circulation. Location: 17661 Southcenter Parkway; Parcel # 3523049087 Comprehensive Plan Designation: Tukwila Urban Center - Commercial Corridor (TUC -CC) Zoning District: Tukwila Urban Center - Commercial Corridor (TUC -CC) Environmental Review: Exempt Public Notice: No public notice is required for this administrative design review. Public Comment: Not Applicable to this Application Staff: Jonathan Joseph Attachments: A. Plan Set and Materials Board Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Findings Vicinitv/Site Description Project Description This project seeks to change the warehouse use of the existing building on site to a bulk retail facility that will house the new Floor and Decor retail store. The project includes facade improvements on all four sides of existing building, new perimeter and parking lot landscaping, and improvements to the vehicular and pedestrian circulation. Although the new development will change the current use of the building from warehouse to bulk retail, there is no intensification of use. The existing structure will be branded as "Floor & Decor." Existing Development The existing development is warehouse that sits adjacent to Ashley Furniture Discount Store. This building is 89,610 square feet and was complete in 1970. The building is located on parcel 3523049087, which is a 8.29 acre lot, zoned Tukwila Urban Center -Commercial Corridor. The buildings sit back approximately 70-240 feet from the front property line with a parking lot located between the street and the building. The building has little facade design elements, as its primary purpose was used as a warehouse with loading bays. Surrounding Land Use The project site is bounded by Interstate 5 to the west, and Southcenter Parkway, the City's main regional commercial corridor, to the east. Retail strip malls are located north of the project. Southcenter Parkway Plaza, one of the corridor's anchor retail strip malls, is located directly across the street. Topography & Vegetation A significant portion of the site is level and has no topographical or environmental restraints. The western portion of the site sits on a hill that has significant slopes, as well as stream and buffer zones that can limit the type of development within this area. Type 1 and Type 2 landslide area border the back (west elevation) of the building. Wetlands and streams are located within the northwest portion of the parcel and have buffer zones that limit that development area surrounding these waterways. The proposed facade improvements will not be in located within these environmentally sensitive areas, and thus will not require any further environmental study. Access The site has two vehicular access points from Southcenter Parkway. A 6-foot wide sidewalk is located adjacent to the street. 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. This project is subject to administrative design approval under Tukwila Municipal Code (TMC) 18.28.030.D. This project is not considered a major remodel because the total amount of work does not exceed more than 50% of the replacement costs, and is not subject to the applicable district -based standards, corridor -based standards, and supplemental standards in TMC Chapter 18.28, and the guidelines set forth in the Southcenter Design Manual. Southcenter Design Manual The Southcenter Design Manual's guidelines support and complement the community vision described in the Southcenter Subarea Plan, supplement and expand upon the design requirements in Chapter 18.28, and provide a flexible tool for quality and innovation. The Design Manual is organized into two main sections: Site Design Elements and Building Design. Site Design Elements covers a number of design topic areas, including Site Design, Service Areas and Mechanical Equipment, Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Lighting, Walls and Fences, and Open Spaces. The section on Building Design covers Architectural Concept, Entrances and Doors, Building Facade — Base and Top, Corner Treatments, Building Massing, Building Details and Elements, Building Materials and Colors, Windows, Weather Protection, Blank Walls, and Parking Structures. For each topic area, there are one or more Design Criteria, which can be general in nature. The Design Criteria explain the requirements for development proposals. They are the decision criteria by which the Director or Board of Architectural Review will decide whether to approve, condition or deny a project. The examples and explanations which augment each Design Criteria, provide guidance to the project applicant, to City Staff in reviewing a project proposal, and the decision maker in determining whether the project meets the Design Criteria. A. Site Design Elements 1. Site Design. According to the Southcenter Subarea Plan, the vision for the TUC -CC District is for auto -oriented retail and services occurring in a manner similar to the existing patterns of development. As new development occurs, new improvements should provide modest pedestrian amenities and beautification with indigenous landscaping. In general, the site design concept of this project seeks to increase the attractiveness of the property by updating the facades of the existing buildings with a more contemporary design. Although the project primarily involves facade improvements to the existing buildings on the premise, the applicant is also making minor changes in the layout of the parking lot resulting in pedestrian and vehicle circulation improvements. Landscaped islands and an improved parking area will create a safer environment for vehicular and pedestrian traffic. Some parking spaces will be eliminated from the front (north) and side (west) of the building. Drive aisle and have been improved to ease vehicle maneuverability and access to parking spaces. A customer loading zone will be provided at the northwest corner of the building. These parking spots will have a different type of asphalt, indicating the special "customer pick-up" area. The site will still meet the minimum required parking spots for this building. No additional lighting is required within the parking lot. Facade improvements are minimal, but will have a significant impact to the site. Currently the northern facade has multiple truck loading bays with overhanging doors. Most these bays will be closed, and two public entrances will be added to the north facade of the building. Canopies and vertical pilasters will add visual interest to the facades of the building. Lightning fixtures will be added to illuminate the building during darker seasons and provide a safe shopping experience for customers. Colors will be added that complement each other and the surrounding retail establishments. There will be new landscaping added to existing landscape islands, as well as perimeter landscaping added to soften the look and create a more inviting appearance along the front of the parking area. Planting notes are consistent with the Tukwila landscaping guideline. An irrigation system will be added to ensure proper hydration of plants. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Photo 1:Current North Facade Photo 2: Proposed North Facade 2. Service Areas and Mechanical Equipment. Service elements, such as garbage, recycling, and service loading, are currently located to the rear of the property away from public spaces. Circulation patterns submitted with the plan indicate that there will be ample space for truck maneuverability within this area. 3. Lighting. The style of the exterior lighting fixtures fits the more contemporary building design, and are evenly spaced along the new building facades. The addition of lights will illuminate the building during the darker seasons and help create a safer shopping experience for all customers. Existing parking lot lighting will not be changed. 4. Walls and Fences. Color banding around the building creates a cap and base treatment to the facade. Vertical articulation adds dimension and breaks up larger blank wall facades. This project is not required to provide fencing on the site. Although the truck loading area is further back from the public right of way, 42" fencing will be added to ensure screening of the loading bay/trash compactor from the public's view. The fence is designed to maintain the visually open character of the site. 5. Open Space. The project is not required to provide new open space requirements. 6. Signage Ashley furniture has an existing building mounted sign and a free standing monument sign on this site. All new signs will need to meet the guidelines within the sign code for this site, and must obtain a permit prior to installation of the sign. Further clarification about the sign code can be found in the Tukwila Municipal Code, Chapter 19. B. Building Design 1. Architectural Concept. The existing buildings were constructed in 1970, and the proposed facade update will result in a more contemporary architectural design, adding a positive element to the architectural character of the TUC -CC District. The scale of the project is like that of the surrounding buildings in the area. The facades facing Southcenter Parkway show a high quality design with modulation, articulation, and attention to detail. The proposed facade improvements and colors will be most similar and build upon the design elements of Ashley Furniture- the adjacent retail space. The existing building's overhead bay doors will be removed and replaced with a facade designed to appear as one larger bulk retail location. Varying colors, pilasters, lightning and the addition of canopies over main entrances transform this warehouse into an inviting bulk retail space. The applicant plans to rebrand the building as "Floor & Decor." Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 2. Entrances and Doors. The primary entrance is marked with a large portico, centered between larger pilasters along the north facade. This portico is also colored red, making it stand out against the grey and white facade of the building. The customer loading zone is also marked, but with a smaller portico. This portion also has specific -parking striping and concrete asphalt to delineate this portion of the parking area as a loading zone. 3. Building Facade — Base & Top. The inclusion of "Dorian Gray" band on the lowest portion of the building's exterior facade creates a base that anchors the building to the ground. A smaller cornice cap in "Real Red" matches the porticos of the entrances, and creates a top for the building. 4. Corner Treatments. This design criteria does not apply to this project as the project is not located on a corner. 5. Building Massing. Added vertical articulation creates dimension to the building facade. The large warehouse shape will remain, however the addition of porticos, pilasters and multiple colors of horizontal banding provide interest and break up the large massing of the building. These design additions help make the large scale building feel more comfortable at the pedestrian scale. 6. Building Details and Elements. Building details and elements have been added to create a facade that fits within the design guidelines. Windows will be installed at the entrance and customer loading areas of the building. Horizontal color banding, as well as articulation of vertical pilasters meets articulation requirements through the Southcenter Design Guidelines. 7. Building Materials and Colors. Facade materials and colors will be more neutral and subdued, with brighter accents colors used on the portico and the cap of the building. Colors and building materials are compatible with building materials of the adjacent building. Colors will work in blending dirt and debris from wooded area to the west of the building. 8. Windows. The project adds sliding glass doors at both the main customer entrance and the customer loading zone. The intention of the design manual is to allow daylight into the building and create a visual connection between activities outside and inside the building. The size of the bulk retail location makes this a difficult reality to achieve. Windows that have been added create some visual interest at the ground level and direct pedestrian traffic to the main entrances of the building. These windows are consistent with the architectural style, design, and operational use of the building. 9. Weather Protection. Large portico canopies will be added to the main public entrance and the customer loading zone. Variation in color and materials add architectural interest to the building. 10. Blank Walls. Pilasters have been added to the facade of the building, breaking up large portions of walls. Horizontal banding in three (3) different colors (High Reflective White, Dorian Grey and Urbane Bronze) will create visual interest that will also break up the wall. The darker tone on the bottom creates a base to the building, making the building mass more comfortable at the pedestrian scale. 11. Parking Structures. This design criteria does not apply to this project. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Public Comments Public notice is not required for this project. Conclusions Design Review Criteria 1. Site Design Site design changes for this project are limited given that the existing buildings on the site will remain in their current location. Given that constraint the project design meets the criteria. The parking area landscape islands and striping will be slightly revised to provide better vehicular circulation and access to parking spaces. New interior parking lot landscaping and perimeter landscaping will be added to the existing landscaping using a more coherent design concept, with the intent of softening the built environment and creating a more inviting appearance. This will also help increase maneuverability of vehicles throughout the parking area. Planting Notes in the design review submittal are consistent with TMC landscaping code. New, more contemporary lighting will be added to the facade of the building. This will illuminate the building during darker seasons and create a safer shopping experience for customers. The project is not required to provide any new open space since it only consists of facade improvements. 2. Building Design Currently the space is used as a warehouse, and will be converted to a bulk retail establishment. The proposed facade update will result in a more contemporary architectural design, adding a positive element to the architectural character of the TUC -CC District. The design presents a cohesive style that complements the adjacent retail space. The facades facing Southcenter Parkway show a high quality design with modulation, articulation, and attention to detail. Colors are neutral, with brighter colors used as accent on portico canopies. Materials are varied, adding visual interest. The scale is in keeping with neighboring development, with, Ashley Furniture to the north, and Southcenter Plaza located directly opposite the project on Southcenter Parkway. Therefore, the project meets the design review criteria. Recommendations Staff recommends the approval of the Design Review application Other Remarks Any signage for the property shall be reviewed through submittal of a separate sign permit application. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov PRE -APPLICATION CHECKLIST - SUPPLEMENT The following comments are based on a preliminary review. Additional information may be needed. Other requirements/regulations may need to be met. Ro W Project Name: Floor & Decor Address: 17651 Southcenter Parkway, Tukwila WA 98188 Permit #: L17-0033 Zoning District: TUC -CC Applicable Corridors: Commercial Corridor Date: 08/23/2017 1 Application of Code Comment 2 Is property within 200' of OHWM? If yes, SMP applies no 3 Does property contain environmentally sensitive areas? If yes TMC 18.45 applies YES, stream buffer and class 2 landslide zone are within the parcel, but not within the redevelopment area. 4 Is it a non -conforming use, structure, landscape area or parking lot? If yes, TMC 18.70 applies. YES, landscaping is currently non -conforming and will be brought within the guidelines of the ordinance through this redevelopment. 5 Is there a change of use — Intensification? If yes, new street and/or public frontage improvements may be required. Yes, Warehouse to bulk retail, BUT no intensification of use that would justify the construction of a new street. 6 Is there construction of a new pad building on a site with existing development? • New structure must comply with all requirements. • Any alterations to non -conforming landscape areas or parking Tots must be made in accordance with 18.70 NO 7 Is an existing building being expanded? • Expansion must meet all requirements for the new portion of the structure. • Any alterations to non -conforming landscape areas or parking lots must be made in accordance with 18.70 NO 8 Is a vacant site being developed, or complete redevelopment of a site occurring? Requires compliance with all standards & guidelines. NO 9 Is project consist of only tenant improvements (TI's)? Does not trigger design review or application of district or corridor standards. NO 10 Design Review 11 Is project located in RC, TOD, Pond, or CC District? Use Southcenter Design Manual YES 12 Major remodel & small scale project: - New non-residential structures between 1,500 and 25,000 square feet in size (total on premises) - New residential or mixed use buildings providing up to 50 dwelling units (total on premises) - Exterior expansions between 1,500 and 25,000 square feet in size (total on premises) Administrative Design Review, Type 2 Decision NO 13 - Any exterior repair, reconstruction, cosmetic alterations or improvements, when the cost of that work exceeds 10% of the building's current assessed valuation (the cost of repairs to or reconstruction of roofs screened by parapet walls is exempt). • Administrative Design Review, Type 2 Decision • Compliance with corridor -based architectural design standards and building orientation is required for existing buildings only if they are destroyed by any means to an extent of more than 50% of their replacement cost at the time of destruction, in the judgment of the City's Building Official. Applicant has applied for type 2, administrative design review. Corridor based architectural design and building orientation standards do not apply because work is less than 50% of the replacement cost. 14 Large scale project: - New non-residential structures greater than 25,000 square feet in size (total on premises) - New residential or mixed use buildings with more than 50 dwelling units (total on premises) - Exterior expansions greater than 25,000 square feet in size (total on premises) • Board of Architectural Review (BAR) • Type 4 decision (see TMC Chapter 18.60) NO Minor remodels and very small scale projects. Projects NOT meeting the design thresholds set forth above • Not subject to design review • Evaluate using applicable regulations in this Chapter EXCEPT for the corridor -based architectural design standards. • However, cannot increase non -conformity with corridor -based architectural design standards. 15 Is project located in WP District? NO 1 Project Review 2 Requirement Pagel Code Citation Complies Notes/Comments Meets requirem ent? 3 Determine district 9 18.28.040 & Fig. 16 District Map Commercial Corridor District 4 Is land use permitted? 10 Table 2 Land uses Allowed by District & 18.28.050 YES 5 How tall? Allowable max/min height & height incentives 13 Table 3 District Standards & 18.28.070 yes 45ft 6 Is maximum block face length exceeded? If yes, new street may be required. 13 Table 3 & 18.28.080 NO 900ft MAX 7 Is a new street required? permitted corridor type for new street 13 18.28.090 & Table 3; also check Fig. 19 Corridor Type Map (p 19) NO 8 If applicable, see new street cross-section & regulations 21-29 18.28.130.D Corridor Types, and 18.28.140 New Streets 9 Side & rear setbacks and landscaping requirements 13 Table 3 District Standards, and 18.28.100 & 110 YES 5 ft 10 Determine corridor(s) adjacent to the parcel. Note that corridor -based standards apply to that portion of a building's facade within the first 185' of a parcel, measured from back of curb (18.28.020.B.4.a.) 19 Fig. 19 Corridor Type Map, and 18.28.120 COMMERCIAL CORRIDOR 11 Modifications to corridor standards — can be proposed by applicant. 20 18.28.130.0 NO 12 Public frontage standards (sidewalk & landscaping width) 20-28 18.28.150 YES CONFOMRING TO NEW LANDSCAPING CODE -existing sidewalk. No intensification on property so no new sidewalk and frontage will be required. Improvement to existing sidewalk will be implemented to align with current landscaping ordinance. 13 Building Orientation/Placement & Landscaping (refer to Corridor Type Charts pages 21-28) 14 What portion of building fagade is within 185' of a parcel, measured from curb line? (Corridor -based standards apply to that portion of a building's facade within the first 2 18.28.020.4.a. N/A Building orientation and corridor based architectural design standards do not apply as less than 50% of the value will be replaced. 1 Based on TMC 18.28 printed code —see http://www.tukwilawa.gov/dcd/urbanplan/TMC18.28 New Southcenter Zoning.pdf 185' of a parcel, measured from back of curb.) 15 Is building orientation to street/open space required? 31 18.28.160 NO 16 If so, weather protection required. 32 18.28.160 & SC Design Manual 17 Frontage building coverage requirement (for Walkable & Tukwila Pond Corridors) 21, 23, 33 18.28.170 NO 18 Front yard setback requirement 34 18.28.180 N/A 19 Allowable location of off-street parking 35 18.28.190 N/A 20 Min front yard landscaping 43, 46 18.28.230.A, 18.28.240 YES 15 FT OFFSTREETSCAPE 21 Architectural Design Standards (refer to Corridor Type Charts pages 21-28) 22 Required fagade articulation increment 37 18.28.200.E N/A Does not apply 23 Ground level transparency requirement 40 18.28.200.0 N/A Does not apply 24 Other 25 Front yard encroachment regs — building overhangs into public frontage 42 18.28.210 N/A Does not apply 26 Supplemental 27 Special Corner feature guidelines & standards Table 3, 43 18.28.220 N/A Does not apply 28 Landscaping Types 29 Front yard landscaping 43 18.28.230.A YES Groundcover, shrubs and trees are proposed 30 Side & Rear Yard (groundcover, moderate, heavy screening) 44 18.28.230.E YES 31 General Landscaping Standards (applies to setbacks, public frontage areas, open space, other areas on -premise) 46 18.28.240 32 Plant materials 46 18.28.240.B.1 YES Biodiversity is present 33 Visibility 47 18.28.240.B.2 YES 34 Soil Prep & Planting 47 18.28.240.B.3 NO Plans have been updated to include structural soil 35 Irrigation 48 18.28.240.B.4 NO An irrigation system has been put in place. 36 Landscape plan requirements 48 18.28.240.B.5 37 Parking lots (setback, perimeter, interior) 49 18.28.240.6.6 YES 38 Utility & service areas 50 18.28.240.6.7 YES 39 Street trees in public frontage (spacing, wells) 50 18.28.240.6.8 YES Meets spacing requirements 40 Maintenance & Pruning 51 18.28.240.6.9 YES Planting on public right of way must be done by hand to preserve the roots of existing plant life. Tree stacks are not required. 41 General Landscaping Guidelines2 51 18.28.240.0 42 Plant materials 51 18.28.240.C.1 NO 43 Design 52 18.28.240.C.2 44 Open Space Regulations (also see Design Manual Section 5) 53 18.28.250 45 Amount of open space — Table by use 54 Table 4 N/A Footprint is the same 46 Applicant proposing options for meeting OS requirements? 54 18.28.250.D.4 N/A 47 Pedestrian space for commercial uses — design requirements 55 18.28.250.E N/A 48 Pedestrian passage design requirements 56 18.28.250.E.2.j N/A 49 Common OS for residential uses — design requirements 57 18.28.250.F N/A 50 Private OS for residential uses — design requirements 59 18.28.250.G N/A 51 General Parking Requirements3 18.28.260 52 Number of spaces 60, 62 18.28.260.E +Table 5 YES 364 space are required. 366 spaces are provided 53 Parking reductions 61 18.28.260.6.5 NO 54 Vehicular access, including curb cuts 63 18.28.260.0 N/A No changes to the easements 55 Parking Lots 64 18.28.260.D 56 - pking space dimensions, maneuverability, surface, 65 18.28.260.D.1-3 YES 57 - Landscaping setbacks, perimeter, and interior 65 18.28.260.D.4 YES 2 Guidelines convey general policies, performance standards, and objectives, but do not dictate solutions. 3 Guidelines convey general policies, performance standards, and objectives, but do not dictate solutions. 58 - parking lot walkways 65 18.28.260.D.5 N/A 59 - lighting & safety 66 18.28.260.D.6 60 - drive-thru facilities location & design 66 18.28.260.E N/A 61 - parking structures 66 18.28.260.F N/A 62 General Parking Guidelines 66 18.28.270 63 Parking lot landscaping 66 18.28.270.A YES 64 - Rooftop parking landscape alternatives 66 18.28.270.A.3 N/A 65 Loading zones 67 18.28.270.B YES 66 Bicycle parking — general guidelines, short term parking, parking at workplace 67 18.28.270.0 N/A 67 Site Requirements 68 18.28.280 68 Pedestrian circulation (also see Design Manual Section 1 Site Design) 68 18.28.280.A YES 69 Lighting — safety, glare prevention, height (also see Design Manual Section 3) 69 18.28.280.E N/A No changes proposed. Parking lot has lightning. 70 Walls & Fences (see also Design Manual Section 4) 70 18.28.280.0 N/A 71 Utility and service areas (see also Design Manual Section 2 Service Areas & Mechanical Equipment) 70 18.28.280.D YES Other comments (examples): 1. Building Design — see Southcenter Design Manual Sections 6-15) 2. Site Design — see Southcenter Design Manual Sections 1-5 3. Building materials — look to surrounding structures/uses for cues. Use brick, metal, etc 4. Blank walls must be addressed (see Southcenter Design Manual Section 15) 5. Parking lot landscaping requirements apply 6. Any mechanical equipment must be screened, including equipment on roof 7. Restaurant/building orientation 8. Pedestrian links required — a. To stairs on north side of property b. To existing sidewalk connecting to Mall on south side of property c. Sidewalks encircling restaurants d. E/W Sidewalks on south side of parking lot for restaurant 9. Signage — a. allowed 1 per each public entrance b. incentive signage, if add'I architectural interest provided (TMC 19.20.050.F.4) City of Tukwila REVISION SUBMITTAL Department of Community Development PLANNING DIVISION 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 RECEIVED AUG 0$2011 CommunityREC , a YED Development 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. Date: 08/03/2017 Permit Number: L17-0033 and PL17-0027 AUG 03 201I Comr iunity Development Project Name: Floor & Decor Project Address: 17661 Southcenter Parkway, Tukwila, WA 981'18 Project Contact: John Thatcher City Planner: Jonathan Joseph Contact Phone number: (720) 445-4385 PLEASE ATTACH A COPY OF ANY LETTER REQUESTING CORRECTIONS / ADDITIONAL INFORMATION ❑ Response to Preliminary Approval ❑X Response to letter requesting additional information (Please attach a copy of the letter) ❑ Final Short Plat Submittal Summary of revision/response submittal: $(t 6 �p This revision/response includes revised civil plans, vehicular turning movements exhibit(landscape plans, ) i rto,G�` architectural elevations, color board, traffic concurrency certificate of application, original comment letter, and associated comment response letter. Received at the City of Tukwila Permit Center by: Entered in TRAKiT on ORA Q 1,Vv`S W:\@SHAREPOINT FOLDER RESTRUCTURE \ Reference \APPLICATIONS - Land Use Apps & Handouts\Revision Submittal Furm.doc Revised: March 2014 {`E1� STOLITE PANEL WITH LIMESTONE FINISH \ COLOR TO MATCH SHERWIN WILLIAMS SW 7757 "HIGH REFELECTIVE WHITE" P1 SW 7757 HIGH REFLECTIVE WHITE BY SHERWIN WILLIAMS P4 SW 6868 REAL RED BY SHERWIN WILLIAMS E2 STOLITE PANEL WITH LIMESTONE FINISH COLOR TO MATCH SHERWIN WILLIAMS SW 7017 "DORIAN GRAY" P2 SW 7017 DORIAN GRAY BY SHERWIN WILLIAMS (E3, STOLITE PANEL WITH LIMESTONE FINISH COLOR TO MATCH SHERWIN WILLIAMS SW 7048 "URBANE BRONZE" P3 SW 7048 URBANE BRONZE BY SHERWIN WILLIAMS S 1 STOLITE PANEL WITH LIMESTONE FINISH COLOR TO MATCH SHERWIN WILLIAMS SW 7048 "URBANE BRONZE" FLOOR & DECOR TUKWILA MATERIAL COLOR BOARD SCHEME 05 17601 SOUTHCENTER PARKWAY TUKWILA, WA 98188 08-02-2017 COLOR / MATERIAL PALETTE 0 STOLITE PANEL WITH LIMESTONE FINISH COLOR TO MATCH SHERWIN WILLIAMS SW 7757"HIGH REFLECTIVE WHITE" E2 STOLITE PANEL WITH LIMESTONE FINISH COLOR TO MATCH SHERWIN WILLIAMS SW 7017 °DORIAN GRAY" E3 STOLITE PANEL WITH LIMESTONE FINISH COLOR TO MATCH SHERWIN WILLIAMS SW 7048 "URBANE BRONZE P1 SW7757 °HIGH REFLECTIVE WHITE" - SHERWIN WILLIAMS STUCCO/METAL P2 SW7017 "DORIAN GRAY" - SHERWIN WILLIAMS STUCCO/META!. p3 SW7048 "URBANE BRONZE" - SHERWIN WILLIAMS STUCCO/METAL pq SW6868 "REAL RED" - SHERWIN WILLIAMS STUCCO METAL S1 STOLITE PANEL WITH LIMESTONE FINISH COLOR TO MATCH SHERWIN WILLIAMS SW 7048 "URBANE BRONZE" RECEIVED AUG 03 2011 Community Development 360 STEWART + REIVDERSMA P114-IITrr fURR. P1 I -slyj e i,icja vlect sd,;e 21C p' er , zwc.,1:1 8!A4 p 4F04P..A121 I R'.._ +111 AWY: i'i1.317 i:.T.t 0 SW 6868 REAL RED BY SHERWIN WILLIAMS SSW 7048 URBANE BRONZE BY SHERWIN WILLIAMS 0 SW 7757 HIGH REFLECTIVE WHITE BY SHERWIN WILLIAMS 0,SW 7017 DORIAN GRAY BY SHERWIN WILLIAMS 0MATERIAL TO MATCH S1 STO LIMESTONE FINISH - 33233T BY STO CORP TUKWILA MATERIAL COLOR BOARD SCHEME 03 17601 S. CENTER PARKWAY TUKWILA, WA 98188 COLOR / MATERIAL PALETTE 0SW6868 "REAL RED" - SHERWIN WILLIAMS STUCCO METAL 0SW7757 "HIGH REFLECTIVE WHITE" PZ SHERWIN WILLIAMS STUCCO/METAL SW7017 "DORIAN GRAY" - SHERWIN WILLIAMS STUCCO/METAL SW7048 "URBANE BRONZE" - SHERWIN WILLIAMS STUCCO/METAL SiATERIALTO MATCH S1 SW7048 URBAN BRONZE SHERWIN WILLAIMS STO LIMESTONE FINISH 33233T - STO CORP 360 STEWART , RE1 NDERSMA ARCHITECTURE, PLLC iSS11, Iw1[, Siiic, w!:r 2[{N �:d,uo:rx dr¢u5e 8�ri 06-08-2017 R City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director REQUEST FOR ADDITIONAL INFORMATION July 21, 2017 John Thatcher Centerpoint Integrated Solutions 355 Union Boulevard, #301 Lakewood, CO 80228 REC VED AUG 03 2011 Community Development Re: Request for additional information for Floor & Decor at 17661 Southcenter Parkway, Tukwila WA 98188. File numbers L17-0033 and PL17-0027. Dear Mr. Thatcher: On June 14th, 2017 you submitted a design review application for the proposal of Floor & Decor, located at 17661 Southcenter Parkway, Tukwila WA 98188. Review of the documents showed that additional corrections are needed to the proposal before we can proceed with the design review permitting process. Based upon review of your design review application the following information is required to further process your application: I. Design Review Application: 1. Site Design: a) Circulation patterns: The site design has relocated truck docks and trash compactors to the southwest corner of the building. Customer loading zones have been designated to be at the front of the building towards the east end; away from the main customer entrance. Spacing and circulation patterns within this remain a concern. Please include site circulation patterns, indicating truck delivery routes, trach pickup and customer loading patterns to illustrate how these spaces will function. Pleaser ensure that all motor vehicles, including delivery trucks and semi -trucks, will have enough apron space to make necessary turns in this space. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov b) Accessible parking pathways: show pathway markings from the accessible parking spaces to the entrance of the building, where accessible access is required in order to enter the building. 2. Building Design a) Lighting: Wall mounted sconces will be added to entrance doors around the building. Lighting should be designed to "promote safety as well as enhance the nighttime appearance of the buildings and landscaping" (South center Design Manual, pg. 3) Please be aware that with seasonal changes in daylight, many portions of the building could remain dark throughout the year. Additional lighting to illuminate facade can provide additional Tight as well as security and sight for the building. Facade up -lighting, roof wash lighting or landscaping lightning can help create a more illuminated, and safer building. b) South Elevation: South elevation will be painted "High Reflective White" to match other facades of the building. This wall is also facing a hillside. The Southcenter Design Manual recommends the use of colors that "reflect and complement the woodlands, water and open sky of the region. The addition of "Urbane Bronze" and "Dorian Gray" panels to the south elevation will help break up the stark white wall, as well as create a better facade that can better blend into the woodland background. Natural dirt and debris of the hillside will be better camouflaged with the addition of these colors. Extension of the horizontal stripes around the remaining facades could be a sufficient solution. c) Blank Walls: Blank walls are present throughout the design. Blank walls are discouraged though the Tukwila Urban Center. We "encourage the design of building facades which incorporate interesting architectural details that add variety to the facade...enhance the pedestrian environment by avoiding large blank walls visible from public areas and adjacent properties," (Southcenter Design Manual, pg. 46). Although we recognize the "bulk warehouse" shopping experience of Floor & Decor we still see areas at the front facade where design improvements will break up the blank wall and fit within the intent of the guideline. Planter boxes, trellis with climbing vines or plant material, artworks (such as a mosaic or mural) or a pattern of opening and windows are examples of design elements that can be employed on order to break up the larger blank wall. d) Roofline: The intent of the design standard is to encourage "prominent rooflines that give buildings an attractive and distinctive top, contribute to the character of the area, and are consistent with the type of building function and uses," (Southcenter Design Manual, pg. 17). The design has the parapet distinguished by the addition of "Real Red" color. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Updating this roofline with a cornice would create a more prominent roofline, as the design manual intended. e) Colors: Attached material board and exterior color legend do not match. Please correct so that material match the proposed legend. 3. Landscape Design Currently this property is considered non -conforming under our landscape code. Per the Tukwila Municipal Code, landscaping must be brought into conforming landscaping use when going thorough design review. The following corrections are required. a) Biodiversity- Bio-diversity of trees must be indicated on plants. Per TMC 18.28.240.B.1- "If more than 8 trees are required than no more than 40% may be of one species." b) Structural Soil: Structural sol must be used for all planting. "For trees planted in and parking lots, Cornell University CU-Structural Soil must be used to a preferred depth of 36 inches, to promote the root growth and provide structural support to the paved areas," (Tukwila Municipal Code, 18.28.240.3) Please include the use of structural soil in your proposal. Please re -submit planting plans to indicate planting steps using structural soil on the site. c) Irrigation: "All required plantings must be served by a permanent automatic irrigation system," (TMC 18.28.240.4) Please include an irrigation system in the plans. 4. Miscellaneous Corrections a) Provide a completed Traffic Concurrency Certificate Application as part of this Land Use permit and pay a Traffic Concurrency Test fee in the amount of $18,900.00. Test Fee based on between 70,001 and 90,000 gross floor area for retail. Please see enclosed Traffic Concurrency Certificate of Application. Please note, for the building permitting process, a transportation impact fee applies. You shall submit a Trip Generation evaluation based on the ITE Trip Generation Manual, 9th Edition (or) the most current edition. City Engineer's will determine the final transportation impact fee amount. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Also, note per TMC 18.104.130-1B , "If the applicant fails to provide a request correction of additional information within 90 days of the request the Department may cancel the application due to inactivity." If you have any further questions or concerns, please do not hesitate to reach out to me. Sincerely, Jonathan Joseph Planning Intern -City of Tukwila 206.431.3662 jonathan.ioseph@tukwilaWA.gov Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov CITY OF TUKWIBEC�' EC Public Works Department AUG O 3 zOi? Permit Center ti 1 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 t""nr1 Jfl.;y http://wivw.TukwilaWA.gov 4ie, zlopmenf erihiit No. }?ioiect No Date Application Accepted • Date Application Expires: r: (For office use onl}) TRAFFIC CONCURRENCY CERTIFICATE APPLICATION Applications and plans must be complete in order to be accepted for plan review. Applications will not be accepted through the mail or by fax. **Please Print** SITE LOCATION • King Co. Assessor's Tax No.: r' ce.(# : 3.5zovt--?ay7 Site Address: 1 r>Otca- GP,ti`�Gv, PL'u y Suite Number: Tenant Name- 1 car . t<L_dy- PROPERTY OWNER Name: C o - 6NCt.v‘ f Address: «o A), cJ7-e1-56A, 1.,1 3W-f0 City: 6t�! h State: i L d Zip: 60 6(? jl�� f CONTACT PERSON - person receiving all project communication Name: - h . —Mille evil Address: 3 �S it, 8 /frec City: 4-41 4,01) State: CO Zip: Go dej O phone: 7a0` eftLf$'- -Fax: Email: • .K.L�,1.ct ve,c:evl-#v.pomi----is,GOvfrk Scope of Work (please provide detailed information): F of i rove. t4.4..- , ovv-(n+ n prev ,44 -e wit 6tdeb te`' V&ttrv--vj G t'Sfk.` /Art61)-17ON/ r7f. lvtr-tyyv.v- pi(t=-e p davittf Type of Existing Use: 6,1 ct vq, D rt /J y itw-c!y, Size of Existing Use: Is existing building vacant? ye 5 Type of work: ❑ New 6T For how long? 0 Tenant Improvement Type of Proposed Use: e+rtt 1 t 1N5 - F160 �.1 y'4 /f fc. Size of Proposed Use: PERMIT APPLICATION NOTES ❑ Addition J Change of use 1;1` Remodel Expiration —The concurrency test notice shall expire 90 days after issuance unless the applicant submits a SEPA or other documentation pursuant to TMC 21.04. If the submittal Is made within 90 days, the test notice shalt be valid for one calendar year from the date of issuance of the notice. Once the associated development permit or building permit is approved, the final concurrency certificate shall be valid for 2 years or as long as the developer possesses a valid building permit for the development. Extensions may be granted in accordance with TMC 9.50. Transferability — A certificate of concurrency is not transferable to other land, but may be transferred to new owners of the original land. A certificate of concurrency shall apply only to the specific land use, density, and intensity described in the application for a development permit or building permit. I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE UNDER PENALTY OF E RY BY T> LAWS OF THE , TATE OF WASHINGTON, AND I AM AUTHORIZED TO APPLY FOR THIS PERMIT. J1 _._--_ PROPERTY OR AUT 0 t . ED GENT: Signature: i Date: 7 7ae// -7 Print Name: cLt tn. ---1T47 tv,rr- Day Telephone: 7 0 • 1-ft-fc-- If 3gr Mailing Address: 1,3-Uj bi /Qd 6.0 'OaoZ City State Zip W:1PW EaeOTHERwurk Watiat orms'Trirnc Conewrency Application 2.4.t2.docc Page I of 2 7 J✓ . August 1, 2017 1505 WESTLAKE AVE. N. T 206.522.9510 SUITE 305 F 206.522.8344 SEATTLE, WA 98109 WWW.PACLAND.COM Tukwila Floor & Decor (L17-0033/PL17-0027) Administrative Design Review — Review #1 Comment Responses Comments I. Design Review Application: 1. Site Design: RECF"aVED AUG 03 2011 Community Development a) Circulation patterns: The site design has relocated truck docks and trash compactors to the southwest corner of the building. Customer loading zones have been designated to be at the front of the building towards the east end; away from the main customer entrance. Spacing and circulation patterns within this remain a concern. Please include site circulation patterns, indicating truck delivery routes, trach pickup and customer loading patterns to illustrate how these spaces will function. Pleaser ensure that all motor vehicles, including delivery trucks and semi -trucks, will have enough apron space to make necessary turns in this space. Response: An exhibit illustrating vehicular circulation patterns for truck loading, passenger vehicle loading, and trash pickup has been provided to address the above comment. b) Accessible parking pathways: show pathway markings from the accessible parking spaces to the entrance of the building, where accessible access is required in order to enter the building. Response: A marked crossing has been provided to connect the accessible parking spaces and the building entry as directed. 2. Building Design a) Lighting: Wall mounted sconces will be added to entrance doors around the building. Lighting should be designed to "promote safety as well as enhance the nighttime appearance of the buildings and landscaping" (South center Design Manual, pg. 3) Please be aware that with seasonal changes in daylight, many portions of the building could remain dark throughout the year. Additional lighting to illuminate facade can provide additional light as well as security and sight for the building. Facade up -lighting, roof wash lighting or landscaping lightning can help create a more illuminated, and safer building. Response: We will be adding wall mounted sconces to the face of the building, per your direction. b) South Elevation: South elevation will be painted "High Reflective White" to match other facades of the building. This wall is also facing a hillside. The Southcenter Design Manual recommends the use of colors that "reflect and complement the woodlands, water and open sky of the region. The addition of "Urbane Bronze" and "Dorian Gray" panels to the south elevation will help break up the stark white wall, as well as create a better facade that can better blend into the woodland background. Natural dirt and debris of the hillside will be better camouflaged with the addition of these colors. Extension of the horizontal stripes around the remaining facades could be a sufficient solution. Response: We agree and will be adding the color scheme as mention in this paragraph, per your direction. c) Blank Walls: Blank walls are present throughout the design. Blank walls are discouraged though the Tukwila Urban Center. We "encourage the design of building facades which incorporate interesting architectural details that add variety to the facade...enhance the pedestrian environment by avoiding large blank walls visible from public areas and adjacent properties," (Southcenter Design Manual, pg. 46). Although we recognize the "bulk warehouse" shopping experience of Floor & Decor we still see areas at the front facade where design improvements will break up the blank wall and fit within the intent of the guideline. Planter boxes, trellis with climbing vines or plant material, artworks (such as a mosaic or mural) or a pattern of opening and windows are examples of design elements that can be employed on order to break up the larger blank wall. )\- „ , Q, Response: We don't feel it is necessary to add additional treatments to the side of the building, as this side of the building is not readily visible from the street, it blocked by the adjacent building. d) Roofline: The intent of the design standard is to encourage "prominent rooflines that give buildings an attractive and distinctive top, contribute to the character of the area, and are consistent with the type of building function and uses," (Southcenter Design Manual, pg. 17). The design has the parapet distinguished by the addition of "Real Red" color. Updating this roofline with a cornice would create a more prominent roofline, as the design manual intended. Response: We don't feel it is necessary to add prominent roof line to the building, or add a cornice to the top edge of the parapet, as we feel that it would conflict with the existing Ashley's building, as it doesn't have this kind of treatment. e) Colors: Attached material board and exterior color legend do not match. Please correct so that material match the proposed legend. Response: We have updated the color board per your direction, and is in complement with 2(b). 3. Landscape Design Currently this property is considered non -conforming under our landscape code. Per the Tukwila Municipal Code, landscaping must be brought into conforming landscaping use when going thorough design review. The following corrections are required. a) Biodiversity- Bio-diversity of trees must be indicated on plants. Per TMC 18.28.240.B.1- "If more than 8 trees are required than no more than 40% may be of one species." Response: Landscape plan updated as needed to comply with the bio-diversity requirement identified b) Structural Soil: Structural sol must be used for all planting. "For trees planted in and parking lots, Cornell University CU-Structural Soil must be used to a preferred depth of 36 inches, to promote the root growth and provide structural support to the paved areas," (Tukwila Municipal Code, 18.28.240.3) Please include the use of structural soil in your proposal. Please re -submit planting plans to indicate planting steps using structural soil on the site. Response: Structural soil identified per City of Tukwila Municipal Code requirements. c) Irrigation: "All required plantings must be served by a permanent automatic irrigation system," (TMC 18.28.240.4) Please include an irrigation system in the plans. Response: An irrigation plan has been provided as require/ 4. Miscellaneous Corrections a) Provide a completed Traffic Concurrency Certificate Application as part of this Land Use permit and pay a Traffic Concurrency Test fee in the amount of $18,900.00. Test Fee based on between 70,001 and 90,000 gross floor area for retail. Please see enclosed Traffic Concurrency Certificate of Application. Response: A completed Traffic Concurrency Certificate Application is provided. Per correspondence with Public Works, the Traffic Concurrency Test Fee is not required at the time of the application, and may be provided at a later date if needed. Please note, for the building permitting process, a transportation impact fee applies. You shall submit a Trip Generation evaluation based on the ITE Trip Generation Manual, 9th Edition (or) the most current edition. City Engineer's will determine the final transportation impact fee amount. Response: Traffic Impact Fee to be provided as necessary prior to permit issuance. Also, note per TMC 18.104.130-1B, "If the applicant fails to provide a request correction of additional information within 90 days of the request the Department may cancel the application due to inactivity." If you have any further questions or concerns, please do not hesitate to reach out to me„ If you have any comments or questions regarding the above responses or the submitted materials, please feel free to contact us at (206) 522-9510. Thank you. Sincerely, Luke Randles, P.E. MEMORANDUM www.tukwila cni tukwilawa.gov Development Guidelines and Design and Construction Standards J TO: PLANNING DEPT. — Jonathan Joseph, Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: July 18, 2017 SUBJECT: Floor & Decor at 17651 Southcenter Parkway TL nos. 352304-9087 / 352304-9088 Design Review Comments Design Review — L17-0033 Provide a completed Traffic Concurrency Certificate Application as part of this Land Use permit and pay a Traffic Concurrency Test fee in the amount of $18,900.00. Test Fee based on between 70,001 and 90,000 gross floor area (for Retail). (see enclosed Traffic Concurrency Certificate Application) A Transportation Impact Fee applies (project generates new PM peak hour trips) to the future Building permit. Applicant shall submit a Trip Generation evaluation based on the ITE Trip Generation Manual, 9th Edition (or) most current edition. City Engineer to determine final transportation impact fee amount. Page 1 of 1 Tukwila Floor & Decor 17601 Southcenter Parkway Tukwila, Washington, 98188 Preliminary Technical Information Report 1505 Westlake Ave. N Suite 305 Seattle, WA 98109 T 206.522.9510 F 206.522.8344 www.pacland.com Prepared By: Chris Dowd Reviewed By: Luke Roadies, P.E. Prepared: June 2017 RECEIVED JUN 14 201/ Community Development [RECEIVED JUN 2 8 2017 TUKWILA PUBLIC WORKS Floor & Decor Section Table of Contents Technical Information Report Tukwila, Washington Table of Contents Page EXECUTIVE SUMMARY 3 SECTION 1— PROJECT OVERVIEW 5 SECTION 2 — CONDITIONS AND REQUIREMENTS 13 SECTION 3 — OFF -SITE ANALYSIS 16 SECTION 4 — WATER QUALITY FACILITY ANALYSIS 17 SECTION 5 — CONVEYANCE SYSTEM ANALYSIS AND DESIGN 18 SECTION 6 — SPECIAL REPORTS AND STUDIES 18 SECTION 7— OTHER PERMITS 18 SECTION 8 — CSWPPP ANALYSIS AND DESIGN 19 SECTION 9 — BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 21 SECTION 10 — OPERATIONS AND MAINTENANCE MANUAL 22 APPENDICES: A— EXHIBITS B — PLANS C — OPERATIONS AND MAINTENANCE MANUAL D — WATER QUALITY ANALYSIS E —ADDITIONAL MAPS PACLAND Project #10298006 Page 2 Floor & Decor Executive Summary Technical Information Report Tukwila, Washington The proposed development is located at 17601 Southcenter Parkway in Tukwila, Washington. The site is bordered by commercial retail to the northwest, Southcenter Parkway to the east, commercial retail to the southeast and an undeveloped lot the southwest. The site is currently occupied by a furniture store and a vacant commercial building with associated drive aisles and parking lot. The entire lot is approximately 9.93 acres in size. The project involves remodel of the vacant commercial building and modifications to the parking field, including grading, construction of curbed landscape islands, and modifications to the existing storm drainage system. The project site lies within the Duwamish Estuary Subwatershed, which is part of the Green/Duwamish River Watershed. The property is zoned TUC -CC (Tukwila Urban Center - Commercial Corridor). The comprehensive plan designation for the site is also TUC -CC. Design Criteria: The City of Tukwila has adopted the King County Surface Water Design Manual 2016 (KCSWDM). Per the requirements of KCSWDM, water quality mitigation will be required as a result of the proposed development. There are no additional detention/flow control requirements due to the project's location in the Tukwila South drainage basin.. as confirmed during the pre -application meeting. This storm report has been prepared to identify the requirements related to the portion of the site that is being disturbed as a result of this development. Table 1 Jurisdictional Requirements Peak Runoff Control: Match the pre -developed discharge rates from 5C)% of the 2-year peak flow up through the full 50-year peak flow Water Quality: Downstream of Detention: Full 2-yr release rate from the detention facility Preceding detention: 91st percentile, 24- hour runoff rate Conveyance Design: 25-year storm event PACLAND Project #10298006 Page 3 Floor & Decor Technical Information Report Tukwila, Washington Proposed Drainage System: The project will involve grading to fill existing truck docks along the northern face of the building to the existing finished floor elevation. As a result of these improvements, the parking lot will also need to be re -graded to provide appropriate pavement slopes, pedestrian connection from accessible stalls to the front entry, and new stormwater treatment facilities to mitigate the replaced impervious areas. Curbed islands will also be constructed to provide additional site landscape areas. The proposed water quality system will consist of a modular wetland structure, which will provide enhanced water quality treatment prior to entering the existing storm drainage system. The structure has been sized to accommodate runoff from the replaced pavement areas, as well as undisturbed impervious surfaces that drain to the structure. See Section 6 for more detail about the proposed drainage system. PACLAND Project #10298006 Page 4 Ai I s Pt n AMPS 1 1 r� MO 1 I� Floor & Decor Technical Information Report Tukwila, Washington Section 1- Project Overview Project Description The proposed development is located at 17601 Southcenter Parkway in Tukwila, Washington. The site is bordered by commercial retail to the northwest, Southcenter Parkway to the east, commercial retail to the southeast and an undeveloped lot the southwest. The site is currently occupied by a furniture store with associated drive aisles and parking lot. The entire lot is approximately 9.93 acres in size. The project involves remodel of a commerciaV building along with associated parking, drive aisles, landscaping, utilities, and storm drain facilities. Site Location Figure 2 - Site Location Location: 17601 Southcenter Parkway, Tukwila, WA 98188 Section/Township/Range: NW Quarter of Section 35, Township 23, Range 04 Parcel/Tax Lot(s): Northern - 3523049087 Southern - 3523049088 Size: 9.93 acres City, County, State: Tukwila, King County, Washington Governing Agency: City of Tukwila Design Criteria: 2016 King County Surface Water Design Manual Drainage Basin: The project site is located within the Tukwila South drainage basin. PACLAND Project #10298006 Page 5 Floor & Decor Soils Websoil Survey Technlical Information Report Tukwila, Washington Figure 3 - Site Soils (USDA Web Soil Survey Map) The site is underlain entirely of Urban Land according to the USDA Natural Resource Conservation Service, Web Soil Survey for King County Area, Washington. PACLAND Project #10298006 Page 6 s ' n wor EMI e.r more MOW wi Floor & Decor Technical Information Report Tukwila, Washington Existing Conditions The existing site consists of a network of catch basins and subsurface piping that collects stormwater and conveys it to an existing municipal stormwater system located along Southcenter Parkway. The area to be modified currently drains to two catch basins, one located to collect runoff in the truck dock area, and one to receive runoff in the central parking lot area. An upstream and downstream analysis of the site will be described in more detail in Section 4. An exhibit showing the existing conditions is provided in Appendix A. Developed Conditions The development involves filling the truck docks and grading away from the building, and as such, the truck dock catch basin will no longer collect runoff. The existing catch basin located in the central parking area will be replaced by a treatment structure which also incorporates a catch basin -style collection point. The proposed structure will be located in a new curbed landscape island, and will collect and provide water quality treatment of runoff prior to discharging treated stormwater to the existing municipal system located along Southcenter Parkway. Since the existing site is 100% impervious in the area of development, runoff generated by the development will be decreased slightly due to the construction of landscape islands. An exhibit showing the developed conditions is provided in Appendix A. PACLAND Project #10298006 Page 7 Floor & Decor Technical Information Report Tukwila, Washington KING COUNTY, WASHINGTQN, SURFACE WATER (DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner Floor & Decor Phone (404) 315-6287 Address 2233 Lake Park Drive Smyrna, GA 30080 Project Engineer Luke Randles Company PACLAND Phone (206) 522-9510 Part 3 TYPE OF PERMIT APPLICATION ❑ Landuse (e.g.,Subdivfsion / Short Subd. / UPD) © Building (e.g.,M/F / Commercial / SFR) ❑ Clearing and Grading ❑ Right -of -Way Use la Other Part 2 PROJECT LOCATION AND DESCRIPTION Project Name Tukwila Floor & Decor DPER Permit # Location Township 23 N Range 04 E Section 35 Site Address 17601 Southcenter Parkway Part4 OTHER REVIEWS AND PERMITS ❑ DFW HPA ❑ COE 404 ❑ DOE Dam Safety ❑ FEMA Floodplain 13 COE Wetlands ❑ Other ❑ Shoreline Management ❑ Structural Rockery/Vault/ 13 ESA Section 7 Part 5 PLAN AND REPORT INFORMATION Technical Information Type of Drainage Review (check one): Date (include revision dates): Date of Final: Report ® Full ❑ Targeted ❑ Simplified ❑ Large Project ❑ Directed 06/14/2017 Site Improvement Plan Type (check one): Date (include revision dates): Date of Final: Plan (Engr. Plans) 0Full ❑ Modified ❑ Simplified 0611412017 Part 6 SWDM ADJUSTMENT APPROVALS Type (circle one): Standard / Experimental / Blanket Description: (include conditions in TIR Section 2) Modular Wetland System (Water Quality) Approved Adjustment No. Date of Approval: 2016 Sarracc Wattir tpcgign Manual 1 4;24/29I6 PACLAND Project #10298006 Page 8 f' Floor & Decor Technical Information Report Tukwila, Washington KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 7 MONITORING REQUIREMENTS Monitoring Required: Yes f0 Start Date: Completion Date: Describe: Re: KCSWDM Adjustment No. Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan : Special District Overlays: Drainage Basin: Tukwila South Stormwater Requirements: Part 9 ONSITE AND ADJACENT SENSITIVE AREAS RiverlStream ® Sleep Slope (Not impacted by development) ❑ Lake ❑ Erosion Hazard ❑ Wetlands ❑ Landslide Hazard ❑ Closed Depression ❑ Coal Mine Hazard • Ftoodplain ❑ Seismic Hazard ❑'' Other ❑ Habitat Protection Part 10 SOILS Soil Type Slopes Erosion Potential Urban Land 0%-5% Low D High Groundwater Table (within 5 feet} ❑ Sole Source Aquifer Other ❑ Seeps/Springs ❑ Additional Sheets Attached 2016 Stirfacc Water Design Manual 2 4f24f2Q16 PACLAND Project #10298006 Page 9 Floor & Decor Technical Information Report Tukwila, Washington KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 11 DRAINAGE DESIGN LIMITATIONS REFERENCE O Core 2 — Offsite Analysis © Sensitive/Critical Areas • SEPA U LID Infeasibility U Other 0 LIMITATION / SITE CONSTRAINT ❑ Additional Sheets Attached Part 12 TIR SUMMARY SHEET (provide one TIR Summary Sheet per Threshold Discharge Area) Threshold Discharge Area: (name or description) Core Requirements (all 8 apply): Discharge at Natural Location Number of Natural Discharge Locations: 1 Offsite Analysis Level: 1 / 2 / 3 dated: Flow Control (include facility Level: 1 / 2 / 3 or Exemption Number summary sheet) Flow Control BMPs Conveyance System Spill containment located at: Erosion and Sediment Control / CSWPP/CESCL/ESC Site Supervisor: Construction Stormwater Contact Phone: Pollution Prevention After Hours Phone: Maintenance and Operation Responsibility (circle one): 4 / Public If Private, Maintenance Log Required: Yes G Financial Guarantees and Provided: (221) 1 No Liability Water Quality (include facility Type (circle one): Basic 1 Sens. Lake /{ nhanced Bas / Bog Summary sheet) or Exemption No. Landscape Management Plan: iino/ No Special Requirements (as applicable): Area Specific Drainage Type: CDA / SDO / MDP / BP / LMP / Shared Fec. Requirements Name: Floodplain/Floodway Delineation Type (circle one): Major / Minor 1 Exemption 1 +( 100-year Base Flood Elevation (or range): Datum: Flood Protection Facilities Describe: 2.016 Surface Water Design Manual 3 4:'24 2f)16 PACLAND Project #10298006 Page 10 Floor & Decor Technical Information Report Tukwila, Washington KING COUNTY, WASIIINCGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 12 TIR SUMMARY SHEET (provide one TIR Summery Sheet perihreshold Discharge Area) Source Control (commercial / industrial land use) Describe land use: Commercial Describe any structural controls: Oil Control High -use Site: Yes /0 Treatment BMP: Maintenance Agreement: Yes / No with whom? Other Drainage Structures Describe: Part 13 EROSION AND SEDIMENT CONTROL REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION ❑ Clearing Limits (l Stabilize exposed surfaces El Cover Measures El Remove and restore Temporary ESC Facilities LI Perimeter Protection 0 Clean and remove all silt and debris, ensure LI Traffic Area Stabilization operation of Permanent Facilities, restore operation of Flow Control BMP Facilities as El Sediment. Retention necessary ❑ Surface Water Collection 0 Flag limits of SAO and open space preservation Dewatering Control areas LI Dust Control 0 Other _- LI Flow Control ❑' Protection of Flow Control BMP Facilities (existing and proposed) El Maintain BMPs / Manage Project Part 14 STORMWATER FACILITY DESCRIPTIONS (Note: Include Facility Summary and Sketch) Flow Control Type/Description Water Quality TypefDescription ❑' Detention 0 Infiltration LI Regional Facility 0 Shared Facility ❑' Flow Control BMPs LI Other 0 Vegetated Flowpath 0 Wetpool 0 Filtration 0 Oil Control 0 Spill Control 0 Flow Control BMPs (l Other Modular Wetlands rf&c Watcr Dcsign Manual 4 4%24,241 b PACLAND Project #10298006 Page 11 Floor & Decor Technical Information Report Tukwila, Washington KING COUNTY, WASHINGTON, SURFACE. \V ATE-R DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 15 EASEMENTS/TRACTS Part 16 STRUCTURAL ANALYSIS ❑ Drainage Easement ❑ Covenant ❑ Native Growth Protection Covenant ❑ Tract ❑ Other ❑ Cast in Place Vault LI Retaining WaII ❑ Rockery > 4' High ❑ Structural on Steep Slope ❑ other Part 17 SIGNATURE OF PROFESSIONAL ENGINEER I. or a civil engineer under my supervision. have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attached. Technical Information Report. To the best of my knowledge the information provided here is accurate. 06/1412017 SlgnedVale 2016 Surface Water Design htnnual 4t24%2016 5 PACLAND Project #10298006 Page 12 Floor & Decor Technical Information Report Section 2 - Conditions and Requirements Tukwila, Washington As required by the 2016 KCSWDM, this project is subject to a full drainage review. Therefore, the storm drainage design for this project is required to comply with all nine (9) Core Requirements, and six (6) Special Requirements. The requirements have been met as follows: Core Requirement #1: Discharge at Natural Location All surface and storm water runoff from a project must be discharged at the natural location so as not to be diverted onto or away from downstream properties. The manner in which runoff is discharged from the project site must not create a significant adverse impact to downhill properties or drainage systems. Response: Stormwater will continue to discharge to the same collections points as in the existing conditions. Core Requirement #2: Off -Site Analysis All proposed projects must submit an offsite analysis report that assesses potential offsite drainage and water quality impacts associated with development of the project site and propose appropriate mitigation of those impacts. The initial permit submittal shall include, at minimum, a Level 1 downstream analysis. Response: The project is exempt from the off -site analysis requirements, as it meets the criteria contained in exemption #2, namely that it does not add rnore than 2,000 square feet of new impervious area, does not construct or modify a drainage pipe/ditch greater than 12 inches, and does not lie within or adjacent to a critical area. Core Requirement #3: Flow Control All proposed projects, including redevelopment projects, must provide onsite flow control facilities or flow control BMPs or both to mitigate the impacts of storm and surface runoff generated by new impervious surface, new pervious surface, and replaced impervious surface targeted for flow mitigation. Response: Due to the project's location in the Tukwila South drainage basin, and as confirmed by the City of Tukwila during pre -application meeting (PRE17-0006), no additional flow control measures are required for this project. PACLAND Project #10298006 Page 13 Floor & Decor Technical Information Report Tukwila, Washington Core Requirement #4: Conveyance System All engineered conveyance system elements for proposed projects must be analyzed, designed, and constructed to provide a minimum level of protection against overtopping, flooding, erosion, and structural failure. Response: The existing conveyance system will be reused as part of this project with additional conveyance added to accommodate the new building configuration and site layout as needed. Core Requirement #5: Erosion and Sediment Control All proposed projects that will clear, grade, or otherwise disturb the site must provide erosion and sediment controls to prevent, to the maximum extent practicable, the transport of sediment from the project site to downstream drainage facilities, water resources, and adjacent properties. Both temporary and permanent ESC measures shall be implemented. Response: Erosion and sediment control requirements will be an integral part of the project construction documents. These measures will include methods to reduce erosion of onsite site soils and to prevent sediments from inadvertently leaving the project site. Core Requirement #6: Maintenance and Operations Maintenance and operation of all drainage facilities is the responsibility of the property owner, except those facilities for which King County assumes maintenance and operation, and must be maintained and operated in accordance with King County maintenance standards. Response: An Operations and Maintenance Manual is included in this report — see Section 10. Core Requirement #7: Financial Guarantees and Liability All drainage facilities constructed or modified for projects must comply with the financial guarantee requirements in King County Ordinance 12020 and the liability requirements of King County Code (KCC) 9.04.100, excepting those privately maintained flow control BMPs not serving a private road designed for 2 or more lots. There are two types of financial guarantees for projects constructing or modifying drainage facilities. These are as follows: • The drainage facilities restoration and site stabilization guarantee • The drainage defect and maintenance guarantee. Response: These guarantees shall be provided prior to construction, per the conditions set forth in Core Requirement #7. PACLAND Project #10298006 Page 14 Floor & Decor Technical Information Report Tukwila, Washington Core Requirement #8: Water Quality All proposed projects, including redevelopment projects, must provide water quality (WQ) facilities to treat the runoff from those new and replaced pollution -generating impervious surfaces and new pollution -generating pervious surfaces targeted for treatment. Response: Enhanced Basic Treatment is required, as more than 50% of the runoff that drains to the proposed treatment facility is from commercial land use. A Modular Wetland System treatment facility providing Enhanced Basic Treatment shall be constructed to treat stormwater runoff from the replaced site impervious areas exceeding the threshold discharge area requirements. A stormwater adjustment will be obtained to allow for the use of this emerging technology. A detailed summary and analysis of the water quality basin and design is provided in Section 4 of this report. Core Requirement #9: On -Site BMPs All proposed projects, including redevelopment projects, must provide on -site BMPs to mitigate impacts of storm and surface water runoff generated by new impervious surface, new pervious surface, existing impervious surfaces, and replaced impervious surface targeted for mitigation as specified in the following sections. On -site BMPs include, but are not limited to, preservation and use of native vegetated surfaces to fully disperse runoff; use of other pervious surfaces to disperse runoff; roof downspout infiltration; permeable pavements; bioretention; limited infiltration systems; and reduction of development footprint. Response: As the project is exempt from flow control, the project does not have to achieve the Low Impact Development performance standard, and do not have to consider bioretention, permeable pavement, or full dispersion. However, the soil moisture capacity of new pervious surfaces must be protected in accordance with KCC 16.82.100 (F) and (G). Special Requirement #1: Other Adopted Area -Specific Requirements King County may apply requirements for controlling drainage on an area -specific basis. Potential other adopted area -specific requirements may include: Master Drainage Plans, Basin Plans, Stormwater Compliance Plans, etc. Response: The project site does not lie within any known King County Master Drainage or Basin Plans. Special Requirement #2: Flood Hazard Area Delineatiion If a proposed project contains or is adjacent to a flood hazard area, the project must determine those components that are applicable and delineate them on the project's site improvement plans and recorded maps. Response: The project site does not lie within or adjacent to a Flood Hazard Area (determined by FEMA FIRM Panel 53033C0959 dated May 16, 1995) and therefore does not need to apply the provisions of this requirement. PACLAND Project #10298006 Page 15 Floor & Decor Technical Information Report Tukwila, Washington Special Requirement #3: Flood Protection Facilities Proper analysis, design, and construction are necessary to protect against the potentially catastrophic consequences if flood protection facilities such as levees and revetments should fail. Response: The proposed project will not rely on an existing flood protection facility, or modify or construct a new flood protection facility. Special Requirement #4: Source Control If a proposed project requires a commercial building or commercial site development permit then the water quality source controls applicable to the proposed project shall be applied in accordance with the King County Stormwater Pollution Prevention Manual. Response: Water quality source controls will be applied in accordance with the KCSWDM. A pollution prevention plan has been included in section 8 of this report. Special Requirement #5: Oil Control Projects proposing to develop or redevelop a high -use site must provide oil control in addition to other water quality controls required. Response: High use sites area defined as a commercial or industrial site that (1) has an expected average daily traffic count equal to or greater than 100 vehicles/1,000 SF of gross building area: (2) is subject to petroleum storage in excess of 1,500 gallons per year; (3) is subject to use, storage, or maintenance of a fleet of 25 or more diesel vehicles. The proposed development does not exceed any of these thresholds, and is therefore not required to provide oil control. Section 3 - Off -Site Analysis As stated in Section 2, the project is exempt from the off -site analysis requirements, as it meets the criteria contained in exemption #2, namely that it does not add more than 2,000 square feet of new impervious area, does not construct or modify a drainage pipe/ditch greater than 12 inches, and does not lie within or adjacent to a critical area. PACLAND Project #10298006 Page 16 Floor & Decor Technical Information Report Tukwila, Washington Section 4 - Water Quality Facility Analysis Because the proposed development involves greater than 5,000 square feet of replaced impervious area, it will be necessary to provide water quality facilities for new and replaced impervious surfaces targeted for treatment. The proposed replaced impervious surfaces total 25,003 square feet (0.57 AC), not including isolated disturbed areas elsewhere on the site which fall below the treatment threshold. Since additional runoff other than the areas to be disturbed also flow to the location of the proposed treatment structure, those areas have been taken into account for the sizing of the water quality facility. The existing conditions for the project site area are identified in Table 3. An exhibit showing the existing conditions is provided in Appendix A. Table 3 Existing Discharge Area Land Cover Existing Pavement 0.74 AC Landscape 0.00 AC Total 0.74 AC The developed conditions for the project site area are identified in Table 4. An exhibit showing the developed conditions is provided in Appendix A. Table 4 Targeted Discharge Area Land Cover Existing Pavement (Replaced) 0.57 AC Pavement (Run-on) 0.14 AC Landscape 0.03 AC Total 0.74 AC Water Quality System Runoff from pollutant -generating surfaces will be managed using Modular Wetland water treatment structures prior to entering the existing municipal system. Per the requirements of the KCSWDM, water quality treatment will be provided such that 91% of the runoff generated from pollutant -generating surfaces is managed. For more information on the modular wetland details and plans, reference Appendix B. Per the KCSWDM, water quality flows have been determined using the Western Washington Hydrology Model (WWHM) continuous runoff model. Per the WWHM output included in Appendix D, the base water quality flow is 0.1153 CFS. Per Table 6.2.1.A of the KCSWDM and available isopluvial maps, also included in Appendix D, the WWHM flow rate has been increased by a factor of 1.93 to yield a design flow rate of 0.223 CFS. Modular Wetland Model MWS-L-8-8 is proposed, which provides a treatment flow rate of 0.230 CFS. PACLAND Project #1029800Ei Page 17 Floor & Decor Technical Information Report Tukwila, Washington Section 5 - Conveyance System Analysis and Design The existing conveyance system shall be re -used. As such, conveyance analysis is not required. Section 6 - Special Reports and Studies - FEMA FIRM Panel 53033C0959 Section 7 - Other Permits City of Tukwila Design Review - City of Tukwila Building Permit - City of Tukwila Type C Construction Permit - Tukwila Fire Department Fire Protection Permit PACLAND Project #10298006 Page 18 Floor & Decor Technical Information Report Tukwila, Washington Section 8 - CSWPPP Analysis and Design All erosion and sediment control measures shall be governed by the requirements of the KCSWDM and the General Permit for Construction Storm Water. A National Pollutant Discharge Elimination System (NPDES) Permit will be not be required, as the proposed development will result in less than an acre of disturbance. A temporary erosion and sedimentation control plan will be prepared to assist the contractor in complying with these requirements. The Erosion and Sediment Control (ESC) plan will be included with the construction plans. 1. Construction Sequence and Procedure The proposed development will include an erosion/sedimentation control plan designed to prevent sediment -laden run-off from leaving the site during construction. The erosion potential of the site is influenced by four major factors: soil characteristics, vegetative cover, topography, and climate. Erosion/sedimentation control is achieved by a combination of structural measures, cover measures, and construction practices that are tailored to fit the specific site. The contractor will be responsible for implementing the following erosion control and storm water management control measures. The contractor may designate these tasks to certain subcontractors as they see fit, but the ultimate responsibility for implementing these controls and ensuring their proper functioning remains with the contractor. The order of activities will be as follows. Phase 1 1. Prior to any construction work on the site, representatives from the City of Tukwila must approve the storm water pollution prevention plan. 2. Mark clearing limits. 3. Install inlet protection to all existing catch basins. 4. Commence site grading. Phase 2 1. Disturbed areas of the site where construction activity has ceased for more than 7 days between May 1 and September 30 or 2 days between October 1 and April 30 shall be temporarily seeded and watered. 2. Construct permanent storm water facilities. 3. Install utilities, underdrains, storm sewers, curbs and gutters. 4. Prepare site for paving. Finalize pavement subgrade preparation. 5. Remove inlet protection around inlets and manholes no more than 48 hours prior to placing stabilized base course. 6. Install base material as required for pavement. Pave site. Do not pave over catch basins. 7. Complete final grading in non -parking areas and install permanent seeding and planting. PACLAND Project #10298006 Page 19 Floor & Decor Technical Information Report Tukwila, Washington The degree of erosion risk on the proposed project site is minimal. Slope across the site is minimal. Runoff will not travel at high velocities across the site and, therefore, will not cause noticeable erosion impacts. 2. Temporary Soil Stabilization Temporary stabilization practices for this project include: • Temporary seeding and planting of all unpaved areas using the hydro -mulching grass seeding technique. • Mulching exposed areas. • Installation of rolled erosion control products. Structural practices for this project include the following. Refer to the Erosion Control plans for specific locations and details: • Inlet protection using fiber fabric. Daily inspection of the erosion control measures will be required during construction. Any sediment buildup shall be removed and disposed offsite at an appropriate disposal facility. Vehicle tracking of mud off -site shall be avoided. In the event that mud is tracked off site, it shall be swept and disposed of offsite on a daily basis. Because vegetative cover is the most important form of erosion control, construction practices must adhere to stringent cover requirements. More specifically, the contractor will not be allowed to leave souls open for more than 7 days between May 1st and September 30th and 2 days between October 1st and April 30th. Soils shall be stabilized at the end of the shift before a holiday or weekend if needed based on the weather forecast. Applicable practices include, but are not limited to, temporary and permanent seeding, sodding, mulching, plastic covering, and soil application of polyacrylamide. Soil stockpiles must be stabilized from erosion, protected with sediment trapping measures, and, where possible, be located away from storm drain inlets, waterways and drainage channels. 3. Permanent Erosion Control and Site Restoration Upon completion of the project, areas of the site that are not stabilized with paving, rooftops, or landscaping as shown on the site plans will be protected with either grass, ground cover/plantings or existing vegetation as shown on the Landscape Plans. In general, storm runoff from the site will be collected by catch basins connected to a storm water quality structure prior to discharging to the existing municipal storm drainage system. PACLAND Project #10298006 Page 20 Floor & Decor Technical Information Report Section 9 - Bond Quantities, Facility Summaries, and Declaration of Covenant The following items will be submitted upon application for civil permit: • Declaration of Covenant for Privately Maintained Flow Control BMPs • Bond Quantity Worksheet • Flow Control and Water Quality Facility Summary Tukwila, Washington PACLAND Project #10298006 Page 21 Floor & Decor Technical Information Report Tukwila, Washington Section 10 - Operations and Maintenance Manual The owner or operator of the project shall be responsible for maintaining the stormwater facilities in accordance with local requirements. A manual detailing the operations and maintenance for all privately -maintained drainage facilities has been prepared and can be found in Appendix C. PACLAND Project #10298006 Page 22 Floor & Decor Technical Information Report Tukwila, Washington Appendix A - Exhibits PACLAND Project #10298006 Page 23 Floor & Decor Technical Information Report NW 1/4 SEC 35, TWP 23, FGE 04, W.M. 1"-1000' a_ 0 PROJECT SITE S 180TH ST Tukwila, Washington ct- GRAPHIC SCALE 0 500 1000 2000 (IN FEET) 1 INCH = 1000 FT FLOOR AND DECOR 17601 SOUTHCENiER PARKWAY 11JKWL.A, WA VICLdf1'lf MAP 06/14/2017 Ex-1.0 PACLAND Project #1029800Ei Page 24 Technical Information Report Tukwila, Washington PA[LAND Project #l0298006 Page25 Floor & Decor Technical Information Report Tukwila, Washington PACLAN D Project #10298006 Page 26 Floor & Decor Technical Information Report Tukwila, Washington Appendix B - Plans PACLAND Project #10298006 Page 27 Technical Information Report Tukwila, Washington PACLAND Project #10398006 Floor & Decor Technical Information Report Tukwila, Washington Appendix C - Operations and Maintenance Manual PACLAND Project #10298006 Page 29 Floor & Decor Technical Information Report Maintenance Checklist for Catch Basins and Inlets Tukwila, Washington Frequency Drainage System Feature i Problem Conditions To Check For Conditions That Should Exist M,S General Trash, debris, and sediment in or on basin Trash or debris in front of the catch basin opening is blocking capacity by more than 10%. No trash or debris located immediately in front of catch basin opening. Grate is kept clean and allows water to enter. M Sediment or debris (in the basin) that exceeds 1/3 the depth from the bottom of basin to invert of the lowest pipe into or out of the basin. No sediment or debris in the catch basin. Catch basin is dug out and clean. M,S Trash or debris in any inlet or pipe blocking more than 1/3 of its height. Inlet and Outlet pipes free of trash or debris. M Structural damage to frame and/or top slab Corner of frame extends more than 3/4 inch past curb face into the street (if applicable). Frame is even with curb. M Top slab has holes larger than 2 square inches or cracks wider than 1/4 inch (intent is to make sure all material is running into the basin). Top slab is free of holes and cracks. M Frame not sitting flush on top slab, i.e., separation of more than 3/4 inch of the frame from the top slab. Frame is sitting flush on top slab. A Cracks in basin walls/bottom Cracks wider than l inch and longer than 3 feet, any evidence of soil particles entering catch basin through cracks, or maintenance person judges that structure is unsound. Basin replaced or repaired to design standards. Contact a professional engineer for evaluation. A Cracks wider than 1/2 inch and longer than 1 foot at the joint of any inlet/outlet pipe or any evidence of soil particles entering catch basin through cracks. No cracks more than % inch wide at the joint of inlet/outlet pipe. Contact a professional engineer for evaluation. A Settlement/ misalignment Basin has settled more than 1 inch or has rotated more than 2 inches out of alignment. Basin replaced or repaired to design standards. Contact a professional engineer for evaluation. M,S Fire hazard of other pollution Presence of chemicals such as natural gas, oil, and gasoline. Obnoxious color, odor, or sludge noted. No color, odor, or sludge. Basin is dug out and clean. M,S Outlet pipe is clogged with vegetation Vegetation or roots growing in inlet/outlet pipe joints that is more than 6 inches tall and less than 6 inches apart. No vegetation or root growth present. PACLAN D Project #10298006 Page 30 Floor & Decor Technical Information Report Tukwila, Washington Maintenance Checklist for Conveyance Systems (Pipes, Ditches and Swales Frequency Drainage System Feature Al Problem Conditions To Check For Conditions That Should Exist M,S Pipes Sediment & debris Accumulated sediment that exceeds 20% of the diameter of the pipe. Pipe cleaned of all sediment and debris. M Vegetation Vegetation that reduces free movement of water through pipes. All vegetation removed so water flows freely through pipes. A Damaged (rusted, bent, or crushed) Protective coating is damaged; rust is causing more than 50% deterioration to any part of pipe. Pipe repaired or replaced. M Any dent that significantly impedes flow (i.e., decreases the cross section area of pipe by more than 20%). Pipe repaired or replaced. M Pipe has major cracks or tears allowing groundwater leakage. Pipe repaired or replaced. M,S Open Ditches Trash & debris Dumping of yard wastes such as grass clippings and branches into basin. Unsightly accumulation of nondegradable materials such as glass, plastic, metal, foam, and coated paper. Remove trash and debris and dispose as prescribed by the County. M Sediment buildup Accumulated sediment that exceeds 20% of the design depth. Ditch cleaned of all sediment and debris so that it matches design. A Vegetation Vegetation (e.g., weedy shrubs or saplings) that reduces free movements of water through ditches. Water flows freely through ditches. Grassy vegetation should be left alone. M Erosion damage to slopes Check around inlets and outlets for signs of erosion. Check berms for signs of sliding or settling. Action is needed where eroded damage over 2 inches deep and where there is potential for continues erosion. Find caused of erosion and eliminated them. Then slopes should be stabilized by using appropriate erosion control measure(s); e.g., rock reinforcement, planting grass, compaction. PACLAND Project #10298006 Page 31 Floor & Decor Technical Information Report Tukwila, Washington Maintenance Checklist for Conveyance Systeims (Pipes, Ditches and Swales) - continued A Rock lining out of place or missing (if applicable) Maintenance person can see native soil beneath the rock Pining. Replace rocks to design standard. Varies Catch basins See Catch Basins Checklist. See Catch Basins Checklist. M,S Swales Trash & debris See above for Ditches. See above for Ditches. M Sediment buildup See above for Ditches. Vegetation may need to be replanted after cleaning. M Vegetation not growing or overgrown Grass cover is sparse and seedy or areas are overgrown with woody vegetation. Aerate soils and reseed and mulch bare areas. Maintain grass height at a minimum of 6 inches for best stormwater treatment. Remove woody growth, recontour, and reseed as necessary. M,S Erosion damage to slopes See above for Ditches. See above for Ditches. M Conversion by homeowner to incompatible use Swale has been filled in or blocked by shed, woodpile, shrubbery, etc. If possible, speak with homeowner and request that swale area be restored. Contact the County to report problem if not rectified voluntarily. A Swale does not drain Water stands in swale or flow velocity is very slow. Stagnation occurs. A survey may be needed to check grades. Grades need to be in 1- 5% range if possible. If grade is less than 1% underdrains may need to be installed. M,S Trash or litter Dumping of yard wastes such as grass clippings and branches onto grounds. Unsightly accumulation of nondegradable materials such as glass, plastic, metal, foam, and coated paper. Remove trash and debris and dispose as prescribed by the County. M,S Erosion of Ground Surface Noticeable rills are seen in landscaped areas. Causes of erosion are identified and steps taken to slow down/spread out the water. Eroded areas are filled, contoured, and seeded. A Trees and shrubs Damage Limbs or parts of trees or shrubs that are split or broken which affect more than 25% of the total foliage of the tree or shrub. Trim trees/rubs to restore shape. Replace trees/shrubs with severe damage. M Trees or shrubs that have been blown down or knocked over. Replant tree, inspecting for injury to stem or roots. Replace if severely damaged. A Trees or shrubs which are not adequately supported or are leaning over, causing exposure of the roots. Place stakes and rubber -coated ties around young trees/shrubs for support. Comments: A = Annual (March or April, preferred) M = Monthly (see schedule) S = After major storms (use 1-inch in 24 hours as a guideline) PACLAN D Project #10298006 Page 32 '/'uL WETLANDS Inspection Guidelines for Modular Wetland System - Linear inspection Summary Inspect Pre -Treatment, Biofiltration and Discharge Chambers — average inspection interval is 6 to 12 months, - (15minute average inspection time). NOTE: Pollutant loading varies greatly from site to site and no Iwo sites are the same Therefore, the first year requires inspection monthly during the wet season and every other rnonth during the dry season in order to observe and record the amount of pollutant loading the system is receiving. System Diaoram Access to separation chamber and pre -filter cartridges Cot Ir P:e fticer Cartreqe '4"fltiC41. UndefOrta: Ma:1:W Pre-treatment Chamber Biofiltration Chamber 0 Discharge Chamber BioMedioGREEN \V:rlard MEDIA (Arn-Dtsvn www.modula rwet la nds.c om Access to discharge mbe,r and orifice control Flow Ureic{ ts.e.: 04tet Pipe Floor & Decor Inspection Steps Technical Information Report Tukwila, Washington MODUL AR WETLANDS The core to any successful stormwater BMP maintenance program is routine inspections The inspection steps required on the MWS Linear are quick and easy. As mentioned above the first year should be seen as the maintenance interval establishment phase. During the first year more frequent inspections should occur in order to gather loading data and maintenance requirements for that specific site. This information can be used to establish a base for long term inspection and maintenance interval requirements, The MWS Linear can be inspected though visual observation without entry into the system. All necessary pre -inspection steps must be carried out before inspection occurs, especially traffic control and other safety measures to protect the inspector and near -by pedestrians from any dangers associated with an open access hatch or manhole. Once these access covers have been safely opened the inspection process can proceed: • Prepare the inspection form by writing in the necessary information including project name, location, date & time. unit number and other info (see inspection form). • Observe the inside of the system through the access hatches. If minimal light is available and vision into the unit is impaired utilize a flashlight to see inside the system and all of its chambers. • Look for any out of the ordinary obstructions in the inflow pipe, pre-treatmenl chamber, biofiltration chamber, discharge chamber or outflow pipe. Write down any observations on the inspection form. • Through observation and/or digital photographs estimate the amount of trash, debris and sediment accumulated in the pre-treatment chamber. Utilizing a tape measure or measuring stick estimate the amount of trash, debris and sediment in this chamber_ Record this depth on the inspection forrn. www.modularwetlands.corn NOTE: During the first few storms the water (eve in the outflow chamber should be observed and a 6long horizontal watermark line drawn (using a large permanent marker) at the water level in the discharge chamber while the system is operating at 100% capacity. The diagram below illustrates where a line should be drawn. This line is a reference point for future inspections of the system: Using a permanent marker draw a 6 inch long horizontal line, as shown, at the Ln higher water level in the MWS Linear discharge chamber. • Water level in the discharge chamber is a function of flow rate and pipe size. Observation of water level during the first few months of operation can be used as a benchmark level for future inspections. The initial mark and all future observations shall be made when system is at 100% capacity (water level at maximum level in pre-treatment chamber). if future water levels are below this mark when system is at 100% capacity this is an indicator that maintenance to the pre -filter cartridges may be needed. 6 Finalize inspection report for analysis by the maintenance manager to determine if maintenance is required. www.modularwetlands.com Floor & Decor Maintenance Indicators Technical Information Report Tukwila, Washington VEtuAINIS Based upon observations made during inspection, maintenance of the system may be required based on the following indicators: • Missing or damaged internal components or cartridges. • Obstructions in the system or its inlet or outlet. • Excessive accumulation of floatables in the pre-treatment chamber in which the length and width of the chamber is fully impacted more than 18'. Excessive accumulation of sediment in the pre-treatment chamber of more than 6* in depth. www. modularwetl nds.com Floor & Decor Technical Information Report Inspection Notes Tukwila, Washington VETVALNM 1. Following maintenance andfor inspection, it is recommended the maintenance operator prepare a maintenancelinspection record. The record should include any maintenance activities performed, amount and description of debris collected, and condition of the system and its various filter mechanisms. 2. The owner should keep maintenancelinspection record(s) for a minimum of five years from the date of maintenance. These records should be made available to the goveming municipality for inspection upon request at any time. 3. Transport all debris, trash, organics and sediments to approved facility for disposal in accordance with local and state requirements. 4. Entry into chambers may require confined space training based on state and local regulations. 5. No fertilizer shall be used in the Biofiltration Chamber. 6. Irrigation should be provided as recommended by manufacturer and/or landscape architect. Amount of irrigation required is dependent on plant species. Some plants may not require irrigation after initial establishment. www.modularwetlands.com Floor & Decor Inspection Notes Technical Information Report Tukwila, Washington MODULAII WETLANDS . Following maintenance and/or inspection, it is recommended the maintenance operator prepare a maintenancelinspection record. The record should include any maintenance activities performed, amount and description of debris collected, and condition of the system and its various filter mechanisms. 2. The owner should keep maintenance/inspection record(s) for a minimum of five years from the date of maintenance. These records should be made available to the governing municipality for inspection upon request at any time. 3. Transport all debris, trash, organics and sediments to approved facility for disposal in accordance with local and state requirements. 4. Entry into chambers may require confined space training based on state and local regulations, 5. No fertilizer shall be used in the Biofiltration Chamber. 6. Irrigation should be provided as recommended by manufacturer and/or landscape architect. Amount of irrigation required is dependent on plant species. Some plants may not require irrigation after initial establishment. WWW.modularwetlands.com Floor & Decor Technical Information Report Maintenance Guidelines for Modular Wetland System - Linear Maintenance Summary Tukwila, Washington KEfLuAINM Remove Sediment from Pm -Treatment Chamber - average maintenance interval is 12 to 24 months, s (10 minute average service time). Replace Pre -Filter Cartridge Media - average maintenance interval 12 to 24 months, * (10-15 minute per Cartridge average service time), Trim Vegetation - average maintenance interval is 6 to 12 months. • (Servce tir77e varies) System Diagram Access to separation chamber and pre -filter cartridge Pre-treatment Chamber Biofiltration Chamber ® Discharge Chamber www.modularwetlands.com Floor & Decor Technical Information Report Tukwila, Washington Maintenance Overview MODULAR WETLANDS The time has come to maintain your Modular Wetland System Linear (MWS Linear). To ensure successful and efficient maintenance on the system we recommend the following. The MWS Linear can be maintained by removing the access hatches over the systems various chambers. All necessary pre -maintenance steps must be carried out before maintenance occurs, especially traffic controt and other safety measures to protect the inspector and near -by pedestrians from any dangers associated with an open access hatch or manhole. Once traffic control has been set up per local and state regulations and access covers have been safely opened the maintenance process can begin. It should be noted that some maintenance activities require confined space entry. All confined space requirements must be strictly followed before entry into the system. In addition the following is recommended: • Prepare the maintenance form by writing in the necessary information including project name, location, date & time, unit number and other info (see maintenance form). • Set up all appropriate safety and cleaning equipment • Ensure traffic control is set up and properly positioned. • Prepare a pre -checks (OSHA, safety, confined space entry) are performed. Maintenance Equipment Following is a list of equipment required for maintenance of the MWS Linear: • Modular Wetland Maintenance Form • Manhole hook or appropriate tools to access hatches and covers • Protective clothing. flashlight and eye protection. • 7/16" open or closed ended wrench • Vacuum assisted truck with pressure washer. • Replacement BioMediaGREEN for Pre -Filter Cartridges if required (order from manufacturer). wwwmodularwetlands.com Floor & Decor Technical Information Report Tukwila, Washington VEfLuAIN'M E. Reinstall media cages and f� with new media from manufacturer or outside supplier. Manufacturer will provide specification of media and sources to purchase. Utilize the manufacture provided refilling trey and place on top of cartridge. Fill trey with new bulk media and shake down into place. Using your hands slightly compact media into each filter cage. Once cages are full removed refilling trey and replace cartridge top ensuring bolts are properly tightened. Refilling trey for media replacement Refilling trey on cantielge with bulk media F. Exit pre-treatment chamber. Replace access hatch or manhole cover. 3. Biofiltration Chamber (middle vegetated chamber) A. In general, the biofiltration chamber is maintenance free with the exception of maintaining the vegetation. Using standard gardening tools properly trim back the vegetation to healthy levels. The MWS Linear utilizes vegetation similar to surrounding landscape areas therefore trim vegetation to match surrounding vegetation. If any plants have died replace plants with new ones: WWW.moduianvetlands.com Floor & Decor Technical Information Report Inspection Notes Tukwila, Washington V'EfLuAilA 1, Following maintenance and/or inspection, it is recommended the maintenance operator prepare a maintenance/inspection record, The record should include any maintenance activities performed, amount and description of debris collected, and condition of the system and its various fitter mechanisms. 2. The owner should keep maintenance/inspection record(s) for a minimum of five years from the date of maintenance. These records should be made available to the governing municipality for inspection upon request at any time. 3. Transport all debris, trash, organics and sediments to approved facility for disposal in accordance with local and state requirements. 4. Entry into chambers may require confined spave training based on state and local regulations. 5. No fertilizer shall be used in the Biofiltration Chamber. 6. Irrigation should be provided as recommended by manufacturer and/or landscape architect. Amount of irrigation required is dependent on plant species. Some plants may not require irrigation after initial establishment. www.modularwetlands,com Floor & Decor Technical Information Report Tukwila, Washington Inspection Form Modular Wetland System, Inc. P. 760.433-7640 F. 760-433-3176 E. Info@modularwetlands.com www.modularwetlands.com W ETLANUS Floor & Decor Technical Information Report Tukwila, Washington Maintenance Report 0 Modular Wetland System, Inc. P. 760.433-7640 F. 760-433-3176 E. Infomodularwotiands.conm \VETLANDS www.modularwetiands.cam Floor & Decor LEAN* FrA0,001 t.**. Technical Information Report Tukwila, Washington Cleaning and Maintenance Report Modular Wetlands System Pr Naine Pr dA‹ Aires Ctwne fhlortaiternrstl Corootini Conrad Inspector Nene Weattief Oonsitten Pitt:11k I Dale Tyoe of Inspectoi D rtine 0 Folio* up 0 Comp ant 0 storm tine Noleti OitkettOfly tar/amok ky(- toot) . OfItit toemsvinetio conplisio 'whin lb Trne AM/ Ph1 Sierra Event in Last 72,ricurs7 0 No a Yes Site Map 0 C-PS Cacrdnalea, et risen Vartilazturer 1 DaiaceiVon i SlAig Trash Aoottnuletien Fdiege Aptunithttim Sediment Acrannulegion Total Debris Accumulektn COnlon ot Itecto 2560175AM iw:II te cherve 0 75%i Operational Pie mrinufazimfm' Specittitims i if ret wriy?t lfze4. MWS Catch Basins MWS Sedmemalfon Basin Media iltei Cccialfon Pant Condlm Dtain Cowl Me,la Condition Discharpe Ch3rnber Condlfron _____......... _ Drain Down Pipe Confon inlet anti Owet Pip Condision Ccerments: 2572 Sem Luis Re). R0/511 O1c oSa P. 760 433 7640 F 760 A33 3176 r ujeci. 1/-11JL7OUlJO raye '-FD Floor & Decor Technical Information Report Tukwila, Washington Appendix D - Hydrologic Model Calculations PACLAND Project #10298006 Page 46 Floor & Decor Technical Information Report Tukwila, Washington PACLAN D Project #10298006 Page 47 Floor & Decor Technical Information Report Tukwila, Washington General Model Information Project Name: Site Name: Site Address: City: Report Date: Gage: Data Start: Data End: Timestep: Precip Scale: Version Date: Version: Tukwila Floor & Decor WO Tukwila Floor & Decor 18048 68th Ave NE Tukwita 6412017 Seatac 194a/10/01 2009/D9130 15 Minute 1,00 2016102i25 4.2.12 POC Thresholds Low Flow Threshold for POC1: 50 Percent oi the 2 Year High Flow Threshold for POC1: 50 Year TUhVi+.4 Flops 6 Oetvi WO 6.5 201 7 10.49 14 AM Paw 2 PACLAND Project #10298006 Page 48 Floor & Decor Landuse Basin Data Predeveloped Land Use Basin 1 Bypass: No GroundWater: No Technical Information Report Tukwila, Washington Pervious Land Use acre C. Forest, Flat 0.71 Pervious Total 0.71 Impervious Land Use acre impervious Total 0 Basin Total 0.71 Element Flows To: Surface Interilow Tukw'a Flaw WO Groundwater 6,6,20t tO•49 14 AkiVo 3 PACLAND Project #1029800(5 Page 49 Floor & Decor Technical Information Report Tukwila, Washington Mitigated Land Use Basin 1 Bypass: No GroundWater: No Pervious Land Use acre Pervious Total 0 Impervious Land Use acre PARKING FLAT 0.71 Impervious Total 0.71 Basin Total 0.71 Element Flows To: Surface Intellow Groundwater T 44,4. Fimit S Otetv WO G8107 10'49 14 Am PACLAND Project #10298006 Page 50 Technical Information Report Tukwila, Washington Routing Elements Predeveloped Routing PA[LAND Project #I0298006 Page5l Floor & Decor Mitigated Routing Tunrcliel floor h € eco WO Technical Information Report Tukwila, Washington 6 `8:2017 10 49 S AM Pucu: 6 PACLAND Project #10298006 Page 52 Floor & Decor Analysis Results POC 1 Technical Information Report Tukwila, Washington 444 4 4— 444 44of 444.•••4.44,.••• ,4•44•• f4.•••••44.4444.440 ,•44.444•••44**••, Predeveloped x Mitigated Predeveloped Landuse Totals for POC #1 Total Pervious Area: 0.71 Total Impervious Area: 0 Mitigated Landuse Totals tor POC #1 Total Pervious Area: 0 Total Impervious Area: 0.71 Flow Frequency Method: Log Pearson Type IH 178 Flow Frequency Return Period 2 year 5 year 10 year 25 year 50 year 100 year Flow Frequency Return Period 2 year 5 year 10 year 25 year 50 year 100 year Annual Peaks Annual Peaks for Predeveloped and Mitgated, POC #1 Return Periods for Predeveloped. POC #1 Flow(cfs) 0.020875 0.032784 0.039534 0.046684 0.051109 0.054872 Year 1949 1950 1951 1952 1953 1954 1955 1956 1957 1958 Return Periods for Mitigated. POC #1 Flow(cfs) 0.270698 0.341923 0.390315 0.453087 0.501131 0.550342 Predeveloped Mitigated 0.021 0.351 0.026 0.379 0.046 0.014 0.012 0.018 0.029 0.023 0.018 0.021 0.219 0.195 0.210 0.220 0.250 0.246 0.279 0.225 Tokyo 4 FlOV: S OACC, WO 820s7 1049 14 AM • • 4. PACLAND Project #10298006 Page 53 Floor & Decor Technical Information Report Tukwila, Washington 1959 0.018 0.229 1960 0.031 0.225 1961 0,018 0.238 1962 0,011 0.207 1963 0.015 0.230 1964 0.020 0.226 1965.0.014 0.287 1966 0.014 0,192 1967 0.028 0.331 1968 0.018 0.376 1969 0,017 0.261 1970 0,014 0,252 1971 0.015 0.301 1972 0.034 0.310 1973 0.016 0.188 1974 0.017 0.274 1975 0.023 0.316 1976 0.017 0.213 1977 0.002 0.230 1978 0.015 0.282 1979 0.009 0,385 1980 0.032 0.346 1981 0.013 0.283 1982 0.025 0.399 1983 0.022 0.325 1984 0.014 0.205 1985 0.008 0.282 1986 0.036 0.245 1987 0.032 0,377 1988 0.013 0.229 1989 0.008 0.286 1990 0.067 0.482 1991 0.040 0.385 1992 0.016 0.203 1993 0.016 0.176 1994 0.005 0.191 1995 0.023 0.251 1996 0.049 0.267 1997 0,041 0.259 1998 0.009 0.263 1999 0.038 0.538 2000 0.016 0,268 2001 0.003 0.294 2002 0.018 0.343 2003 0.023 0.266 2004 0.029 0.503 2005 0.021 0.230 2006 0.025 0.203 2007 0.050 0.470 2008 0.064 0.379 2009 0.031 0.350 Ranked Annual. Peaks Ranked Annual Peaks for Predeveloped and Mitigated, POC #1 Rank Predeveloped Mitigated 1 0,0669 0,5375 2 0.0641 0.5029 3 0.0497 0.4824 Tukwfd Fol b Oot45 WO &8mil“,: 10_4949AM Papa PACLAND Project #10298006 Page 54 Floor & Decor Technical Information Report Tukwila, Washington 4 0.0489 0.4701 5 0.0460 0.3989 6 0,0409 0.3855 7 0.0403 0.3854 8 0.0383 0.3789 9 0.0362 0.3786 10 0.0342 0.3774 11 0.0324 0,3760 12 00320 0.3506 13 0.0315 0.3499 14 0.0311 0.3458 15 0.0292 0.3430 16 0.0287 0.3307 17 0.0284 0.3247 18 0.0256 0.3161 19 0.0249 0.3105 20 0.0247 0.3008 21 0.0232 0.2940 22 0.0229 0.2870 23 0.0228 0.2864 24 0.0226 0.2829 25 0.0224 0.2822 26 0.0210 0.2816 27 0.0208 0.2786 28 0.0205 0.2744 29 0.0197 0.2676 30 0.0184 0.2669 31 0.0180 0.2665 32 0.0178 0.2627 33 0.0177 0.2614 34 0.0177 0.2592 35 0.0175 0.2522 36 0.0173 0.2508 37 0.0169 0.2496 38 0.0165 0.2456 39 0.0162 0.2446 40 0,0161 0.2380 41 0.0155 0.2304 42 0.0155 0.2302 43 0.0153 0.2298 44 0.0150 0.2293 45 0.0145 0.2290 46 0.0145 0.2259 47 0.0143 0.2250 48 0.0141 0.2248 49 0.0138 0.2201 50 0,0136 0.2190 51 0.0130 0.2126 52 0.0126 0.2104 53 0.0117 0.2074 54 0.0109 0.2048 55 0.0092 0.2030 56 0.0088 0.2028 57 0.0082 0.1948 58 0.0082 0.1919 59 0.0054 0.1911 60 0.0029 0.1880 61 0.0020 0.1757 Ft7pr8Dc iWO 6,1320$'1O.t9» AP.1 P PACLAN D Project #10298006 Page 55 Floor & Decor Technical Information Report Tukwila, Washington 6,8291,: 1024.949ARt Pap 19 PACLAN D Project #10298006 Page 56 Floor at. Decor Duration Flows The Facility PASSED Technical Information Report Tukwila, Washington Flaw(cts) Predev Mit Percentage Pass/Fall 0.0104 0 1818 nfa Fail 0.0108 0 1637 nfa 01506 ,0113 0 nia Fail Fail 0.0117 0 1360 nla 0.0121 0 nia Fail 1229 01131 .0125 0 n/a 0.0129 0 nla l antil Fail 0.0133 0 1014 925 nfa Fail 0.0137 0 869 nia Fail 0.0141 0 804 n/a Fail 0.0145 .0 729 nfa Fail 0.0150 0 687 nia 0.0154 0 617 ilia Fail 0.0158 0 574 nia Fail 0.0162 0 533 n/a 0.0166 0 498 nia FF:il il 0,0170 0 451 nfa F 0.0174 0 420 nia Fat 0.0178 0 396 n/a Fail) 0.0182 0 367 ilia Fait 0.0187 0 339 nfa Fad 0.0191 0 321 n/a 0.0195 0 298 nfa 0,0199 0 273 nfa FF VI Fad 0.0203 0 256 nfa Fad 0.0207 0 241 n,la Fail 0.0211 0 223 n/a F0.0215 0 208 n/a Fa 0.0219 0 197 nla Fail 0.0224 0 181 n/a Fail 0.0228 0 171 nia Fail 0.0232 0 165 nta Fa 0.0236 0 148 nia Faill 0.0240 0 139 nfa F0.0244 0 136 nfa Fall 0.0248 0 123 nfa Fail Fad 0,0252 0 113 nla 0.0256 0 108 nla 0.0260 0 105 nia Fail 0.0265 0 100 n/a Fail 0.0269 0 92 n/a Fall 0.0273 0 89 nfa Fait 0.0277 0 84 n/a Fail 0.0281 0 73 nia Fail 0.0285 0 72 nia Fail 0.0289 0 67 rva 0.0293 0 64 !I/a FFamitl 0.0297 0 62 nia 0.0302 0 59 nfa 0.0306 0 55 ilia 0,0310 0 54 nfa FFFF aani 0.0314 0 53 nia Fai; 0.0318 0 50 nla Fail ittkveLt Floor S Dettet WO 6,820)7 t 49 49 AM PI?' t PACLAND Project #1029800(5 Page 57 Floor & Decor Technical Information Report Tukwila, Washington 0.0322 0 46 nia Fail 0.0326 0 45 nla Fail 0.0330 0 42 nia Fall 0.0334 0 39 nia Fail 0.0339 0 34 nta Fall 0.0343 0 32 nla Fail 0.0347 0 29 n!a Fail 0.0351 0 28 nta Fail 0.0355 0 25 nia Fail 0.0359 0 22 nla Fail 0.0363 0 21 nia Fall 0.0367 0 20 nia Fail 0.0371 0 17 nia Fail 0.0376 0 13 nia Fail 0.0380 0 12 nia Fail 0.0384 0 9 nia Fail 0.0388 0 9 nia Fail 0.0392 0 9 n/a Fail 0.0396 0 9 nta Fail 0,0400 0 8 n/a Fail 0.0404 0 8 nia Fail 0.0408 0 8 Ilia Fail 0.0412 0 8 nia Fail 0.0417 0 8 nia Fail 0.0421 0 8 nia Fail 0.0425 0 8 nla Fall 0.0429 0 7 rVa Fall 0.0433 0 7 nla Fail 0.0437 0 7 nla Fall 0,0441 0 7 n/a Fail 0.0445 0 7 n/a Fall 0.0449 0 7 nta Fail 0.0454 0 6 nia Fail 0,0458 0 6 n/a Fai 0.0462 0 6 nia FBI 0.0466 0 6 nia Faf 0.0470 0 6 nla Fai 0.0474 0 6 ilia Fai 0,0478 0 5 nia Fai 0.0482 0 5 n/a Fai 0.0486 0 5 n!a Faf 0.0491 0 4 nia Fai 0.0495 0 3 nta Fai 0.0499 0 2 n/a Fai 0.0503 0 2 nla Faf 0.0507 0 2 n/a Fai 0.0511 0 2 nia Fai The development has an increase in flow durations from 1/2 Predeveloped 2 year flow to the 2 year flow or more than a 10% increase from the 2 year to the SO year How. The development has an increase in flow durations for more than 50% of the flews for the range of the duration analysis. Tuivica ROW- S 0,!= WO 6.8 21317 to 49 49 AM Pain 12 PACLAND Project #10298006 Page 58 Floor & Decor Technical Information Report Tukwila, Washington Water Quality Water Qualify BMP Flow and Volume for POC #1 On-line facility volume; 0:0873 acre-feet On-line facility target flow: 0.1153 cis. Adjusted for 15 min: 0.1153 cis. Ofi•line facility target flow: 0.0651 cis: Adjusted for 15 min: 0.0651 cis.. iuhwm'a Hoar b Deco, WO 6 2017 10. 9 49 AU PaTp 13 PACLAND Project #1029800h Page 59 Floor & Decor LID Report Technical Information Report Tukwila, Washington IATtMni0W 1„'IhR! F Ctjfp!"r+tt4" ,7 ytoomw 11031 i.7ftmsri r9Yd1 Alkono tbtWYY. t ][tt1; {SVC k stri* *.kir tat 47 0.0170'i1he ,''Nano "ntiriiMOlaf "seen iPvYAprt h's "t iffy Yta1.0 Q+L73ti !POK,K1�.ib+fm'sar t�E 1Naprt 6wpIrp 1+1,44 � E � 1 1 1 E 6 1 e p E 1 j{( 4 b pp x PACLAND Project #10298006 Page 60 Floor & Decor Technical Information Report Tukwila, Washington Model Default Modifications Total of 0 changes have been made, PERLND Changes No PERLND changes have been made. IMPLND Changes No1MPLND changes have been made. Tuk*,-",1 FloOr & Ot WO 642317 t G5,3 23 AM Pooc PACLAND Project #10298006 Page 61 Technical Information Report Tukwila, Washington Appendix Schematic ` �-1 | � , ` \ PA[LAND Proat#l8298OO6 Page6Z Technical Information Report Tukwila, Washington Mitigated Schematic Project #10298006 PageG3 Floor & Decor Predeveloped UCI File r t: :TART S ax�.ty,"71 �+`1' r'PF v s a "Lrv^;t, r„ 15. . ;au Technical Information Report Tukwila, Washington * E.,e• ▪ r0.7▪ 4',wzla 1 >_. Itl; r lFl EL? CC:1'a 511 nTmy ENT: ;EN =1;For .. C1"-i LY t1 1 FI I ?YE 3 5aa 1 AX =1:3LKZ "r.x-- y:t-ers 1 _c in 1• €"-nr%t', e 1 ti 1 1 1 rti;. ."T1`. Y # - 6 ATM? ail:r €11T Z L LN :ca:ZS3lTY # - 1 !a'T"i< b'li F r- FIAT i ! r-*NYC reu icAL ->; 111Ts^. i c Th : .°•..##'* rukm: a Floor b Detrr WO f # y 1 2 t AAt Pa9d 15 PACLAND Project #10298006 Page 64 Floor & Decor Technical Information Report Tukwila, Washington PWAT -PA PM: 44444 .4 CE irfyt 1>; 4 _ 17444.7-41 * • 8 c . a. tl: Ip.rse WA7PF ARM �c 44,41,5 1c i'rlt;44144A44-$147,44441 Et CEN- Nis 4 - 4 END c:.7.- toT� 141 4 • = f AIx;•(a 11.1:W MAT END ; VA T iPtIN-- N#F( 4 - 4 AT?IP 43.11C41 I tAT 5U Flirts a 4- 4 END !WA: ^ P Aar:" ENE FAX"- .^-FFt:L.1 TWAT—zt€' 3 4 -- 4 •"•t'„1k4ai? '?114 'xE2 1 i 1 i r, 6S fl { ?YF 444.444 1445C .4 4 4*4 @:1Ia*D.,4t-tt 4,4a?ur Faz'. ? 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B^ A 4 ea arL.t .. i `REC L >E. a.Nr i tr , 3 tXT11 L i,47,LC W:M » :1 EC '£'ail. 1 ?.= 1 ." -s r i;31.. :'PEt'' Tuksv=,d. root b Decct WO 6.1820i71650N. AM PACLAND Project #10298006 Page 66 Floor & Decor ENT EXT ..w.rY XT T R :E r r'c ^;AID 177AT 4':. Et4D -1.1N? um 4 tAa:. -'U t.t< Fes. a W Technical Information Report Tukwila, Washington 6;52O 7106024Att a TEL r ET ;T' I e xrT1NP PACLAN D Project #10298006 Page 67 Floor & Decor Mitigated UCI File Technical Information Report Tukwila, Washington r.:1 it It.ts F.rt4 SNTrFF `AT MT S.i"sri r t 1 is qc"'1;:r: 111 R c,r1u: wS« 11 1 501 rF,w 0* .x` ;MIc:n .. a -scar WF.- 1,4 fa.a. S :1,s-st i1 FMOEL` CO:14 Ei1: �1brLT-.1:FC1 1 134 14f 1 .sfAX L2;C Gig?LY-ISiT'_1 fir ir:: ;'iY 1 - 1 ,sT 'iM°.. UND Fi f-'.' Y t RF-M i,isiM PEP,4 Nn U1-1!1r - -- ... c <e yATF;c. » A:T1V 1 I .' <11.7. ......_...... g� 1 . 1 4T4: NUn EI T Pit) AZ7IV1TY r.tr1:-1;�r ��L > ................. rzfri eG' 1 - 1 ATM:°>'11;ii 2id=.1' _;.i: c.:T i"=i3; i!T ?):151-111EC PWAT-"AF'M1 vatIaLle Di?I FII1 PcA1- mrit, PEST Nf TT ff.-WT:, T: Ac Z>T !M :5 T .T4C Tuhrr,a Floor b D.04cr WO 65.2217 l s tit 24 AM pYR PACLAND Project #10298006 Page 68 Floor & Decor aAr-- ° Pm: 11,0445 ers.AAc t LND 1 W.n i57w w i-, 41 41'—!"tti+14 ‹r .'s• ? I' AA TG E6r n 1 . b.;44 Fiat' —' '7l': E I 4.r L-" > ere r1r, ter • .. * crrn • 14TEI 11 Er.iti . N it L 1' END G'Ei-aitsO Technical Information Report Tukwila, Washington ALTT`oPfe • - Arm: ;„`F'va 34 T LL io 11 C t. END s_^T'1V1TY immr 1. 1 f kINT—T.N • - A Arm :I1r 141 !'J I4242 I:A! 4 1 r END I T-1N;;: —11-951 F:t1 <1 *xr a7+AT—rr1" I .r`I.e . 1Nu. `:R iy ,sr. _Ate 4 C2N5 1477 VR2 VNt' kTL1. 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"' Fntr 3.a1 a oL:uk' i14,4z4a1 w441, = at ONTI:Si ,.r 4.:-a" '3a :,;src, 44,4E :az rich ru : iz x4x44 E_147. �•_A $'3bt3 1Sti 3= R m • 1 . t -r:°^'/ay.4 4 y'.74,# rs%41 ,e. r EN,IL ➢wi 1 L.JM.a �4.W WL' M 3 EV P E1 61, Tukw:1a Floor b Dom wo T °iz ` ▪ 4xi 5.`6. 017 I fk 5D 24 A 1'r'y P€TFNZ' P,vo 24 PACLAND Project #10298006 Page 70 Floor & Decor Ea UT & a-,P..;r.s Technical Information Report Tukwila, Washington EXT dns uo <?^2Ameb, 4 {r-.rCixr-._.^rt 4 E'fl3,1.3 Eta btt ;.. • - :, INN ENE PUN Tukw`a Fes: b Dcwg WO it+:: t;S:g r.E.nti PACLAND Project #10298006 Page 71 Technical Information Report Tukwila, Washington PACLAND Proec1#IU298O06 Page7J Technical Information Report Tukwila, Washington Mitigated HSPF Message Re PA[LANO Project #10298006 Page73 Technical Information Report Tukwila, Washington Disclaimer Legal Notice This program and accompanying documentation is provided 'as -is' without warranty of any kind, The entire risk regarding the performance and results of this program is assumed by the user. Clear Creek Solutions, Inc. disclaims all warranties, either expressed or implied, including but not limAed to implied warranties of program and accompanying documentation. in no event shall Clear Creek Solutions, Inc, be liable f6r any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability lo use this program even -if Clear Creek Solutions, Inc. has been advised of the possibility of such damages. Clear Creek Solutions, Inc. Olympia, WA. 98501 Toll Free 1(866)943-0304 Local (360)943-0304 ionsc,Qm PA[LAND Project #10298006 Page74 Floor & Decor Technical Information Report Tukwila, Washington SECTION 6.2 GENERAL REQUIREMENTS FOR WQ FACILITIES 2-year precipitation is 2. inches per isopluvial maps. 72% of that amo s 1.44. Interpolating giv a ratio k of 1.93. Clow rate (c.g., 80 percent TSS removal). At a minimum, 91% of the total runoff volume, as estimated by an approved continuous runoff model with 15-minute time steps calibrated to site conditions, must pass through the treatment facility(ies) at or below the approved hydraulic loading rate for the facility(ies). Design flow rates for water quality facilities designed using this manual are calculated using a continuous simulation model, Most of the performance research on biofiltration BMPs bas been conducted on facilities that used event -based designs. The volume of treatment runoff tan be predicted from a 24-hour storm with a 6-month return frequency (a.k.a., 6-month, 24-hour storm), However, the 9 1 st percentile flow event (as calculated by the continuous model) tends to be less than the estimated 6-month, 24-hour event flow rate in most cases. To maintain sizing comparable to the performance research, Ecology has developed a correlation between the 91'' percentile flow event calculated using the approved models and the single -event predicted flow event. This correlation is used in sizing water quality tlow-based facilities in Section 6.3 and is presented in Table 6,2..1.A below, Intermediate values of the ratio k for WWHM arc calculated by linear interpolation. (Nate: This table doss not apply to flow -hosed Iron -water quality BMPs; see relevant flow raie re'guirenreras,(ur/1o1r--based tr(11r-water- quality BMPs in Appendix C.) TABLE 6.2.E.A ADJL-STMENT FACTOR k FOR CALCULATING MODIFIED WATER QUALITY FLOW RATE FROM MODELED ON-LINE/OFF-LINE RATES SHUN Peak/WWHM On -Line 15-min WQ Flow Ratio vs 6-month Precipitation for 0% to 100% Impervious Areas SBUH Peak/WWHM Off -Line 15-min WQ Flow Ratio vs 6-month Precipitation for 0% to 100% Impervious Areas 6-month, 24-hr precipitation (72% of the 2-yr), Inches Ratio, k 6-month, 24-hr precipitation (72% of the 2-yr), Inches Ratio, k 3 0.80 1.00 1.01 1.30 0.80 1.00 1.50 2.00 2.50 2.90 1.95 2.44 3.68 4.92 6.16 7.15 nt }s _ 1.50 2.00 2.50 2.90 2.02 2.74 3.45 4.03 Intermediate values of k for WWHM are calculated by linear interpolation SBUH Peak/MGSFIood On -Line and Off -Line 15-min WQ Flow Ratio vs 6-month Precipitation for 0% to 100% Impervious Areas For on-line facilities: k =1.41(P72%, 2-yr.) - 0.052 (Eq. 6-1) For off-line facilities: k = 2.50 (P72%, 2-yr.) - 0.052 (Eq. 6-2) where: P72%, 2-yr = 72% of the 2-year, 24-hourprecipitation depth lin.) Note: If the 6-month, 24-hour precipitation depth (in.) is known for the protect site, that value may be used instead of P72%, 2-yr. The ratio between the 91st percentile flow event and the estimated 6-month, 24-hour flow rate varies with location and percent of impervious area in the modeled drainage basin. The correlations in the 4t241201.6 2016 Surflwe'Walcr D rsign Manual 6-18 PACLAND Project #1029800Ei Page 75 Floor & Decor Technical Information Report Tukwila, Washington SECTION 3.2 RUNOFF COMPLUATION AND ANALYSIS METHODS FIGURE 3.2.t.A 2-YEAR 24-IIGUR ISOPLLTVIALS 77,1111, WESTERN KING COUNTY 3.5 2-Year 24-Hour Precipitation in Inches 4i24.,2016 3-16 2016 Surface Water Deign Manual PACLAND Project #10298006 Page 76 Floor & Decor Technical Information Report Tukwila, Washington Otowesksts - Worttiok0140141,140414*fra itititosig notitt Alt* Idyl 4 • . • - 4 f° PACLAND Project #10298006 Page 77 Floor & Decor Technical Information Report Tukwila, Washington Appendix E - Additional Maps PACLAND Project #10298006 Page 78 Floor & Decor Technical Information Report Tukwila, Washington PACLAND Project #10298006 Page 79 Floor & Decor Technical Information Report Tukwila, Washington SECTION 5.9 SURFACE WATER MAPS 5.9.1 Drainage Basins and Flow Control Standards has., Cutry4a SW.4f.!>: .v3.FM f"4 A 0 0.6 Wiles .in1 fr tv.:t,t., 1ifu+rwwu oR�sseYs R r„ Neighboring Jurisdictions Water Body/Wetland Basin Boundary Tukwila • Pump Station Kent Lower Mill Creek Basin Level 2 - Conservation to Existing tt Level 2 - Conservation . to Forested r—� Basic - Peak Rate t I to Existing Per Tukwila South Development Agreement Drainage Basis and now Control Standards Dtr otr K.0 rM1Mudre Deux furl Can, onSaca0 PACLAND Project #10298006 Page 80 LOADING DOCI(INc Container Truck Semitrailer, City Straight Truck Refrigerated Truck Semitrailer, Road Flatbed Truck Type of Vehkb Truck Dimensions Overo$l Length, L Bed Height, - 8H Overall Height, H Overo[I Nfidit WV Container 55' - 70' 56" - 62" 12' -13'6" 96' Semitrailer, City 30' - 35' 44" - 48" 11' - 13' 96' Straight Truck 15' - 35' 36" ..48" 11' - 12' 9f�" Refrigerated 40' - 55' 50' 48" • 60' - 52' ' 12' - 13'6" 12' - 13'6"' 96' - 102' 96' - 102" Semitrailer, Rood 55' . 70' Flatbed 55' - 70' 48" - 60' - 96' - 102' 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 ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its emplo ees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at (4(00l spurt- GtinlT C. 7A . .4. f 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 Ci (A C ° (city), t C, (state), on .31)1v £ 1 , 20 t 7 CA41-f lZ, e--U (Print Name) ifs • STi7r0 i S v rrZ . 324.0 (Address) C I ‹.O l L (®D b d t (Phone Number) 2' t )-- S(o S t ct 4-3 (Signature On this day personally appeared before me 0a0N' I 1 6 re e 1'\ 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 T- DAY OF Z IA KR_ , 20 t 1 "OFFICIAL SEAL" AUDREY L WATSON Notary Public, State of Illinois My Commission Expires October 27, 2018 NOTARY P LIC in and for the State of Wastri gter- z I 1 t residing at S3 00 E. AA" ge(.'d' SlS— C ki Ca c) 7 L (t 0(,¢'(D My Commission expires on to/al/ad(4' \ \ dtystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Design Review -Administrative -March 2016.docx RECEIVED JUN142011 Community Development 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 1. Application Checklist (1 copy) indicating items submitted with application. 2. Completed Application Form and drawings (5 copies). _1 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". ✓ 4. Application Fee: See Land Use Fee Schedule online. 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). ✓ n 6. SEPA Environmental Checklist if re a wired (see SEPA Application Packet) 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. PROJECT DESCRIPTION AND ANALYSIS: 8. Concurrency test notices for water, sewer, surface water and traffic unless the project is exempt from SEPA (see SEPA Application Packet). 9. Sewer and water availability letters are required from the provider district if additional plumbing fixtures are proposed and the area is not serviced by the City of Tukwila. Forms are available at the DCD office. Q 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\ 2016Appliications\ Design Review -Administrative -March 2016.docx RECEIVED JUN142011 Community Development 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. 1 (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. _1 (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. V (i) Pedestrian connections between the building entrance(s) and the sidewalk/public street. ✓ (j) In MDR and HDR zones provide a development coverage calculation (maximum 50%). ✓ (k) Show all existing and proposed 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). SENSITIVE AREAS PLAN (If the project will affect any sensitive areas): 14 (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 20%, coal mine areas and important geological and archaeological sites). For stream frontage provide existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36". (b) Location of all required sensitive area buffers, setbacks tracts and protection measures. (c) Show all significant trees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained and those to be removed. A tree permit will be required for removal of any significant trees within a sensitive area or its buffer. (d) Existing and proposed building footprints. \ \ dtystore\ City Common\ Teri - DCD\ Kirby\ 2016 Applications\ Design Review -Administrative -March 2016.docx RECEIVE© JUN 14 2011 Community Development 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) 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". ✓ (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. ✓ ✓ (c) Existing (dashed) and proposed (solid) topography at 2' intervals. ✓ (d) Total expected cut and fill. (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. ✓ (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual. Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Public Works or go to PERMIT CENTER. ✓ n (g) Locate the nearest existing hydrant and all proposed hydrants. r l (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. ✓ (i) Plan, profile and cross-section for any right-of-way improvements. u(j) Show planned access to buildings, driveways, fire access lanes and turn-arounds. OTHER: Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. Maximum size 24" x 36". it16. ✓ 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 realisticperspective (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 existing and proposed signage with sign desks and locations. RECER ED JUN142017 \ \ dtystore\ City Common\ Teri - DCD\ Kirby\ 2016 Applications\ Design Review -Administrative -March 2016.docx Community/ Devp!orr-�r• nt Department of Community Development 6300 Southcenter Boulevard, Tukwila, H'A 98188 ADMINISTRATIVE Telephone: (206) 431-3670 CITY OF TUKWII.A DESIGN F"EVIEVtr — APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-DR Planner: File Number: I _ Application Complete Date: Project File Number: )T-6s_, �21 Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: F /00T .iDe&or BRIEF DESCRIPTION OF PROJECT Rthtit6 .0000 LOCATION OF .PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), black and subdivision, access street, and nearest intersection. I -7� 5I S \c-ev--e-v- k(A)y l�,kLi; /&. L1ST ALL TAX LOT NUMBERS (this infbrrnation may be. found on your tar statement). atc4.1 #: 35a3O i 4037 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 art notices and reports will be sent. Name:=1Avt Address: 3 5-5- U n io-q B it c/L # 201 , --4 /<2 0000( $Ci o`ZA Phone: 7 O -g00 - 3353r I-- FAX: E-mail: ��t�G8''17dih1S•r.4vt, Signature: Date: _4/l3/17 RECEIVED 11 atystorel City Common\ Teti - DCD1 Kirbyt 2016Applimtionsl Design Review -Administrative -March 2016.docx JUN 14 2017 Community Development YIocANdPT FIN�RO BOOR roQAnrMvi� 1 NORTH ELEVATION SCALE: 3/32' = i'-0' ®EAST ELEVATION SCALE: 3/32" = 1'-0" . SOUTH ELEVATION J SCALE: 3/32' = 1'-0' 0A 0 0 ao-I• AF.F. /0PARAPET rroPnaFEr Y 0 Q 0 Q 1—t CD LCGt� 1-� EXISTING NORTH ELEVATION / n GUMMI SCALE: 3/32" = 1-0" MECUM n rro eaiuinu `asE-� KEYED NOTES p NEW AUTOMATICSUDINO ENTRY DOOR % NEW WALL MOUNTED LEMI' F1KTUHE % NEW HOLLOW METAL DOOR % NEW CONCRETE FILL PIPE BOLLARDS % NEW OVERHEAD DOOR % NEW PREFABRICATED, STEEL FRAMED, METAL GRATING STAIRS WITH STEEL HANDRAILS AND GUAR. % NEW sa-s'X20'-0. CANOPY %8 NEW OVERHEAD DOOR AT LOADING DOCK % NEW TRASH COMPACTOR 0 EXISTING HOLLOW METAL DOOR iQ NEW OVERHEAD DOOR HOOD EXTERIOR COLOR LEGEND /) EIF9 SAND BLAST FINISH TO MATCH SHERWIN WILLIAMS r/57 '/ 'HIGH REFLECTIVE WHITE' E2 EIFS SAND BLAST FINISH TO MATCH SHERWIN WILLIAMSTOSS 'URBANE BRONZE E3 EIF9 SANG BLAST FINISH TO MATCH SHERWIN WILLIAMS 7017 '00RIAN GRAY• EA EIFS SAND BLAST FINISH TO MATCH SHERWIN WILLIAMS 88 REAL RED' 8 SHERWIN WILLIPM0TT570113H REFLECTIVE WHITE 0 SHERWIN WILLIAMS NHS 'URBANE BRONZE' O SHERWIN WILLIAMS 7017 'DORIAN GRAY' O SHERWIN WILLIAMS sass "REAL REP 91 Sr0 LIMESTONE FINISH 13203T 1) ALL EXTERIOR PAINT SHALL BE A I COAT PRIMER AN02 COATS FINAL JUN 14 2th? Community (Development 0 w u) 0 0 "t:( ._ STEWART ♦ REINDERBMA ARCHITECTURE, PLLC 5450 a nigh Cr., wile 200 phoenix, .285051 p 480515.5123 wwwAm350.com . og O V W 0 0 3 w co 0 _>- ce 0a° ��rn O < Z v)w� zug - w ~'I I=- ob/OS/Ion Preliminary Planning n-021 S:\Washington\TUKWILA\Oenterpoint\17601 Southcenter Pkwy\2DWGS\TUFD010D.dwg Jun 14, 2017 — 8:20am nl up NI0 zl / 1 REMOVE EX ASPHALT to FACIUTATE 'CONSTRUCTION OF NEW CURBED LANDSCAPEIS'1 ISLANDS, SEE SHEET C-1.0 (TYP) CB T-I (7481) RIM 25 72 "- . IE 21.59 (NW) 1 CO IE 21.45 (SE) CB T-I (7407) R M 25.70 12" CONC IE 22 95 NW 1," :301\C I_ 2 :OhC I: 2 hiSMI P 4.26.94' 426.76' 4.27.47' 427.59' REMOVE EX4PARKING LOT STRIPING (TYP e 426.40 '41111 w CB T-\ 9) RIM 28.38 12" CONC IE 20... CONC IE 20.45k SIGN 11 427.78 /To• -V\• ti a �S\e 5.85\1 :AST :...Q �`\\�\ REMOVE EX COLUMNS AND CANOPY ASHLEY FURNITURE 65,219 SF USABLE AREA 58,944 SF 426.85' 4 26.76' CB T-I (7453) 12" CONC IE 22.185(11 2" CONC IE 22.05 (ESE) 8' CONC IE 22.26 (W REMOIVE - SDMH (7556) RIM 28.48 CONCRETE CURB12" CONC IE 20.59 (W, 10" ADS IE 19.93 (N) 78" � S IE 20.09 (S) A 0 ExC CH i , 0 24.62\\ �\\\ \\\ \\\ \\s ,��\\i\• •7 AN \ AND . ,'''\ \�� Ia.: \'iiiii♦iil�'►.NiOs�i�I��f�iiiiiiiiii�\ ii.iiiiiiiGO. wvii \Pi>`i�iiiiiifS7�i./�►r> �iii�ii� 4 �0 ip • eeiiii'\ \� \\\�� �'�ii♦ ♦iiiiiii�iip�" ♦ice 27.2s' bT�\ ��� 0 EX CATCH 8 ��Oi��O EMO EX RET INN iii�� .... \\ • . �i�i�i!c>aC�Si n+ii ��i��i \ N i' a GRAPHIC SCALE 30 0 15 30 60 ( IN FEET ) 1 inch = 30 ft REMOVE EX CONCRETE CURB CB T-I (7115) RIM 23.80 12" CONC IE 21.11 (NE 8" CONC lE 21.21 (WSW) FLOOR AND DECOR 88,784 SF USABLE AREA 86,337 SF FFE-27.60 i5\O \\\\\\�\ 25.44 STORM DRAIN INLET PROTECTION PER WSDOT STD PLAN 1-40.20-00 (TYP) C8 T-I (7497) RIM 23.59 8" CONC IE 21.53 (NW) 8" CONC IE 21.47 (W) REMOVE EX PARKING LOT STRIPING (TYP) REMOVE EX WHEEL STOP REMOVE EX STAIRS EX WATER LINE TO BE REMOVED, SEE SHEET C-2.0 FOR PROPOSED WATER UNE INFORMATION I I� I 1 811 120 Know what's below. CaII before you dig. 426.28 y I 426.84 1 /A I / IL i / I \ I I �1\ 426.62 --26---�I \\ / 0 425 79'�I h \ 11\ i11 \ 1 v0� CB ((,291)\\\ 1 �.� 25.24_ RIM 24 85 ,4� 12" C"VC jE20.1 �� • CNlCS 1J6 �i 12" CONC IE 21.12� :., -M') -�� \ CB RIM 12" CE RIl 12 12 CITY OF TUKWILA GRADING AND ESC NOTES 1. THE EROSION PREVENTION AND SEDIMENT CONTROL (ESC) MEASURES ON THE APPROVED PLANS ARE MINIMUM REQUIREMENTS. 2 BEFORE BEf9NNINC ANY CONSTRUCTION ACTIVITIES, ESTABLISH THE CLEARING LIMITS, INSTALL CONSTRUCTION ENTRANCE, AND INSTALL EROSION PREVENTION AND SEDIMENT CONTROL MEASURES. 3. BEFORE ANY GROUND DISTURBANCE OCCURS, ALL DOWNSTREAM EROSION PREVENTION AND SEDIMENT CONTROL MEASURES (ESC) MUST BE CONSTRUCTED AND IN OPERATION. INSTALL AND MAINTAIN ALL ESC MEASURES ACCORDING TO THE ESC PLAN. 4. ESC MEASURES, INCLUDING ALL PERIMLIEH CONTROLS, SHALL REMAIN IN PLACE UNTIL FINAL SITE CONSTRUCTION IS COMPLETED AND PERMANENT STABIUZATION IS ESTABUSHED. 5. FROM MAY 1 'THROUGH SEPTEMBER 30, PROVIDE TEMPORARY AND PERMANENT COVER MEASURES TO PROTECT DISTURBED AREAS THAT WILL REMAIN UNWORKED FOR SEVEN DAYS OR MORE. ' 6. FROM OCTOBER 1 THROUGH APRIL 30, PROVIDE TEMPORARY AND PERMANENT COVER MEASURES TO PROTECT DISTURBED AREAS THAT WILL REMAIN UNWORKED FOR TWO DAYS OR MORE. IN ADDITION TO COVER MEASURES, THE CONTRACTOR SHALL: A. PROTECT STOCKPILES AND SILEJ' CUT AND FILL SLOPES IF UNWORKED FOR MORE THAN 12 HOURS. B. STOCKPILE, ON SITE, ENOUGH COVER MATERIALS TO COVER ALL DISTURBED AREAS C. BY OCTOBER 8, SEED ALL AREAS THAT WILL REMAIN UNWORKED DURING THE WET SEASON (OCTOBER 1 THROUGH APRIL 30). MULCH ALL SEEDED AREAS. 7. FAILURE TO MAINTAIN ESC MEASURES IN ACCORDANCE WITH THE APPROVED MAINTENANCE SCHEDULE MAY RESULT IN THE WORK BEING PERFORMED AT THE DIRECTION OF THE DIRECTOR AND ASSESSED AS A LIEN AGAINST THE PROPERTY WHERE SUCH FACIUTTES ARE LOCATED. 8. DURING THE UFE OF THE PROJECT, THE PERMITTEE SHALL MAINTAIN IN GOOD CONDITION AND PROMPTLY REPAIR, RESTORE, OR REPLACE ALL GRADE SURFACES; WALLS, DRAINS, DAMS, STRUCTURES, VEGETATION, EROSION AND SEDIMENT CONTROL MEASURES, AND OTHER PROTECTIVE DEVICES IN ACCORDANCE WITH APPROVED PLANS. 9. THE PERMITTEE SHALL MONITOR THE DOWNSTREAM DRAINAGE FEATURES, AND SHALL, WITH THE DIRECTORS APPROVAL, REMOVE ALL SEDIMENT DEPOSITION RESULTING FROM PROJECT -RELATED WORK. 10. ALL WORK PERFORMED SHALL BE PER APPROVED PLANS AND SPECIFICATIONS ONLY. THE PERMITTEE IS REQUIRED TO MAINTAIN A SET OF APPROVED PLANS AND SPECIFICATIONS AND ASSOCIATED PERMITS ON THE JOB SITE WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL FEDERAL, STATE, AND LOCAL LAWS. 11. AS THE FIRST ORDER OF BUSINESS, THE PERMITTEE SHALL INSTALL EROSION PREVENTION AND SEDIMENT CONTROL MEASURES PER THE ESC AND SHALL INSTALL THE DOWNSTREAM TEMPORARY ESC MEASURES BEFORE ANY SITE DISTURBANCE OCCURS. BEFORE THE TEMPORARY MEASURES ARE REMOVED, INSTALL AND ESTABLISH THE UPSTREAM PERMANENT ESC MEASURES. 12. THE PERMITTEE SHALL AT ALL TIMES PROTECT SENSITIVE AREAS, THEIR BUFFERS, AND ADJACENT PRIVATE PROPERTIES AND PUBUC RIGHTS -OF -WAY OR EASEMENTS FROM DAMAGE DURING GRADING OPERATIONS. THE PERMITTEE SHALL RESTORE, TO THE STANDARDS IN EFFECT AT THE TIME OF THE ISSUANCE OF THE PERMIT, SENSITIVE AREAS, THOR BUFFERS, AND PUBUC AND PRIVATE PROPERTIES AND IMPROVEMENTS DAMAGED BY THE PERMITTEE'S OPERATIONS. 13. PERMITTEE SHALL ARRANGE FOR AND COMPLY WITH THE FOLLOWING: A. NOTIFY THE PUBUC WORKS DEPARTMENT WITHIN 48 HOURS FOLLOWING INSTALLATION OF ESC MEASURES. B. OBTAIN PERMISSION IN WRITING FROM THE PUBUC WORKS DEPARTMENT PRIOR TO MODIFYING THE ESC PLAN. C. MAINTAIN ALL ROAD DRAINAGE SYSTEMS, STORM WATER DRAINAGE SYSTEMS, CONTROL MEASURES AND OTHER FACILITIES AS IDENTIFIED IN THE ESC PLAN. D. REPAIR ANY SILTATION OR EROSION DAMAGES TO ADJOINING PROPERTIES AND DRAINAGE FACILITIES. E. INSPECT ACCORDING TO THE APPROVED ESC INSPECTION SCHEDULE AND MAKE NEEDED REPAIRS IMMEDIATELY. CITY OF TUKWILA STORM DRAINAGE NOTES 1. ALL METHODS AND MATERIALS SHALL MEET CITY OF TUKWILA DEVELOPMENT GUIDEUNES AND DESIGN AND CONSTRUCTION STANDARDS, AND THE ADOPTED KING COUNTY SURFACE WATER DESIGN MANUAL, UNLESS OTHERWISE APPROVED. 2. MARK ALL STORM DRAIN INLETS WITH 'DUMP N0 WASTE"AND EITHER DRAINS TO STREAMS", 'DRAINS TO WETLANDS", OR DRAINS TO GROUNOWAIE.rt", AS APPLICABLE. 3. DRIVEWAY CULVERTS SHALL BE OF SUFFICIENT LENGTH TO PROVIDE A MINIMUM 3:1 SLOPE FROM THE EDGE OF THE DRIVEWAY TO THE BOTTOM OF THE DITCH. CULVERTS SHALL HAVE BEVELED END SECTIONS THAT MATCH THE SIDE SLOPE. GENERAL NOTES 1. SAWCUT LINES SHOWN ON D-1.0 AND C-1.0 ARE FOR REFERENCE ONLY. CONTRACTOR SHALL SAWCUT EXISTING PAVEMENT AS NECESSARY TO INSTALL NEW CURBS AND TO MATCH EXISTING GRADES. LEGEND L11-Cf3SS REMOVE EX ASPHALT PAVEMENT REMOVE EX CONCRETE PAVEMENT SAWCUT EX PAVEMENT STORM DRAIN INLET PROTECTION PER WSDOT STANDARD PLAN 1-40.20-00 RECEVED JUN 14 2017 Comr",�,Ity Devel;; . rent No. Date By Revision Description Designed B blue Date LRR 06/14/2017 Drawn Bp PERMIT LRR Checked BY ':. Project No:':... WFF 10-298-006 ARON 1505 Westlake Ave. N. Suite 305 Seattle, WA 98109 T (206) 522-9510 F (206) 522-8314 PKWc.aw FLOOR AND DECOR 17661 SOUTHCENTER PARKWAY TUKWILA, WA DEMOLITION AND ESC PLAN D-1.0 wo0Z:9 — Liz 14 unr 6mp50t10Ju\sOMOL\i(M d Inlueoy}nos 109Li\luioda}ua0\y-wNra\uoi6unisoM\:s I ASHLEY FURNITURE 65,219 SF USABLE AREA 58,944 SF CURBED LANDSCAPE ISLAND (TYP) i v (.25` 19' 19' 25' ,ACCESSIBLE PARKING SPACES WITH SIGNAGE PRECAST CONCRE '.��� n_ a�' l����'ds�> ..; a Z�'►a` \i \ a� WHEL stop (TYP No. Date BY Revision Description NEW STORE ENTRY LOCATION Designed By lam Deer LRR 06/14/2017 Drawn Br PERMIT LRR Checked Bp Prcied Noe WFF 10-298-006 EXTERNAL LOADING AREA FLOOR AND DECOR 88,784 SF USABLE AREA 86,337 SF FFE•27.60 GRAPHIC SCALE 30 0 15 30 60 9' • 23, sg� - 50.33' RETAINING WALL WITH 42' FENCING, SEE SHEET C-2.0 FOR WALL HEIGHTS TRUCK DOCK TRASH COMPACTOR 1505 Westlake Ave. N. T (206) 522-9510 Sale 305 F (206) 522-8344 Settee, WA 98109 .PA.cWoo. (IN FEET) 1 inch m 30 ft 120 Know what's below. Call before you dig. 9' -{- 25' -{ 17' :f l PRIOR TO STARTING CONSTRUCTION, CONTACT ONE -CALL (1-800-424-5555) , OR 811, FOR UTILITY LOCATIONS. CONTACTS PROJECT MANAGER: CENTERPOINT INTEGRATED SOLUTIONS, CONTACT: JOHN THATCHER (720) 445-4385 DESIGN ENGINEER: PACLAND, CONTACT: (206) 522-9510 OWNER: FLOOR & DECOR, CONTACT: ED COSTA (678) 505-3962 CITY OF TUKWILA GENERAL NOTES 1. LOCATIONS SHOWN FOR EXISTING UTILITIES ARE APPROXIMATE. 2. AT LEAST 48 HOURS BEFORE STARTING PROJECT SITE WORK, NOTIFY THE UTILITIES INSPECTOR AT 206-433-0179. 3. REQUEST A PUBLIC WORKS UTILITY INSPECTION AT LEAST 24 HOURS IN ADVANCE BY CALLING 206-433-0179. 4. THE CONTRACTOR ASSUMES SOLE RESPONSIBILITY FOR WORKER SAFETY, AND DAMAGE TO STRUCTURES AND IMPROVEMENTS RESULTING FROM CONSTRUCTION OPERATIONS. 5. THE CONTRACTOR SHALL HAVE THE PERMIT(S) AND CONDITIONS, THE APPROVED PLANS, AND A CURRENT COPY OF CITY OF TUKIWLA DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS AVAILABLE AT THE JOB SITE. 6. ALL WORK SHALL CONFORM TO THESE APPROVED DRAWINGS. ANY CHANGES FROM THE APPROVED PLANS REQUIRE PRE -APPROVAL FROM 1HE OWNER, THE ENGINEER, AND THE CITY OF TUKWILA. 7. ALL METHODS AND MATERIALS SHALL MEET CITY OF TUKWILA DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS, UNLESS OTHERWISE APPROVED BY THE PUBLIC WORKS DIRECTOR. & CONTRACTOR SHALL MAINTAIN A CURRENT SET OF RECORD DRAWINGS ON -SITE. 9. CONTRACTOR SHALL PROVIDE RECORD DRAWINGS PRIOR TO PROJECT FINAL APPROVAL 10. PROVIDE TRAFFIC CONTROL AND STREET MAINTENANCE PLAN FOR PUBLIC WORKS APPROVAL BEFORE IMPLEMENTATION. 11. ALL SURVEYING FOR PUBUC FACILITIES SHALL BE DONE UNDER THE DIRECTION OF A WASHINGTON LICENSED LAND SURVEYOR. VERTICAL DATUM SHALL BE NAVD 1988. HORIZONTAL DATUM SHALL BE WASHINGTON STATE (GRID) COORDINATES, NORTH ZONE, USING NAD 83/91 SURVEY CONTROL AND TIED TO ANY TWO CITY OF TUKWILA HORIZONTAL CONTROL MONUMENTS. FOR PROJECTS WITHIN A FLOOD CONTROL ZONE, THE PERMITTEE SHALL PROVIDE CONVERSION CALCULATIONS TO NGVD 1929. 12. REPLACE OR RELOCATE ALL SIGNS DAMAGED OR REMOVED DUE TO CONSTRUCTION. 13. RETAIN, REPLACE OR RESTORE EXISTING VEGETATION IN RIGHTS -OF -WAY, EASEMENTS, AND ACCESS TRACTS. CITY OF TUKWILA CONSTRUCTION NOTES 1. ALL WORK PERFORMED SHALL BE PER APPROVED PLANS AND SPECIFICATIONS ONLY. THE PERMITTEE IS REQUIRED TO MAINTAIN A SET OF APPROVED PLANS, SPECIFICATIONS, AND ASSOCIATED PERMITS ON THE JOB SITE. WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL FEDERAL STATE, AND LOCAL LAWS. PERMITTEE SHALL APPLY FOR A REVISION FOR ANY WORK NOT ACCORDING TO THE APPROVED PLANS. 2. PERMITTEE/CONTRACTOR SHALL ARRANGE A PRECONSTRUCTION CONFERENCE WITH THE CITYS INSPECTOR(S) PRIOR TO BEGINNING ANY WORK. 3. WORK IN ROADWAYS A. ALL WORK IN ROADWAYS SHALL MEET TMC 11 AND THE FOLLOWING: B. PRIOR TO ANY ACTIVITY IN CITY RIGHT-OF-WAY, THE PERMITTEE SHALL PROVIDE THE CITY A TRAFFIC CONTROL PLAN FOR REVIEW AND APPROVAL THE TRAFFIC CONTROL PLAN SHALL INCLUDE THE LOCATION, ADDRESS AND DESCRIPTION OF TRAFFIC FLOW DURING THE WORK AND SHALL MEET MUTCD REQUIREMENTS. C. ALL WORK REQUIRING LANE CLOSURES MUST BE BY PERMIT ONLY. FROM THE THIRD THURSDAY IN NOVEMBER TO THE FOLLOWING JANUARY 2ND, THE DIRECTOR DOES NOT ALLOW LANE CLOSURES IN THE TUKWILA URBAN CENTER. D. FIRE, PEDESTRIAN, AND VEHICULAR ACCESS TO BUILDINGS SHALL BE MAINTAINED AT ALL TIMES, EXCEPT WHEN PERM! IItL HAS PERMISSION FROM THE BUILDING OWNER AND THE DIRECTOR TO CLOSE AN ACCESS. E. ALL ROADWAYS SHALL BE KEPT FREE OF DIRT AND DEBRIS USING STREET SWEEPERS. USE OF WATER TRUCKS FOR CLEANING ROADWAYS REQUIRES PREAPPROVAL FROM THE DIRECTOR. F. INSTALL STEEL PLATES OVER ANY TRENCH, AT ANY TIME WORK IS STOPPED AND THE TRENCH IS LEFT OPEN. PARKING DATA REQUIRED PARKING REQUIRED RATIO 2.5 / 1,000 SF USABLE BUILDING AREA USABLE BUILDING SQUARE FOOTAGE 145,281 SF REQUIRED PARKING 364 PROVIDED PARKING STANDARD STALLS 349 COMPACT STALLS 7 ACCESSIBLE STALLS 10 TOTAL STALLS 366 $3) SITE DATAVI DEVELOPMENT COVERAGE 36% LEGEND ASPHALT PAVEMENT CONCRETE PAVEMENT LANDSCAPED AREA CONCRETE CURB PROPERTY LINE NUMBER OF PARKING STALLS PER ROW ACCESSIBLE PARKING STALL MARKING COMPACT STALL MARKING o SIGN RECE V ED FLOOR AND DECOR Community Development SITE PLAN C-1.0 17661 SOUTHCENTER PARKWAY TUKWILA, WA S:\Washington\TUKW1 A\Centerpoint\17601 Southcenter Pkwy\2DWCS\TUFD1200.dwg Jun 14, 2017 — 8:20am 7 • / i CB T-I (7480 RIM 29 72 IE 21.59 (NW) IE 21.45 (SE) ( CB T '�'w) RIM 28.38 N. 12" CONC IE 20.w_1 N) CONC IE 20.45 k \ 427.45' 11 FLOW THROUGH 7 CURB SCUPPER N 7/7 1 +z1.81 CB T-I (7407) 12" CONC IE 22 952 NW 1." 0 0 I 2rr*=CfsE* i 0 I 29W 19titi•.. �u• �u■1 ism •■■m•u•��u■u•■■■■■■ir7■uuriMIN� STRUCTURE TABLE j TYPE RIM IE IN IE OUT 0 TYPE 1 CB* 25.46 21.04 21.04 OZ AREA DRAIN* 25.38 21.09 21.09 I MODULAR WETLAND RFEL=2N=254.74.24 - 2111 O TYPE 1 CB* 25.15 21.42 21.42 QS TRENCH DRAIN 23.55 - 21.90 NO1E: ASTERISK DENOTES SOLID LID; ALL OTHER STRUCTURES SHALL HAVE OPEN GRATES ASHLEY FURNITURE 65,219 SF USABLE AREA 58,944 SF 426.94' 427.59' ------ 426.76' }26'`SAWCUT LINE/LIMITS OF PAVEMENT 'EPLACEMENTi 426.40' 426.85' +Lb. /b C8 T-I (7453) RIM 25.46 12" CONC IE 22.18 (N CONC IE 22.05 (ESE 8" CONC IE 22.26 (W PIPE TABLE # DIA (IN) L (FT) SLOPE (FT/FT) MATERIAL 1 NOT USED 2 12 11 0.005 HDPE 3 12 3 0.005 HDPE 4 NOT USED 5 12 24 0.020 HDPE *No: 4 Date"dish O " w Ellioi..'.I '"44 I eviaio6DeBCI'Iptiorf rh A.w,z ? ,A; Designed Byfa Designed Byfa Isom Datei1((L Ft; LRR 06/14/2017 Drawn Byit. ,+44 PERMIT LRR 'Checked Bya Project No:0747%a WFF 10-298-006 SDMH (7556) RIM 28.48 �12" CONC IE 20.59 W, 1 " ADS IE 19.93 (N >t 8 IE 20.09 (S +24.62' FLOOR AND DECOR 88,784 SF USABLE AREA 86,337 SF FFE=27.60 30 GRAPHIC SCALE 15 30 60 120 ,,s9" sg„ 23i s8/ 1505 Westlake Ave. N. T (206) 522-9510 SURe 305 F (206) 522-8344 Seattle, WA 98109 www.P 1, o.mn ( N 4CCT ) 1 inch = 30 ft. Know what's below. CaII before you dig. 426.28' 426.36' +26.84' 28Lf 12' WA 42..62'' I 50L 12'i 1 j \\ems \ EX FIRE HYDRANT \ TO REMAIN 12" CMP" r 508E (7229ij\\ f RIM 24.85 \ ) 12 Col- 4Cs1E 31$ 93 (F) N S 12" COIJC IE 21.12(W) CB T-I (" RIM 25.42 12" CONC 12" CONC CITY OF TUKWILA GRADING AND ESC NOTES 1. THE EROSION PREVENTION AND SEDIMENT CONTROL (ESC) MEASURES ON THE APPROVED PLANS ARE MINIMUM REQUIREMENTS. 2. BEFORE BEGINNING ANY CONSTRUCTION ACTIVITIES, ESTABLISH THE CLEARING LIMITS, INSTALL CONSTRUCTION ENTRANCE, AND INSTALL EROSION PREVENTION AND SEDIMENT CONTROL MEASURES. 3. BEFORE ANY GROUND DISTURBANCE OCCURS, AU. DOWNSTREAM EROSION PREVENTION AND SEDIMENT CONTROL MEASURES (ESC) MUST BE CONSTRUCTED AND IN OPERATION. INSTALL AND MAINTAIN ALL ESC MEASURES ACCORDING TO THE ESC PLAN. 4. ESC MEASURES, INCLUDING ALL PERIMETER CONTROLS, SHALL REMAIN IN PLACE UNTIL FINAL SITE CONSTRUCTION IS COMPLETED AND PERMANENT STABILIZATION IS ESTABLISHED. 5. FROM MAY 1 THROUGH SEPTEMBER 30, PROVIDE TEMPORARY AND PERMANENT COVER MEASURES TO PROTECT DISTURBED AREAS THAT WILL REMAIN UNWORKED FOR SEVEN DAYS OR MORE. 6. FROM OCTOBER 1 THROUGH APRIL 30, PROVIDE TEMPORARY AND PERMANENT COVER MEASURES TO PROTECT DISTURBED AREAS THAT WILL REMAIN UNWORKED FOR TWO DAYS OR MORE. IN ADDITION TO COVER MEASURES, THE CONTRACTOR SHALL A. PROTECT STOCKPILES AND STEEP CUT AND FILL SLOPES IF UNWORKED FOR MORE THAN 12 HOURS. 8. STOCKPILE, ON SITE, ENOUGH COVER MATERIALS TO COVER ALL DISTURBED AREAS. C. BY OCTOBER 8, SEED ALL AREAS THAT WILL REMAIN UNWORKED DURING THE WET SEASON (OCTOBER 1 THROUGH APRIL 30). MULCH ALL SEEDED AREAS. 7. FAILURE TO MAINTAIN ESC MEASURES IN ACCORDANCE WITH THE APPROVED MAINTENANCE SCHEDULE MAY RESULT IN THE WORK BEING PERFORMED AT THE DIRECTION OF THE DIRECTOR AND ASSESSED AS A LIEN AGAINST THE PROPERTY WHERE SUCH FACILITIES ARE LOCATED. 8. DURING THE LIFE OF THE PROJECT, THE PERMITTEE SHALL MAINTAIN IN GOOD CONDITION AND PROMPTLY REPAIR, RESTORE, OR REPLACE ALL GRADE SURFACES; WALLS, DRAINS, DAMS, STRUCTURES, VEGETATION, EROSION AND SEDIMENT CONTROL MEASURES, AND OTHER PROTECTIVE DEVICES IN ACCORDANCE WITH APPROVED PLANS. 9. THE PERMIIItt SHALL MONITOR THE DOWNSTREAM DRAINAGE FEATURES, AND SHALL, WITH THE DIRECTORS APPROVAL REMOVE ALL SEDIMENT DEPOSITION RESULTING FROM PROJECT -RELATED WORK. 10. ALL WORK PERFORMED SHALL BE PER APPROVED PLANS AND SPECIFICATIONS ONLY. THE PERMITIEE IS REQUIRED TO MAINTAIN A SET OF APPROVED PLANS AND SPECIFICATIONS AND ASSOCIATED PERMITS ON THE JOB SITE. WORK SHALL BE PERFORMED IN ACCORDANCE WWTH ALL FEDERAL STATE, AND LOCAL LAWS. 11. AS THE FIRST ORDER OF BUSINESS, THE PERMITIEE SHALL INSTALL EROSION PREVENTION AND SEDIMENT CONTROL MEASURES PER THE ESC AND SHALL INSTALL THE DOWNSTREAM TEMPORARY ESC MEASURES BEFORE ANY SITE DISTURBANCE OCCURS BEFORE THE TEMPORARY MEASURES ARE REMOVED, INSTALL AND ESTABLISH THE UPSTREAM PERMANENT ESC MEASURES. 12. THE PERMITTEE SHALL AT ALL TIMES PROTECT SENSITIVE AREAS, THEIR BUFFERS, AND ADJACENT PRIVATE PROPERTIES AND PUBLIC RIGHTS -OF -WAY OR EASEMENTS FROM DAMAGE DURING GRADING OPERATIONS. THE PERMITTEE SHALL RESTORE, TO THE STANDARDS IN EFFECT AT THE TIME OF THE ISSUANCE OF THE PERMIT, SENSITIVE AREAS, THEIR BUFFERS, AND PUBLIC AND PRIVATE PROPERTIES AND IMPROVEMENTS DAMAGED BY THE PERMITTEE'S OPERATIONS. 13. PERMITTEE SHALL ARRANGE FOR AND COMPLY WITH THE FOLLOWING: A. NOTIFY THE PUBLIC WORKS DEPARTMENT WITHIN 48 HOURS FOLLOWING INSTALLATION OF ESC MEASURES. B. OBTAIN PERMISSION IN WRITING FROM THE PUBLIC WORKS DEPARTMENT PRIOR TO MODIFYING THE ESC PLAN. C. MAINTAIN ALL ROAD DRAINAGE SYSTEMS, STORM WATER DRAINAGE SYSTEMS, CONTROL MEASURES AND OTHER FACILITIES AS IDENTIFIED IN THE ESC PLAN. D. REPAIR ANY SILTATION OR EROSION DAMAGES TO ADJOINING PROPERTIES AND DRAINAGE FACILITIES. E. INSPECT ACCORDING TO THE APPROVED ESC INSPECTION SCHEDULE AND MAKE NEEDED REPAIRS IMMEDIATELY. CITY OF TUKWILA STORM DRAINAGE NOTES 1. ALL METHODS AND MATERIALS SHALL MEET CITY OF TUKWILA DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS, AND THE ADOPTED KING COUNTY SURFACE WATER DESIGN MANUAL, UNLESS OTHERWISE APPROVED. 2. MARK ALL STORM DRAIN INLETS WITH 'DUMP NO WASTE'AND EITHER DRAINS TO STREAMS',, DRAINS TO WETLANDS', 0R 'DRAINS TO GROUNDWATER', AS APPUCABLE 3. DRIVEWAY CULVERTS SHALL BE OF SUFFICIENT LENGTH TO PROVIDE A MINIMUM 3:1 SLOPE FROM THE EDGE OF THE DRIVEWAY TO THE BOTTOM OF THE DITCH. CULVERTS SHALL HAVE BEVELED END SECTIONS THAT MATCH THE SIDE SLOPE. EARTHWORK QUANTITIES EARTHWORK VOLUMES SHOWN BELOW REPRESENT THE DIFFERENCE BETWEEN FINISHED AND EXISTING GRADE SURFACES WITH NO ADJUSTMENTS MADE FOR SURFACE PREPARATION REQUIREMENTS OR SUBGRADES. THE VOLUMES ARE APPROXIMATE ONLY, AND ARE NOT TO BE USED FOR BIDDING PURPOSES. CUT: 10 CY FlW 930 CY NET: 920 CY (FILL) CB T-1 LEGEND RIM 25.2 12" CMP EX. CONTOUR PROPOSED CONTOUR STORM DRAIN PIPE SPOT ELEVATION (TP UNLESS OTHERWISE NOTED) DESIGN PAVEMENT SLOPE TYPE 1 CB PER CITY OF TUKWILA STANDARD DETAIL DS-01 AREA DRAIN PER CITY OF TUKWALA STANDARD DETAIL DS-03 WATER QUALITY STRUCTURE 8'X8' MODULAR WETLAND SYSTEM WATER PIPE BEND WITH THRUST BLOCK %X KEY NOTES OA CONNECT TO EX STORM DRAIN, VERIFY D( IE OB CONNECT TO EX WATER © FLOW -THROUGH CURB SCUPPER XXXx © 1-12 45' BEND 1-THRUST BLOCK X.XX ® 1-12" 90' BEND 1-THRUST BLOCK ■ Q 1-12"X6' TEE 1-THRUST BLOCK e RECF ; JED JUN 14 2017 Conv- • nity D f xh rIi ,;,&A. ,.. FLOOR AND DECOR GRADING, DRAINAGE, AND UTILITIES PLAN 17661 SOUTHCENTER PARKWAYC-2.0 TUKWILA, WA -r N. 1 �\• 1 1— I _—_T_— EXISTING -------PARKING - - t 1 T T • • f} 1 I I I I I I I I I 1 I ❑Tr--��i] I I p 1 1 1 1 I I I I I I I N��TTTYEH I 1 1 1 1 1 1 1 1 1 n�111L I I • ——— ---ISB F I — J L J IJ-,41- JZfTrrrill -F,Trr1��7 i �'11 i fin—lfitrr4-n ASI-ILEY FURNITURE 65,219 SF USABLE AREA 55,944 SF \ • V K. N • Ni / / ) • / / / •\ <•/ // / / • < / / / • • v / / / • ▪ • < / / /-• • \ • v• / / < / \ / • • • /- • \ \ \ / \\ \• \\\•. • \•\• \ /. • • \ \ v \X�/ \ • \ \ \• • • EXISTING 10 -14" / i ` CALIPER OAK // // / ^\ TREES TO REMAIN. / / / • \ •\ • I v / / / \ Ni( v . / / / / r , \ Soo, • < / / / �� / / y > \ T . • / \ / / J, • �/ / / / / / / / • N. A `. `< / / / q v / / / • N `< / / / • \\ `/ / / / • 4r �\ •< / // - �\ • N.,) — / / / • EXISTING WHITE \`� '.4. `/ < // // / ROCK ROSE AND • CEANOTHUS SHRUBS •• "`< // // / TO REMAIN. `\ .r / / / N. N. < / / / N 1 / / EXISTING SIDEWALK <//./ < / • / FLOOR AND DECOR 5,0,7E34 SF USABLE AREA 56,331 SF FFE = 2.1.Q20 2" lodoo ole pine tree stako5 Ionq driven 1' into undisturbed ground. Stain brown Water basin with 2" mulch sidewalk Plantingq pit min. twice STze of root Undisturbed soli STREET TREE PLANTING DETAIL No Scale ne diseased and broken branches Water basin with 2' mulch 1. G CrathgFlaut II , 11 fertilize as read SHRUB PLANTING DETAIL No Scale NOTES Prune diseased and broken branches -"Ghalnlock' or equal tree tie material (I" width); nail or staple tree tie to hold vertically, loop each tie around half tree loosely to provide I" slack For trunk growth Curb Unurfacecilazed planting pit s I/2 topsoil, 1/2 native soil, water thoroughly, fertilize I. Subgrades, including bern s. to within 1 I/10th foot provided by General Contractor unless otherwise noted. 2. subgrade shall be scarified or rototilled if conditions require. 3. 4" depth 3-way topsoil or equal In all planting areas. 4. Minimum 2" washed rock on top of filter fabric in all planting beds. 5. All plant material shall be healthy, full and conform to USA standard nursery stock, latest edition. b. Plant material or 5126 or kind not available may be substituted only with approval of Landscape Architect or owner. T. All mass plantings shall have triangular spacing. 6. All tree pits shall be Inspected to Insure proper drainage. 9. Positive drainage shall be maintained. Mound planting areas minimum b". 10. Landscape Contractor shall maintain site until final Inspection and acceptance by owner. PLANT UST Note: I. tsn a lotion includes removal of stakes one year after Installation. 2. Adjust tree ties during establishment to allow for growth. GROUND COVER SPACING DETAIL SYMBOL BOTANICAL / COMMON ' QUANTITY SIZE No Scale- Triangular Spacing CONDITION Prunus cerasifera 'Kravter Vesuvius'/ Krauter Vesuvius Plum Berberis a. t. 'Rose Glow' / Rose Glow Red Barberry Gystis x hybridus / White Rock Rose 38 q Geanothus Victoria' / 4 Victoria Geanothus • Lonlcera pileoto/ Privet Honeysuckle O Lavendula 'Hidcote'/ Hidcote Lavender 8 Hemerocallis 'Stella de Oro'/ / Dayllly WZM NORTH Arctostaohylos uva-ursi / kinnickinnik I IH 34 22 2" cal. 5 gallon 5 gallon 21" min I gallon i gallon 1 gallon 4' pots I8" o.c. 545 full 4 bushy full 4 bushy Full 4 bushy full 4 bushy full 4 bushy full 4 bushy full QUANTITIES RECEIVED JUN142017 Community Development • "CONFIRM ALL PLAN PRELIMINARY LANDSCAPE PLAN SCALE: 1"=30' 0 15' 30' job no. STATE OF �V 6 WASHINGTON >J G� LANDSCAPE ARCIfIIECT I REGISTERED Ken t Lao, ! NigAgi J1Sheet: ` 1 OO 1:3EORE TUKW I LA, WA PRELIMINARY LAND LANDSCAPE PLAN 1 drown KL MAIN STREET DESIGN LANDSCAPE ARCHITECTURE 9402 Tidal Court (208) 842-7886 Bainbridge fs., WA 98110 checked KEN LONEY CERTIFlCATE N . 363 date 6/13/17 no. revision dote // C__{ / I J 1 ---T---EXISTING -T--- _-_ -- __LOT - C A __ -1� 1 r of I I t I I I I I 1 ❑Tr--Tf] 1 1 I I--- 1 I I I I 1 1 I I I I I I I I H TTrEh I I I I I I I I I I 1 1 1 1 1 1 1 1 I Iri_HI111LFri 1 1 1 1 `Cr 7 TT rrr1117 T-Trr; f-17,-I-f* a t''11-"A-1Tr4-r ASHLEY FURNITURE 65,21E SF USABLE AREA 58,S44 SF 1 ./ / / r / ( / / / �\ '5 • '.../ / // N. \ "< / / / N v / / , N \< / / N / / \ < / 5- v Nam- i EXISTING 10"-14" CALIPER OAK TREES TO REMAIN. \ FLOOR AND DECOR 88, 184 SF USABLE AREA & ,331 SF FFE=21.('m •\ \ u \ \ \ \ \ \ Y \ \ \ 5/ \ \ \ \- /^\ \\•\ \\/5"- 5 .- \ .5- \ 7-• .\ 1 / / , \ \ • / 5- \ :)/ \ / I\ <v\ / /� / '_ \ // \\ OAT \\ </ // // ' , / , \\ % y, 7_�� \5\ <, / / / / +' // ) <\ q .,� < / / , < \ v / / !e/ . \< / /+ / -\ \\ �? . `/� / / / 5• < / / \ ., / 7) EXISTING WHITE \N� \<`// / /, / \\ ROCK ROSE AND < / / / CEANOTHUS SHRUBS '. -/'< / / / TO REMAIN. ' "/ / / / ./ / / EXISTING SIDEWALK, \< ' V / 5 • \ \ \ • \\ \ ` 2" lodgqe ole stakes ion Into undisturb� • Stain brown / A' 47 {y PInc tree driven 1' d ground. Water basin with 2" mulch sidewalk Planting pit minimum) twice as wide of root ball and minimum 36" deep with Cornell University Structural Soil per Tukwila Municipal code. TREE PLANTING DETAIL No Scale rune diseased and broken branches Water basin with mulch -• � �Go led 11 _lill�ll� wOthanOUlll, fertilizge as regrrd, tw cne�sfzeooP rloot boll SHRUB PLANTING DETAIL No Scale NOTES Prune diseased and broken branches "Ghainlock" or equal tree tie material (I" width); nail or staple tree tie to hold vertically, loop each tie around half tree loosely to provide I" slack For trunk growth Curb I5Vglinazed planting pit acG 1/2 top5 oil, 1/2 native soli, water' thoroughly, fertilize Undisturbed soil I. Subgrades, including berms, to within I I/10th foot provided by General Contractor unless otherwise noted. 2. Subgradeshall be scarified or rototllled If conditions require. 5. 4" depth 3-way topsoil or equal h all planting areas. 4. Minimum 2" washed rock on top of Filter fabric In all planting beds. 5. All plant material shall be healthy, MI and conform to USA standard nursery stock latest edition. b. Plant material or size or kind not available moy be substituted only with approval of Landscape Architect or Owner. T. All mass plantings shall have trlangulor spacing. H. All tree pits shall be Inspected to insure proper drainage.. 9. Positive drainage shall be maintained. Mound planting areas minimum 6". 10. Landscape Contractor shall maintain site until final inspection and acceptance by Owner. PLANT UST Victoria Geanothus O Lonlcera plicate/ Privet Honeysuckle O Lavendula 'Hidcote'/ Hidcote Lavender • Hemerocallis 'Stella de Oro'/ / DayIlly NORTH Arctostaphylos uva-ursi / kinnlckinnik BOTANICAL / COMMON • QUANTITY Prunus cerasifera 'Kreuter Vesuvius'/ 6 Kreuter Vesuvius Plum Gercis canadensis / 3.7 Eastern Redbud Berberis a. t. 'Rose Glow' / Rose Glow Red Barberry Gystis x V:rictus / Ydiite Rock Rose SIZE 2" cal. 2" cal. Note: . Ins allation Includes removal of stakes one year after installation. 2. Adjust tree ties during establishment to allow for growth. • GROUND COVER SPACING DETAIL No Scale- Triangular Spacing 38 ✓ 5 gallon 4/ Geonothus VIctorla' / 4,' 11.1/ 34 22' 5 gallon 21" min 1 gallon I gallon I gallon 4" pots I2" o o. CONDITION 563 545 Fun it bushy Full $ bushy full $ bushy full $ bushy full 4 bushy full $ bushy 'CONFIRM ALL PLAN QUANTITIES LANDSCAPE PLAN SCALE: I"=30' 0 15' 30' 60' full job no. L-...ffrig. 1 -0T�� ( ` ` STATE OF WASHINGTOON REGISTEREDL.00 FR 4 DEC -ORE TUKWILA, WA RECEIVED AU6 17 2017 CommunityBainbridge De•+sloPment drawn KL MAIN STREET DESIGN LANDSCAPE ARCHITECTURE 9402 Tidal court (206) 9I2-7806- Is.. AA 98:70 Checked LANDSCAPE ARCHITECT 1/ �I�P�It) dTIIA)d date 7/27/17 no. revision dote CERINCkTTENENii 363 Sheet: LANDSCAPE PLAN L=I / / • / / N.� 1i— "4.44.J I' 1 I I I 1 1 I I I 1 1 1 1 1 1 1 1 `CJ ITTTI I -I 1� C `N A — — — I _ I - ---PARKING- - - _ I 1 1 I 1 1 1 ❑Tr--ii70 1 1 1 —J 1 1 1 1 1 1 1 N N/Trt' H 1 1 1 I I I 1 I I N111LFr1 I I iT,Tr`f-1I7;17*Lit 111�7#rr4 rr ASHLEY FURNITURE 65,219 SF USABLE AREA 58,944 SF \ ., / / ) / / \ <� -, </ / / / / / . ./ / / / `\ .< / / n . . / / EXISTING TREES FLOOR AND DECOR 88,184 SF USABLE AREA 86,331 SF FFEr21.60 ` ` ` ` %i \ \ \\ \• X> \ V \ ) N \• 1 / / / N \ , 1 / / ` \ ss S 1\ v\w// // / \\\\ / / /`T'` \\✓ 0 • c /)/ ////\ \ Fti <,////\ / T�� <�/ / / // ,/ //,? <\ \\ ` <v/ / / \ - \ • • \ \ / / \ ((/ N `< / / / \ \ / / N \ ./ / /) \ N. \< / / \ N. / / / v / NOTE IN FIELD AINUSTME 'T,5 (1A"( / BE REQUIRED-1lN HEACS4ND,/ LINE LOCATION$NTO AVOIP< / EXISTING TREE ROTS, v / LIGHT POLES, VAULT$', AND �< ASSURE 100% COVERAGE, OF ALL PLANTING AREAS. `-„ 0 r— Finish grade/ Top of mulch Pop-up prey sprinkler w/ plastic MPR nozzle 1/2-Inch male NPTx .490 Inch Barb Elbow 12' Nipple or Funny Pipe C Schedule 40 Tee or Ell JRlction box pve schedule 40 1/2-Inch male NPT x .490 Inch to power supply Barb Elbow P/C Lateral Pipe POP-UP SPRAY SPRINKLER No Scale 69 Select backfll remove rocks, debris and sharp objects PVC Class 200 sleevIng twice size of pipe Lateral or Malnllne SLEEVING DETAIL No Sale Sato Valve Porcrkiinter blowovtve lien schedule Ics' pp vt schedule 40 onault and flt1Ngs tyres to remote controls valves tAIL:IMOUNT CONTROLLER Finished grade Select bxkfill, remove rocks, debris and shorp objects PVC Class 200 Lateral PVC lne class 200 Main TRENCHING DETAIL No Scale Pressure Reducing Valve, 8 required Master Valve, If required --Double Check Valve Stub out Prom Domestic Meter, or separate irrigation meter POINT OF CONNECTION No Scale IRRIGATION SCHEDULE SYMBOL O -6 11 of 2s TA 54 m -c1) 015 0 b tJ a m Z DESCRIPTION P/C Mainline RAINBIRD 1800 MPR 15' SERIES 6" POP-UP RANS:RD :SOLI I o'—'—ix 12'' SERIES 6" POP-UP RAINBIRD 1500 MPR 10' SERIES 6" POP-UP RAINBIRD 1800 1-1PR 8' SERIES 6" POP-UP RAINBIRD 1800 MPR SIDE STRIP POP-UP RAINBIRD 1800 MPR END STRIP POP-UP RADIUS GPM 15' 10' 8' 9'XI8' 4'X30' AXIS BSH 130H 0.1SH 052H 1.73 1.21 061 Valve Wires PSI 30 30 30 30 30 30 30 RAINBIRD PEE/ SERIES PLASTIC VALVES RAINBIRD ESP MODULAR SERIES 6 STATION CONTROLLER - CONFIRM LOCATION WITH OWNER ® PONT OF CONVECTION: SSTATION ®GPM IRRIGATION METER FEBCO 850 DOUBLE CHECK VALVE QUICK COUPLER VALVE 1-1/2" ,MAINLINE, PVC SCHEDULE 40 LATERAL LINE. PVC CLASS 200 SLEEVNG, PVC CLASS 200, MINIMUM DOUBLE SIZE OF LINE. o CONFIRM FXACT LOCATION,CF P.OL, CONTROLLER AND WATER PRESSURE AT PAL. o ALL VALVES IN 'AMETEK' OR 'CARSON' BOXES SET AT FINISHED GRADE. o ALL WORK PER PLANS, LOCAL CODES AND MANFACTURER'S SPECS. o PRESSURE TEST BEFORE BACKFILLING. o PLAN IS DIAGRAMMATIC. ADJUST LINE AND HEAD LOCATIONS AS NECESSARY TO ASSURE PROPER COVERAGE AND CONFORM WITH ACCEPTED CONSTRUCTION PRACTICES. IRRIGATION PLAN SCALE: I"=30' NORTH 0 15' 30' .0' NOTE IN FIELD INVESTIGATION WILL BE REQUIRED TO CONFIRM LOCATION/ CONDITION OF EXISTING METER AND DOUBLE CHECK VALVE, AND IF IT MAT BE RE USED FOR NEW SYSTEM. � drown KL MAIN STREET DESIGN LANDSCAPE ARCHITECTURE 9402 Tidal Court Bainbridge le., t 98110 (206) 842-7886 checked date 7/27/17 no. revision dote Eft GE/11 41E61E N . 363