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Permit L02-039 - NEWTON ASSOCIATE ARCHITECTS - BRICKLAYERS ASSOCIATION DESIGN REVIEW
This record contains information which is exempt from public disclosure pursuant to the Washington State Public Records Act, Chapter 42.56 RCW as identified on the Digital Records Exemption Log shown below. L02 -039 Newton Associates Architects 1520852 nd Avenue South RECORDS DIGITAL D- ) EXEMPTION LOG THE ABOVE MENTIONED PERMIT FILE INCLUDES THE FOLLOWING REDACTED INFORMATION Page # tode Exemption = Brief Explanatory DeSctiptiop �t�tutel ule The Privacy Act of 1974 evinces Congress' intent that Personal Information — social security numbers are a private concern. As such, individuals' social security numbers are Social Security Numbers redacted to protect those individuals' privacy pursuant 5 U.S.C. sec. DR1 Generally — 5 U.S.C. sec. to 5 U.S.C. sec. 552(a), and are also exempt from 552(a); RCW 552(a); RCW disclosure under section 42.56.070(1) of the 42.56.070(1) 42.56.070(1) Washington State Public Records Act, which exempts under the PRA records or information exempt or prohibited from disclosure under any other statute. Redactions contain Credit card numbers, debit card Personal Information — numbers, electronic check numbers, credit expiration 237 DR2 Financial Information — dates, or bank or other financial account numbers, RCW RCW 42.56.230(4 5) which are exempt from disclosure pursuant to RCW 42.56.230(5) 42.56.230(5), except when disclosure is expressly required by or governed by other law. L02 039 BRICKLAYERS UNION HALL 1520852 AV S DR .....urc ...�i(y� .ci..q.r�...✓�i. ivaiy+n +:..:i` +e..w iYwifaHH:v�r r«iiw!!.'iJ}Wxk,. `n'Q4ex ^ 6` id�wS wF>' ilNi:l ia' FYfkici: tvai: iw: w. tmu" MM1eY.' �iairiYiaL4UArhYVm' CR41NiS'. Y411 :tC:..:h1.r:L'.+.w:+2:+l::n; v.� Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION /, t- /E. HEREBY DECLARE THAT: Notice of Public Hearing Project Number: Log-03? Determination of Non - Significance Person requesting mailing: Lee Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of. Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 ) Other N OTict= 00 tC-11 ,A • Was mailed to each of the addresses listed on this 25m day of / in the year 20 CO P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM z F- W O 0 U 0 W W t n � w 0 U_ a I el � z 1— 0 w uj U 0 — � F- w W o o w z co o z Project Name: 8470K,LAy1=,P6 Project Number: Log-03? Mailer's Signature: 1-'6'7. Person requesting mailing: Lee Was mailed to each of the addresses listed on this 25m day of / in the year 20 CO P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM z F- W O 0 U 0 W W t n � w 0 U_ a I el � z 1— 0 w uj U 0 — � F- w W o o w z co o z City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director February 28, 2003 NOTICE OF DECISION TO: Margaret Newton, AIA on behalf of the Bricklayers' Beneficial Association, Applicant King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. PROJECT INFORMATION Protect File Number: L02 -039 (Design Review) Applicant: Margaret Newton, AIA, on behalf of the Bricklayers' Beneficial Association Type of Permit Applied for: Design Review Project Description: Board of Architectural Review approval of a proposal for development of a 10,000 square foot office building that will serve as the Bricklayers Union Administrative office and meeting hall, as well as commercial lease space, with associated parking and landscaping. Location: Associated Files: Comprehensive Plan Designation /Zoning District: 15208 52nd Avenue South E96 -0019 (SEPA Determination) Office ("0") II. DECISION SEPA Determination: The City SEPA Responsible Official has determined that the project, as proposed, does not create any new significant environmental impacts from those previously considered under the Determination of Non - Significance (DNS) issued on August 22, 1996 under E96 -0019. Decision on Substantive Permit: The Board of Architectural Review has determined that the application for a Design Review complies with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to any conditions which are set forth in the Decision. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review's Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to Page 1 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. 1. The name of the appealing party. 3Grct/(k Department of Community Development City of Tukwila IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by March 14, 2003. 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: 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. V. APPEAL HEARINGS PROCESS The administrative body hearing the appeal is the Tukwila City Council. The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the City Council based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The City Council's decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Deborah Ritter, who may be contacted at 206 -431 -3663 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. Page 2 HEARING DATE: NOTIFICATION: FILE NUMBER: ASSOCIATED PERMITS: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: STAFF: RECOMMENDATION: ATTACHMENTS: City of Tukwila Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE PLANNING COMMISSION /BAR Prepared February 11, 2003 February 27, 2003 Notice of Application mailed November 26, 2002 to surrounding property owners and parties of record. Notice of Hearing posted and mailed February 13, 2003 to surrounding property owners and parties of record. Notice of Hearing published in Seattle Times February 14, 2003. L02 -039 (Design Review) E96 -0019 (SEPA) Margaret R. Newton, AIA on behalf of The Bricklayers Beneficial Association BAR approval of a proposal for development of a 10,000 square foot office building with associated parking and landscaping. 15208 52nd Avenue South Office CO") Office ("0") Determination of Non - Significance issued August 22, 1996. Deborah Ritter, Senior Planner Approval A. B. C. D. E. F. Applicant's Response to Design Criteria Full Plan Set Color Elevations 8W x 11" Reduced Plan Sheets SEPA Determination of Non - Significance Color & Materials Board (to be presented at hearing) Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Staff Report to the Bricklayers Union Hall Planning Commission/BAR L02 -039 VICININTY /SITE INFORMATION Project Description: FINDINGS z • Z w 0 O 0 N o J = H U) u_ w 2 a • a gravel parking area on the northern portion of the site; = w ♦ Fr n,,n access road nn • 9 paved r� downward from the parking area . to .. lower graded O w ~ • a retaining wall running along the entire south property line and also along the v o southern half of the eastern property line; and 0 • a six -foot high chain link fence running along the entire eastern property line. = 0 h u z The Applicant is proposing the development of a 10,000 square foot office building with 51 parking spaces and associated landscaping. The upper floor of the building will serve as the Bricklayers Union administrative office as well as commercial office lease space. The lower floor will serve as a meeting hall for the Bricklayers Union. Existing Development: The site is approximately 56,000 square feet in size and is zoned Office ( "0 "). The parcel is vacant but was partially graded in connection with an earlier proposal known as the 52nd Avenue South Building. Although some initial improvements were begun in 1999 under that earlier proposal, the building was never built. These improvements include the following: area in the northeast corner of the site; Surrounding Land Use: iui The properties to the north and west are zoned Office CO") and contain office buildings. v The property immediately south of the project is zoned Regional Commercial Mixed -Use 0 f- ('RCM") and contains an office building. The site is bounded immediately on the east by z the southbound 1 -5 off -ramp to Southcenter Boulevard and immediately on the west by 52nd Avenue South. Topography: Prior to the development sitework in 1999, the parcel gradually sloped downward from northwest to southeast with grades varying from 5% to 20 %. At present, the northwest quarter of the site remains relatively level. However, a steep man -made slope is located near the center of the site, running in a north -south direction. V ege ta tion : The site contains a scattering of trees around the perimeter with some associated blackberry and other weeds. All existing trees have been evaluated by either the project arborist and /or the landscape architect. All significant, healthy trees will be retained and incorporated into the proposed landscape design. BACKGROUND The application for Design Review was submitted on August 15, 2002 and was deemed to be complete on November 22, 2002. The Notice of Application was posted and mailed on November 26, 2002. Although two comment letters were received on December 10, Page 2 Response: Staff Report to the Bricklayers Union Hall Planning Commission /BAR L02 -039 2002, both letters requested information outside the scope of the Board of Architectural Review hearing (i.e., requirements associated with storm water systems, traffic concurrency, SEPA, the Uniform Building Code, street improvements and existing easements). DECISION CRITERIA — DESIGN REVIEW Per TMC 18.18.070, design review is required for all commercial structures in the Office zone that are 5,000 square feet or larger. In the following discussion, the Design Review criteria are shown below in bold, followed by staffs comments. For the applicant's response to the criteria, see Attachment A. 1. Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to the site. Response: The proposed office building will be placed into the existing slope in the center of the site. The building's design and placement will provide for a logical site circulation pattern, facilitating pedestrian access and incorporating required landscaping. Primary access to the building is provided from 52nd Avenue South. A secondary entrance on the south side of the building allows for independent access to the meeting hall on the lower level. A sidewalk and associated planting strip will be continued along the west property line, aligning with that of the properties to the north and south. A landscaped pedestrian stair and walkway links these two exterior entrances. The site slopes downward from northwest to southeast. The site topography, landscape design and parking lot layout all serve to provide a visual buffer partially screening the parking areas from the street and the adjacent properties. The 51 proposed parking spaces satisfy code requirements for 40 spaces while accommodating a recorded parking agreement for 10 spaces with the property to the north. Service areas are located at the rear of the site to reduce their visibility and enhance site circulation. The building's height (as viewed from the eastern side) is 33 feet, which is less than the 35 foot maximum allowed by code. Although there are no restrictions on the amount of lot coverage in this zone for this type of use, the proposed building footprint will only occupy 9% of the total site. 2. Relationship of structure and site to adjoining area. a. Harmony of texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. c. Public buildings and structures should be consistent with established neighborhood character. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The positioning of the building on the slope allows it to stay in keeping with the scale of the surrounding buildings. The western side of the building (facing 52nd Avenue) is one - story in height while the eastern side of the building is two -story. The building design Page 3 Staff Report to the Bricklayers Union Hall Planning Commission /BAR L02 -039 continues the rectangular and horizontal lines of the office buildings in the immediate area but is softened by the use of a hipped roof. The landscape design satisfies the requirement for perimeter landscaping along the sides and rear of the site. Existing, healthy trees will be retained along this perimeter, enhancing the streetscape and helping to create a Tight visual separation between uses and zoning districts. Pedestrian walkways wrap around the north, west and south sides of the building, providing a variety of access points from the parking area to the different building levels. Service areas have been located to the rear of the site to prevent site circulation conflicts. Vehicular access will be one -way through the site, entering at the southwest corner, proceeding in a "C" shape around the building and exiting at the northwest corner. This strategy takes advantage of existing site topography and sight lines to reduce potential traffic conflicts when entering and leaving the site. 3. Landscaping and Site Treatment. a. Where existing topographic patterns contribute to the beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards, and other places which tend to be unsightly should be accomplished by use of walls, fencing, planting or combination. g. In areas where general planting will not prosper, other materials such as fences, walls and paving of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Response: The site design responds to the natural slope of the parcel while providing views of Mount Rainier to the southeast. All planting materials have been carefully evaluated for appropriateness based on their placement, form, habit and cultural requirements. To protect plant materials from car - related damage, wheel stops will be provided along the interior and exterior perimeters of the parking area. Service areas have been screened and located to the rear of the site to minimize site circulation conflicts. Pole fixtures will be provided around the building and parking area for safety lighting. All lighting standards and fixtures will be of a design and size compatible with the building. The applicant has verified that no direct illumination or light pollution will occur off -site. 4. Building Design. a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. c. Building components such as windows, doors, eaves, and parapets should have good proportion and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious with bright or brilliant colors used only for accent. Page 4 • Response: Staff Report to the Bricklayers Union Hall Planning Commission /BAR L02 -039 e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The proposed design is similar to projects in the surrounding area by virtue of its shape and size and its location in the slope. Although the building style is contemporary, its design features contain elements of more traditional gabled structures. The building footprint is modulated, providing a variety of visually interesting indoor and outdoor spaces. The landscaped bridge at the western entrance and a sunken shade garden - courtyard below creates depth and modulation in the front facade. A second courtyard and a roof deck are located on the east side of the building. A gabled roof and brick columns punctuate entries. The south and east facades employ arched entries to distinguish the separate meeting hall function of the building. The deep matte green hipped roof has multiple angled planes on different levels, providing additional articulation. Other design features include the use of a terra cotta blend brick facing with a continuous pre -cast "stone" lintel in a horizontal band below the roofline. Visual interest is created by subtle variations in the shape of the window treatments. The two proposed wall signs meet sign code standards as to size and location. Rooftop screens will block any views of mechanical equipment. The trash collection area will be located behind decorative gates which serve to screen the loading area at the rear of the site. All lighting fixtures will be of a design and size compatible with the building's size and design. Pedestrian pathways and courtyards will be lighted with low- voltage landscape fixtures. The applicant has verified that no direct illumination or light pollution will occur off -site. 5. Miscellaneous structures and Street Furniture. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: No street furniture or other miscellaneous detached structures are proposed. DESIGN REVIEW CONCLUSIONS Design Review Guidelines: 1. Relationship of Structure to Site: The proposed development has been designed to meet the functional requirements for this type of land use while being responsive to the special characteristics of the site. The building is in proportion to property size and has been set back a sufficient distance from the street to allow for adequate landscaping and circulation. Page 5 z = I' ;t- Z � w 00 N 0 U") z J u- w g? �' a t- z F I- 0 z I— U • 0 O ( II O I— O W L O ..z w U= O ~ Z Staff Report to the Bricklayers Union Hall Planning Commission /BAR L02 -039 2. Relationship of Structure and Site to Adjoining Areas: The proposed building's form and scale is in keeping with the existing development in the area. The site design allows a logical on -site traffic flow, reducing the chances of pedestrian- vehicular conflicts while accommodating and maintaining existing circulation patterns. Ample loading space has been provided in service areas. ~Z. Landscape and Site Treatment: � The proposed plant materials satisfy code requirements and are appropriate to their 6 c) location based on their form, habit and cultural requirements. The visual impacts of c.) co OD service areas and light fixtures will be adequately screened. U) =: F- 4. Building Design: N u- The building's exterior design is balanced, creating visual interest through the use of wO architectural detailing, facade modulation and lighting. The applicant has satisfactorily ga Q integrated the code requirements for lighting, screening and signage into the building and = site design. = W H 5. Miscellaneous Structures and Street Furniture: z F- 1- O No miscellaneous detached structures or street furniture are proposed. Z uj w . U DESIGN REVIEW RECOMMENDATION O N w u L Staff recommends approval of the Bricklayers Union Hall proposal as submitted. o . z Cu U = ; O H; z Page 6 „�,,;.. a >: .'":�..»"`,'...ni,� w.",�.a::?S�! is:��r':��'cw„«�ati:.tiv1�.�r- • : �,:. PLANNING COMMISSION AND BOARD OF ARCHITECTURAL PUBLIC HEARING MINUTES FEBRUARY 27, 2003 The Public Hearing was called to order by Chair Livermore at 7:00 p.m. Present: Chair, David Livermore, Vice Chair, Kirstine Whisler, Commissioners: Vern Meryhew, Bill Arthur, Margaret Bratcher, Henry Marvin, and George Malina. Representing City Staff: Steve Lancaster, Deb Ritter, and Wynetta Bivens. GEORGE MALINA MADE A MOTION TO ADOPT THE PUBLIC HEARING MINUTES FROM DECEMBER 12, 2002. HENRY MARVIN SECONDED THE MOTION; THE MOTION WAS UNANIMOUSLY APPROVED. Chair Livermore swore in those wishing to provide testimony. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: L02 -039 (Design Review) APPLICANT: Margaret Newton on behalf of the Bricklayers' Beneficial Association REQUEST:. Approval of a Design Review application for development of a 10,000 sq. ft. office building to serve as the Bricklayers' Union Administrative office and as commercial office lease space. LOCATION: 15208 52nd Avenue South, Tukwila, WA Deb Ritter gave the presentation for staff. She gave a summary of the decision criterias for Design Review. Staff recommended approval of the Bricklayers Union Hall proposal as submitted. Margaret Newton, for the applicant, shared some of the personal characteristics of the project and provided color board samples for the commissioners to review. Margaret also offered to answer questions. There were no further comments. Public Hearing closed by Chairman Livermore. The Commission deliberated. GEORGE MALINA MADE A MOTION TO APPROVE STAFF'S FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS FOR CASE NUMBER L02 -039 FOR A DESIGN REVIEW PERMIT. BILL ARTHUR SECONDED THE MOTION, ALL VOTED IN FAVOR. Commission Livermore called a five minute recess so the Sabey Corporation could set -up for their presentation. Public hearing reconvened. APPPRilr.CP 1 z re 2 6 ,J U 0 U 0 J H • w w 0 co • d I = W -- = Z � I- O Z �- 111 uj U O N o �- w w . L O iii z. O ~ Z Planning Commission Page 2 PLANNING COMMISSION PUBLIC HEARING CASE NUMBER: L02 -055 (Conditional Use) APPLICANT: Sabey Corporation REQUEST: Approval of Conditional Use Permit application to develop a 248,454 sq. ft. office building (including three floors of structured parking) to serve as the Seattle District office of the Immigration and Naturalization Service. An adjacent two -story parking garage for visitor parking will also be provided. LOCATION: 12500 Tukwila International Boulevard, Tukwila, WA Deb Ritter gave the presentation for staff. Staff recommended approval of the Conditional Use Permit with the following conditions: 1. The applicant will construct frontal improvements (curb, gutter, sidewalk, street trees, and bus stop with shelter) on the East Side of Tukwila International Boulevard, fronting the development, as a condition of the Certificate of Occupancy. 2. The Planning Commission's approval of this proposal is subject to WSDOT's approval of a traffic signal, bus pullouts on both sides of Tukwila International Boulevard and associated pedestrian crossings. However, if WSDOT approval is not obtained, appropriate pedestrian safety features will be required (subject to the approval of the City Engineer) as a condition of the Certificate of Occupancy. Jim Morrow, Director of Public Works, addressed highway improvements and answered questions regarding a mid - block pedestrian crossing and the bus shelter. Ralph Hagler, Vice President of the Sabey Corporation provided some background on the project. Sabey started the process approximately a year ago and subject to approval of the project, the earthwork will start in the early summer. Mr. Hagler stated it is necessary to start the project on the projected timeframe to coincide with phase II of the street enhancement, which is part of the Riverton Creek project. Sabey anticipates completion of the project in a maximum of 15 months. Therefore, the General Services Administration may be in occupancy of the building by mid - August 2004. Mr. Hagler also addressed the traffic signal issue, stating Sabey very much wants to have it in position. However, the Washington Department of Transportation (WSDOT) has the final say on the traffic signal. The Sabey Corporation is in negotiations with WSDOT regarding the traffic signal, to create a safe corridor. Greg Sherlock, a citizen, addressed his concerns regarding the intersection where Sabey is proposing to install the traffic light. Mr. Sherlock stated there is a bus stop in the vicinity of the proposed light where kids will be getting off the bus, which he is concerned about. He also stated that the left -hand turning lane would eliminate the ability for cars to go in and out of the apartment building. As he answered questions from Commissioner Arthur, Mr. Sherlock stated he had spoke specifically with the City engineer regarding the turn lane. From his understanding the City Engineer said there would be some type of cement raised curving in the left turning lane. Mr. Sherlock asked the Planning Commission to see to it that the City addressed his concerns. Bob Burnhardt, the property owner on the other side of the detention pond stated the project is a good idea. He talked about the vegetation, stating the 13 fir trees surrounding the detention pond would make a better barrier then the 3 or 4 foot high shrubs intended around the detention pond. He stated that he would be happy if the pond could be made a little smaller to insure that the fir trees are kept. Mr. Burnhardt's last comment was "I think you should pass this" . Mark Weisman, President of Weisman Design Group, addressed Mr. Burnhardt's comments stating his company has conscientiously worked to save as many trees as possible. Mr. Weisman stated due to the amount of grading that P: \Planning Commission \Minutes \2- 27- 03.doc T 1 Planning Commission Page 3 Commission Arthur raised a question regarding location of property line. Rebuttal: they are unable to save some of the trees. However, they can look at adjusting and planting some larger evergreen trees. Mr. Weisman said the primary concern is to achieve life safety. Ralph Hagler pointed out where the property line is between the Sabey property and the Burnhardt property. He also pointed out the complexity of the slope. Bob Fadden, architect and consultant for Sabey Corporation pointed out the property line that runs through the large mass of wooded trees, stating the impact off -site is fairly minimum. He stated one of the challenges was some of the City's policies on how to shape ponds, which restricts Sabey on the way they are developing the pond in the area. Gina Neilson, a citizen, indicated she spoke with Deb Ritter and the Public Works staff regarding her concerns. Ms. Neilson addressed an extensive list of issues, following are a portion: compatibility with existing neighboring property and zoning; a huge building in a residential area; lights on in the middle of the night causing glare from the inside of the building to shine into the neighborhood; generators creating noise and pollution; minimum separation provided; shrubs that will not provide a barrier; no balanced combination of visual and ground coverage; impact to the existing wild life habitat; the proposal that went out to the residents in January showed the detention pond going underground to accommodate more parking; safety; plans do not adequately represent the site as it exist, it does not list the amount of evergreen trees; little consideration given to service entrance; break in the retaining wall on south side of property, would like to see a continuation; need for increased landscaping; would like to see some consistency; no buffer between the MIC/L and the LDR zones; property value and the potential for the owners decreased ability to sell because it is adjacent to the Sabey structure; less desirable to future development. Ms. Neilson stated the project as a whole is a very attractive building that would bring good things into the City of Tukwila. She also said she is impressed with DCD, Public Works, and the developers' efforts to go above and beyond expectations to work with the community. Ms. Neilson ended by saying not all efforts were taken to minimize impacts and she hopes her issues will be considered before a Conditional Use Permit is issued. Deb Ritter addressed Ms. Neilson's issues and concerns. She gave testimony reiterating that the applicant had met or exceeded all standards and code levels. She also answered questions. Mark Weisman addressed the site plans and the design team's efforts to separate the building from the residence. He also addressed issues of the parking lot, tree screening, location of vegetation, compatibility, separating the residence from noise, as well as the fact they exceeded code requirements. Mr. Weisman pointed out the vegetation area and also, answered questions for the Commission. Gina Neilson raised a question about impacts of car lights to residential area to the East. Haynes Lund, Project Architect, Sabey Corporation, addressed Ms. Neilson's concerns saying car lights would be above roofs of houses. Greg Sherlock stated he would prefer evergreen trees be used for screening since they will be in his line of sight. He also provided photos taken at the Intergate West Campus, showing tree examples. Mr Sherlock requested the Planning Commission recommend there be no emergency testing after business hours. P: \Planning Commission \ Minutes \2- 27- 03.doc Planning Commission Page 4 There were no further comments. Public Hearing closed by Chairman Livermore. The Commission deliberated. P: \Planning Commission \Minutes \2- 27- 03.doc HENRY MARVIN MADE A MOTION TO APPROVE STAFF'S FINDINGS, CONCLUSIONS, RECOMMENDATIONS, AND CONDITIONS FOR CASE NUMBER L02 -055 FOR A DESIGN REVWW PERMIT. BILL ARTHUR SECONDED THE MOTION, ALL VOTED IN FAVOR. Chair Livermore called a five minute break. Public hearing reconvened. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: L02 -056 (Design Review) APPLICANT: Sabey Corporation REQUEST: Approval of Design Review application to develop a 248,454 sq. ft. office building (including three floors of structured parking) that will serve as the Seattle District office of the Immigration and Naturalization Service (INS). LOCATION: 12500 Tukwila International Boulevard Applicant is also seeking Special Permission Signage approval for the size and quantity of the information signage proposed for the site. Deb Ritter gave the presentation for staff. Staff recommended approval as submitted. She also answered questions. Bob Fadden and Mark Weisman answered questions regarding ingress, egress, signage, and landscaping. Commission Malina suggested INS be encouraged to operate the testing of their generator between 8 to 5. Deb Ritter stated generator - testing schedules are required upon installation before Certificate of Occupancy is allowed. Ralph Hagler stated the majority of their traffic would occur at the INS building from 8 to 5 and in the evening there will be about 20 personnel on staff. Mr. Hagler stated Sabey would be more than glad to accommodate the testing schedule, to make sure they are in compliance. Commissioner Bratcher wanted to know how bright the 2 -foot candles are at the property line? Ralph Hagler said, he would provide that information. Mark Weisman stated 2 -foot candles would be considered a safe level of lighting without a glare. The proposed lighting would also be angled to the ground. Mark Weisman commended staff on their guidance and work with Sabey on the project. He referred to the plans displayed at the public hearing, stating they were the result of the "entire teams" effort, the City and the Applicant. Mr. Weisman talked about the challenges, the quality of materials and work, employee spaces, and the excitement in creating such a nice project. Planning Commission Page 5 Bob Fadden echoed Mr. Weisman's comments. He also stated it was a pleasure working with staff on such a classy design. It was reported that well over 1000 hours of effort went into the project, which was a joint commitment to create a project everyone could be proud of. Ralph Hagler echoed the design team comments. He thanked the Planning Department and Public Works. Mr. Hagler stated this project represents a $40 million capital investment for the Sabey Corporation. He directed his comments to citizens present, informing them Sabey has tried to be sensitive and a good neighbor. He apologized for any inconveniences caused in the past and stated Sabey will try to minimize inconveniences in the future. He deferred a question regarding "armory and storage area for tactical equipment" from Commission Marvin, to the Director of the Immigration and Naturalization Service (INS). James Gronewold, Assistant District Director of INS stated they are excited about the opportunity and the possibility of moving to Tukwila. Tukwila is considered as ground zero, in terms of the population that they serve. The INS is the largest law enforcement agency in the world. A number of agencies are housed in the facility, one of which is the detention deportation office. There is a requirement for firearms training for officers, which is housed at the facility. There are certain requirements for Federal law enforcement agencies to have a certain number of rounds of ammunition on site available. This facility would be the distribution point for the INS 35 plus locations for Washington and Idaho. A number of the rounds of ammunition are used for officers in this area to do their firearm qualification training. The detention facility will be a processing area for aliens. Mr. Gronewold stated security is state of the art technology and the aliens will always be in custody. Mr. Gronewold stressed this facility is not a detention center, but is only a processing center. The majority of the work will be done during the day, between 8 to 5. The sleeping area on -site is an INS requirement, due to the amount of people arriving and possible time of arrive. Greg Sherlock stated he did not realize the facility would have holding cells and that it concerns him. He submitted another picture pertaining to planting evergreen trees. He also, expressed recognition that the Sabey Corporation has worked hard, but stated as a homeowner that his concerns are important to him. Bob Burnhardt addressed security and the possibility of aliens escaping. He wanted to know what would keep them inside the area and if there was going to be a fence? He stated he would like a chain link fence around the area on the side of the residential area. He also addressed the noise from the generators in the middle of the night. Gina Neilson gave additional testimony, which she stated was a repeat of her previous testimony. However, she did ask for clarification on the armory on the INS site. She raised questions regarding the frequency of processing and where on -site processing would occur, and when. She addressed the lighting issue and the roof top noise, requesting any screening is maximized beyond requirements. Commissioner Livermore suggested Code Enforcement address the noise issue. Mark Weisman stated he appreciated and respected the residents' comments. However, the applicant feels they have exceeded the code. There will not be a fence around the property, but the pond will be fenced. Bob Burnhardt requested signs be posted in multiple languages. His request was opposed by Commissioner Malina. James Gronewold addressed Ms. Neilson's question regarding the armory on the INS site. He stated there is probably more weapons in a local gun shop then in the INS building. Commissioner Livermore called a conclusion to public testimony. P: \Planning Commission \Minutes \2- 27- 03.doc a Planning Commission • Page 6 There were no further comments. Public Hearing closed by Chairman Livermore. The Commission deliberated. of the noise on the rooftop of the buildings. Commissioner Whisler stated she hopes that staff and Code Enforcement continue to work with the citizens when they have problems. J U Commissioner Meryhew made a personal recommendation to Steve Lancaster that Code Enforcement determine the cause u) 0 cn w J 1 N u- w 2 Bill Arthur stated that he hopes the operation of the building is held to standards within the code. He requested that the g Sabey Corporation address any problems that may arise. He also stated he would like to Sabey to accommodate the u) m landscaping request for more evergreen trees, if it's not too far out of line. H w GEORGE MALINA MADE A MOTION TO APPROVE STAFF'S FINDINGS, CONCLUSIONS Z > I— 0 O RECOMMENDATIONS, AND CONDITIONS FOR CASE NUMBER L02 -056 FOR A DESIGN REVIEW z I— PERMIT AND A SPECIAL PERMISSION SIGNAGE. HENRY SECONDED THE MOTION, ALL ? o VOTED IN FAVOR. 8 cu O 0 (— Director's Report = w • Announcement of a new Code Enforcement Officer - U • City Council adopted a significantly revised Noise Ordinance �'—' z • Announcement of a Joint Planning Commission and City Council workshop on 3/25/03. Ei — _ 0 Steve Lancaster, Director of Community Development, stated he would check into the noise issue. Commissioner Livermore opened the meeting for election of the year 2003 Officers. BILL ARTHUR NOMINATED KIRSTINE WHISLER FOR CHAIR AND GEORGE MALINA FOR VICE- CHAIR. VERN MERYHEW SECONDED. MOTION CARRIED, ALL IN FAVOR. Adjourned at 10:35 Respectfully Submitted Wynetta Bivens Administrative Secretary P:\Planning Commission \Minutes \2- 27- 03.doc z =1 '~ w - 2 z 1900065 /1_ State of Washington, Counties of King and Snohomish, RECEWED Affidavit of Publication FEB 2 4 2003 COMMUNITY DEVELOPMENT Daniel S. O'Neal being duly sworn, says that he /she is the Authorized Agent of Seattle Times Company, publisher of The Seattle Times and representing the Seattle Post- Intelligencer, separate newspapers published daily in King and Snohomish Counties, State of Washington: that they are newspapers of general circulation in said Counties and State; that they have been approved as legal newspapers by orders of the Superior Court of King and Snohomish Counties; that the annexed, being a classified advertisement, was published in: Newspaper The Seattle Times Publication Date 02/14/03 And not in a supplement thereof, and is a true copy of the notice as it was printed and /or distributed in the regular and entire issue of said paper or papers during all of said period, and that said newspaper or newspapers were regularly distributed to its subscribers during all of said period. Subscribed and sworn to before me this 20 day of February, 2003 Notary Public iiJnd for the State of Washington residing at Seattle '�eP;�ci�?iiwos 'dx r • n447 nc�..aw..•. -,:...* ,•:...auv,:a.�. ''PUBLIC HEARING NOTICE :; Notice' Is hereby. given.thct' the City of TijkwiIa PiaflnInQ Corn. mission and Board of Arcnitectu, rat Review will be holding b pub- lic hearing on February 27,2003 at 7:00 p.m. ..located at 6200 South - center. Blvd. to discuss the follow- BOARD!'0F +ARCHITECTURAL REVIEW.PUBLIC HEARING •;•i CASE NUMBER: L02-039' • (Design Review), ..,.. on be ha l f o th Bricklay �l Beneficial Association.:.:? :., .I REQUEST: `Approval of a Design Review. of application 1 0 ff ice building to serve aslhe Bricklayers'_Union Administrative office and as com- mercial office lease space:. LOCATION:' 15208 52nd 'Avenue South,.. '• PLANNING COMMISSION PUBLIC HEARING • , CASE NUMBER: L02;055_�; (Conditional Use) , + +,:,:, • ....i4. APPLICANT: Sober Corpora tion REQU EST: s: ` ok Co ridi- Ronal Use permit applteation develop a 218,151 s.f. off ice:bu �lo f ing.: including'.three ,:}IOOrs structured'. parking).to • serve as the Seattle District' office of the and Naturalization o • adiacent tws} ory parking Pa rk- n9,w�11 also be Provided. �• -.. LOCATION: 12500TUkwita In national Boulevard - BOARD OF "ARCHITECTUR REVIEW PUBLIC HEARING CASE NUMBER: L02 -056. �= Oesign Review)..-:::. APPLICANT: Sabey CorPOrot REQUEST: Approval of' Des Review application to develo • p a ng three floors of structured pa r- king) that will serve as the Sean District office of the Immigrat n i o nd.Naturnll:otion Service ;. LOCATION: 12500 Tukwila "! International Boulevard- '•_:c; Persons wishing 'to comment do so; written statement or by appep ing the public hearing. Info motion on the above cases may ° btalned at the Tukwlla,Plannl D The City' encourages to notify your neighbors and by the above items. ublished: • February. , 11; 2003. Seattle Times . .:., arking garage for i ter- /11 Ion ion 2 18,151 s.f. office building (Intl 1 ud- a I the above cases may by bo ng q es other cersons you believe wou ld P S . Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I, L 5'G. / -. HEREBY DECLARE THAT: X Notice of Public Hearing Project Number: I-- 0 2. — a 3 9 Determination of Non - Significance Person requesting mailing: DEEk5 Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mailed to each of the addresses listed on this 13 day of Fee in the year 20 CO P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Project Name: BRIc KLAYERS Project Number: I-- 0 2. — a 3 9 Mailer's Signature: L.. 64. Person requesting mailing: DEEk5 Was mailed to each of the addresses listed on this 13 day of Fee in the year 20 CO P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION 1 Margaret Newton, AIA has filed applications on behalf of the Bricklayers' Beneficial Association for development of a 10,000 square foot office building that will serve as the Bricklayers' Union Administrative office and meeting hall, as well as commercial office lease space, to be located at 15208 52nd Avenue South. Permits applied for include: Design Review (L02 -039) Other known required permits include: Determination of Non - Significance (E96 -0019) Development Permit Studies required with the applications include: Traffic Study Geotechnical Report An environmental checklist has been submitted with the studies identified above. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: PRE01 -032 OPPORTUNITY FOR PUBLIC COMMENT 1 You are invited to comment on the project at a public hearing before the Board of Architectural Review, scheduled for February 27, 2003 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call Deborah Ritter at the Department of Community Development at (206) 431 -3663. For further information on this proposal, contact Deborah Ritter at (206) 431 -3663 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: August 15, 2002 Notice of Completeness Issued: November 22, 2002 Notice of Application Issued: November 26, 2002 z Q '~ w J 00 to 0 wI w w o �? Ef2 = W z � I- 0 zr U� 0- c1- w 2C 0 U o ..z w U= O ~ z VIGINTY PLAN W No %ALE LEGAL DESCRIPTION Sw7 120 +c•rr x00015 ovine tOZET Loft RODnIUl0ST canna PT! OGSSTf.5 EARN KS •1+0Rre- NEEL ,10 - PARIT6 AREA N AL'S r1OH5l 711AT PORTION OF TRACT 1. BROONVAI2 GARDEN TRACTS. ACCORDING y0 TH! PLAT THEREOF. RECORDED IN VOLUM 10 or PLATS. 0AGE15) 11, IM RING COUNTY. As*IM0T0N. LYING EASTERLY Of 52115 AVENUE SOUTH/ Elan THE SOOTS 51 7777( AND 6X001 THAT PORTION THEREOF CONDEMNED IM RING axon, 53770(06 COURT CAUSE MUr0ER 556221 FOR 'HMOs, STATE HIGHNAY NO. 1 TAI PARCEL HONKER 115120 - 0010 - 03 PROTECT DESO1Im011 303140tCTIEN CITY Of TUNNILA BUILDING CODE 031ro71 BUILDING CODE - 1551 EDITION TONING 0 - orrlcE SITE AREA 61.576.04 SF 61.01 ACRES) BUILDING POonottn 5.566 Sr TOTAL GROSS BUILDING ARIA 10.0)) Sr OCCI RAMOT MIRED -ESE: FIRST 37: 0 B - arras 15.551 3f GROSSI E¢NT: A B7S -) ASSENNLY 11.160 sr cow coosnrocnott TYPE V - 1 HOUR 10110110 BUILDING REIQIT ALLOYED BUILDING NEIGHS PROPOSED 20'. 0)/6 TIRE PROTECTION FOLLY SPNINEL1ED PARSING 00001010 40 STALLS TOTAL: orrt0E: 15.553 ST /10001 •) - 16.7 STALLS A)SE11: 3.313 Sr 2 100 - 33.1 STALLS PANNING PROPOSED 51 STALLS I36 TOLL • 15 CoMRACT . 2 ADAI "Devour O1,1146 .. o °P'' — 'gra e - -ovine 0000.0 4D DIDDEM C.D. CD. MCC rAE616 r r ow e>rmAa ( 5.a 1 's 00-17 } E. I20T51T r - 471 1 STe OWNS u7C. 52.51 AVENUE SOUTH 11117D1Te 010100 SITE PLAN NORTH f - ZQ NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. v 70510)4 0306x5 ALL o05ne 1D 7 Anrn l---- DOC 5.07.20 2EM0e WALL oea 'arum 1)D5 ALrti W/ ovine STn1IS 7075* e 5W:1f0 WPer uarr ETON A550GATE5 AKCATEGT5 CCID7Cm 5G M A -1.1 r WVZ-V 6 § g • CrIVAIrd AIIP. NOI1VAD1D Hino-, '021.,M WWI* 01,11 ril.45.1 - hatia14.1•NO icy:. */,.. 4 • 1--, t • • f• • 1L• _______ CkberZt Mil "A MACHU t 1.1 rt1516 YM • ••110.5 ••••0S .114 1..3 1011 . ..I Vox hpj ,1511l-4 voed deg1 914 A /nustx , Nal vat-raw.9...ftval. W NalivAvia Jtl NOLVAD1] 1-11NON r.,7.Va.1 44,7 MESIIIM111111111111 2.4 14 - '1 071.411 pa= 41.1.0 4 - 02,1: u• • 4.202 4.••••0. 11•1••••• •102-42210320 1 1.04 f. 109 .flad ,thv-rS1 t a Va*. j.= 1114 47.1 •44.0.1( a.nmi 140.2.2002•10601 - ,100•1■4` 1.0:4 -;••••.,'''•■•• - ca■rg cno. 4734.1har4 Al24 alwan ovvs. NOL1VAD1D _LGDAN 0 • • ■72 NOI1VAD1D 1GVD V,71+IVO "1.4 an • 4.77 -rns 1,1 nov.41 ~WO Inlat.tt >Oat VIA.1 1 cr4.14 /LYN •0). fa.ealetV • 7• *tr'q vrd ". 7hYN ) iiiii.46;07 c --- ---_—_-1--•- 1 ! •,-.: _•,....' .,_. .... -" . - - , 7 7 .,' ',:f.;77....v.r3r. ---,----=-1 , y V'..,0 ”i• 22 0 4.7, Xv.o7 .41.71 'WC: ..... .... ...Q.., 'Mil _ ,, 4.111:41307•0 1,1•01 01 Ltig. =7:8•47,' , 1111.7.'4,14gikii0t 2 ,........y...4. - 1 . Vt. , _ aliworon _ _ _ . _ _"_"Nantef " _ _ re~a -MN-wave, veaa,. l i .. il ii:1.,7,. — iitiffikZiliga—■11111Mr mitimtEstmi sopito.,..241111 •, WW1 U101 P.5!:,c WM I MOM .It t • \ - -J...., ••1••• • • 1,2. .12 0 •4 .4■141.• NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR - MAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. rat2247rai • t 70,29 State of Washington County of King City of Tuk,vila CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E - mail: tukalan(mci.tukwila. wa.us AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) 1 a ja t=1ZT P c� v r'EiT� (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on a -13 - 03 the Public Notice Board(s) in accordance with Section 18.104.110 and the other applicable guidelines were posted on the property located at 15acA 52nd Eo C so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number LO a- 03 9'. • I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. Pc+,0 Applicant or Project Manager's Signature On this day personally appeared before me Robert W Power 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 this 12th day of February 1\ lA I'' ° wO AR • • - (p PUBUG !. e witit f ltIrmAltimsu .11Art fti.t -l/'n J NOTARY PUBLIC in and for the St to of Washington residing at Edmonds My commission expires on 2/1/2005 , 2003 From : NEWTON ASSOCIATES ARCHITECTS PHONE No. : 206 363 5806 Feb.07 2003 11:35AM P01 To: 1)eb Ritter COMPANY: Tukwila Dept. of Corn. Development PAX Nt /MI3UR: 206.431.3665 PJ IONB NUMBER: 206.431.3663 Ric: .' NEWTON ASSOCIATES ARCHITECTS NC >TI :S /C:OM M HNTS: Deb: Bricklayers — Negotiations w /Johnson Braund Design Group Margaret I will give you a call shortly. FACSIMILE TRANSMITTAL SHEET PROM: Margaret R. Newton DATB 2/7/2003 TOTAL NO. OP PAGES INCLUDING COV L:R: 4 SENDER'S REI'LRENCE NUMBER: YOUR REFERRNCR NUMIIILR: FEB 0 7 2003 COMMUNITY `( DEVELOMENT ❑ URGENT ❑ FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYC:I.E I met with the Bricklayers Wednesday afternoon. The attached letter from Johnson Braund had just arrived that day. It appears that they are satisfied with the location of the designated parking stalls as long as an additional sidewalk is provided. Regarding the shared landscaping, my client has not communicated your determination that. the design as presented in their earlier sketch would be considered an insignificant change and could be handled administratively. It is possible that this information may change their desire to make a presentation to the commission. I would like to discuss this with you prior to making any recommendations to my client about. a response to Johnson I3raund. 12213 DENSMORE AVENUE NORTH, SEATTLE, WA 914133 VOICE: 206.363.5806 PAX: 206.364.6496 'wL From : NEWTON ASSOCIATES ARCHITECTS PHONE No. : 206 363 5806 Feb.07 2003 11:36AM P02 February 1, 2003 Mr. Laird Donaldson, Secretary 13ricklayers Beneficial Association 6770 E Marginal Way S., Bldg C Seattle, WA 98108 RE: BRICKLAYERS' (BBA) PROPOSED OFFICE BUILDING TUKWILA, WA Dear Mr. Donaldson J (31111 S()11 13rc11 l ll(.i DESICN Thank you very much for your letter and the willingness of the Association to address the security issues we have concerning the location of JBDG's proposed designated parking stalls. With the relocation of the designated stalls to the westerly portion of the lower parking lot, this does resolve our security concerns as to proximity. We would recommend that a sidewalk also be installed on the north side of the southerly drive. This will give our staff a clearly designated walking surface without the need to walk in the drive or use your internal site stair system. (I have attached a sketch of the sidewalk location.) We also appreciate your willingness to support our proposed alternative landscape plan along your northerly property line. As this is the "front door" to our offices, the ultimate solution is very important to us. We will make a presentation to the Design Review Board during the hearing of your proposed new office building explaining our desires for the landscape deviations. However, we will make it very clear our request Is a proposed "option" to be resolved with the staff, if the Board is amenable to the alternative design. It is NOT our intent or desires to hinder or delay the approval of your new facility. With the relocation of the designated parking stalls, the willingness of the Association In the future to re- evaluate the location of a few designated parking stalls to the north parking lot, and the inclusion of the sidewalk noted above, Johnson Braund Design Group Is 100% in- support of your proposed new facility. If the Design Review Board allows the staff to negotiate an alternate to the proposed landscaping along your northerly property line, then JBDG will provide the necessary 15200 52nd Avenue South Sulu: 200 Seattle. Washington 08188 Phone 206./66.8300 I'ox 206.760.8080 ,v,*r:.,:,'Itt.:.•.rn From : NEWTON ASSOCIATES ARCHITFCTS PHONE No. : 206 363 5806 documentation for this area at our cost. And JBDG will pay the "additional" costs for the landscaping beyond that which is included in the BBA's proposed landscape plan. Sincerely, JOHNSON BRAUND DESIGN GROUP, INC. ate1 Greg L. Allwine, AIA President ATTACHMENT 7 i Contracts& Profacts/ 2002ProJects/ 02J6JBDGOfce aldgDricklnyer3.aoc/gJa Feb. 07 2003 11:37AM P03 Page 2 February 1, 2003 z H 6 JU U O . N 0 u) W W = LL : w 0 �Q cn H W _. Z _� I 0 Z I— 2 • p O N CI W I I LL 6 Z 111 O I— z TALL Q TRASH AND REGYGLING BELOW °N ROOF .PECK pN NEW DUILPING 120' -0' RETANMJG WALL -\ EXISTNG POWER VAULT. VERFY I N LOCATION 1. UTLITYPOL = GOL TY 0 ,-4` ROOF ROOF G PLANTER ‘ r. GOUR - YARD t DRIGK SCREEN WALL r O O �-- EXISTNG GATGH BASIN I .t ♦t •$S..4 . ., .11.1.4 •• i. 2 4 FULL Si .2Es — - -" 6 GOMPAGT 10 STALLS rAK1N AREA #3 12 FULL 51ZE q COMPACT ADA VAN 22 STALLS 13'-0' - 0�' -7 WALKWAY AND 5TE RFMO F XI r1 IT N ( 5' WIPE SANTARY 5E176R EA515MENT EXI5TNG RETANNG WALL TRANSFORM€ 7'XTX5' PROPERTY LINES EXISiNG STREET U6HT NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. —Le ALIGN NEW WI EXISTING 51DEWAL -I< m I 0 a z m 0 z D N N O n -i m N C) rn m Enclosed: Margaret R. Newton, A.I.A Newton Associates Architects RECEIVED CITY OF TUKWILA Newton Associates Architects 12213 Densmore Avenue North JAN 1 5 2003 Seattle, WA 98133 Voice: 206.363.5806 z PERMIT CENTER Fax: 206.364.6498 z w TRANSMITTAL LETTER Date: January 15, 2003 w J H To: City of Tukwila o Lij Department of Community Development 6300 Southcenter Boulevard g Tukwila, WA 98188 C a Attn: Deborah Ritter, Senior Planner z � Ref: Design Review — Additional Submittal Materials - o Bricklayers Union Hall W w 15208 52 Avenue South o .o C O 1- w 1. List of responses to Tukwila comment letter —1 copy ▪ 0 . 2. Design Review Criteria (narrative) —1 copy o z 2. 1 set 8.5 x 11 photo reductions of large- format drawings listed below 2 _ P • 1 3. 3 sets revised drawings (24" x 36" U.N.O.): C1.3 Earthwork Plan C2.0 Grading and Drainage Plan L -1 Landscape Planting Plan A1.1(b) Elevations with Plantings A1.1 Site Plan A1.2 Basement Plan A1.3 First Floor Plan A2.1 Elevations A2.1(a) Site Elevations with Plantings (18" x 24 ") E0.0 Site Lighting 4. Landscape Architect Report: Tally & Kolb -1 copy 5. Letter communications between the Bricklayers and Johnson Braund —1 copy each of three letters Newton Associates Architects 12213 Densmore Avenue North Seattle, WA 98133 Voice: 206.363.5806 Fax: 206.364.6498 January 15, 2003 City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 Attn: Deborah Ritter, Senior Planner Ref: Bricklayers Union Hall 15208 52 Avenue South RECEIVED CITY OF TUKWILA JAN 1 5 2003 PERMIT CENTER Annotated Responses to Comments Contained in Design Review Letter from Tukwila Planning Department dated 12/17/02 1. Landscaping a. Groundcover clarified - see sheet L -1 b. Sunken courtyard detailed - see sheet L -2 c. An electrical transformer has been located in the southwest corner of the site — see sheets A1.1 and L -1 (also shown on both civil sheets) d. Trash /recycling area dimensioned - see sheet A1.2 e. Hazardous tree defined — see letter report from Tally & Kolb, Landscape Architects f. Landscaping at north property line — the Bricklayers and Johnson Braund are still working out the details of the shared landscaping alternate — see letter communications between parties 2. Parking a. Wheel stops provided — see sheet A1.1 b. Bicycle parking provided - see sheet A1.1 and L -2 „r.r. �wr4k5:.1.�7: ".Fww:11:( c. Compact stalls designated — see sheets A1.1 d. Vehicular circulation redefined — see sheet A1.1 e. Parking narrative revised— see Design Review Application narrative page 6 f. Designated parking stalls per easement agreement — see sheet A1.1 g. Curbs at east parking area revised — see sheet A1.1 3. Lighting and Reflectivity House shields are being used in fixtures specified as "SA" — see sheet E0.0 4. Exterior Design a. Design Review Narrative — revised b. South retaining wall shown in site elevation and section - see sheet A2.1(a) c. Outdoor spaces defined — see sheets L -2 5. Fire Department Light fixture has been moved approximately 6' to the east — see sheet E0.0 Dear Deborah: January 10, 2003 Deborah Ritter, Senior Planner Department of Community Development City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Re: Bricklayers' Union Hall 15208 52n Avenue South Tukwila, WA. 98188/ Subject: Existing 35' -40' ht. x 30' spread Apple Tree In response to your comment le in your letter of December 17 concerning the above - referenced project, it is my professional opinion that the 13" DBH Apple Tree along the eastern landscape perimeter should be removed. Like the five Bigleaf Maple trees reviewed by Favero Greenforest, Registered Consulting Arborist, in his letter of October 11, 2002, the Apple tree exhibits a significant amount of internal decay, a major wound, dead stems and structural defects. While I do not know if it meets all standards of the technical definition of the word "hazardous," it is certainly likely to fail in a big storm. I catalogued the tree's defects as follows: • Main trunk has a hollow cavity at breast height, measuring 17" long x 2" wide x 6" deep. • The tree has poor structure; i.e. it does not have a dominant central leader and it exhibits at least two "forks" or vertical "Y" branches where splits could occur. • There are lots of dead and broken branches, including two split branches that are leaning over the top of the chain link fence. I attach two photographs of the tree. TALLEY & KOLB INC. LANDSCAPE ARCHITECTURE Williarn E. Talley ASLA • Brooks Kolb ASLA 1 101 East Pike Street Seattle, Washington 98122 206- 324 -0858 /FAX 206- 324 -8930 talleykolb @earthlink.net cfi Y OF T UKWILA JAN 1 5 2003 PERMIT CENTER z I 6L1 1U. 00 w= J F— w O. 2 g a n . i s 1 - w z �. 1 z I- Lu U O' c ' ` w • W' I - • - .,z w O I- z - elgh) Deborah Ritter /January 10, 2003 If you have any questions or comments regarding this recommendation, please do not hesitate to call. Sincerely, TALLEY Sr KOLB Inc. Brooks R. Kolb, Principal cc: Laird Donaldson and Bob Power Margaret Newton Page 2 of 2 z s ~' '6m o o` 'co W i W z' W O! LL Q' . CO cy F- I Z � 'Z 1-- 1.11 uj U a: O 1- ' W' LLI Z i � . L OW 111•111• ILl LI LI LI NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. Bricklayers' Beneficial Association 6770 E Marginal Way S. Bldg C • Seattle, WA 98108 • (206) 767 -3986 • Fax (206) 762 -0390 Officers John Wugell, President Laird Donaldson, Secretary Bob Power, Treasurer January 9, 2003 Greg Allwine, AIA Johnson Braund Design Group 15200 52° Avenue South Suite 200 Seattle, WA 98188 Dear Greg: We have received your plan for the landscaping of the ten -foot strip between our two properties as well as your letter containing a proposed solution to the issues that concern you about our building project. The landscape plan that you have developed for the ten -foot strip straddling our shared property line looks fine to us. We recognize that the primary entrance to your building is along this side yard and its landscape design is understandably important to you. We will be happy to support your proposal with the Tukwila planning department and design commission. Debra Ritter, our Tukwila planner, has told us that the planning commission does have the authority to approve plans that deviate from the letter of the code but historically has been hesitant to do so. Therefore we determined that the most efficient process to follow with regard to our Design Review submittal would be for us to submit our plans as currently designed but include your sketch of the design of the shared ten -foot strip as an alternate for the commission to consider at the hearing. We will also include a letter strongly., supporting the alternate landscape design. If the commission approves the alternate. design then, with your assistance, we will incorporate the design into our permit submittal documents. As you know the off-site parking that we provide for your building is covered by an easement agreement prepared by the prior owner of your building. That agreement clearly states that the location of the - parking stalls is entirely at our discretion. We-appreciate your concerns for the safety and convenience of the users of your building who will need to park on our site and c. n understand why you would prefer to have some or all of those spaces located in our upper parking lot. However we anticipate needing all of those spaces for our own building users and, therefore, cannot offer any to you at this time. The upper floor of our building, which is at the same level as that upper parking area, has over 5,500 square feet of office space. Given the actual parking needs of our own union administrative offices as well as the anticipated needs of the adjacent lease space, we expect all nineteen spaces (18 full-size and one ADA) to be used on a daily basis. However the language of our easement agreement also says that we can change those locations from time to time. I1 after our building is built and a tenant has moved into the lease space, the parking patterns clearly indicate that several stalls are routinely empty we may be willing to reconsider this issue. Board Members John Johanson Dennis Becker Scott Luke Terry Hays Gary Kann Bob Mitchell JAN 1 5 2003 PERMIT CENTER z Q 1- ' z ~ W CC 2 JU O 0 cn 0 (n uJ • w w II O N W W o w Z U = O � . z Yours truly, Laird Donaldson, Secretary Bricklayers Beneficial Association We can, however, offer you ten stalls at the western most part of the lower lot. Previously we had offered all ten spaces in the southeast portion of the lower lot which is the lowest part of the lot and the farthest from the street. Please see the enclosed partial site plan for a clear depiction of the new designated stalls. You will notice that these are the closest stalls to the public sidewalk. They are located adjacent to the main entry to the union meeting hall where the lighting will be particularly strong. This entrance is connected to the pedestrian walkway leading to the front entry of our administrative offices above and from there out to the public sidewalk. This is the path that we have designed and intend for our own employees and visitors and feel strongly that it will provide a safe passage for yours as well. We hope that this explanation will resolve this issue of the parking stall locations. Please feel free to call me if you have any questions. I especially look forward to hearing from you regarding the shared landscaping proposal and determining the next step. t "4"1-1- tcl I p1.-4 • 4-11 1 1-17 - Crw " (77 CD 821.1NUD .1.1M3c1 ZOOZ 0 Z 330 O Al tfl/f 4Th ivoryp SVgAte7 .roodp 7'"7 Atri 9j1� 07v14,219 r:•:.. ..:-. -1•54J-inS -10 - lio. 'I-Lat Srini"Olc2. s itio6 ,1 1..ti srlict74 40 scrincl vr3-14 - diL AL 7,01 14-,s..1)/11, 4 9 144 -111 70 - 111wrt ‘4 -1 S.' 1 1S - ?)hi) •tvo n s $,R0-19.40-al crratL. wzryv • eu. L J-53 tA • Ova W2.4 ci traf.S.krA 3 Li. •3.1075 no-04.r. 10 - At 41.i. NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. tb ci DN ROOF DEG1( NEW BUILDING 120' -0" RETAINING WALL- EXISTING POWER VAULT. VERIFY LOCATION G-- UTILITY POL PLNTR o� IL J GOURTYARP DN DN D 0 4 cb GOUR - Y ARD DELO`Y/ im- n- nnlinn WHEEL STOPS fYP) ADA VAN PARKING EXISTING - -- .TA LL I 34) TRASH AND RECYCLING DELOW PLANTER �- -- NEW SIDEWALK a EXISTING GATGH DASIN DRICK SCREEN WALL 4 FULL 52E' - COMPACT - 10 STALLS LANDSCAPED WALKWAY AND STEPS tr d! WAY 12. FULL SIZE q COMPACT I ADA VAN 22 STALLS 7G -7 %6' 20 " -0" MI WAY NEW DRIVEWAY PARKING AREA #3 I3' -0" • • REMOVE EXISITNG - I f: 5' -0' EXISTING CD 4' -7 3" (VERIFY) NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. EXISTING RETAINING WALL- STREET LIGHT 3' WIDE SANITARY SEWER EASEMENT TRANSFORMER 7'X7'X5' PROPERTY LINES ALIGN NEW WI EXISTING SIDEWALK ti DESIGN REVIEW CRITERIA Project: Address: Date: Prepared by: Bricklayers Union Hall and Administrative Office Building 15208 52 Avenue South, Tukwila, WA August 14, 2002 Revised: January 15, 2003 Newton Associates Architects 12213 Densmore North Seattle, WA 98133 206.363.5806 CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS 1. Relationship of Structure to Site: A: The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement; and C: The height and scale of each building should be considered in relation to its site. The site slopes down from the north to the south. There is a view of Mount Rainier to the southeast. The building is located in the center of the site with its primary entrance addressing the street across a broad and gracious front yard. The building takes advantage of the slope by being only a single story to the north but expanding to include a lower level at the south side. The front landscaping is designed to include a variety and quantity of plants, shrubs and trees to create visual texture and interest for users and passers -by alike. The building is set back an additional ten feet to allow for the creation of a sunken courtyard that helps visually integrate the upper and lower portions of the building and site. Pedestrian access is provided from the public sidewalk directly to the primary entrance on the first level through the landscaped yard and then across a bridge above this sunken courtyard, planted with shade plants. A secondary pedestrian walk connects the main entry to the smaller entry at the lease space to the north and to the parking area. A pedestrian walkway and stair with terraced planters leads down along the sunken courtyard to the south, two -story face of the building where the entrance to the meeting hall and additional parking is located. B: Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Parking is provided on the high north and at the lower east, or rear, and south sides of the building. The various parking areas are inter- connected by a one -way driveway that enters the site at the south, goes around the rear of the building and exits back to the street on the north side. Pedestrian walkways are provided from the parking areas directly to the building entrances. To prevent obstructing the walks, all parking stalls adjacent to sidewalks are provided with wheel stops. RECEIVED CITY OFTUKWILA JAN 1 5 2003 PERMIT CENTER The side parking areas are screened from the street by the fifteen to twenty -five foot deep front landscaped strip with its many trees and shrubs. The parking area on the north side is screened from the adjacent property by a five -foot wide landscaping strip with trees and small shrubs. On the south side an existing concrete retaining wall, built under a building permit issued in 1996, has been incorporated into the proposed project. The retaining wall includes a minimum forty-two inch high extension above grade that provides screening of the parking from the lower, adjacent parking lot to the south. In addition there is a five -foot landscaping strip between the retaining wall and the parking to further screen the parking lot from being viewed by the building to the south. The service functions of trash/recycling and mechanical equipment are located at the rear of the building, screened from the street by the building and from on -site view by brick enclosures. An electrical transformer is located in the southwest corner of the site and is screened from the street by shrubs. 2. Relationship of Structure and Site to Adjoining Area: A: Harmony in texture, line and masses is encouraged The proposed project responds to its sloping site by being one -story on the high side and expanding to two- stories on the lower south side. This allows it to maintain the scale of the surrounding two -story buildings. While the hipped roof varies from the flat roofs of the adjacent office buildings, it compliments the sloping site, softens the rectangular form of the building and is a gesture to the surrounding residential neighborhood. As a classic building material, the brick exterior adds a richness and texture to the street. In another gesture to the rectangular and horizontal lines of the adjacent office buildings, the proposed building has a continuous horizontal lintel band just below the roof and maintains rectangular windows along the first level facades. At the lower level south and east facades, however, the openings are arched to distinguish and celebrate the separate meeting hall function. B: Appropriate landscape transition to adjoining properties should be provided The proposed project incorporates an existing concrete retaining wall, stormwater detention system and bio- swale. The retaining wall supports the south parking area at a height that varies from zero at the west to as much as nine feet above the adjacent property at the far east end. It was built to the sewer easement line along the south property line, precluding any significant planting. However the wall includes a railing height extension above grade that provides screening of parking from the lower, adjacent property to the south and a row of large evergreen trees exists along the property line on the adjacent property at the wall and, on the subject property, to the east and west of the wall helping to soften the transition between the two. There is a height difference along the north property line as well that is accommodated over the side planting strip and continues onto the adjacent property. The landscaping design includes trees and small shrubs. The adjacent landscape strip is unfinished at this time. F C: Public buildings... Not applicable. D: Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; and E: Compatibility of on -site vehicular circulation with street circulation should be encouraged The vehicular circulation allows for the entry of cars from the street from the low side through the south and east parking areas then up to the north parking area before exiting back to the street. The service and loading areas are in the rear, screened from the street, and do not conflict with pedestrian or vehicular circulation. Separate pedestrian walkways are provided adjacent to the building and within safe and easy reach of each parking area. 3. Landscape and Site Treatment: A: Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; and B: Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. The building takes advantage of the natural slope of the site from north to south, becoming a two -story building at the lower level. This allows the maximum enjoyment of the view of Mount Rainier. The landscaping takes advantage of the slope and enhances it with a sunken courtyard at the front of the building providing a pleasant view from the lobby of the lower level and an intriguing view from the bridge at the entry above. The pedestrian walkways are all located so that they are virtually level allowing for ADA accessibility as well general ease. Steps with terraced planters have been provided alongside the sunken courtyard to link the upper and lower levels of the site. However no steps interrupt the path of travel from the upper parking area to the upper level building entrances or from the lower level parking area to the lower building entrance. Because there was no way to avoid a is fairly steep driveway connecting the upper and lower parking areas, the direction of vehicular movement has been altered to have cars moving up the slope rather than down in an effort to minimize possible hazards in slippery conditions. In addition a concrete curb has been included along the full length of that driveway slope on the side where the grades slopes away. Wheel stops are also provided for additional protection at parking stalls along the east parking area. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The landscape concept is to lend an informal, residential character to a building that is, in a sense, a community center for its users. The front landscaping strip has all of the elements of a yard on a relaxed, suburban residential street. Street trees and perimeter screening trees provide ample shade. Broadleaf evergreen plants with contrasting textures and forms are used to accent the main entry from 52 ° Avenue and to outline the pedestrian path that links the upper and lower parking lots. Deciduous shrubs with dramatic fall color flank the main area and are dotted about the site. A sunken shade garden of Japanese Maples, Hostas and Hellebores flanks the bridge entry. Views of Mount Rainier are preserved and large evergreen shrubs are used to enhance screening along the edges of the parking lot. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. A low retaining wall lifts the rear courtyard, the brick screen wall and a shallow planting strip above the driveway and away from damage from cars backing out of the rear parking spaces. Curbing is provided around the planting peninsulas extending into the south and east parking areas to protect the enclosed plantings from car damage. Wheel stops are provided at all parking stalls to protect walkways and planting strips. c[ w 0 co 0 w w • 0 E. Where building sites limit planting, the placement of trees or shrubs in paved g Q areas is encouraged Not applicable. N F. Screening of service yards and other places, which tend to be unsightly should _ be accomplished by the use of walls, fencing, planting or combinations of these. Z Screening should be effective in winter and summer. z O �. U � uj O - o I- w W - U G. In areas where general planting will not prosper, other materials such as -L'_- p fences, walls and paving of wood, brick, stone or gravel may be used Not ui applicable. _ H. Exterior lighting, when used, should enhance the building design and the 0 adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided Screening of the trash/recycling area is provided by a six -foot high and the exterior mechanical equipment by a eight -foot high brick enclosure, each with solid wood gates. Screening of the electrical transformer is accomplished with shrubbery. The building entries are lit by down- lights in the entry soffits as well as spotlights directed to wash the brick entry arches. The rear courtyard is lit with wall - mounted fixtures on the brick columns (walls) between the arches. Pedestrian pathways and courtyards are lighted with low - voltage landscape fixtures. The parking lot lights are 25' standards that are located away from the building at the periphery of the parking areas. Shielding is provided on the standards that impact adjacent properties (see SA fixtures on Site Lighting Plan). 4. Building Design: A. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings; and B. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. The style of the building has a clean contemporary style that fits in with its neighbors and yet harkens back to traditional gabled brick structures. The building z z • is scaled to fit comfortably in its neighborhood of two story structures while responding to its sloping site. The hipped roof helps to enhance its presence along the street where only one story is visible and yet softens its height at the side and rear where it has two stories. z = 1-- w QQ � i0 00 a) cre -J CD u_ w �j � a = 1- W Z F- E. Mechanical equipment or other utility hardware on roof, ground or buildings w o should be screened from view. ? o The exterior mechanical equipment is located at the rear of the building, away p from parking areas and pedestrian walks and is fully screened by a brick enclosure. The electrical transformer is screened by shrubbery. x v F. Exterior lighting should be part of the architectural concept. Fixtures, u. O standards and all exposed accessories should be harmonious with building w co design. 0 - 1— The building entries are lit by down- lights in the entry soffits as well as spotlights z directed to wash the brick entry arches. The rear courtyard is lit with wall - mounted fixtures on the brick columns (walls) between the arches. Pedestrian pathways and courtyards are lighted with low - voltage landscape fixtures. The parking lot lights are 25' standards that are located away from the building at the periphery of the parking areas. Shielding is provided on the standards that impact adjacent properties. G. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. The proposed building is varied in form and detail: the footprint is modulated, the upper level is set back from the lower level, and the entrances are punctuated by gable roofs and brick columns. The hipped roof provides visual interest with multiple angled planes and different levels. The window treatments are consistent throughout each floor but vary from rectangular at the upper level to large arches at the lower level to highlight the different functions of the building. C. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; and D. Colors should be harmonious, with bright or brilliant colors used only for accent. The proportions of the building and its components are comfortably proportioned to fit the building functions and the site. The exterior facing material is brick specified in a terra cotta color blend to create a soft, pleasing texture. A pre -cast "stone" lintel in a light sandstone color is used for the horizontal bands above the windows. The roof is a standing seam metal roof in a deep matte green. Windows frames will have a dark bronze anodized finish while the doors will be a deep green to match the color of the metal roof. 5. Miscellaneous Structure and Street Furniture. Not applicable. 4 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. The zoning code and comprehensive plan have designated this site for development as commercial office use. The proposed project implements this goal in that it is an office building with an associated assembly use. However the scale and forms of the project are sensitive to the transitional character of the immediate neighborhood which historically has been single family residential. The project is ADA accessible and will comply with the state energy code. COMPREHENSIVE PLAN POLICIES FOR ALL COMMERCIAL AREAS Goal 1.7: 1. The design includes consideration of features that reflect characteristics of Tukwila's history. The immediate neighborhood of the proposed project is in transition from single - family to more intense development as office and multi - family. All of the surrounding office buildings were built fairly recently, probably within the last fifteen years. The proposed site itself was in single - family use until the mid - 1990's and has stood vacant since then. Nearby to the north and west are older single - family residential neighborhoods. This development is sensitive to the transitional nature; it changes from a low, single story building at the north, closer to the residential areas, to a more imposing two -story structure on the south. In addition, the hipped form of the roof provides a transition from residential forms to the flat -roof commercial buildings already existing. 2. Fencing and landscape buffers are provided between commercial and residential uses. A multifamily complex is located across the street and to the north. A fifteen -foot front yard, densely planted with trees and shrubs, provides a visual buffer between the two uses. 3. The development provides adequate parking and lighting. The proposed project contains a total of fifty -one parking stalls, one more than the minimum required. Forty parking stalls are required by the Tukwila Zoning Code for the functions contained in the proposed building (see sheet A1.1 for calculations). A pre - existing parking easement agreement exists between this property and the adjacent property to the north that requires the subject property provide ten additional parking stalls for the users of the building to the north during the hours of 6 :00 am to 6:00 pm Monday through Friday. These ten stalls are located in the west end of the south parking area and have been designated with signs painted on the pavement at each stall. ADA car parking is provided in the upper and ADA van parking is provided in the lower parking lot. t Lighting is provided by four twenty -five foot high lighting standards carefully located to maintain a comfortable and safe level of light throughout the parking areas without glare or spillage outside of the property lines. Additional light is provided at each of the building entrances. Pedestrian walkways and stairs are illuminated by low- profile landscape light fixtures. 4. Where open spaces and trails are included in the development, they are designed not to interfere with the reasonable use of adjacent private property, and they are designed and constructed in a manner that is safe for all users and adjacent property owners. Not applicable. 5. In areas of concentrated commercial and retail activity, the development is connected by pedestrian facilities to the City's network, where feasible. z Z ' JU 0 CO CO w J H CO W w 0, This site is not located in an area of concentrated commercial/retail activity. It is, however, connected to the City's pedestrian network via the front walkway = a; connecting the building to the public sidewalk. z0 w 0 I-- w ua U . -4: H O LLf c o O z :. W* GirYyS- lwaiew. eewy' udJY: Y1+ 4NJUMC�gY'.f;. Wt ,24:4• 1ut+% 4 .14i,i:Wht1.C4i Officers John Wugell, President Laird Donaldson, Secretary Bob Power, Treasurer Bricklayers' Beneficial Association 6770 E Marginal Way S. Bldg C • Seattle, WA 98108 • (206) 767 -3986 • Fax (206) 762 -0390 December 20, 2002 Greg Al'wine, AIA Johnson Braund Design Group 1 5200 52n Avenue South Suite 200 Seattle, WA 98188 Dear Greg: We were pleased to meet with you last Monday to discuss your proposal for coordinating the landscaping between our two properties. As we indicated at that time, the BBA is amenable to this cooperation as long as it does not delay our Design Review approval or increase our costs. Unfortunately it has already impacted our design consultant fees. It has come to our attention that our architect has already spent several hours meeting and coordinating regarding your proposal and anticipates that there will be additional time in reviewing your actual design concept. If we come to an agreement on a design, there will be additional fees incurred making changes to and incorporating the design into the architectural, civil and landscape documents for our project. Given that your firm will be the primary beneficiary of this cooperative effort, we therefore request that further work on behalf of your proposal by Newton Associates Architects and its subconsultants be reimbursed by Johnson Braund Design Group. We do not mean to discourage the cooperation between Johnson Braund and the Bricklayers. In fact we look forward to reviewing your proposal and supporting it with the Tukwila Planning Department and at the Design Commission hearing as long as we can come to an agreement on this issue of cost. Please feel free to discuss this issue with me at your convenience. Yours truly, Laird Donaldson, Secretary Bricklayers Beneficial Association Board Members John Johanson Dennis Becker Scott Luke Terry Hays Gary Kazca Bob Mitchell �L 4 CITY OF TiJt';vvlLf JAN 1 5 2003 PERMIT CENTER z F 1 6 0 0 0 c w J NLL. w J u_ co z � I- 0 z �- w U • o o — c u-. w w tL 0 z w U= O ~ z Ask NEE& 11 0171110 .:, , mirk I, December 19, 2002 City of Tukwila Department of Community Development Steve Lancaster, Director Mr. Greg A. Diener 51st Avenue Limited Liability Company 4180 Lind Avenue S.W. Renton, Washington 98055 Steven M. Mullet, Mayor J CO u_ w D. � w z ZI- 1. A storm water detention system and bioswale were installed under the earlier development permit for W Lu the 52nd Avenue South Building. The Public Works Department will not require the Bricklayers to p upgrade the storm water detention system to meet current standards. However, the Public Works 0 cn Department will require the bioswale to be reshaped and planted to meet the swale design standards in 0 1-- the 1998 King County Surface Water Design Manual, Chapter 6. = w 2. The proposed building will be subject to the requirements of the 1997 Uniform Building Code. LL O w z U= O H Re: Bricklayers Union Hall 15208 52nd Avenue South Design Review (L02 =039) Dear Mr. Diener: We have received your December 10, 2002 letter outlining your questions and comments regarding the proposed Bricklayers Union Hall. We have the following comments: 3. No off -site improvements will be required. Per the Public Works Department, the frontage improvement requirements for the Bricklayers proposal will include the following: a. Match the sidewalk and planting strips to the north and south. b. Create a ten -foot utility easement behind the sidewalk. c. No planting along the curb shall exceed 18- inches in height. d. Power lines along the property line shall be underground. e. Street lighting shall be provided along the property line. 4. In response to your questions regarding traffic and Level of Service issues, please see the attached memo from Cyndy Knighton, Senior Engineer, dated December 19, 2002. We hope that these comments adequately address the items outlined in your December 10th letter. If you have other questions or require additional information, please contact me at 206 -431 -3663. Questions regarding traffic issues should be directed to Cyndy Knighton at 206 -433 -0179. Sincerely, Deborah Ritter Senior Planner cc: Margaret R. Newton, AIA Jill Mosqueda, Associate Engineer, Public Works 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 City of Tukwila Department of Public Works c: \windows \temp \bricklayers union hall design review 102- 039.doc z J U 00 tq❑ cnw. w= J H . w g? = W z � ° z You have asked me to respond to portions of two comments letters that have come in during the design review process of the Bricklayers Union Hall. Though these several comments are outside of v ❑ co the scope of the design review, I am providing the response as the comments relate to traffic concerns. o tu Specifically, the comments I'll address are: v #4, "Will the City require off -site frontage improvements in addition to curb, gutter, and u. O sidewalk ?" and #6, "Will this project trigger any traffic- related impact fees or other off -site w z co improvements ?" from Johnson Braund letter dated December 10, 2002; and #4, "Has there been a traffic study prepared for this development? Are there any impacts for z Level of Service changes to surrounding intersections? Have there been any traffic studies prepared for surrounding properties that indicate Level of Service impacts? Are any impacted intersections today at Level of Service 'F' ?" from the 51 Avenue LLC letter dated December 10, 2002. To: Deb Ritter From: Cyndy Knighton CC: Jill Mosqueda Joanna Spencer Date: December 19, 2002 Re: Bricklayers Union Hall Design Review Response to Comment Letters L02 -039 A traffic study was prepared for the 15208 52 Avenue S property, currently referred to as the Bricklayers Union Hall site. That study was conducted in 1996 and was for a proposed office building of 22,162 square feet. The traffic study was complete, and the development met all existing concurrency standards. Impact mitigation fees were collected when the building permit was issued in August 1999. The property owners began developing the approved project but never completed the construction. At this point, the property was considered `vested' under the concurrency ordinance. Under Concurrency, the vesting of rights is associated with the property, not the property owner. Thus, when the Bricklayers Union Hall purchased the property and proposed a building of similar nature, but smaller in stature than the previously approved project, no further traffic analysis or impact fees were required. There is at least one nearby property that did a similar process to the Bricklayers Union Hall site, but that previous developer did not vest their concurrency rights. Because of the vested status of this property, no additional off -site improvements will be required. Only those frontage improvements required under code, and determined through the current design review process, will be required. Other surrounding properties are also currently working through the process to develop. As such, there are other traffic studies which do show that the intersection of 52 Avenue S and S 154 Street is, or will be, operating at LOS F. Any new development impacting that intersection by 5 or more new peak hour trips would be required to comply with our concurrency ordinance (specifically, TMC 9.48.070E). If you have further questions, please let me know and I will be happy to answer them. c: \windows \temp \bricklayers union hall design review 102- 039.doc December 17, 2002 r Margaret R. Newton, AIA Newton Associates Architects 12213 Densmore North Seattle, Washington 98133 VIA FAX 206- 364 -6498 Re: Bricklayers' Union Hall 15208 52nd Avenue South Tukwila, Washington Design Review (L02 -039) Dear Ms. Newton: City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director We have received and reviewed your Design Review application materials, submitted on November 14th. Certain additional information is needed from you to ensure that the project meets the substantive requirements of the City and to complete our review process. Please review the following comments and contact us with any questions. As you know, the public comment period ended at 5:00 p.m. on Tuesday, December 10th. We have only received two comment letters, each dated December 10th. One letter was from Johnson Braund Design Group (the property owner on the north) and the other from 51st Avenue LLC (the property owner to the west). Both of these letters were faxed to you on December 10th. In response to the comments below, please submit three sets of all final revisions, corrections and amendments and one revised set of high quality 8-1/2" x 11" reductions at one time to the attention of the undersigned. At the point your documentation has been approved for submission to the Planning Commission, you will be advised of the number of additional copies that will be required. 1. Landscaping PLANNING DEPARTMENT COMMENTS We have reviewed the Landscape Plan Sheets L -1 dated November 6, 2002 and have the following comments: a. We were unable to determine the type of groundcover you propose for the north and east landscape perimeters. Please clearly indicate this information on Sheet L -1. b. Your design review narrative describes a "sunken shade garden" on the lower level of the building on the west side. Please provide a dimensioned and scaled plan detail that illustrates this space. The proposed plantings for this space should be provided as part of the landscape planting plan. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • .Phone: 206- 431 -3670 • Fax: 206-431-3665 z z I JU 0 N 0 cn w J cn u. . w 0 ? . = w I- O Z I- U • 0 O N O I- w w • O iu z co O • 1 ' Z Margaret R. Newton, AIA December 17, 2002 Page 2 2. Parking z W . c. Will a transformer be located on the site? If so, please revise the landscape plans to show its tu location. An elevation must also be provided to illustrate your proposal for screening the 6 transformer (see TMC 18.52.040(E) for criteria). U O d. TMC 18.52.090 and TMC •.18.52.080 outline the criteria for trash and recycling storage space. w w Plan Sheet A1.1 indicates that the trash and recycling space is located below the roof deck and _1 I_ behind wooden gates on the eastern side of the building. Please provide a dimensioned and w O scaled detail showing the size of the trash and recycling storage space. Please note that based on the criteria in TMC 18.52.080 approximately 20 square feet of recycling space will be required. L d e. You have indicated a "hazardous" apple or crabapple along the eastern landscape perimeter which was not discussed in the Favero Greenforest arborist's report. Please have that report z H revised to identify and evaluate that tree as hazardous. z O LU w f. As you know, there is a requirement for a 5 -foot wide (Type 1) landscape perimeter along the north property line. Given the requirements of TMC 18.52.030(A) and the length of your 0 northern property line, the northern landscape perimeter must contain a minimum of 4 trees o (each 2 -inch caliper), 18 shrubs (each 18- inches tall at planting) and living groundcover. You w have incorporated these requirements in your planting plan (Sheet L -1) submitted on November 0 22, 2002. "-- O ..z In response to Johnson Braund's December 10, 2002 letter, you may wish to accommodate v co their proposal for landscaping along the north property line. If that is the case, please be sure I H that the Tukwila's minimum perimeter requirements are met and that any changes to the z landscape plan are incorporated in your next submittal. a. Wheel stops shall be two feet from the end of the stall of head -in parking and will be placed in all stalls along the site perimeter and in all parking stalls surrounding the building (TMC 18.56.040(e)). In particular, wheel stops are needed for the parking spaces on the eastern and northern edges of the parking lot. Please make the necessary revisions on Plan Sheet A -1.1 b. One bicycle space is necessary for every 50 parking stalls with a minimum of 2. The bicycle spaces shall meet all of the standards described in TMC 18.56.130. All bicycle racks and associated signage shall be located on the landscape plan. Details of the bicycle racks and associated signage shall be provided on the landscape plan. c. Per TMC 18.56.090(6), each of the spaces labeled "Compact" shall be designated as such, with the word COMPACT printed on the stall, in a minimum of eight -inch letters and maintained over the life of the use of both the space and the adjacent structure it serves." Please indicate this requirement on the landscape plan. d. Per TMC 18.56.040(5)(f) the circulation on the site will be "one- way ". The entry is the southernmost driveway and the exit is the northernmost driveway. Per TMC 18.56.040(7)(b) please provide directional arrows and internal information signage to adequately communicate few := ��'�s::s�;i��:���r'�,+�k�• Margaret R. Newton, AIA December 17, 2002 Page 3 this. SeeTMC 19.22 of the Tukwila Sign Code for specific criteria regarding internal information signage. e. Page 6 of your design review narrative states that the number of parking stalls exceeds the required minimum. This section of your narrative should be revised to indicate that of the 51 proposed parking spaces, 40 are required under Tukwila code and an additional 10 are needed for the use of the property owner to the north under the recorded Parking Easement Agreement dated October 22, 2001. f. In response to Johnson Braund's December 10, 2002 letter, you may wish to accommodate their request for designated parking stalls. If that is the case, we recommend that you incorporate this information on all applicable plan sheets. g• 3. Lighting and Reflectivity Sheet E0.0 shows the proposed light levels for the project. However, it appears that these light levels do not incorporate the use of light shields (as described in your design review narrative). If that is the case, please revise this plan sheet to show the light levels using light shields. 4. Exterior Design A six -inch curb is shown along the eastern perimeter of the parking lot. The driveway slope at the northeast corner of the site and the slope below the eastern parking lot perimeter are somewhat steep. Although it is not a requirement, you may wish to consider a more substantial barrier to prevent cars from sliding over the curb along the eastern perimeter of the parking lot during icy weather. a. The City's staff report is for the benefit of the Board of Architectural Review, outlining your compliance with various codes and regulations. Your design review narrative will be an important part of the presentation to the Board, promoting your proposal and providing an opportunity to obtain the Board's support of your project. In anticipation of the Board's review of your narrative, we encourage you to update your design review narrative and revise that document using as much detail as possible. Your revised narrative should incorporate any changes to your design that occurs as the result of this letter as well as the previous changes already submitted by you on November 14, 2002. At a minimum, revisions to your design review narrative should address the following: the perimeter landscaping on the north and south property lines, the use of wheel stops and their location, the location and screening of any electrical transformers, the one -way traffic flow through the site and the disposition of the ten parking spaces allotted for the property to the north. b. Please provide a detail of the southern retaining wall showing the top railing that will be added. c. There are three outdoor spaces immediately adjacent to the building: 1) a roof deck on the upper level of the building on the east side; 2) a courtyard on the lower level of the building on the east side and a "sunken shade garden" on the lower level of the building on the west side. So that the Board of Architectural Review may better understand your proposal, you may wish z w 6 -1 C.) 00 CO 0 w= H CO W w u. d �.w Z = Z w w U O S Cl F- Ww O w z U N F- O~ z Margaret R. Newton, AIA December 17, 2002 Page 4 z _t- w 0 O 0 cn v� w W I J � CO u- w O 2 J • ? • d �w = 5. To accommodate the turning radius of fire trucks, please reposition the light pole located at the z '- southeast corner of the site in a more easterly direction (please see redline comments on a portion of Z O. Sheet E0.0 attached). III al O - COURTESY COMMENTS 0 I_ =w As a courtesy, we are providing you with additional information. Although this information is not required at this t— � . time, you may wish to obtain this information prior to applying for land altering and building permits. ur z U � H = a. The Public Works Department requires that the existing bioswale be reshaped and replanted to Z meet the 1998 King County Surface Water Design Manual standards (Chapter 6, Swale Design). Please indicate your revisions on all applicable plan sheets. In particular, Sheet L -1 must be revised to reflect the planting plan for the reshaped bioswale. to use one or more sections to illustrate the layout of these spaces, their landscaping and their relationship to the building. PLEASE NOTE: Per TMC 18.60.030(D), no changes to Board approved designs shall be made without further Board approval and consideration of the change in the context of the entire project. All other modifications (which are determined to be minor and insignificant by the Department of Community Development) made after the date of the public hearing must be pre- approved by the Director prior to plan revision or implementation. 6. Storm Water and Detention FIRE DEPARTMENT COMMENTS b. The Fire Department requires that the outline of the existing storm water detention system be painted on the asphalt of the parking lot along with the words "NO OUTRIGGER LOADING ". For specifics regarding this requirement, please contact Don Tomaso, Fire Marshall at 206 -575- 4404. 7. Frontal Improvements a. A ten -foot utility easement will be required behind the sidewalk. b. Power lines must be undergrounded along the property line. c. Street lighting must be provided along the property line. .4 Margaret R. Newton, AIA December 17, 2002 Page 5 z z 8. Noise and Acoustics. — PC 2 -J C-) U Sheet A -1.1 proposes a mechanical equipment pad on the eastern side of the building. We have the following comments: cn 0 J H a. Prior to the issuance of the building permit you must supply the following: U)w w 2 u U � I � a description of the equipment; w Z = '-- the noise levels created by the equipment; 0 any noise mitigation necessary to meet the requirements of the Noise Ordinance; and 0 co 0 I_ • noise barrier analysis and specifications. = w ii. A testing schedule that specifically addresses the hours of testing, if any and the p .z w 0— b. As a condition of final approval of the building permit, an inspection report (signed and stamped ~O by the acoustical engineer) must be submitted verifying that the mechanical equipment and any Z noise barriers have been installed in accordance with the acoustical report. 9. Landscaping A report signed and stamped by a licensed acoustical engineer demonstrating that the mechanical equipment will meet the conditions of the Tukwila Noise Ordinance (TMC 8.22). This study shall include: duration and frequency of those tests. a. An irrigation plan meeting the requirements of TMC 18.52.040(H) will be required at the time of application for a building permit. b. Planting plan notes will be required to be shown on Sheet L -1 at the time of the application for a building permit. c. The existing bioswale must be reshaped and replanted (see Item 6a above). d. You are proposing "tree protection fencing" at various locations on the site. Please provide a report from Favero Greenforest arborist discussing and describing his recommendations for the protection of those trees to be retained, including trunk and root protection. The arborist's report should also provide dimensioned and scaled details of the fencing in elevation as well as specifications regarding tree drip lines and fence location requirements. The recommendations should account for and incorporate the proposed grading work. This will be a requirement of any land altering permit. Margaret R. Newton, AIA December 17, 2002 Page 6 Sincerely, Deborah Ritter Senior Planner NEXT STEP Upon receipt of Items 1 through 5 above, we will be able to continue our review. If you should have any questions regarding Fire Department requirements, please contact Don Tomaso at 206 - 575 -4404. If you have any questions regarding Public Work requirements, please contact Jill Mosqueda at 206 -433 -0179. All other inquiries can be directed to me at 206 -431 -3663. - ,,breti ace_ cc: Lt. Don Tomaso, Fire Marshall Jill Mosqueda, Associate Engineer z w o: . L _ UO rn w W =. f-• w O 2 � � Z � I— O. z i—. uj w U p. `0 1-- 2 U Z' L11 N' 0 1 O z December 13, 2002 Mr. Melvin R. Easter, ASLA Principal Johnson Braund Design Group, Inc. 15200 52nd Avenue South, Suite 200 Seattle, Washington 98188 Re: Bricklayers Union Hall 15208 52nd Avenue South Design Review (L02 -039) Dear Mr. Easter: City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director We have received your December 10, 2002 letter outlining your questions and concerns regarding the proposed Bricklayers Union Hall. We have the following comments: 1. Of the 51 parking spaces that are being proposed for the Bricklayers site, 40 are required by code and an additional 10 are required to satisfy terms of the recorded Parking Easement Agreement (dated October 22, 2001). As you know, the Parking Easement Agreement does not obligate Bricklayers to formally designate the 10 stalls or to locate them in a particular area of the site. However, if the Bricklayers Union agrees to accommodate your request for designated parking stalls, we would like to be advised of their location. 2. A Determination of Non - Significance was issued on August 22, 1996 for the 52nd Avenue South Building under E96 -0019. The proposed building was to be a three -story 22,358 square foot office building with associated parking and landscaping. Although the building described in the 1996 DNS was never built, the DNS has not expired and is still in full force and effect. The Bricklayers proposal is for a two -story 10,000 square foot office building with associated parking and landscaping. It does not create any new significant environmental impacts from those previously considered. Accordingly, per the Washington State Department of Ecology SEPA Division, no additional public notice or public comments are required. 3. A storm water detention system and bioswale were installed under the earlier development permit for the 52nd Avenue South Building. The Public Works Department will not require the Bricklayers to upgrade the storm water detention system to meet current standards. However, the Public Works Department will require the bioswale to be reshaped and planted to meet the swale design standards in the 1998 King County Surface Water Design Manual, Chapter 6. 4. Per the Public Works Department, the frontage improvement requirements for the Bricklayers proposal will include the following: a. Match the sidewalk and planting strips to the north and south. b. Create a ten -foot utility easement behind the sidewalk. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Mr. Melvin R. Easter, ASLA December 13, 2002 Page 2 z 4— z J V U U U cn W U) 5. To date, Sound Transit has not acquired any easements or rights -of -way through the Bricklayer parcel w O for their proposed Link Light Rail alignment. Sound Transit does not expect to submit any land use 2 applications to the City of Tukwila before June, 2003. g I d: � z = O z1 — w ji U� O .0 I- Sincerely, Deborah Ritter Senior Planner c. No planting along the curb shall exceed 18- inches in height. d. Power lines along the property line shall be underground. e. Street lighting shall be provided along the property line. cc: Margaret R. Newton, AIA 6. The 52nd Avenue South Building was assessed a traffic mitigation fee of $2,989 which was paid in to the City in 1999. The Bricklayers proposal was reviewed by the Public Works Department and it was determined that it will not generate any additional trips. The project will not be assessed any additional traffic mitigation fees. 7. Per TMC 18.52.020, a five -foot, Type I landscape perimeter is required along the north property line of the Bricklayers site. This landscape perimeter cannot be averaged. However, you may wish to meet with the Bricklayers Union to discuss how you will landscape the southern portion of your parcel. We hope that these comments adequately address the items outlined in your December 10th letter. If you have other questions or require additional information, please contact me at 206 -431 -3663. December 10, 2002 Ms. Deborah Ritter , Senior Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 -2544 Dear Deborah: Johnson Braund DESIGN GROUP, INC. RE: BRICKLAYER'S BENEFICIAL OFFICE BUILDING FILE NUMBER L02 -039 RECEIVED DEC 10 2002 COMMUNITY DEVELOPMENT Johnson Braund Design Group, Inc. recently purchased and moved our Architectural and Landscape Architectural practice into the office building directly north of the above referenced building. We actually share a common property line, their north our south, with the Bricklayers property. We support this project and we are very excited to see it coming into the neighborhood. We would sincerely appreciate a response to the following questions /concerns: 1. The Title Report for this property and our property includes a Parking Easement. This easement requires that the Bricklayers project provide (10) designated parking stalls for use by our office building. As you may be aware,.a paved asphalt area currently exists directly adjacent to our south lot line, configured similar to the layout of the (10) stalls illustrated on the proposed Bricklayers site plan. Our staff, clients and visitors are parking in these stalls now and it provides convenient and safe access to our building. Are there enough parking stalls to accommodate the proposed Bricklayers building plus the (10) stalls required for our use? Depending on their ultimate location, how will the users move safely from the stalls to the front door of our building? 2. Just to make certain we understand, please confirm that the City is adopting the 1996 SEPA Determination for this project and there are no SEPA appeal or comment periods. 3. What will the Public Works Department require for storm drainage, retention /detention, and water quality? Will they be allowed to use some or all of the system that is currently in place? 4. Will the City require off -site frontage improvements in addition to curb, gutter and sidewalk? 5. How is the proposed Metro Light Rail system being addressed in this project? 15200 52nd Avenue South Suite 200 Seattle, Washington 98188 Phone 206.766.8300 Fax 206.766.8080 www.jbdg.com ■rcbitccturi• l.untIsc:a1>t• : \robiti•ctur Planning- 6. Will this project trigger any traffic- related impact fees or other off -site improvements? 7. We have had some conceptual discussions with the Bricklayers representative and their consultants regarding the possibility of rethinking the landscape solution along our common property line. With mutual cooperation from the City and the Bricklayers, we would like to explore an alternative treatment that might incorporate their 5 -foot landscape strip with the sloped landscape area along our south property line. Thank you for your time and thoughtful response to these items. We look forward to working with you and the Bricklayers on these important issues. Sincerely, JOHNSON BRAUND DESIGN GROUP, INC. / Melvin R. Easter, ASLA Principal Cc: Laird Donaldson — Bricklayers Benefit association Margaret Newton, AIA Page 2 December 10, 2002 z • , < z . 0 00 w =: - w`. Ili a: co d • • H= z 0' LLE 2 U O cA; 0 H. :w ur z LL Z.. w U rni • O z 51 Avenue LLC 4180 Lind Avenue SW Renton, WA 98055 425 - 251 -8811 City of Tukwila Attn: Planning Department, Ms Deborah Ritter 6300 Southcenter Boulevard Tukwila, WA 98188 -2544 Subject: 52 Avenue Office, Design Review Comments File Number L02 -039 Ms. Ritter, Will this property be required to meet the current city standards and guidelines regarding detention and water quality? Will this development be required to meet current city guidelines and codes regarding the building itself? Will this property be required to provide any frontage improvements? Will this property be required to provide any other off -site improvements? RECEIVE OFT Has there been a traffic study prepared for this development? Are there any impacts for Level of Service changes to surrounding intersections? Have there been any traffic studies prepared for surrounding properties that DEC 2002 RMir CENTE CITY OF TUK DEC 1 0 2002 PERMIT CENTER December 10, 2002 I am a member of a Limited Liability Company, 51 Avenue LLC, which owns property directly west of this proposed development. This LLC supports whole - heartedly this new office building as appropriate for this area and a valuable addition to development of this area. We have been informed as part of a design review application that this project has applied for permits and have been asked to provide comments regarding this development. We have some comments and questions. LA _ _J { T k yo ' lease contact me at your convenience. reg A. Diener Member 51 Avenue LLC 425- 251 -8811 Fax 425 -251 -8811 Email: greg@paceng.com Copy, Members of 51 Avenue LLC indicate Level of Service impacts? Are any impacted intersections today at Level of Service "F "? State of Washington County of King City of Tukwila CITY OF TZIKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E - mail: tukalanliuci.tukwila.wa.us I M tv R,V •e t AZ 1`eW rot/1 (PRNT NAME) understand that Section 18.10 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. • I certify that on 11 - - 02- the Public Notice Board(s) in accordance with Section 18.104.110 _and t other applicable guidelines were posted on the property located at 1'o% D2nd. i- V-Q, 5. so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number 0,39' • I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) Applic or Project Manager's Signature On this day personally appeared before me / ref R . New ion to me known to be the individual who executed the foregoing insntthent 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 this 2/, day of November GE.. � c i : o S1OTAR}. ; i • U �~ residing at Ren I on Wash; i rl Y !'1 , PUBLIC • 1 6 ..� '' My commission expires on 6-l6-04 a. NOTARY PUBLIC in and forte State of Washington 2002 City of Tukwila ila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF APPLICATION DATED NOVEMBER 26, 2002 The following application has been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: Margaret Newton, AIA on behalf of the Bricklayers' Beneficial Association LOCATION: 15208 52nd Avenue South, Tukwila FILE NUMBERS: L02 -039 (Design Review) PROPOSAL: Construction of a 10,000 square foot office building with associated parking and landscaping. The upper floor will serve as the Bricklayers' Union administrative office as well as commercial office lease space. The lower floor will serve as a meeting hall. OTHER REQUIRED Development Permit, City of Tukwila PERMITS: A SEPA Determination of Non - Significance was issued on August 22, 1996 and is still under effect (File E96- 0019). The Bricklayers' Association proposal does not create any new significant environmental impacts from those previously considered under E96 -0019. These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on December 10, 2002. If you have questions about this proposal contact Deborah Ritter, the Planner in charge of this file at (206) 431 -3663. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 1• .ti City of Tukwila TO: Bricklayers' Union Hall File E02 -019 (SEPA) 52nd Avenue South Bldg. File E96 -0019 (SEPA) MEMORANDUM FROM: Deb Ritter DATE: November 25, 2002 RE: Addendum to Existing DNS (E96 -0019) Department of Community Development A Determination of Non - Significance was issued on August 22, 1996 for the 52nd Avenue South Building under E96 -0019. The proposed building was to be a three story 22,358 square foot commercial office building with associated parking and landscaping. The building described in the 1996 DNS was never built. A new proposal for a smaller office building has been submitted for the same site (under Design Review (L02 -039). The building will be a two -story 10,000 square foot office building with associated parking and landscaping. The upper floor will serve as the Bricklayers' Union administrative office as well as commercial lease space. The lower floor will serve as a meeting hall. It has been determined that the Bricklayers proposal does not create any new significant environmental impacts from those previously considered under the 1996 DNS (E96- 0019). Per Barbara Ritchie of the Department of Ecology SEPA Division on November 21, 2002, public notice and public comment are not required and no additional documentation is necessary. Steven M. Mullet, Mayor Steve Lancaster, Director 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 -431 -3665 November 22, 2002 Margaret R. Newton, AIA Newton Associates Architects 12213 Densmore North Seattle, Washington 98133 Re: Bricklayers' Union Hall 15208 52nd Avenue South Tukwila, Washington Design Review (L02 -039) Dear Ms. Newton: Sincerely, Deborah Ritter Senior Planner City of Tukwila Steven M. Mullet, Mayor Department of Community Development Your application for Design Review has been found to be complete as of November 22, 2002 for the purposes of meeting state mandated time requirements. Essentially, this means that you have supplied the required items listed on the application checklist for this type of permit. We are enclosing a laminated copy of the "Notice of Application" and the site map for posting on November 26, 2002. This is the same day that we will be mailing public notice to property owners, tenants and businesses within 500 feet of the project. After you have posted the laminated Notice and site map on the notice board, please return the signed and notarized "Affidavit of Installation and Posting" to me. We are about to commence our technical review process, which is the next phase in the processing of your Design Review application. Although your application has been found to be "complete ", the items you supplied may have to be revised or amended. The City may also require that you submit additional plans and information to ensure the project meets the substantive requirements of the City and to finalize the review process. If you have any questions, please feel free to call me at 206 -431 -3663. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206 - 431 -3665 NOTICE OF COMPLETE APPLICATION Steve Lancaster, Director Newton Associates Architects 12213 Densmore Avenue North Seattle, WA 98133 Voice: 206.363.5806 Fax: 206.364.6498 TRANSMITTAL LETTER Date: November 14, 2002 To: City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 Attn:.: Deborah Ritter, Seniors Planner Ref: Design Review — Additional Submittal Materials Bricklayers Union Hall 15208 52 Avenue South Enclosed: 1. 2 sets mailing labels for tenants and businesses within 500' 2. 1 set 8.5 x 11 photo reductions of large- format drawings listed below 3. 8 sets revised drawings (24 x 36): C1.3 Earthwork Plan C2.0 Grading and Drainage Plan L -1 Landscape Planting Plan A1.1 Site Plan A1.2 Basement Plan A1.3 First Floor Plan A2.1 Elevations E0.0 Site Lighting 4. 1 set Rendered Elevations (2 — 24 x 36 sheets) 5. 1 copy Arborist Report — Favero Greenforest 6. 1 copy Civil Engineering Report — Pacific Engineering Corporation 7. 2 copies Phase I Environmental Site Assessment — Riley Group, Inc. 8. 1 Letter — Bricklayers Beneficial Association 9. 3 copies Title Report RECEIVED CITY OF TUKWILA NOV 1 4 2002 PERMIT CENTER z Iz w 0 .0 0 co CI: U) ILI J - H CO LL w 0 2 Q I a. w z � F— 0 z E-- w ui U � tu F—. = 0 '�o ..z w = : z f e Comments: Items 2, 3 and 4 above shall replace the equivalent items in our earlier Design Review submittal. All of the other items are to supplement that submittal. Item 2. The drawings have been revised to show 5' landscaping strips at the north and south sides of the site and all structures outside of setbacks. Item 4 shows the building elevations with landscape plantings at one year of growth. A second front elevation shows the view from the street. Item 5 is submitted in support of the removal of several trees in northeast portion of site. Item 6. We contacted Pacific Engineering Corp., the civil engineer for the previous project and the installed storm drainage system. We were assured that this report was the entire documentation that was submitted for the permit that was granted the City of Tukwila for the installed system and that it includes the entirety of the downstream analysis. Item 8. This letter clarifies that Bob Power is authorized to execute the Affidavit on behalf of the Bricklayers Beneficial Association. Bylaws for the Association are also included for additional support. '76z Margaret R. Newton, A.I.A Newton Associates Architects Y.3 .�J The Riley Group, Inc. Geotechnical Engineering • Environmental • Wetland Services PHASE I ENVIRONMENTAL SITE ASSESSMENT 52 AVENUE SOUTH BUILDING SITE 52 AVENUE SOUTH /SOUTHCENTER BOULEVARD (15208 52 AVENUE SOUTH) TUKWILA, WASHINGTON 98188 September 28, 2001 PREPARED BY: The Riley Group, Inc. 10728 Lake City Way NE Seattle, WA 98125 PREPARED FOR: Brick Layer Beneficial Association 12202 Densmore Avenue North Seattle, Washington 98133 Attention: Mr. Laird Donaldson Project No. 2001 -139 Offices located in Washington, Oregon and California RECEIVED CITY OF TUKWILA NOV 1 !t 2002 pERAA1T CENTER 10728 Lake City Way N.E. • Seattle, WA 98125 • Tel (206) 417 -0551 • Fax (206) 417 -0552 http: www.Riley - Group.com W 6 J O. U 0 U U) W W =; L . w 0, u. co Z H' 0 . z F D U O :0 U . w • U F-- u. O; w Z. O • 1— z Executive Summary The Riley Group, Inc. (Riley) has performed this Phase I ESA for the undeveloped property located at 52n Avenue South/Southcenter Boulevard, in Tukwila, Washington (the Site). This Phase I ESA was performed in conformance with the scope and limitations of ASTM Practice E- 1527-00. w Authorization to proceed with this Phase I ESA was granted by Brick Layer Beneficial 6 Association (Brick Layer) of Seattle, Washington on September 4, 2001. Riley understands that v o Brick Layer intends to purchase the Site and construct a new office building. The purpose of the u) Phase I ESA is to identify recognized environmental conditions (RECs) and business -J 1- environmental risks associated with the Site and /or it's setting as defined by ASTM. w 2 � a = W f- _ The Site is located at 52n Avenue South/Southcenter Boulevard in "Tukwila, King County, Z o Washington 98188. The Site includes an approximate 55,985 square -foot lot containing a fenced w area containing shrubs, trees, weeds and a paved /gravel parking lot to the north of the fenced > 0 area. o A summary of our findings regarding the subject Site history is as follows: w w 0 -o w Z U= 0 An executive summary including findings, opinions and conclusions is given below. The executive summary is not meant to be relied upon separately from the complete report. FINDINGS ➢ Prior to approximately 1913, the Site was vacant forested land. ➢ In 1913 and 1918, a 1 -story house and /or barn (chicken coop) were built on the subject site and/or on an adjoining property. The house was reportedly heated with stove heat. The barn reportedly had a dirt floor and was an unheated structure. Prior to approximately 1963, the house and barn were demolished. ➢ In 1963 a house and a detached garage were built on the subject site. The address of the house was listed as 15208 52 " Avenue South. The house was reportedly heated with propane gas. The house and detached garage and an abandoned shed were demolished in 1999. THE RILEY GROUP, INC ➢ Presently, the Site is vacant land including a fenced area containing shrubs, trees, weeds and a paved/gravel parking lot on the north end of the Site. Surrounding properties were generally first developed as, office buildings in the early to mid - 1980s. No adjoining properties are listed on any federal, state or local environmental databases and therefore are not considered to be recognized environmental conditions (RECs) or potential 't. business environmental liability. ,�,.' 'WNW. During our Site reconnaissance, small quantities of miscellaneous construction debris and garbage were observed on Site. No evidence was observed however, that would suggest that disposal of hazardous materials had occurred (as indicated by stressed vegetation, noticeable petroleum odors, etc.) on Site. CONCLUSIONS Riley has performed a Phase I ESA at the property located at 52 " Avenue South/Southcenter Bou1e'vard (15208 52 " Avenue South) in Tukwila, Washington, in conformance with the scope and limitations of ASTM Standard Practice E- 1527 -00. This Phase I ESA has revealed no evidence of RECs or business environmental risks associated with the Site or it's setting. No further assessment or investigation is warranted at this time. 11 THE RILEY GROUP, INC v.4tu4Jl+� v.! v.n • �z w • J U U CO U CO =: J w O LL Q. - t-- w. Z I- O: Z F- w U C. ;O U; 0l w w H H O Zi LLI • Z .J TABLE OF CONTENTS EXECUTIVE SUMMARY 1. INTRODUCTION 1 1.1 PURPOSE 1 1.2 SCOPE OF WORK 1 1.3 SIGNIFICANT ASSUM PTIONS 2 1.4 LIMITATIONS AND EXCEPTIONS 2 1.5 SPECIAL TERMS AND CONDITIONS 2 1.6 RELIANCE 2 2. SITE DESCRIPTION 2 2.1 PHYSICAL SETTING SOURCE(S), LOCATION AND LEGAL DESCRIPTION 2 2.2 SITE AND VICINITY CHARACTERISTICS 2 2.3 SITE GEOLOGY 3 2.4 DESCRIPTION OF SITE STRUCTURES 3 2.5 CURRENT USES OF THE PROPERTY 3 2.6 CURRENT USES OF ADJOINING PROPERTIES 3 3. USER-PROVIDED INFORMATION 3 3.1 TITLE RECORDS 3 3.2 ENVIRONMENTAL LIENS, SPECIALIZED KNOWLEDGE, ETC 4 3.3 REASON FOR PERFORMING THE PHASE I ESA 4 4. SITE RECONNAISSANCE 4 4.1 POLYCHLORINATED BIPHENYLS (PCBs) SURVEY 4 4.2 UNDERGROUND AND ABOVEGROUND STORAGE TANK SURVEY 4 5. ENVIRONMENTAL RECORDS REVIEW 5 5.1 STANDARD ENVIRONMENTAL RECORDS SOURCES 5 5.1.1 Site 5 5.1.2 Adjoining/Nearby Properties 5 6. HISTORICAL RECORDS REVIEW 5 6.1 SITE 6 6.2 ADJOINING AND NEARBY PROPERTIES 6 6.2.1 North of Site 6 6.2.2 East of Site 6 6.2.3 South of Site 6 6.2.4 West of Site 6 7. FINDINGS 6 8. CONCLUSIONS 7 9. DEVIATIONS & ADDITIONAL SERVICES 7 10. REFERENCES 7 11. SIGNATURES OF ENVIRONMENTAL PROFESSIONALS 7 12. QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS 9 12.1 JESSICA BURROUGH, ENVIRONMENTAL ASS ESSOR 9 THE RILEY GROUP, INC Appendix A Site Figures Appendix B Site Photographs AppendixC ................................................ ............................EDR Transaction Screen Map Report Appendix D ASTM Definition of Terms Appendix E Historic Records Documentation �.� Appendix F Historic Aerial Photographs iv 12.2 PAUL RILEY, PRESIDENT 9 LIST OF TABLES Table 1. Summary of State & Federal Database Results for Properties Within '/e Mile of the Site LIST OF APPENDICES THE RILEY GROUP, INC •124,3;:tr La' h z »u; s azaa a; Phase I Environmental Site Assessment Page 1 September 28, 2001 Proposed Brick Layer Office Building, Tukwila, Washington Project #2001 -139 1. Introduction The Riley Group, Inc. (Riley) conducted a Phase I Environmental Site Assessment (ESA) at the property located at 52n Avenue South/Southcenter Boulevard, in Tukwila, Washington 98188 (hereon referred to as the Site), Figure 1, Appendix A. The Site is a 55,985 square -foot vacant z parcel. Riley understands that Brick Layer Beneficial Association (Brick Layer) anticipates 1 z purchasing the Site to construct an office building. Site photographs are included in Appendix B. re 2 The Phase I ESA was performed on behalf of Brick Layer of Seattle, Washington, who authorized o the ESA on September 9, 2001. It is Riley's understanding that this report will be used to assist co o Brick Layer in evaluating the environmental condition of the property prior to purchase and /or J Lu financing the proposed construction activities. co u- w 1.1 PURPOSE 2 J The purpose of the Phase I ESA was to identify recognized environmental conditions (RECs) as D defined by the American Society for Testing and Materials (ASTM), Standard Practice E 1527- F W 00, 2040. z jE The term "recognized environmental conditions" means the presence or likely presence of any hazardous w O uj substances or petroleum products on a property under conditions that indicate an existing release, a past ? Q in release, or a material threat of a release of any hazardous substances or petroleum products into structures U on the property or into the ground, groundwater, or surface water of the property. The term includes o � ' hazardous substances or petroleum products even under conditions in compliance with current w uj environmental regulations. The term is not intended to include de minimis conditions that generally do not H U present a material risk of harm to public health or the environment and that generally would not be the ~ u. O subject of an enforcement action if brought to the attention of appropriate governmental agencies. tai z co In addition, the purpose of the Phase I ESA was to identify any potential business environmental v O ~ risks associated with the Site. z Definitions used herein, as defined by ASTM, are given in Appendix C for reference. Riley's scope of work was conducted in accordance with the Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process (ASTM), Standard Practice E- 1527-00, 2000. 1.2 SCOPE OF WORK Riley's scope of work for this Phase I ESA included a: ➢ Walk - through Site investigation for suspect hazardous materials; ➢ Site inspection and reconnaissance of surrounding properties within a 1 -mile radius; ➢ Review of state and federal databases of contaminated facilities or facilities that use hazardous materials; ➢ Review of historic uses of the Site and adjoining/nearby properties; ➢ Review of available records on -file for the Site and /or nearby properties at the Washington Department of Ecology (WDOE), where necessary; ➢ Interviews with knowledgeable persons regarding Site and /or nearby properties; and ➢ Preparation of a final report presenting Riley's findings. THE RILEY GROUP, INC. Phase I Environmental Site Assessment Page 2 September 28, 2001 Proposed Brick Layer Office Building, Tukwila, Washington Project #2001 -139 1.3 SIGNIFICANT ASSUMPTIONS In evaluating the property, Riley has relied upon representations and information furnished by individuals and agencies noted in the report. Riley assumes that the information provided by these third party sources is accurate, and has no reason to believe otherwise. ' 1.4 LIMITATIONS AND EXCEPTIONS This Phase I ESA report is based upon information obtained by Riley personnel and upon the condition of the Site and surrounding property on the dates of such visits, supplemented by readily available information and data obtained by Riley and described herein. Riley accepts no responsibility for any deficiency, misstatements or inaccuracies contained in this report as a result of misstatements, omissions, misrepresentations or fraudulent acts of persons interviewed. In addition, potentially important interviewees are often not available or cannot be located within a reasonable project time frame. In these instances, Riley accepts no responsibility for any environmental liability that later results from information not readily available during the assessment. This report is the property and for the exclusive use of Riley, Brick Layer, and their authorized representatives or affiliates. This report was prepared in a manner consistent with the level of skill and care ordinarily exercised by members of the profession currently practicing in the same locality and time, and under similar conditions. This report is intended for specific application to the vacant property located at 52n Avenue South/Southcenter Boulevard, Tukwila, Washington. 1.5 RELIANCE No reports or other information regarding the Site or its setting were provided to Riley other than those resources mentioned herein. 2. Site Description 2.1 PHYSICAL SETTING SOURCE(S), LOCATION AND LEGAL DESCRIPTION The Site is located on the United States Geological Survey (USGS) Des Moines, Washington 7.5 Minute Topographic Map (Figure 1). The Site is adjacent to the Southcenter Boulevard off -ramp of southbound Interstate 5, approximately 1/2 mile northwest of Southcenter Mall (Figure 1). The Site is situated at an elevation of approximately 100 feet above mean sea level. The Site covers approximately 55,985 square -feet of land. The Site is located in the southwest 'A of Section 23, Township 23 North, Range 4 East, Willamette Meridian. The Site's tax parcel number is identified by King County as 115720 -0010- 03. The short legal description for the Site is as follows: BROOKVALE GARDEN TRS POR LY ELY OF 52 AVENUE S LESS S 51 FT LESS HWY 2.2 SITE AND VICINITY CHARACTERISTICS The Site is located between the Southcenter Boulevard off -ramp of southbound Interstate 5 and 52 Avenue South. The Site is located on an irregular- shaped parcel that consists of weeds, brush, trees, and a paved and gravel parking lot. Gentle slopes dropping towards the southeast characterize the topography at the Site. The northern approximately one -third of the Site is relatively level. THE RILEY GROUP, INC. ..- ..rz.,F..v�e•+�i�a.wrwMra ' -wfe.4' Phase I Environmental Site Assessment Page 3 September 28, 2001 Proposed Brick Layer Office Building, Tukwila, Washington Project #2001 -139 The surrounding topography consisting of the southbound Interstate 5 Southcenter Boulevard off -ramp (to the east of the Site) and 52n Avenue South (to the west of the Site) slope to the south. Nearby development consists primarily of commercial property use. 2.3 SITE GEOLOGY According to the Geotechnical Engineering Study Report presented by Geotech Consultants on August 10, 1995, a 1- to 3 -foot layer of loose silty sand topsoil and fill below the surface vegetation underlies the Site. Below the surficial layer, the study revealed loose to medium -dense sands with low silt contents. Thin layers of stiff silt were observed in these sands. Dense, glacially consolidated sands and silty sands were also encountered. The dense soils were found at a depth of 11 to 26 feet below ground surface. Based on a review of the USGS Des Moines, Washington 7.5 Minute Topographic Map, groundwater is expected to flow to the northeast towards the Green River. 2.4 DESCRIPTION OF SITE STRUCTURES The majority of the Site is contained by a six -foot tall chain link fence on the north, east and west perimeters. A concrete wall acts as the southern perimeter. A paved and gravel parking lot occupies the north - northwest portion of the property. 2.5 CURRENT USES OF THE PROPERTY The Site consists of a fenced area with weeds, brush and trees. A concrete and gravel parking lot used by the office building to the north of the Site is located to the north and northwest of the fenced area. A paved access road in the northeast corner of the Site curves from the paved parking lot into the fenced area. 2.6 CURRENT USES OF ADJOINING PROPERTIES Current uses of adjoining properties are summarized as follows: North of Site: East of Site: South of Site: West of Site: X -10 Wireless office building at 15200 52n Avenue South. Southbound Interstate 5 South Southcenter Boulevard off-ramp. Aspi Group office building at 5200 Southcenter Boulevard. 52n Avenue South. Speea office building at 15205 52n Avenue and an unmarked office building at 15215 52n Avenue are beyond 52n Avenue South. 3. User - Provided Information 3.1 TITLE RECORDS No chain - of - title records were provided to Riley for review during this assessment. THE RILEY GROUP, INC. Phase I Environmental Site Assessment Page 4 September 28, 2001 Proposed Brick Layer Office Building, Tukwila, Washington Project #2001 -139 3.2 ENVIRONMENTAL LIENS, SPECIALIZED KNOWLEDGE, ETC. The potential property purchaser, Brick Layer, was unaware of any environmental liens, and /or potential valuation reductions, and did not have any specialized knowledge regarding environmental issues. z Riley understands that Brick Layer anticipates purchasing the Site and constructing an office w building. The purpose of this Phase I ESA is to identify any RECs and /or business environmental 6 -.I v risks associated with the Site or it's setting. o o co o 4. Site Reconnaissance J Riley performed a Site reconnaissance and hazardous material inspection September 20, 2001. A W o summary of our findings is given below. g (o = a w z� I-0 z F- Riley observed minimal areas on the Site where small amounts of construction debris and w miscellaneous household garbage had been discarded. However, no hazardous materials or 8 containers, or signs of improper hazardous material disposal (i.e. stains, stressed vegetation, etc.) o t- were observed. = 0 o ..z The EPA considers PCBs to be a possible human carcinogen. The Toxic Substance Control Act v N of 1976 (15 USC, s/s 2601, et seq.) prohibited any manufacturing of PCBs in the United States I- after January 1, 1979. Prior to 1979, light ballasts for fluorescent light fixtures typically contained Z PCBs. By Federal law, light ballasts manufactured after 1979 are labeled with a "No PCBs" label. Similarly, electrical transformers manufactured before 1980 frequently contained PCBs. Riley did not observe the presence of electrical transformers or any other potential PCB - containing electrical equipment on the Site. 4.1 UNDERGROUND AND ABOVEGROUND STORAGE TANK SURVEY Riley's underground storage tank (UST) and aboveground storage tank (AGST) survey included an inspection, interviews and a review of available environmental reports. Riley inspected the Site for indications of USTs, such as fill pipes or vent pipes. Riley did not observe any AGSTs or indications of USTs at the Site. 3.3 REASON FOR PERFORMING THE PHASE I ESA The Site consists of a vacant fenced area with low vegetation, brush and trees. A paved and gravel parking lot used by the office building to the north of the Site is located to the north and northwest of the fenced area. A concrete access road in the northeast corner of the Site curves from the paved parking lot into the fenced area. Polychlorinated Biphenyls (PCBs) Survey THE RILEY GROUP, INC. ku`iYJ +.`DhL3tidt,WdSol ._ ....x..�..r?1 ,.. 9l1 1 Table 1. Summary of State & Federal Database Results for Properties within 1 /4 -mile of the Site Property Name Property Address ID Per EDR Map Location Relative to Site State/Federal Database Additional Comments/Status Sunshine Ridge Condominiums 15300 Macadam Road South 1 0.3 mile southeast WA ICR Petroleum products contaminated soil. The Department of Ecology (DOE) received the final cleanup report on July 23, 1996. Phase l Environmental Site Assessment Page 5 September 28, 2001 Proposed Brick Layer Office Building, Tukwila, Washington Project #2001 -139 5. Environmental Records Review Riley's environmental records review consisted of the following: > A standard review of Federal and State record databases. 5.1 STANDARD ENVIRONMENTAL RECORDS SOURCES Riley reviewed federal & state records to determine properties with existing and /or potential environmental liabilities. The records search was performed by EDR of Southport, Connecticut and reviewed by Riley. All records reviewed used search radii in accordance with ASTM parameters. A copy of the EDR report is included in Appendix C. 5.1.1 SITE The Site is not listed on any federal, state or local environmental databases. 5.1.2 ADJOINING/NEARBY PROPERTIES Only one property (Sunshine Ridge Condominiums) was located within 1/4"' -mile of the Site. The Sunshine Ridge Condominiums property was listed on the Washington State Independent Cleanup Report Database. Due to the distance from the Site, the reported localization of contaminated soil and the final cleanup report status, the Sunshine Ridge Condominiums is not a recognized environmental condition (REC) or business environmental liability. Information regarding this facility is summarized in Table 1. Additional listed properties were located between '/ -mile and 1 -mile of the Site and are discussed in the EDR report in Appendix C. Due to the distance between these listed properties and the Site; properties located between 1/2-mile and 1 -mile of the Site are not considered to be RECs. 6. Historical Records Review Riley's Site and adjoining properties historical records review is based on the following historical information sources: > King County tax assessor records. > R.L. Polk City Directories for South King County, WA; 1976, 1977, 1978 -79, 1980, 1981, 1983, 1987, 1991. > Aerial photographs dated 1944, 1961, 1965, 1981, 1985, 1989 and 1995. Copies of aerial photographs from 1961, 1965 and 1995 are provided in Appendix F. > Puget Sound Energy tax assessor archive information. THE RILEY GROUP, INC. i and a paved /gravel parking lot on the north end of the Site. Phase / Environmental Site Assessment Page 6 THE RILEY GROUP, INC. September 28, 2001 Proposed Brick Layer Office Building, Tukwila, Washington Project #2001 -139 6.1 SITE A summary of our findings regarding the subject Site history is as follows: ➢ Prior to approximately 1913, the Site was vacant forested land. ➢ In 1913 and 1918, a 1 -story house and /or barn (chicken coop) were built on the subject site and/or on an adjoining property. The house was reportedly heated with stove heat. The barn reportedly had a dirt floor and was an unheated structure. Prior to approximately 1963, the house and barn were demolished. ➢ In 1963 a house and a detached garage were built on the subject site. The address of the house was listed as 15208 52n Avenue South. The house was reportedly heated with propane gas. The house and detached garage and an abandoned shed were demolished in 1999. ➢ Presently, the Site is vacant land including a fenced area containing shrubs, trees, weeds ADJOINING AND NEARBY PROPERTIES Surrounding properties were generally first developed as office buildings in the early to mid - 1980s. The historic uses of adjoining and nearby properties are summarized below. 6.1.1 NORTH OF SITE ➢ Prior to 1986, the property north of the Site was vacant. ➢ From 1986 to the present, the office building at 15200 52 " Avenue South has been located to the north of the Site. 6.1.2 EAST OF SITE ➢ Prior to 1965 the property to the east of the Site was a main road. ➢ From 1965 to the present the property directly east of the Site has been the Southcenter Boulevard off -ramp of southbound Interstate 5. 6.1.3 SOUTH OF SITE ➢ Prior to 1986, the property to the south was vacant, forested land. ➢ From 1986 to the present, the Parkside Office Building has been located on the property. 6.1.4 WEST OF SITE (ACROSS 52 AVENUE SOUTH) ➢ Prior to 1981, the property to the west of the Site across 52 " Avenue South was vacant, forested land. ➢ From 1981 to the present the office building at 15205 52 " Avenue South and the office building at 15215 52n Avenue South have been located on the property west of the Site. 7. Findings Based upon the results presented in this Phase I ESA, no potential RECs and /or potential business environmental risks per ASTM were identified. Phase l Environmental Site Assessment Page 7 Proposed Brick Layer Office Building, Tukwila, Washington Project #2001 -139 8. Conclusions Riley has performed a Phase I ESA in conformance with the scope and limitations of ASTM Standard Practice E- 1527 -00 at the property located at 52n Avenue South/Southcenter Boulevard (15208 52n Avenue South), in Tukwila, Washington. This Phase I ESA has revealed no evidence of RECs or business environmental liabilities in connection with the Site or it's setting. No further assessment or investigation is warranted. f- w 9. Deviations & Additional Services _ 0 o UU Riley performed this Phase I ESA in accordance with ASTM standards. This report generally J 1 follows the recommended format provided by ASTM for Phase I ESAs; however, minor cn v_ deviations in report format may exist. No additional non -scope services have been added to this w 0 Phase I ESA. u.? 10. References `� a = I- =W Environmental Data Resources (EDR). September 5, 2001. The EDR Transaction Screen Map z F- Report. 17 pps. 1 figure. Appendices. w o uj Kroll Map Co. ca. 1998. Atlas of Seattle, Sea -Tac. 2 D U N R.L. Polk's City Directory Listings. South Seattle, Washington. 1976, 1977, 1978 -79, 1980, o 1981, 1983, 1987, 1991. = W U USGS. 1995. Des Moines, Washington 7.5 x 15 - Minute (1:24,000 scale) Quadrangle. 1 sheet. o University of Washington, Suzzallo Library. Aerial photographs 1944, 1961, 1965, 1981, 1985, ui z 1989 and 1995. I Report, Geotechnical Engineering Study, Proposed Office Building, 15208 52 Avenue South, z Tukwila, Washington, prepared by GeoTech Consultants, Inc., dated August 10, 1995. USDA Soil Survey of King County dated 1979. 11. Signatures of Environmental Professionals Any questions regarding the work within this report, the presentation of the information, or the interpretation of the data are welcome and should be referred to the undersigned. Sincerely, THE RILEY GROUP, INC. Jessica Burrough Environmental Scientist Report Distribution Mr. Laird Donaldson @ Brick Layer Beneficial Association (2 bound reports) Ms. Shannon Skinner @ Preston Gates & Ellis (one bound report) Ms. Margaret Newton @ Newton Associates (one bound report) THE RILEY GROUP, INC. Paul D. Riley President September 28, 2001 1 Phase / Environmental Site Assessment Page 8 September 28, 2001 Proposed Brick Layer Office Building, Tukwila, Washington Project #2001 -139 THE RILEY GROUP, INC. Z a Z; W W es: 0. .0 O w u) w:. W• W O. a 14 C1. Z 1H. O Z F—` - W W. U � • O F—' :W W :Z E... U lL O:. Z • W ; 1- `O ~' • Phase I Environmental Site Assessment Page 9 September 28, 2001 Proposed Brick Layer Office Building, Tukwila, Washington Project #2001 -139 12. Qualifications of Environmental Professionals 12.2 PAUL RILEY, PRESIDENT Education M.S., Geological/Geophysical Sciences, Western Washington, 1991 B.S., Geological Sciences, Michigan State University, 1988 Licensed Well Driller, Washington State Special Traininji: Groundwater Remediation & Design, GNAW, 1994 Risk -Based Corrective Action — AST Seminar, 1996 Aerial Photographic Interpretation, USFG, 1997 40 -Hour Wetland Delineation Course, 1999 THE RILEY GROUP, INC. ...,;S�r �:LS'e�„':�:lt.'SL'�'.::.r ..�A' .�,� ✓ �. �? ?C���1U^?::'�"pv'ti';FS,:,+Tt�' 4g4 '. "'".4 ''�', i`5i: 12.1 JESSICA BURROUGH, ENVIRONMENTAL ASSESSOR Education B.A. Public Relations, California State University, Chico, 2000. Minor in Environmental Studies. Special Training: 40 HR HAZWOPPER Training Professional Experience: Ms. Burrough's professional expertise includes performing Phase I environmental site assessments including lead -in- paint, lead -in- drinking water and radon sampling. In addition, Ms. Burrough has performed NEPA Assessments for national cellular companies, assisted on spill prevention plan, environmental audit and permitting projects. Ms. Burrough formally piloted a multi - million dollar lead and asbestos abatement program with Turner Construction and performed database manager duties for a national revenue - tracking database. Ms. Burrough has extensive training in sustainable development and waste management education. Representative Project Experience: > Has 2 years experience in environmental education/environmental consulting field. > Performed Phase I Environmental Site Assessments for large -scale industrial buildings including lead -in- paint, lead -in- drinking water and radon sampling. r > Performed NEPA assessments for national cellular companies. > Piloted a multi - million dollar lead and asbestos abatement program. > Assisted on spill prevention plan, environmental audit, permitting projects. > Acted as the database manager for a national revenue tracking system. Phase I Environmental Site Assessment Page 10 September 28, 2001 Proposed Brick Layer Office Building, Tukwila, Washington Project #2001 -139 Professional Experience President, The Riley Group, Inc. (formerly Riley Environmental, LLC), Seattle, WA. 3/96 - present. Mr. Riley, the founding principal of The Riley Group, Inc., has practiced as an environmental geologist and property assessor in the Seattle and Portland area since 1991. Mr. Riley has performed over 500 Phase I environmental site assessments (ESAs) and Phase II subsurface soil = z Lu and groundwater investigation characterization studies in the northwest area (Washington, Oregon, and Alaska). Mr. Riley is responsible for all operations of The Riley Group, Inc. Responsibilities include u) co administrative and technical operations and business development. Mr. Riley manages Phase I _ ESAs, Phase II investigations, remediation consulting, and geotechnical engineering projects and co staff serving a wide clientele base. w 0 2 Representative Project Experience g = u. ➢ Performing Phase I ESAs for technically complicated commercial and industrial properties. = a ➢ Geotechnical field exploration, logging of borings, test pits and cone penetrometer tests, and Z Wi performing hand probes and hand auger tests. 1— 0 ➢ Contaminated subsurface soil and groundwater characterization and treatability studies. w w ➢ UST removals and site assessments in the State of Washington. UST systems included those o. containing aromatic solvents, gasoline, diesel, waste oil, aviation fuel, bunker C, PS 300, 0 thinners and paint solvents. w ➢ Evaluated aquifer characteristics using slug tests and flow models. ➢ Contributes to the design of on -site vapor extraction, groundwater remediation, oxygen z release compound application and bioremediation systems. c.) 0 z THE RILEY GROUP, INC. Y O m O rrt .z r .. .�► c O (DD c) � y a J - o rn z v ,NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR - THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. _ Sou hconter 1: 0. 111 a )11 r21122 ... PIM! 1 16 11, mo o.• . ke Q' / • t� ': 1 . Allt 1 rk `K : �,.. :y �(ro. 1 :. Imo : ` ` St .�i . �' i y filVet -�It. \ ` MIMES � -'r A � '.k1r . • ' ' 'r _' t. t 1.i •Iir sr -- $-,/,:::.„: oftostbs 1 1 4,4 0 a 01 ..... A `iL f:Firx � :.• /t f1 o To EA 1/2 approximate graphical scale SCALE 1:24 000 CONTOUR INTERVAL 25 FEET 1 mile • F • USGS 7.5 X 15 MINUTE QUADRANGLE DES MOINES - WA, REVISED 1995 N In - The Riley Group, Inc. 10728 LAKE CI TY WAY NE SEATTLE, WASHINGTON 98125 Proposed Brick Layer Office Building Site Vicinity Map Figure 1 Site Address: 52nd Avenue South/Southcenter Boulevard, Tukwila, Washington Paved /Gravel Parking Lot Office Building Approximate Site Boundary 6' Chain Link Fence Concrete Wall Office Building Office Building Office Building IPX The Riley Group, Inc. 10728 LAKE CITY WAY NE SEATTLE, WASHINGTON 98125 Southcenter Boulevard Not to Scale Proposed Brick Layer Office Building Site and Adjoining Property Map Southbound 1 -5 Southcenter Blvd Off -ramp N Figure 2 Project No. 2001 -139 Site Address: 52nd Avenue South /Southcenter Boulevard, Tukwila, Washington 0 N w NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. z C) Photograph I . View looking south across the Site. r, • Z • ;tt..tL om - n ,. ‘- p .. . ;.I r , .\i• . . . . N ''::::'''-...1'‘;'.:f\-N1-.;:';HI's:• i s .....%:, -'\: :C;;;''''‘';'''' , '''',.;?:`,.:4..2-,.. ..• •,..,„,..\•••• . ' •`' \ ''''' .";.. h.. \:. ~ � / .r • t,7 �y:. \,}y�.l" ',. \ :'� - ••�i� y h G �.r a' : � Y' 1. " � \ ��t I: w ) t.: 1, . ` , z , ir, i 't' ,. -'l� . 1� IitXX •'f .•ril �,y.�•..;`i•�' �i1e „ t� { .. . I' , t� • Photograph 2. View looking east from the northwest quarter section of the property. �� T he R G rpc. 10728 LAKE iley CI Y WAY ou NE , In SEATTLE, WASHINGTON 98125 Proposed Brick Layer Office Building Riley Project #2001 -139 Site Photographs Figure B -1 Site Address: 52nd Avenue SouthlSouthcenter Boulevard, Tukwila, Washington Photograph 3. View looking east from the southwest quarter section of the property. Photograph 4. View looking north from the Site. lf OPP' The Riley Group, Inc. 10728 LAKE CITY Y WAY NE SEATTLE, WASHINGTON 98125 Proposed Brick Layer Office Building Riley Project #2001-139 Site Photographs Figure B-2 Site Address: 52nd Avenue South/So:al:center Boulevard, Tukwila, Washington • NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEARTHAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. THE RILEY GROUP, INC. DEFINITIONS Asbestos containing material (ACM) Any material or product that contains more than 1% asbestos. Adjoining properties Any real property or properties the border of which is contiguous or partially contiguous with that of the property or that would be contiguous or partially contiguous but for a street, road, or other public thoroughfare separating them. Drum A container (typically, but not necessarily, holding 55 gal (208L) of liquid) that may be used to store hazardous substances or petroleum products. Hazardous substance A substance defined as a hazardous substance pursuant to CERCLA 42 USC 9601 (14), as interpreted by EPA regulations and the courts; (A) any substance designated pursuant to section 1321 (b)(2)(A) of Title 33, (B) any elements, compound, mixture, solution, or substance designated pursuant to section 9602 of this title, (C) any hazardous waste having characteristics identified under or listed pursuant to section 3001 of the Solid Waste Disposal Act (42 USC 6921) (but not including any waste the regulation of which under Solid Waste Disposal Act (42 USC 6901 et seq.) has been suspended by Act of Congress), (D) any toxic pollutant listed under section 1317(a) of Title 33, (E) any hazardous air pollutant listed under section 112 of the Clean Air Act (42 USC 7412), and (F) any imminently hazardous chemical substance or mixture with respect to which the Administrator (of EPA) has taken action pursuant to section 2606 of Title 15. The term does not include petroleum, including crude oil or any fraction thereof which is not otherwise under specifically listed or designated as a hazardous substance under subparagraphs (A) through (F) of this paragraph, and the term does not include natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas)." (See Appendix XI) Landfill A place, location, tract of land, area, or premises used for the disposal of solid wastes as defined by state solid waste regulations. The term is synonymous with the term solid waste disposal site and is also known as the garbage dump, trash dump, or similar term. Lust Sites State lists of leaking underground storage tank sites. Section 9003 (h) of Subtitle I of RCRA give EPA and states, under cooperative agreements with require owners and operators to do so. Property The real property that is the subject of the environmental site assessment described in this practice. Real property includes buildings and other fixtures and improvements located on the property and affixed to the land. Recognized Environmental Conditions The presence or likely presence of any hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or a material threat of a release of any hazardous substances or petroleum products into structures on the property or into the 10728 Lake City Way NE, Seattle, Washington 98125 Tel: (206) 417 -0551; Fax (206) 417 -0552 THE RILEY GROUP, INC. ground, groundwater, or surface water of the property. The term includes hazardous substances or petroleum products even under conditions in compliance with laws. The term is not intended to include de minimis conditions that generally do not present a material risk of harm to public health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies. Underground Storage Tank (UST) Any tank, including underground piping connected to the tank, that is or has been used to contain hazardous substances or petroleum products and the volume of which is 10% or more beneath the surface of the ground. ACRONYMS EPA - United States Environmental Protection Agency LBP -Lead Base Paint LUST - Leaking Underground Storage Tank. MTCA -Model Toxics Control Acts PCBs - Polychlorinated Biphenyls. PCS- Petroleum Contaminated Soil UST - Underground Storage Tank 10728 Lake City Way NE, Seattle, Washington 98125 Tel: (206) 417 -0551; Fax (206) 417 -0552 vzR.x 1 T - a V rn z D X v NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS :CLEAR 1HAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT_ 1 The EDR Transaction ScreenTM Map Report .J 52nd Avenue South Building Site 52nd Ave S /Southcenter Blvd Tukwila, WA 98188 Inquiry Number: 676907.1s September 05, 2001 pig Environmental Data Resources, Inc. The Source For Environmental Risk Management Data 3530 Post Road Southport, Connecticut 06490 Nationwide Customer Service Telephone: 1- 800 - 352 -0050 Fax: 1- 800 - 231 -6802 Internet: www.edrnet.com ,kv ' i42sroctaw -ie .`caGCaus+cAUar t.4.4vWass..Ax c: t..x.i lliia .14 Z Z 6_ 0 . UO N 'W 2" J f- w O: • = a' • z 1- F-- O' Z U O a w w 2 H O. li l Z CO H = ' 0 Z SECTION PAGE z _F- J UO . 0. to J � LL, W Q. 2 Government Records Searched / Data Currency Tracking Addendum GR -1 z } -: l— O z ui U :O N 0 i— W O . Z W U O ~ Z Executive Summary ES1 Overview Map 2 Map Summary - All Sites 3 Map Findings 4 Orphan Summary 9 APPENDICES Area Radon Information Thank you for your business. Please contact EDR at 1- 800 - 352 -0050 with any questions or comments. A -1 Disclaimer Copyright and Trademark Notice This report contains Information obtained from a variety of public and other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT ENVIRONMENTAL DATA RESOURCES INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL EDR BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OR DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. Entire contents copyright 2001 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. EDR and the edr logos are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners. TC676907.1s Page 1 The EDR- Transaction Screen Map Report is a screening tool which maps sites with potential liability or existing environmental liabilities. Specified government databases are searched in accordance with ASTM Standard E 1528 -00. The ASTM E 1528 -00 Transaction Screen property due diligence standard consists of four major components: a government records check, an historical inquiry, an owner /occupant questionnaire, and a site survey. This report contains the results of the government records search on the target property and surrounding area in accordance with the government records search requirements of the ASTM E 1528 -00 standard. The results of the government records search in accordance with QUESTIONS 21 and 22 (page 15, E 1528 -00) of the standard indicated the following: QUESTION 21 Do any of the following Federal government record systems list the property or any property within the circumference of the area noted below: National Priorities List (NPL) CERCLIS List CERCLIS NFRAP List RCRA - CORRACTS Facilities RCRA -TSD Non - CORRACTS Facilities RCRA LQG Facilities RCRA SQG Facilities ERNS ❑ on the property ❑ on the property ❑ on the property ❑ on the property ❑ on the property ❑ on the property ❑ on the property ❑ on the property Within 1 Mile Within 1/2 Mile Within 1/4 Mile Within 1 Mile Within 1/2 Mile Within 1/4 Mile Within 1/4 Mile QUESTION 22 Do any of the following state government record systems list the property or any property within the circumference of the area noted below: State equivalent to NPL State equivalent to CERCLIS Solid Waste /Landfill Facilities (SWF /LS) Leaking Underground Storage Tank List (LUST) Underground Storage Tank List (UST) ❑ on the property ❑ on the property ❑ on the property ❑ on the property ❑ on the property ® Within 1 Mile ❑ Within 1/2 Mile ❑ Within 1/2 Mile Ni Within 1/2 Mile ❑ Within 1/4 Mile In accordance with Section 5.6 (page 10, E 1528) if the answer is (yes) or unknown, then the user will have to decide what further action, if any, is appropriate. Answers should be evaluated in light of the other information obtained in the transaction screen process. If the user decides no further inquiry is warranted, the rationale must be documented. If the user decides that further inquiry is warranted, it may be necessary to contact an environmental professional. Additional Research - ASTM Supplemental Government Databases To provide additional information which may assist in the assessment of other components of the ASTM E 1528 -00 Transaction Screen, EDR also searches government databases not included in Questions 21 and 22 of ASTM E 1528 -00. This information may be useful in completing the owner /occupant questionnaire. The results of the search of these additional government records indicated affirmative (yes) responses on the target property for the following government databases: No affirmative responses found in the non -ASTM E 1528 -00 government databases. TC676907.1s EXECUTIVE SUMMARY 1 i * Target Property A. Sites at elevations higher than or equal to the target property Sites at elevations lower than the target property 1 Coal Gasification Sites (if requested) 0 National Priority List Sites CD Landfill Sites OVERVIEW MAP - 6769O7.1s - The Riley Group, Inc. • im 0 114 1/2 Power transmission lines Oil & Gas pipelines 100 -year flood zone 500 -year flood zone Wetlands 1 Ylkc TARGET PROPERTY: ADDRESS: CITY /STATE/ZIP: LAT /LONG: 52nd Avenue South Building Site 52nd Ave S /Southcenter Blvd Tukwila WA 98188 47.4656 / 122.2693 CUSTOMER: CONTACT: INQUIRY #: DATE: The Riley Group, Inc. Paul Riley 676907.1 s September 05, 2001 10:03 am 7 MAP . C Database Coal Gas FEDERAL ASTM STANDARD STATE ASTM STANDARD STATE OR LOCAL ASTM SUPPLEMENTAL EDR PROPRIETARY DATABASES Search Target Distance Total Property (Miles) < 1/8 1/8 - 114 1/4 - 1/2 1/2 - 1 > 1 Plotted := Z rt UJ NPL 1.000 0 0 0 0 NR 0 J U ' Proposed NPL 1.000 0 0 0 0 NR 0 V O CERCLIS 0.500 0 0 0 NR NR 0 N 0 CERC -NFRAP 0.250 0 0 NR NR NR 0 W = CORRACTS 1.000 0 0 0 0 NR 0 J 1 RCRIS -TSD 0.500 0 0 0 NR NR 0 CO u_ RCRIS Lg. Quan. Gen. 0.250 0 0 NR NR NR 0 w O RCRIS Sm. Quan. Gen. 0.250 0 0 NR NR NR 0 2 ERNS TP NR NR NR NR NR 0 g Q Z d CSCSL 1.000 0 0 0 2 NR 2 Z = —' HSL 1.000 0 0 0 0 NR 0 I— ~ O State Landfill 0.500 0 0 0 NR NR 0 Z H LUST 0.500 0 0 1 NR NR 1 Ui Iii IA UST 0.250 0 0 NR NR NR 0 U 0 1 FEDERAL ASTM SUPPLEMENTAL 0 — '0 I— —, Delisted NPL 1.000 0 0 0 0 NR 0 H 0 1 FINDS TP NR NR NR NR NR 0 — ___f HMIRS TP NR NR NR NR NR 0 LL- O . MLTS TP NR NR NR NR NR 0 Z MINES TP NR NR NR NR NR 0 0 N 1 NPL Liens TP NR NR NR NR NR 0 ~O F _J PADS TP NR NR NR NR NR 0 Z RAATS TP NR NR NR NR NR 0 TRIS TP NR NR NR NR NR 0 TSCA TP NR NR NR NR NR 0 FTTS TP NR NR NR NR NR 0 WA ICR 0.500 0 1 1 NR NR 2 CSCSL NFA TP NR NR NR NR NR 0 WA Emissions TP NR NR NR NR NR 0 TP = Target Property NR = Not Requested at this Search Distance Sites may be listed in more than one database 1.000 0 0 0 0 NR 0 TC676907.1s Page 3 Z -- i Map ID Direction Distance Distance (ft.) Elevation Site 1 ESE 1/8 -1/4 1235 Higher A2 ESE 1/4 -1/2 2449 Higher A3 ESE 1/4 -1/2 2449 Higher ARCO 6155 5800 SOUTHCENTER BLVD TUKWILA, WA 98188 Site 1 of 2 in cluster A LUST: Facility ID: Release ID: Release Status: Alternate Name: Affected Media: Facility ID: Release ID: Release Status: Alternate Name: Affected Media: ARCO #6155 5800 SOUTHCENTER BLVD. TUKWILA, WA 98188 Site 2 of 2 in cluster A Coal Gas Site Search: No site was found in a search of Real Property Scan's ENVIROHAZ database. SUNSHINE RIDGE CONDOMINIUMS 15300 MACADAM ROAD S. TUKWILA, WA 98188 WA ICR: Date Ecology Received Report: Contaminants Found at Site: Media Contaminated: Cause of Contamination: Region: Type of Report Ecology Received: Site Register Issue: County Code: Contact: Report Title: 8815 4696 MONITORING ARCO STATION # 6155 SOIL 8815 4696 CLEANUP STARTED ARCO STATION # 6155 SOIL WA ICR: Date Ecology Received Report: Contaminants Found at Site: Media Contaminated: Cause of Contamination: Region: Type of Report Ecology Received: Site Register Issue: County Code: Contact: Report Title: Date Ecology Received Report: 07/23/1996 Petroleum products Soil Tank, Spill North Western Final cleanup report 94 -35 17 Not reported Not reported 04/10/1998 Petroleum products Soil Tank North Western Interim cleanup report 98 -03 17 Not reported Not reported 12/16/1993 Ecology Region: North Western Release Date: 9/20/1993 0:00 Status Date: 8/28/1996 0:00 Ecology Region: North Western Release Date: 9/20/1993 0:00 Status Date: 11/30/1993 0:00 EDR ID Number Database(s) EPA ID Number WA ICR S104488381 N/A LUST 1000838732 N/A WA ICR S103503929 N/A TC676907.1s Page 4 T Map ID Direction Distance Distance (ft.) Elevation Site 4 ESE 112 -1 4519 Higher ARCO 06155 (Continued) Contaminants Found at Site: Media Contaminated: Cause of Contamination: Region: Type of Report Ecology Received: Site Register Issue: County Code: Contact: Report Title: Date Ecology Received Report: Contaminants Found at Site: Media Contaminated: Cause of Contamination: Region: Type of Report Ecology Received: Site Register Issue: County Code: Contact: Report Title: Date Ecology Received Report: Contaminants Found at Site: Media Contaminated: Cause of Contamination: Region: Type of Report Ecology Received: Site Register Issue: County Code: Contact: Report Title: UNOCAL SS NO 5918 115 ANDOVER PARK W TUKWILA, WA 98188 RCRIS: Owner: UNOCAL (360) 640 -7608 Contact: GARY GUNDERSON (360) 640-7612 Record Date: 03/11/1997 Classification: Not reported Used Oil Recyc: No Violation Status: No violations found FINDS: Other Pertinent Environmental Activity Identified at Site: RCRIS SHWS: Facility ID: 79747985 Responsible Unit: NW Latitude: 47 27 35 Longitude: 122 15 14 AP FINDINGS: Petroleum products Soil Tank North Western Interim cleanup report 93 -17 17 Not reported Not reported 11/17/1995 Petroleum products Soil Tank North Western Interim cleanup report 94 -34 17 Not reported Not reported 08/10/1995 Petroleum products Soil Tank North Western Interim cleanup report 94 -34 17 Not reported Not reported EDR ID Number Database(s) EPA ID Number .feelii.,ti�.�,ii:'i�i:i+'+.sai+ iy'• ftibftlC'. ka. Sti'.:-• L, t" yi72 :.'Ef.7a:":.- Sx:^- a'6.'25'L ^fi 44. ^ '_. 5.: "4,i_�"..�.,':.o.'.:.`.i "' S103503929 RCRIS -SQG 1001490779 CSCSL WAD988501540 FINDS TC676907.1s Page 5 Map ID Direction Distance Distance (ft.) Elevation Site - MAP UNOCAL SS NO 5918 (Continued) 1001490779 Ecology Site Status relative to the MTCA cleanup process: Independent Remedial Action Independent Site Status - those sites undergoing an independent cleanup: Independent Site Assessment of Interim Remedial Action Report received WARM Bin Number indicates the outcome of the Washington Ranking Model (WARM): Not reported Affected Media: Ground Water Media Status: C (Confirmed) - The presence of hazardous substances above MTCA cleanup levels has been confirmed by laboratory analysis (or field determination in the case of petroleum contamination) Base /Neutral /Acid Organics: Not reported Halogenated Organic Compounds: Not reported Horizontal Collection Method: 99 EPA Priority Pollutants - Metals and Cyanide: Not reported Metals - Other non - priority pollutant medals: Not reported Polychlorinated biPhenyls (PCBs): Not reported Pesticides: Not reported Petroleum Products: Confirmed above MTCA cleanup levels Phenolic Compounds: Not reported Non - Halogenated Solvents: Not reported Dioxin: Not reported Polynuclear Aromatic Hydrocarbons (PAH): Not reported Reactive Wastes: Not reported Corrosive Wastes: Not reported Radioactive Wastes: Not reported Asbestos: Not reported Conventional Contaminants, Organic: Not reported Conventional Contaminants, Inorganic: Not reported EDR ID Number Database(s) EPA ID Number Facility ID: 79747985 Responsible Unit: NW Latitude: 47 27 35 Longitude: 122 15 14 Ecology Site Status relative to the MTCA cleanup process: Independent Remedial Action Independent Site Status - those sites undergoing an independent cleanup: Independent Site Assessment of Interim Remedial Action Report received WARM Bin Number indicates the outcome of the Washington Ranking Model (WARM): Not reported Affected Media: Soil Media Status: R (Remediated) - Contaminants have been treated, removed, or contained to meet cleanup levels established for the site. (This status determination may only be made by Ecology Base /Neutral /Acid Organics: Not reported Halogenated Organic Compounds: Not reported Horizontal Collection Method: 99 EPA Priority Pollutants - Metals and Cyanide: Not reported Metals - Other non - priority pollutant medals: Not reported Polychlorinated biPhenyls (PCBs): Not reported Pesticides: Not reported Petroleum Products: Treated, removed, or contained Phenolic Compounds: Not reported Non - Halogenated Solvents: Not reported Dioxin: Not reported Polynuclear Aromatic Hydrocarbons (PAH): Not reported Reactive Wastes: Not reported Corrosive Wastes: Not reported TC676907.1s Page 6 Z W It 2. 6 J 0 0 0 W = J N L. W O LL Q. tn � d W Z F.., I-- 0 W ~ W U OVI O H W Ui F ti O U O~ Z Map ID Direction Distance Distance (ft.) Elevation Site 5 DJB TRUCKING NE 6440 S 143RD ST 1/2 -1 TUKWILA, WA 98168 5093 Higher Affected Media: Media Status: F�rG� { �ayc i i( ✓oi 'PFINDINGSS UNOCAL SS NO 5918 (Continued) 1001490779 Radioactive Wastes: Not reported Asbestos: Not reported Conventional Contaminants, Organic: Not reported Conventional Contaminants, Inorganic: Not reported SHWS: Facility ID: 2304 Responsible Unit: NW Latitude: 47 28 30 Longitude: 122 15 13 Ecology Site Status relative to the MTCA cleanup process: Independent Remedial Action Independent Site Status - those sites undergoing an independent cleanup: Final Independent Remedial Action Report received WARM Bin Number indicates the outcome of the Washington Ranking Model (WARM): Not reported Affected Media: Ground Water Media Status: S (Suspected) - Due to preliminary investigations or the nature of business operations or manufacturing processes, certain contaminants are suspected to be present at the site Base /Neutral /Acid Organics: Not reported Halogenated Organic Compounds: Suspected to be present Horizontal Collection Method: 3 EPA Priority Pollutants - Metals and Cyanide: Suspected to be present Metals - Other non - priority pollutant medals: Not reported Polychlorinated biPhenyls (PCBs): Not reported Pesticides: Not reported Petroleum Products: Suspected to be present Phenolic Compounds: Not reported Non - Halogenated Solvents: Suspected to be present Dioxin: Not reported Polynuclear Aromatic Hydrocarbons (PAH): Not reported Reactive Wastes: Not reported Corrosive Wastes: Not reported Radioactive Wastes: Not reported Asbestos: Not reported Conventional Contaminants, Organic: Not reported Conventional Contaminants, Inorganic: Not reported Facility ID: 2304 Responsible Unit: NW Latitude: 47 28 30 Longitude: 122 15 13 Ecology Site Status relative to the MTCA cleanup process: Independent Remedial Action Independent Site Status - those sites undergoing an independent cleanup: Final Independent Remedial Action Report received WARM Bin Number indicates the outcome of the Washington Ranking Model (WARM): Not reported Surface Water S (Suspected) - Due to preliminary investigations or the nature of business operations or manufacturing processes, certain contaminants are suspected to be present at the site EDR ID Number Database(s) EPA ID Number CSCSL S101703193 N/A TC676907.1s Page 7 4.4:*?4'..il ri ou:rdsarcxa .', t�;''w!i isr+ : '�i6'hrriiw`ii.'i.2b%*.2f tic'��; iti�ws 9s�;si ,'xg'c.+.�; 'y w. 5�!£.e *r..z� ^f".tw ':xiul rrx' e.�V.°e.. iX;l: �ti•::. ra. .... Map ID Direction Distance Distance (ft.) Elevation Site EDR ID Number Database(s) EPA ID Number DJB TRUCKING (Continued) S101703193 Base /Neutral /Acid Organics: Not reported Halogenated Organic Compounds: Suspected to be present Horizontal Collection Method: 3 EPA Priority Pollutants - Metals and Cyanide: Suspected to be present Metals - Other non - priority pollutant medals: Not reported Polychlorinated biPhenyls (PCBs): Not reported Pesticides: Not reported Petroleum Products: Suspected to be present Phenolic Compounds: Not reported Non - Halogenated Solvents: Suspected to be present Dioxin: Not reported Polynuclear Aromatic Hydrocarbons (PAH): Not reported Reactive Wastes: Not reported Corrosive Wastes: Not reported Radioactive Wastes: Not reported Asbestos: Not reported Conventional Contaminants, Organic: Not reported Conventional Contaminants, Inorganic: Not reported Facility ID: 2304 Responsible Unit: NW Latitude: 47 28 30 Longitude: 122 15 13 Ecology Site Status relative to the MTCA cleanup process: Independent Remedial Action Independent Site Status - those sites undergoing an independent cleanup: Final Independent Remedial Action Report received WARM Bin Number indicates the outcome of the Washington Ranking Model (WARM): Not reported Affected Media: Soil Media Status: C (Confirmed) - The presence of hazardous substances above MTCA cleanup levels has been confirmed by laboratory analysis (or field determination in the case of petroleum contamination) Base /Neutral /Acid Organics: Not reported Halogenated Organic Compounds: Suspected to be present Horizontal Collection Method: 3 EPA Priority Pollutants - Metals and Cyanide: Suspected to be present Metals - Other non - priority pollutant medals: Not reported Polychlorinated biPhenyls (PCBs): Not reported Pesticides: Not reported Petroleum Products: Confirmed above MTCA cleanup levels Phenolic Compounds: Not reported Non - Halogenated Solvents: Suspected to be present Dioxin: Not reported Polynuclear Aromatic Hydrocarbons (PAH); Not reported Reactive Wastes: Not reported Corrosive Wastes: Not reported Radioactive Wastes: Not reported Asbestos: Not reported Conventional Contaminants, Organic: Not reported Conventional Contaminants, Inorganic: Not reported TC676907.1s Page 8 s3'- 2varoz"N%4��!?;,:..1tL.orb!e:"�; aid• rpas: 9rl�: �r. .W?4ti GVr4"'Atit,+•rY}:sru(cs, ^�!' City EDR ID Site Name LK FOREST PARK S104487686 SEATAC S104971202 SEATAC S104487367 SEATAC S104971236 SEATAC S104971237 SEATTLE S103398157 SEATTLE 1001217075 SEATTLE S103508058 SEATTLE S104487368 SEATTLE 1001490938 SEATTLE S103508190 SEATTLE S104486117 SEATTLE S104487749 SEATTLE S104959705 SEATTLE 1000891809 SEATTLE 1001600649 TUKWILA 8716999 TUKWILA S103508703 TUKWILA 1001491388 TUKWILA S104917985 TUKWILA 96492202 TUKWILA S103850484 TUKWILA 5103503683 TUKWILA S103502927 TUKWILA S103509581 TUKWILA 873128 TUKWILA S103503284 TUKWILA S103504483 TUKWILA S103504969 TUKWILA S103509545 TUKWILA 99608569 TANG PROPERTY FAA SEATAC TRANSFORMER SEATAC PAN AM AV GAS TANKS PAN AMERICAN WORLD AIRWAY SEATAC PAN AMERICAN WORLD AIRWAY SEATAC DUWAMISH FILL SITE DOT LOWER DUWAMISH WATERWAY LARRY'S MARKET SEATAC PAN AM AV GAS TANKS UNOCAL SS NO 6248 MCCALL HEATING OIL BURIEN FUEL TIME OIL #01284 PORT OF SEATTLE PAN AM HANGAR KITS CAMERA 2 SOUTHCENTER CLEANERS ALONG BURIAL SITE NW OF PARKING LOT. PORTER SEALS & BUMSTEAD MANUFACTURING WEST VALLEY HWY ACCIDENT FAMILY FUN CENTER INT 5 SOUTHBOUND SOUTH 188ST EXIT BP #11255 SOUTHLAND 7 -11 #23535 SOUTHLAND #23535 SOUTHLAND #23535 (TWO REPORTS) ON NORTH END OF 48TH STREET, SOUTH IN FRONT OF DENNYS RESTAU SOUTHCENTER CLEANERS GACO WESTERN SOUTHCENTER DRY CLEANERS SOUTHCENTER MALL (FORMER FREDERICK & NELSON) NORTH ST RT 599 SOUTH PARK RAMP ORPHAN SUMMARY Site Address 16020 32ND AVE. S. 154TH STS / PERIMETER RD N P.O. BOX 68727 SEATTLE TACOMA INTERNATIONAL AIRPORT SEATTLE TACOMA INTERNATIONAL AIRPORT S124THST / SR99 RK 2.5 TO RK 10.8 10525 HIGHWAY 99 P.O. BOX 68727 11845 DES MOINES WAY S 11441 DES MOINES WAY 14260 DES MOINES WAY S. 12807 DES MOINES WAYS. 17205 PACIFIC WAY S. 1034 SOUTHCENTER MALL 1706 SOUTHCENTER MALL ALONG BURIAL SITE NW OF PARKING LOT. 1079 AND 1091 ANDOVER PARK E. 17100 BLK W VALLEY HWY ON HWY 15031 S GRADY WAY INT 5 SOUTHBOUND SOUTH 188ST EXIT 19924 INTERNATIONAL BLVD/19924 PACIFIC HWY S. 13848 ML KING JR. WAY S. 12848 MARTIN LUTHER KING WAY S. 12848 MARTIN LUTHER KING WAY S. ON NORTH END OF 48TH STREET, SOUTH IN FRONT OF DENNYS RESTAU SOUTHCENTER SHOPPING CENTER 118700 SOUTHCENTER PARKWAY 1706 SOUTHCENTER MALL 400 SOUTHCENTER BLVD. NORTH ST RT 599 SOUTH PARK RAMP Zip Database(s) 98188 WA ICR 98188 CSCSL 98168 WA ICR 98168 CSCSL 98168 CSCSL 98168 CSCSL 98168 Proposed NPL, CERCLIS 98168 WA ICR 98168 WA ICR 98168 RCRIS -SOG, FINDS, WA ICR 98168 WA ICR 98168 WA ICR 98168 WA ICR 98168 WA ICR 98188 RCRIS -SOG, FINDS 98188 RCRIS -SOG, CSCSL, FINDS ERNS 98188 WA ICR 98188 RCRIS -SOG, FINDS 98188 CSCSL ERNS 98188 WA ICR 98188 98188 98188 WA ICR WA ICR WA ICR ERNS 98188 WA ICR 98188 WA ICR 98188 WA ICR 98188 WA ICR ERNS NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. Facility ID 85712152 52377393 52377393 2063 77265699 18434384 S TC676907.1s Page 9 : AREA RAD:ON� F. 'MAT!, •. t , .. t . 'P'� h,L °t-) k � x; •'` <' i r s.t,b 2 t:` ; r - EPA Radon Zone for KING County, WA: 3 Note : Zone 1 indoor average level > 4 pCi /L. : Zone 2 indoor average level >= 2 pCi/L and <= 4 pCi /L. : Zone 3 indoor average level < 2 pCi /L. - EPA Radon Information for KING County, WA Number of sites tested: 106 Area Average Activity % <4 pCi/L % 4 -20 pCi /L % >20 pCUL Living Area - 1st Floor 0.334 pCUL 99% 1% 0% Living Area - 2nd Floor 0.800 pCi/L 100% 0% 0% Basement 0.538 pCVL 97% 3% 0% TC676907.1s - Page Al E RN MENT ,..._ To maintain currency of the following federal and state databases, EDR contacts the appropriate governmental agency on a monthly or quarterly basis, as required. Elapsed ASTM days: Provides confirmation that this EDR report meets or exceeds the 90 -day updating requirement of the ASTM standard. FEDERAL ASTM STANDARD RECORDS NPL: National Priority List Source: EPA Telephone: N/A National Priorities List (Superfund). The NPL is a subset of CERCLIS and identifies over 1,200 sites for priority cleanup under the Superfund Program. NPL sites may encompass relatively large areas. As such, EDR provides polygon coverage for over 1,000 NPL site boundaries produced by EPA's Environmental Photographic Interpretation Center (EPIC). Date of Government Version: 07/26/01 Date of Data Arrival at EDR: 08 /06 /01 Date Made Active at EDR: 08/28/01 Elapsed ASTM days: 22 Database Release Frequency: Semi - Annually Date of Last EDR Contact: 08/06/01 Proposed NPL: Proposed National Priority List Sites Source: EPA Telephone: N/A Date of Government Version: 07/26/01 Date Made Active at EDR: 08/28/01 Database Release Frequency: Semi - Annually CERCLIS: Comprehensive Environmental Response, Compensation, and Liability Information System Source: EPA Telephone: 703 - 413 -0223 CERCLIS contains data on potentially hazardous waste sites that have been reported to the USEPA by states, municipalities, private companies and private persons, pursuant to Section 103 of the Comprehensive Environmental Response, Compensation, and Uability Act (CERCLA). CERCLIS contains sites which are either proposed to or on the National Priorities List (NPL) and sites which are in the screening and assessment phase for possible inclusion on the NPL. Date of Government Version: 05/14/01 Date Made Active at EDR: 08/28/01 Database Release Frequency: Quarterly Date of Data Arrival at EDR: 08/06/01 Elapsed ASTM days: 22 Date of Last EDR Contact: 08/06/01 Date of Data Arrival at EDR: 06/25/01 Elapsed ASTM days: 64 Date of Last EDR Contact: 06/25/01 CERCLIS - NFRAP: CERCLIS No Further Remedial Action Planned Source: EPA Telephone: 703 - 413 -0223 As of February 1995, CERCLIS sites designated "No Further Remedial Action Planned" (NFRAP) have been removed from CERCLIS. NFRAP sites may be sites where, following an initial investigation, no contamination was found, contamination was removed quickly without the need for the site to be placed on the NPL, or the contamination was not serious enough to require Federal Superfund action or NPL consideration. EPA has removed approximately 25,000 NFRAP sites to lift the unintended barriers to the redevelopment of these properties and has archived them as historical records so EPA does not needlessly repeat the investigations in the future. This policy change is part of the EPA's Brownfields Redevelopment Program to help cities, states, private investors and affected citizens to promote economic redevelopment of unproductive urban sites. Date of Government Version: 05/14/01 Date Made Active at EDR: 08/28/01 Database Release Frequency: Quarterly CORRACTS: Corrective Action Report Source: EPA Telephone: 800 - 424 -9346 CORRACTS identifies hazardous waste handlers with RCRA corrective action activity. Date of Data Arrival at EDR: 06/25/01 Elapsed ASTM days: 64 Date of Last EDR Contact: 06/25/01 TC676907.1s Page GR -1 `.ERNMENT ORDSfSEAR FEDERAL ASTM SUPPLEMENTAL RECORDS RI ENCY TRACKING Date of Government Version: 03/27/01 Date Made Active at EDR: 05/16/01 Database Release Frequency: Semi- Annually RCRiS: Resource Conservation and Recovery Information System Source: EPA/NTIS Telephone: 800 - 424 -9346 Resource Conservation and Recovery Information System. RCRIS includes selective information on sites which generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act (RCRA). Date of Government Version: 06/21/00 Date Made Active at EDR: 07/31/00 Database Release Frequency: Semi - Annually Date of Data Arrival at EDR: 04/11/01 Elapsed ASTM days: 35 Date of Last EDR Contact: 06/12/01 Date of Data Arrival at EDR: 07/10/00 Elapsed ASTM days: 21 Date of Last EDR Contact: 07/02/01 ERNS: Emergency Response Notification System Source: EPA/NTIS Telephone: 202 - 260 -2342 Emergency Response Notification System. ERNS records and stores information on reported releases of oil and hazardous substances. Date of Government Version: 08/08/00 Date of Data Arrival at EDR: 08/11/00 Date Made Active at EDR: 09/06/00 Elapsed ASTM days: 26 Database Release Frequency: Quarterly Date of Last EDR Contact: 08/10/01 BRS: Biennial Reporting System Source: EPA/NTIS Telephone: 800 - 424 -9346 The Biennial Reporting System is a national system administered by the EPA that collects data on the generation and management of hazardous waste. BRS captures detailed data from two groups: Large Quantity Generators (LOG) and Treatment, Storage, and Disposal Facilities. Date of Government Version: 12/31/97 Database Release Frequency: Biennially Date of Last EDR Contact: 06/18/01 Date of Next Scheduled EDR Contact: 09/17/01 DELISTED NPL: National Priority List Deletions Source: EPA Telephone: N/A The National Oil and Hazardous Substances Pollution Contingency Plan (NCP) establishes the criteria that the EPA uses to delete sites from the NPL. In accordance with 40 CFR 300.425.(e), sites may be deleted from the NPL where no further response is appropriate. Date of Government Version: 07/26/01 Database Release Frequency: Semi- Annually Date of Last EDR Contact: 08/06/01 Date of Next Scheduled EDR Contact: 11/05/01 FINDS: Facility Index System /Facility identification initiative Program Summary Report Source: EPA Telephone: N/A Facility Index System. FINDS contains both facility information and 'pointers' to other sources that contain more detail. EDR includes the following FINDS databases in this report: PCS (Permit Compliance System), AIRS (Aerometric Information Retrieval System), DOCKET (Enforcement Docket used to manage and track information on civil judicial enforcement cases for all environmental statutes), FURS (Federal Underground Injection Control), C- DOCKET (Criminal Docket System used to track criminal enforcement actions for all environmental statutes), FFIS (Federal Facilities Information System), STATE (State Environmental Laws and Statutes), and PADS (PCB Activity Data System). Date of Government Version: 07/07/00 Date of Last EDR Contact: 07/09/01 Database Release Frequency: Quarterly Date of Next Scheduled EDR Contact: 10/08/01 TC676907.1s Page GR -2 r4h9 �1"M 1.�::a'l:'.w.�i��T�'��'r �1 ..�n rlu� + ���wc.'� H 1u:L �t�uy:�'iS ' `ti+b •.�'3fii.F :•f,:y }`."`P,`. •'.'Q:CitiW :kf:,,C ••Ht s �� RNMENT EC_ t!! '�i t "t y .r.'�`tr' HMIRS: Hazardous Materials Information Reporting System Source: U.S. Department of Transportation Telephone: 202 - 366 -4526 Hazardous Materials Incident Report System. HMIRS contains hazardous material spill incidents reported to DOT. Date of Government Version: 12/31/00 Database Release Frequency: Annually Date of Last EDR Contact: 07/23/01 Date of Next Scheduled EDR Contact: 10/22/01 MLTS: Material Licensing Tracking System Source: Nuclear Regulatory Commission Telephone: 301 - 415 -7169 MLTS is maintained by the Nuclear Regulatory Commission and contains a list of approximately 8,100 sites which possess or use radioactive materials and which are subject to NRC licensing requirements. To maintain currency, EDR contacts the Agency on a quarterly basis. Date of Government Version: 05/29/01 Database Release Frequency: Quarterly MINES: Mines Master Index File Source: Department of Labor, Mine Safety and Health Administration Telephone: 303 - 231 -5959 Date of Government Version: 08/01/98 Database Release Frequency: Semi - Annually Date of Last EDR Contact: 07/09/01 Date of Next Scheduled EDR Contact: 10/08/01 Date of Last EDR Contact: 07/02/01 Date of Next Scheduled EDR Contact: 10/01/01 NPL LIENS: Federal Superfund Liens Source: EPA Telephone: 205 - 564 -4267 Federal Superfund Liens. Under the authority granted the USEPA by the Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) of 1980, the USEPA has the authority to file liens against real property in order to recover remedial action expenditures or when the property owner receives notification of potential liability. USEPA compiles a listing of filed notices of Superfund Liens. Date of Government Version: 10/15/91 Date of Last EDR Contact: 08/21/01 Database Release Frequency: No Update Planned Date of Next Scheduled EDR Contact: 11/19/01 PADS: PCB Activity Database System Source: EPA Telephone: 202 - 260 -3936 PCB Activity Database. PADS Identifies generators, transporters, commercial starers and/or brokers and disposers of PCB's who are required to notify the EPA of such activities. Date of Government Version: 03/30/01 Database Release Frequency: Annually Date of Last EDR Contact: 08/13/01 Date of Next Scheduled EDR Contact: 11/12/01 RAATS: RCRA Administrative Action Tracking System Source: EPA Telephone: 202- 564 -4104 RCRA Administration Action Tracking System. RAATS contains records based on enforcement actions issued under RCRA pertaining to major violators and includes administrative and civil actions brought by the EPA. For administration actions after September 30, 1995, data entry in the RAATS database was discontinued. EPA will retain a copy of the database for historical records. It was necessary to terminate RAATS because a decrease in agency resources made it impossible to continue to update the information contained in the database. Date of Government Version: 04/17/95 Date of Last EDR Contact: 06/11/01 Database Release Frequency: No Update Planned Date of Next Scheduled EDR Contact: 09/10/01 TRIS: Toxic Chemical Release Inventory System Source: EPA Telephone: 202 - 260 -1531 Toxic Release Inventory System. TRIS identifies facilities which release toxic chemicals to the air, water and land in reportable quantities under SARA Title ill Section 313. TC676907.1s Page GR -3 { 2:! "':�i>K t.!j "oy�q`n';J ��'"� '?SG£.r'.f2+ 6e2s a:;': ` w;:��5'. �,� ?SY �c�54���5 , NMENTrRECORDS, ▪ • • , b�'+.". V z 3 • Date of Government Version: 12/31/98 Database Release Frequency: Annually STATE OF WASHINGTON ASTM STANDARD RECORDS • SOW NCY ED` /DAT TRACKING� . Date of Last EDR Contact: 06/27/01 Date of Next Scheduled EDR Contact: 09/24/01 TSCA: Toxic Substances Control Act Source: EPA Telephone: 202 - 260 -1444 Toxic Substances Control Act. TSCA identifies manufacturers and importers of chemical substances included on the TSCA Chemical Substance Inventory list. It includes data on the production volume of these substances by plant site. Date of Government Version: 12/31/98 Date of Last EDR Contact: 07/09/01 Database Release Frequency: Every 4 Years Date of Next Scheduled EDR Contact: 09/10/01 FITS: FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fungicide, & Rodenticide Act)/TSCA (Toxic Substances Control Act) Source: EPA/Office of Prevention, Pesticides and Toxic Substances Telephone: 202 - 564 -2501 FTTS tracks administrative cases and pesticide enforcement actions and compliance activities related to FIFRA, TSCA and EPCRA (Emergency Planning and Community Right -to -Know Act). To maintain currency, EDR contacts the Agency on a quarterly basis. Date of Government Version: 08/30/00 Date of Last EDR Contact: 06/26/01 Database Release Frequency: Quarterly Date of Next Scheduled EDR Contact: 09/24/01 FITS INSP: FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fungicide, & Rodenticide Act)/TSCA (Toxic Substances Control Act) Source: EPA Telephone: 202 - 564 -2501 Date of Government Version: 08/10/00 Date of Last EDR Contact: 06/26/01 Database Release Frequency: Quarterly Date of Next Scheduled EDR Contact: 09/24/01 CSCSL: Confirmed & Suspected Contaminated Sites List Source: Department of Ecology Telephone: 360 - 407 -7200 State Hazardous Waste Sites. State hazardous waste site records are the states' equivalent to CERCLIS. These sites may or may not already be listed on the federal CERCLIS list. Priority sites planned for cleanup using state funds (state equivalent of Superfund) are identified along with sites where cleanup will be paid for by potentially responsible parties. Available information varies by state. Date of Government Version: 05/30/01 Date Made Active at EDR: 07/11/01 Database Release Frequency: Semi - Annually Date of Data Arrival at EDR: 06/11/01 Elapsed ASTM days: 30 Date of Last EDR Contact: 08/20/01 HSL: Hazardous Sites List Source: Department of Ecology Telephone: 360 - 407 -7200 The Hazardous Sites List is a subset of the CSCSL Report. It includes sites which have been assessed and ranked using the Washington Ranking Method (WARM). Date of Government Version: 02/27/01 Date Made Active at EDR: 04/30/01 Database Release Frequency: Semi - Annually Date of Data Arrival at EDR: 03/12/01 Elapsed ASTM days: 49 Date of Last EDR Contact: 06/11/01 SWF /LF: Solid Waste Facility Database Source: Department of Ecology Telephone: 360-407-6132 Solid Waste Facilities /Landfill Sites. SWF /LF type records typically contain an inventory of solid waste disposal facilities or landfills in a particular state. Depending on the state, these may be active or inactive facilities or open dumps that failed to meet RCRA Subtitle D Section 4004 criteria for solid waste landfills or disposal sites. TC676907.1s Page GR -4 g ;y.F" .. .iX ^s ? o�i 'aRU >¢a'l,/ka W4:41..`,; :z`.n� � SEAR:CHF ^' '� pVERNMENT RECO yy��iCv . 3ri��y�t "ic'Ct R+'A.N.y3 •', �4k'.3. .o. 'a :) >1�.f:� „:;. �.Y4 '•#.>2�i::`t :'. =�ar .. > ; \Y'r�:.Ya�:.... �...: ;t'.: >.. Date of Government Version: 09/01/00 Date Made Active at EDR: 12/22/00 Database Release Frequency: Annually Date of Government Version: 06/08/01 Date Made Active at EDR: 07/10/01 Database Release Frequency: Quarterly STATE OF WASHINGTON ASTM SUPPLEMENTAL RECORDS EMI: Washington Emissions Data System Source: Department of Ecology Telephone: 360 - 407 -6040 Date of Government Version: 12/31/99 Database Release Frequency: Annually UST: Underground Storage Tank Database Source: Department of Ecology Telephone: 360-407-7170 Registered Underground Storage Tanks. USTs are regulated under Subtitle Act (RCRA) and must be registered with the state department responsible information varies by state program. Date of Government Version: 06/08/01 Date Made Active at EDR: 07/03/01 Database Release Frequency: Quarterly RR, RE NCYYTR'AG�KIN. > Date of Data Arrival at EDR: 11/30/00 Elapsed ASTM days: 22 Date of Last EDR Contact: 07/09/01 LUST: Leaking Underground Storage Tanks Site List Source: Department of Ecology Telephone: 360 -407 -7200 Leaking Underground Storage Tank Incident Reports. LUST records contain an inventory of reported leaking underground storage tank Incidents. Not all states maintain these records, and the information stored varies by state. Date of Data Arrival at EDR: 06/11/01 Elapsed ASTM days: 29 Date of Last EDR Contact: 06/06/01 I of the Resource Conservation and Recovery for administering the UST program. Available Date of Data Arrival at EDR: 06/11/01 Elapsed ASTM days: 22 Date of Last EDR Contact: 06/06/01 ICR: Independent Cleanup Reports Source: Department of Ecology Telephone: 360 -407 -7200 These are remedial action reports Ecology has received from either the owner or operator of the sites. These actions have been conducted without department oversight or approval and are not under an order or decree. Date of Government Version: 05/30/01 Date of Last EDR Contact: 08/21/01 Database Release Frequency: Quarterly Date of Next Scheduled EDR Contact: 11/19/01 CSCSL NFA: Confirmed & Contaminated Sites - No Further Action Source: Department of Ecology Telephone: 360- 407 -7170 The data set contains information about sites previously on the Confirmed and Suspected Contaminated Sites list that have received a No Further Action (NFA) determination. Because it Is necessary to maintain historical records of sites that have been investigated and cleaned up, sites are not deleted from the database when cleanup activities are completed. Instead, a No Further Action code is entered based upon the type of NFA determination the site received. Date of Government Version: 05/30/01 Date of Last EDR Contact: 08/20/01 Database Release Frequency: N/A Date of Next Scheduled EDR Contact: 11/19/01 Date of Last EDR Contact: 07/24/01 Date of Next Scheduled EDR Contact: 10/22/01 TC676907.1s Page GR -5 J LOCAL RECORDS KING COUNTY: SEATTLE COUNTY: NMEN F�.w SEATTLE/KING COUNTY: SNOHOMISH COUNTY: TACOMA/PIERCE COUNTY: Abandoned Landfill Study in King County Source: Seattle -King County Department of Public Health Telephone: 206 - 296 -4785 The King County Abandoned Landfill Survey was conducted from October through December 1984 by the Health Department's Environmental Health Division at the request of the King County Council. The primary objective of the survey was to determine if any public health problems existed at the predetermined 24 sites. Date of Government Version: 04/30/85 Date of Last EDR Contact: 10/21/94 Database Release Frequency: No Update Planned Date of Next Scheduled EDR Contact: N/A Abandoned Landfill Study In the City of Seattle Source: Seattle - King County Department of Public Health Telephone: 206 - 296 -4785 The Seattle Abandoned Landfill Survey was conducted in June and July of 1984 by the Health Department's Environmental Health Division at the request of the Mayor's Office. The primary objective of the survey was to determine if any public health problems existed at the predetermined 12 sites. Date of Government Version: 07/30/84 Database Release Frequency: No Update Planned Date of Last EDR Contact: 10/21/94 Date of Next Scheduled EDR Contact: N/A Seattle - King County Abandoned Landfill Toxicity / Hazard Assessment Project Source: Department of Public Health Telephone: 206 - 296 -4785 This report presents the Seattle -King County Health Department's follow -up investigation of two city owned and four county owned abandoned landfills which was conducted from February to December 1986. Date of Government Version: 12/31/86 Date of Last EDR Contact: 08/14/95 Database Release Frequency: No Update Planned Date of Next Scheduled EDR Contact: N/A Solid Waste Sites of Record at Snohomish Health District Source: Snohomish Health District Telephone: 206 - 339 -5250 Date of Government Version: 01/08/01 Database Release Frequency: Semi - Annually Date of Last EDR Contact: 07/24/01 Date of Next Scheduled EDR Contact: 10/22/01 Closed Landfill Survey Source: Tacoma - Pierce County Health Department Telephone: 206 -591 -6500 Following numerous requests for information about closed dumpsites and landfills in Pierce County, the Tacoma - Pierce County Health Department decided to conduct a study on the matter. The aim of the study was to evaluate public health risks associated with the closed dumpsites and landfills, and to determine the need, if any, for further investigations of a more detailed nature. The sites represent all of the known dumpsites and landfills closed after 1950. TC676907.1s Page GR -6 ��Ck�i2vF�l'YS! iwp� { { _J RVMENT,RE`C Date of Government Version: 04/15/93 Database Release Frequency: No Update Planned EDR PROPRIETARY DATABASES `CURRENCY TRACKING Date of Last EDR Contact: 01/11/95 Date of Next Scheduled EDR Contact: N/A Former Manufactured Gas (Coal Gas) Sites: The existence and location of Coal Gas sites is provided exclusively to EDR by Real Properly Scan, Inc. ©Copyright 1993 Real Property Scan, Inc. For a technical description of the types of hazards which may be found at such sites, contact your EDR customer service representative. Disclaimer Provided by Real Property Scan, Inc. The information contained in this report has predominantly been obtained from publicly available sources produced by entities other than Real Property Scan. While reasonable steps have been taken to insure the accuracy of this report, Real Property Scan does not guarantee the accuracy of this report. Any liability on the part of Real Property Scan is strictly limited to a refund of the amount paid. No claim is made for the actual existence of toxins at any site. This report does not constitute a legal opinion. HISTORICAL AND OTHER DATABASE(S) Depending on the geographic area covered by this report, the data provided in these specialty databases may or may not be complete. For example, the existence of wetlands information data in a specific report does not mean that all wetlands in the area covered by the report are included. Moreover, the absence of any reported wetlands information does not necessarily mean that wetlands do not exist in the area covered by the report. Flood Zone Data: This data, available in select counties across the country, was obtained by EDR in 1999 from the Federal Emergency Management Agency (FEMA). Data depicts 100 -year and 500 -year flood zones as defined by FEMA. NWI: National Wetlands Inventory. This data, available in select counties across the country, was obtained by EDR in 1999 from the U.S. Fish and Wildlife Service. TC676907.1s Page GR -7 : (ti'ups'sv N {: ciC: csR'tiSxi�`.'.1.. `.%iwtx tiiaisgsvu241 s'rJ. V O ID- (1) O cn � y r ttl O n O cD c. n (1) y w tb = 0 Et 41 D L. L_ NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. C) tge 1 Ting C o unt: ti'lt; • ' P o r (7/7 i ■ . OMIJUIL:11.: A IcAr0 r , Thr .. . . 'arcel eo Area . 70-10 ---,)pec Area : 0-0 olio: 208/ ;tesp : C 3lock , --.. 3 roperty Desc : VAC. LAND ..egal Desc . BROOKVALE GARDEN TRS j 1W? Taxpayer Accounts 7 Land RETTif Vacant Commercial Service Present Use : Vacant(Cornrnercial) Percent Unused Zoning Date : 08/29/1996 Sewer System : Public Corner Lot : No Base Land Val • 279,900 - 7 Tax Year : Z002 Parking : Adequate Land Vivtais Taf1RITiTier : Olympics: Cascades: Territorial : Seattle : 115720-0010-03 1 sr CORPORATION 120C) SC OS/ . Land Waterfront G:Talton Bank : Tide/Shore Restricted : Lot Depth Far:tor : 0 Land Nuisr-mcestProl..Aems Topograpfiy Traffic Noise : Airport : 0 Trans. Concurrency : No Land fjfric Nbr Bldg : 0 Adj. to Galt : No Adj. to Greenbet N Other : No Deed Rci.!stric:;.ion No c..* c 0 Ur:: •••i - 0010 ‘1• ikd d re . 3 • •• t r-;;! al<e Samm 1 iv f.3 r/C Other : Fight Proximy Infli Poor Quality . Prc+r • Nc: Cl PE 300 :.;.• \NA 509999 J • .'71}(1101 fic Volume : Currant Zoning : •-• 'iWter System • • Distr: • Lot SciFt : •trictive Si2.ei. : No •rid Val Oath • €i12001 ad Access ...treet Surfacc . • • : 05V20. 51 FT LE Cont. : • t Char Update Char Update Char Update Char Update Char Update Char Update Char Update Char Update Char Update 13ales History Excise ---- Z51 - a Sale Tax # Date Price 1 1437121 07/1011995 250,000 1 1424484 11/2811994 )670323 03/06/1982 Review History • Bill 'Review fieview. Yr Number Type 1996 9501372 Local Appeal 1995 9402052 Local Appeal Permit iliz5tory I 1 Perm , Number Type Chanlistory Event Type Date 05/18/2001 01/16/2001 06/23/2000 01/12/2000 07/23/1999 03/23/1999 0 /14/1999 12/01/1998 02/04/1998 Kim?. Couni Dep. .Porcel — oinputet . • .1 • Environmental' P,estrictions ( None ) 1 Value History for Acct 115720-001 9 -1 : 1 :?. ; Tax Orrut Appr Appi Appr Land imps T Yr_ Yr ..._ Land Imps Total Imp Inv Vol yzi Vat I 1002 0 279,900 0 279.900 0 279,900 0 279,9r Z001 0 279,900 0 279.900 0 279 900 0 279.9''. k , ' 2000 0 279,900 0 279 0 270 900 0 279.7-:: 2000 0 279.900 0 279,900 0 279.900 0 279,9'l 1999 0 279.900 100 280,000 0 279 900 100 280,cor: o.."‘ 1999 0 279.900 100 280.000 0 279,900 100 260,0.10 1998 0 0 C 0 0 279.900 100 280109 1997 0 0 0 0 0 249.000 1.000 250.00:i 1997 0 0 0 0 0 249,000 1,000 250,cf :- 1906 0 0 0 0 0 269,000 1.000 250,C0i% 1996 0 0 0 0 0 392,000 1,000 393.0f..9 i 1 1995 0 0 0 0 0 392.000 1.000 393,009 1 1995 0 0 0 0 0 503,900 1.000 504,00: 1 1993 0 0 0 0 0 d 58.500 1,000 459.59: 1991 0 0 0 0 0 203.200 1,000 204.71)(1 1989 0 0 0 0 0 151,100 1,000 192, Or. 1988 0 0 0 0 0 0 0 k: , ., 1 1907 0 0 0 0 0 75.600 1,000 79,51/ 1905 0 0 0 0 0 1983 0 9 0 0 0 47.700 45.800 94,50; 47,700 0 4.700 8C.'') Statutory Warranly . Quit Claim Deed Quit Claim Deed Appealed Hearing Val Date 393,000 504,900 iS$WZ Permit Date Value D980300 Building). New • 08/03/1999 1,794,712 7:::..•:onacl Event Doc. Person Statu.3 Kwal Jcol Mgie Twal Jool M•gie Joal Mgie f-:rti: of . - 00/0 Trust Other (Estate Sett:f: . *matt Stntus T - Vi:2001 T =' 1129 T T . .!1938 't:1998 T 2400 ::1997 T 2430 .; 1998 T 2400 240c.. 21111935 T 2400 '.: T 7.e00 -; 2.1 T 2400 T 2401 ' I t'1992 T 2403 - , 7 , 1090 T 2z0'; 1/12 T '4400 ..._.3:,f1957 T • ry./1986 T ; "::3:198d T 2. Pero( Comp ... Pesu Clr7;- ;',1t • 01: 017 P.12 1ntunance ::(tvalue ....,rrection Board ' Board Beard order oily Board Order value ..r.wy Code Chng - -!rt-alue , :eVEIUV 1-7.4. 09/20. Statue 01/0111900 :50,000 Completed 02/0211995 ..93,000 ReviL., - .oded Completed con(. • axsore=23 z , z Lu n • -.I 00 U) 0 CO W —I CD LL: w Oi 771 u.. c III Z I. I— 0 Z LU 12 D. 0 . 0 101-, u i 'I 0 I- - , — • Z: 1 o • z 1 a g e 3 09/2e/:0,01 14: - 1C.t ' King County of Ass:. • : ; • .F cryc e! 0 - 0010 .(317 Akire57..5 0972-(1 Vote 2 . 1 anT75 00:52 AM dote : 2001 MAINT - PERMIT #D98-0300 - ISSUED PElz:iVil V $1,T; • TO CONSTR. - 27,147 SF OFFICE BUILDING WITH UNDER Bi..111_53;;H PARKING F.._ . TH13 TIME. 1 \lot° 1 reTUBtiw20o1 12:22 PM Tklote : No start on permit #D980300. Par City o -. : • iz •---.::: - : - ;. , y now be 'IV' n some manner related to light rail. Note 3 : 07/23/1999 07:40 AM • Note : ALL IMPS GONE 7/5.9 Note 4 Date : U3/23/1999 10:30 AM 1Note : VALUE IN LAND. MINIMAL VALUE ON icx, Estimates PAGE Note 6 • Date : M/01/1900 12:00 AM ....] Note : PARKING FOR TDS BLDG .---I Note 6 1 Date: By : ---J Note : ---1 Tax Roll Nbr Type Year Year Code Land Imps T ot: Increase Land - ," r .• • ,.•-• Re a a o n Status Acct Bill Omit Levy Appr Appr Apnr Impo - Tax Tax _J - - -.. 115720-0010-03 R 2002 0 2400 279.900 0 279. 0 279,900 A i 115720-0010-03 R 2001 0 2400 279,900 -i;0 0 21;:.': –• 0 279,97 279,900 .! 22779:909000 A A ,.::. 115720-0010-03 R 2000 CI 2400 279.900 0 273 0 279. 9 n0. ----i 115720-0010-03 R 1999 0 2400 279,900 100 20i.' 0 279, . :,' .•" 260,000 A 115720-0010-03 R 1998 0 2400 0 0 0 279,90C 780,000 A 115720-0010-03 R 1997 0 2400 0 0 0 249,0; 250,000 A 0 - 2453 - - 1 115720-0010-03 R 1996 0 2400 0 0 .7.50,000 A ,.•:' Appraisals Roll Land Imps Total Imps Appr ,::: Post RM Year Value Value Value lncr Method Reason Apr: _.— — ..._ .. _.....________—... . Date . : ::,:: Date R 2002 279,900 0 279,900 0 MARKET c;'...v 'Jut: ,•:7■7:: "..2/28/2001 ' 7:', . 06/07/2001 R 2001 279,900 0 279,900 0 MARKET , :. -, ...:..11 , ..;:: ,:C.0 •: - ::.:..: 08/30/2000 - i M 2000 279,900 0 279,900 0 MARKET nAtroedProp - NW , i 7123/1992 ::: : .: ::d 09/16/1999 R 2000 279,900 0 279.900 0 MARKET 1tie JC,*(y. :.•1:::123/199C) - •::::i. 07/14/1999 -J R 1999 279,900 100 280,000 0 MARKET 2.2, :k' .. . :104/199`.: :': ::,; : 09/17/1998 R 1998 279,900, 100 280,000 0 INCOME ::::. ,. .4,lu.:...PhysIn&p JO'? /14/1997 - : *- : - :d 07/28/1997 R 1997 249,000 1,000 250,000 0 PRPV APP:.! :-• :lur.N.-AnnIllpd: ._; 2 – .."221199f ' • ' : -:,"! 08/26/1996 Value Building Roll Land !Dv:. !: 1 I ___________. Type Number Year \• \,';,••::. ••' „-- 1 1 - ' TOTAL RCN 0 2002 279,900 00 051' . TOTAL RCNLD 0 2002 279,900 ::J P00 05/1'3 TOTAL RON 0 2001 279,900 '! 06/2? '; cont., age ': 1 IrOTAL RCNLD j TOTAL RCN TOTAL RCNLD King County Der.: ;>i of Asst j� - c�( 0 -0010 .ompuler. AR\TOT I }a - — -- Value Building ??col Land Imp:, • r.; ±i 0;.: Type Number Year Value ' /:duc: •tt!^ D.41' , 0 2001. 279,900 a ?00 06/231- . 0 2000 279,900 ' 0 :)00 07/23.' 0 2000 279,900 0 7.'1)00 07/23' "• 09� 20. z W • u6 ••JU U O: U 0; 'CD W; • 72 CI W = W O: • W: Z � 1 O: •Z f- U ' i ;W u W 17 ' O : .Z O ~ .Z GARAGE Single . Plank Comp. 1 12 24 288 I s 50. t Coop . “ .. ” • • 1 10 x 30 300 I 5b. • • Shed' . 1 *" i. 1 8, 8 64 I x • 937. .1 • x d C • OWNER OR CONTRACT PURCHASER DATE FILE NO. PRICE MTGE. STAMP >Altde. 0 IA 7 7:- 14 3 - J6 -- 1/ 4 1 . . • 1 . . ,. • • - . . REMARKS .S HIIIAnt__A_A___Farra_ WI (1.4. k. V.s_ 30• • CODE NO. , - 7 • • • — 7.01MILIF50 swArst....ww,anw FTION • • =DEN 3 - 4. 5 6. 7 a.' BUILDING 1-1 nly gDwl 1 Story 6 Rooms 6-let. Fl. PERMIT NO. DATE CEILING HEIGHT INTERIOR WALLS '6 Plaster Stairway Useful • FLOORS 6 Fir .FIRE PLACE • None • • .8AsxmENItione INTERIOR TRIM ; , 6 Fir • PLUMOING I 5 Fixtureev4 ___1 Tub 1 • l'-TOilet s 1 Sink ' Bhee.13 • ■,••• • ADDRESS OF PRO _, FEE OWNER L. 13, .., ARCHITECT 00NTRACTOR. 0910. BUILDING COST II OCCUPIED BY__O.Valer_ . RENTAL PER MONTH I ESTIMATED RENTAL PER MONTH $1.5..‘___..... TILE WORK PORCHES • Fa CONDITION OF EXTERIOR,.:_l_air Fair ________ INTERIOR Fair FOUNDATION • FLOOR 9. CORNER JOINTS J ila : P E P ed alum_ DOW N s POUTS SEWER CONNECTED • 10 FIRST FLOOR J —10___X_E.4AND_____ INCH CENTERS BRIDGED 11 °. I I. FIRST FLOOR' 0 SUPPORT COLUMN OR POST SIZE.. 462:_t Span _146 12. CLASS OR EXTRA FEATURES ----- . (fw 13. BUILDING Fl I ED 09.44,4IFINISH 5---Fill.,. - 1 Pi7 S ECON. SUIT________S TTOTAL,_. ; 14 DEPRECIA I :1 CONDITION, A ORSLSE 1: 1.3--BEMODELED - YE AGE____19.--YRS.• FUTURE LIFE--1. YRS. LAND EF • Netii 2. ROA - '' ! •...L.None 1-I Story 1 Roofed ATTIC tiNG :•;'Stove _ •, FOUNDATION .P lc. 'B po.h. ROOF Shin EXTERIOR WALLS yedar Siding OTHER BUILDINGS CONSTRUCTION FLOOR •USUNIIIAN ICING Colpery SSSSSS StATTI.C. WASHINGTON . • CONS UFTTJV D011h1Ft Melt • • m ii k ex • • • ..A.• !P;;',.. • 1. 3. SEWAGE ROOF STY. DIMENSION AREA s• CONTRACT PUR 43111 PRIMTISIO CO.. •••171.. RAINAGE WAT , 1ST T ; E SOIL TYPE CROPS-TIMILWIT LAND SIZE__ X__.___-_TOTAL NUMBER OF ACRES-- ALUE S.-- VALUE MASER - ,74,t-le REES VALUE.ACRE VALUE • FRONT A VA . . UILDING 90. FT. AREA 1292 ; S Z • 0 = n z•• o � C) rn m =+v (7) o v c rnm 0 Z -I = Z m m o � = m rn In • co o 0 n r C � g Z Z I • SECTION S* 23 TW'P 4 RANGE • TAX LOT NO PARCEL NO N F T IJaiJVf17V G33 LAND CLASSIFICATION AND- S ;GATION A r THIS SQUARE INDICATES /' ) ACRES INDICATE SY AREAS, USE OF LAND ST MARKS AND TYPE BY LETTERS$ � Na ST V 6C 0 P 11dI• •sir/A gLg T IOOHDa ✓ •n• t • 'olio Po. 20848 LAND USE ACRES. III CULTIVATED (f��# PASTURE COO TIMBER -I) XX' STUMP ` •. GRAVEL OR ▪ USELESS I V SWAMP AERIAL ?HOT • QUARTER MAP PLAT MAP f� '• •' ••. wl ,; 1• Sip "17111 O?1•! E ONE INCH 600 FEET OR 640 ACRES OR 6160 FEET li' '_'Fi. :�..'.j: %.•f �!5 .; .�'N..h U%ED. ' • E ONE INCH 400 FEET OR 160 ACRES OR 2640 FEET • E ONE INCH 100 FEET OR 40 ACRES OR mo FEET •'�^• �'.T V1 •'f:' � ` •'• .w1••l h 1 �i'" :T� ?: • ,1(" .emu 1•.r0 - ' 1 :>N':�rS:. :;idi': • o" 41•012i181a LAND TYPE ACRES A SHOT CLAY B 000 C PEAT D SILT E LOAM F GRAVEL O BOTTOM H UPLANDS K HILLY ? -'�• raYalEOM i x all21.0WANMEIMIENNEBEM • Y . Kj. DI' 7 laIn 7 VONEMENIEERE1 c d7SRY�.'Y1dC0 rE I y( F2a.{'.'w � . �� '7 `.,t 1 `1i�fj�°c`dt ILj1'Ii.J "ii �i (J ~ Mai EOM itinffiffilEMIZMINEMMIN • n lr • `iAiOY OW -IViot B •a.DD1a � Y aA - •-- ••��ie NOSYaU AS • =VG af19YA . ' J•.' D•IO = �.• 3 ; LLISIE tF17 >1 'fnFGMM �. N'tia 111 'U mum,. BLDG. CLASS '..- r -= r DIMENSIONS ' SP FZ:'A 2EA.. ;; 16 x 36 . --= --;.; 12 ' -X 36 I.ean•' = ' =• ° 1i ` '= .. - - --= l '- ...- -, + TOTAL•AR it'. 1 - ENT VALU1-ot MAIN BU :1 . S : • , :-- 1 -7 - 4.8 " :. - ' • OTHER BU DINGS '� ✓ -a_. • ° -; TOTAL 5 ' . I !.�` .' ASSESSED VALUE 50% S •" 'i T DATE'. 1/1/38 • ; . 'f I • , . ,ltr.. KRQ Y,T.M '.!if•3vh:`^f>rvT.•ti.•n ir vnS;i .... . ... .. • se " g' • st ory QUNtf%cTYON ' . '& '.. •. CEILING HEI TS•. Loft .• 6* .. ys it :rv• .- ;a ICIII� 17:1:2 .1:1:17 - , t, ;o =: =•E- 2z4''nailed .together !r M_ part :- show :••° kkto •= r: Shiplap.'Untin•.• S. stalls iHC; :Nnnn • y :tip +•'�.:" • • • 2nputlet • • CONVEYORS- • - •• None CONSTRUCTION • 13 DING•FINISHED' f�ri 8 17. ;:3'• UIIFINISHED • ' • • YE BUILT" REMODELED EFFECTIVE AGE" 1 ? "' .:' ' " 'FUTURE ' LIFE 8 •• ' DEPR. 6 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 19 19 19 ' 19 19 19 19 19 19 19 19 REMA . . • BUILEFING -• ' DATE •.. '• 30. • So - AA BY RK9 ./•••••• /?0 -41 REASON btenzAss INCREAS1 Folio # Co. 20848 FLOOR PLAN • NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. /Z • /3 arr. • _ FLOORS Hardwood ACE No Stems Bsmt. 1st / 2nd Brick Stone Q) INTERIOR TRIM Fir Painted Natural . 3 . •1 •3 Address of Property /'■ — 1 ; 11 /E•:.50 • Cont. Purchaser 4 Fe. Owner / ", t " Architect 6 Original Building Cost Owner-Tenant Occupied Rental per Month$ 7 Conditiog of Exterior C Interior r; Foundation 6 Floor Plans Good BUILDING One Family Dwelling Two Family Dwelling / No. of Stotts* L No. of Rooms Basement 0 s 1st Floor 2nd Floor Attic INTERIOR WALLS Plaster —.( . Plaster Board Plywood Celled • Open Studs • .4" Painted Papered Ceiling Unfinished . • • ' • YEAR ' Unfinished ,:.: • PLUMBING 1..V No. of Fixtures / Ttib•Leg or Pem. • / Toilets / Basin-Pedestal Sink Shower Stall Hot Water Tank — Laundry Trays None — Unfinished Expensive — Good Average Cheap OTHER BLOGS. , FOLIO '• 10g" f ig" PERMIT NO. DATE 7-12 - BASEMENT F OUNDAT I ON Description Full Part • / Single Part& Sq.Ft. 1 -./ . / Double Conc.U.Irrsmo e SOIld Cement Blocks /Very Cheap (-•(•""-* Floor • / Cheap Recreation Room Medium Living Room SeMce Rooms • ,Speclol Garage • R,.Fab Unfinished EXTERIOR WALLS Concrete.LLThick Cement Blocks Stone or Mick Wood Post-Conc.Blk FLOOR CONSTRUCTION ADDITION B1(304' VAL CP ;Tr" r_R 5 ,./Range 4 / Ewes. Block Lot of Tex Lot Tract lot Floor Joists X dged O.C. Post & Bsdiff) X Stud Bearing T & G X CABINETS IL CLOSETS CEILING HEIGHT Basement gf X _IQ_ 1st Floor J X 2nd Floor X 3rd Floor • Attic Low ROOF Shingle Composition ' • ' • ' Tile or Slate Tor 6 Gravel Built-Up PORCHES 2 - One Story TwaStorr ' - C'mt.FIr. ••- Wood Fla Enclosed HEATING Stove Floor Furnace Furnace Pot OH Bumer Pressure 011 Burner 1 -"'" ' Gas PRAPRA.N.r —Stoker Fon Air Conditioning Radiant ,Hot Water —Electric Heat Pump CONSTRUCTION FLOOR S.F. AREA 7 7 ROOF CONSTRUCTION Boards & Batton Shiplap Rustle , Cedar Siding Shingles • / Shakes • Stucco on Lath • PICCH 11 Inch Dote First Occupied, Month bre- 19111---. Hirt Date Built, 19 i/ ) Unfinished ET . Moved, 19 Date Finished, 19 & • Rebuilt 19 • Remodeled, 19 ' Dep. far Age Future Life • D. p. for Cord De for Ob. Ds '. for Es. To tal ‘ Years i ..: •------ - 1111... .----.. RE •-. • , BUIL °VIM Refrigerator Dishwasher Inter-Com. Yaws Cleaner Disposal • DIMENSIONS CLASS RHc' Kit, Cabinets C losets Wardrobes GROUND FLOOR PLAN /194 Ft. SCALE II 9 9 • • • • • • • • •• Brick Veneer • Kind • Composition • Stone Typo • Blocks S.F.AREA FACTOR • • • -- 1 • At t ic .01 VALUE %OEM / •I•oo / :we ••■••,. Contractor Estimated per Month Rental 5 1 -"•"* ". Fair Poor 99999 gi MEI S to I nioy na llie Open Closed Finished ingnIshed Useful TILE LINO Floor4:11 _Bath Floor-Wall Vanity Kit Drolnisoa d • ••••••••• . • YEAR ••••; •••: ...1..!!•• • 5 r hesly . s lm'el"eme”s• Ft. • • • • • • • • • • : • • • • • ASSESED VALUE 7500-14 :1' : . e,osere"emTeoettertleMetseeffeitTeR z < • • 2 LLI —J C—) O 0 • ° U) W W I U) u_ IA 0 g 5 u. (.0 LLI Z 0 Z UJ ui O • D- O 1 — L11 Li j 4 : 0 z z 0 u • , ' • j L. I I L J LJ NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR - MAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT, • pr- The Riley Group, Inc. iit 10728 LAKE CITY WAY NE SEATTLE, WASHINGTON 98125 Project #2001 -139 Proposed Brick Layer Office Building 1965 Aerial Photograph Site Address: 52nd Avenue South /Southeenier Boulevard, Tukwila, Washington Figure F -2 4-v tr prw -- The Riley Group, Inc. 10728 LAKE CITY WAY NE SEATTLE, WASHINGTON 98125 Proposed Brick Layer Office Building Project #2001-139 1995 Aerial Photograph Site Address: 52nd Avenue South/Southcenter Boulevard, Tukwila, Washington Figure F-3 - -;'0 i.... ,• •• -..& - . 1. 1;i '' ' ',1 , °'...." 7 :. ■ ' --'''..#. . • • - . .p,„• . ., • . ,' ;', . tt fr: Ar.;, - .....C •' , i t . • ..`-- - •";:f;1"K..: . ,, • ....4 ,, 1. . • . • _.. r. - 1... • ' ... - 6; .:---.., '''''. ' • - ' , P , .." 1 .. ,g..G' .."-t.,.::•.-i . -- -, r- • ,Ii.:-.4.,A ,-. . • ' . 1.- '4•:',4.i ••• -1 ,...... 1 •• ; • . '• , . • , r - 77' • ...4 • ' . =• i 1.... '* i .. ''''' • iit • 4 p .1 ;-:. '• .• •4 ■■•,.... • '.• 1; .: s." . : , . 4 ' ‘ • •- •" :4? !.. ' .' ' erf•RIS...* ` -.,..., . • —.— A,"V .0. •;• - • • •.;'r . ..rae•-r." 1.4 • . '•• • ' ••••:,-9 ., • • 4:4 4• 1 •!? 4f • 4 . ti ".' . .. •• .;.: • 4' ; .. I. . V•• ."' •= . ..;...- ?.......,'..-;' ; ••‘•'• ' .' • • : '.. • • • . '.' .. ,,,* • ' i . ',...• : '.' " i..i . CcrO /. p AL ylb I The Riley Group, Inc. at 10728 LAKE CITY WAY NE SEATTLE, WASHINGTON 98125 Project 112001-139 Proposed Brick Layer Office Building 1961 Aerial Photograph Site Address: 52nd Avenue South/Sotahcenter Boulevard, Tukwila, Washington Figure F-1 TUKWILA OFFICE Tukwila, Washington Storm Drainage Report Prepared For: S.T. Corporation Prepared By: Greg Diener, P.E. Pacific Engineering Design, Inc. August 26, 1998 Revised April 9, 1999 RECEIVED CITY OF TUKWILA NOV 1 4 2002 PERMIT CENTER PEDI Job No. 95064 STORM DRAINAGE REPORT TUKWILA OFFICE TUKWILA, WASHINGTON August 26,1998 PREPARED FOR S.T. CORPORATION 1200 SOUTH 192ND STREET, SUITE 300 SEATTLE, WASHINGTON 98148 PREPARED BY PACIFIC ENGINEERING DESIGN, INC. 4800 S. 188TH STREET, SUITE 360 SEATTLE, WASHINGTON 98188 (206) 431 -7970 ,fcS:fn::✓::i: s ,•.t:r�tva[F: a�; . »::, %:jam E'. L: �t'£: Sw'_ 9' �[ 1�; t..' R:. �_ e.' 4. 1 ..w'�E','::3�:{t�it�u.rs1'Y�fi �. �;. �i '.�Y..�ti41.L'SLL•�.` ` ..ura..�n >.n.- s•.�...�......... TABLE OF CONTENTS PROJECT DESCRIPTION EXISTING DRAINAGE 2 PROPOSED DRAINAGE STORMWATER DETENTION DESIGN COLLECTION AND CONVEYANCE DESIGN WATER QUALITY TREATMENT DESIGN WATER QUALITY 9- TEMPORARY EROSION CONTROL VICINITY MAP TIME OF CONCENTRATION 7 DRAINAGE BASINS 1(1-- DETENTION /ORIFICE DESIGN 2 3 BIOFILTRATION DESIGN 2- 7 TEMPORARY EROSION CONTROL POND DESIGN 3 5_ SOILS REPORT 3 G li` _ r"w% c, �: S�r,' •}.� "Fti _: .L^�L.'s'ir. ".`e?":'�'a......:. NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. _. 73 0 cn n m n - ® 0 z PROJECT DESCRIPTION The project site consists of 1.09 acres and is located on the east side of 52nd Avenue South just north of Southcenter Boulevard. The entire frontage is along 52nd Avenue South and has two drive entrances. The proposed project consists of a commercial office building with associated parking, utility, landscape and street frontage improvements. Water and sanitary sewer already exist in 52nd Avenue South and will need utility connections to serve the project. Storm drainage will be released into an existing ditch located in the southeast corner of the site. NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESSCLEAR1HAN THIS NOTICE IT IS „DUE TO THE QUALITY OF THE DOCUMENT. EXISTING DRAINAGE Presently the subject site consists of a house and separate garage with a partial gravel driveway. The remainder of the site is covered with dense native grasses, trees and blackberry bushes. All of the onsite runoff is sheetflow that drains from the northwest to the southeast corner of the site at an average gradient of 9.3 percent. Here the drainage is collected into a 5 to 6 foot drainage ditch consisting of dense grass and blackberry shrubs. The water is conveyed directly to the south and is collected into the storm drain system thru a 48" box culvert on the west side of the I -5 Freeway off -ramp (53rd Avenue South). z z ce 2 /11 U O U U co w W I W W • O LL Q a w _. z �. � z �- ? o , U O U O I- 111 W I- � : _ O .. w 1- _ O t— Z NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 4 PROPOSED DRAINAGE The stormwater detention is designed to meet the King County Design Criteria to provide temporary storage for increased surface water runoff resulting from the proposed development. z The temporary storage is designed to hold the 100 -year 24 hr. and 100 -year, 7 -day post development storm while releasing surface water at a runoff rate of 50% of the 2 -year 24 hr. • z event and also at the 10 -year 24 hr. event. JU U O STORMWATER DETENTION DESIGN ° • ul Water Works software a design has W Using u_ g gn s been developed for 90 LF 7� CHIP storage tank to u_ detain the difference between the pre and post developed 2 and 10 -year 24 hr. storms, while w 0 'handling the 100 -year 24 hr. event and 100 -year, 7 -day event. J The detention will be released at 50% of the existing 2 and 10 -year flow rates out of a multiple orifice structure located on the north end of the detention tank. The detention tank has been 1— w designed to hold the required volume without an additional factor of safety. The storage tank will z also hold the 100 -year event and have a peak discharge rate of 0.82 cfs. After detention, these z o flows will be released into a 12-foot long biofiltration swale. The bio -swale will treat the water w w quality storm and then discharge the treated stormwater into the existing drainage ditch at the v o southeast corner of the site. 0 co 0 H See the following pages for calculations and details _ 0 E- u. O COLLECTION AND CONVEYANCE DESIGN z All of the stormwater runoff will be collected in a series of catch basins, strip drains, and o '—. downspout lines. All of these collectors will convey the stormwater to the detention facility z through a series of PVC storm pipe. iMJdiWineaArlul4bh 4100 Y.W.T.SIAM?FVYV.%.iiiYt:�iVi. ,. NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR1HAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. WATER QUALITY TREATMENT DESIGN City of Tukwila Drainage Code requires development projects to meet current water quality treatment standards. To comply with the code, the project must treat runoff using KCSWDM criteria. Since there is sufficient site area for a biofiltration swale it was selected as the best BMP. According to King County and City of Tukwila Design Standards, biofiltration should be sized to treat the existing 2 -year storm runoff Based on a discharge rate of 0.085 cfs for the 2 -year event, a biofiltration swale with bottom width 1.50 and 12.7 feet long was designed in accordance with the King County Stormwater Management Design Manual. % Since the proposed parking area is less than 1 acre, no special water quality requirements apply. See the following pages for calculations and details 4- NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. m 0 m 0 cn O z n 0 Z i0 0 4 ' TEMPORARY EROSION CONTROL Sediments from the site will be trapped within the Temporary Erosion /Sediment Control z pond and silt fences. In areas where it is not possible to direct flows to the sediment z ponds, filter fences or sediment traps will be constructed to remove sediments from runoff 'W w to it exiting the site. JU 0 A temporary construction entrance will be installed for the site. This will effectively prevent co w soils from leaving the site on vehicle tires and shall be maintained throughout the life of the construction until the paved. Adjacent streets used by construction equipment will be U) o swept using a street - sweeper as often as necessary to remove solid /rocks /mud from the 2 existing streets. Streets will be swept at least once a week during the construction of g 5 roads and utilities and more often if required. a = w Fills will be placed under continuous supervision and upslope of a filter fence surrounding z the area to prevent fill soils /sediments from being transported offsite. The slopes will be z o' compacted, sloped at 2:1 (max.) and seeded immediately. In lieu of seeding the slopes, 11J uj straw mulch (2" min. depth) may be placed on the slopes to prevent erosion as an interim D ❑ ' measure before final hydroseeding. The straw shall be anchored by crimping, disking, 0 rolling or punching into the earth. w w i _~ u. 0 w z --- 2 0 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 0 -0 4 S 136TH L FS • P 0 1621: 146TH III 177TH ST M 168TH 172nD 173RD 1 175TH 176TH 178TH ST ISOM Sr 1St:, It CRYSTAL 57 „ PAO: 41 mu' S get; sr SF • • .• 1, • 5100 •••••• S I 41 S rateurtir P.L7X LIB FS • I 2:•0 sr S 133140 153B0 , ST TUKWILA S 143 111110,1 --- RIVERTON CREST • Cef :•; 4 142H0 S 1 7 TH 'sr STRAMER MINKLE4 sounicrmrs PLAz CCURTIA BT MARTO C A OR S OR -I -T PLA.73 1 7d . HtitAel OF nRECK DR FORT' ' (1•AS Fro OF BAKER Bt. • . OUITt . • PAC S yr Un STO 8100 1704197=.4741.1 VICINITY MAP ••••• t. • ." •"'! • NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEARIHAN THIS IT is DUE TO THE QUALITY OF THE DOCUMENT. rn 0 11 0 z 0 rn z 0 PACIFIC ENGINEERING DESIGN INC. CIVIL ENGINEERING AND PLANNING CONSULTANTS lin AninnurP PAW FAST sitar :inn J08 SHEET NO. 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L: mc \ \ \ \ TELEPHONE NANKI.E CATCH BASIN 9I/ LID Pu.57 42 ( .53 42 lirCONC S ( .1312 IrCOIAC t.54.12 6 CCALC (-e5 22 15 IL) SR5 L= S= 6.9S I r AIUAC MO PIPE CATCH BASIN 50.7933 IC•05 43 CONC 12 N (-77.23 roNc to IEH74 65 12 1E.77.73 I rCONC IEH76 93 a CONC E) Exisn NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR tHAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. T E c eAnCElarAT 1 ON I PACIFIC ENGINEERING DESIGN INC. CIVIL ENGINEERING AND PLANNING CONSULTANTS 130 ANDOVER PARK EAST, SUITE 300 JOB I UC LI Ii ( / SHEET NO. . CALCULATED BY - .n,r.• t -.. . X44„ .«•.I V+i,::. ..+.s:.: .�.i::::.:4;...::�= i.C:;,:;:. a4: 4�M a�.:. ti... u::,: rs+. , n,y:....b.,..w...,....M....,<. .,+- .•+.....,..,n. r^ f r y t OF DATE i L: 11 1 I i I I 1 ! ! 1 I i ! i r i ; 1 ! , i i i • ! 1 i ! ; ! I 1 ,; f , _ /•' ;^ ' . ._..._...' ..:..., 4,, 4,, 5, T:1..... «..1 -...:—.1 -••1 _,........t �•.f:.r_:. 1 ; i • i ! , i 1 1 , Wit! . E ( I � •r ! .• ; ..... 1 1 ! 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I 1 1 1 j 1 ' z i ? 1 I 1 I { I I I ? i t i . _ . ». ,. _ i i I E E 1 i ». _ .. 1 �. 1 I I 1 ; i ` ; i 1 I { 1 : .._. »... i i • 1 1 I I I I I I 1 1 1 1 : .. i ; 1 ; I : I .. ..f..» , I , i _._. 1 ._...l... «r ..« . .._.... 44 .. , I -' I : , 1 , , i ; ; ,!.....A*"' i i ! I i 1 SEATTLE, WASHINGTON 98188 (206) 431 -7970 FAX: 431 -7975 STORMWATER MANAGEMENT MANUAL FOR THE PUGET SOUND BASIN where: T = travel time (minutes) L = flow length (feet) V = average velocity (feet /sec) and 60 = conversion factor from seconds to minutes Z Time of concentration (TO is the sum of T values for the various consecutive flow H W segments. 6 c4 2 JU 00 CO CI OW WI where:. . _ T = time of concentration (minutes) and Wu_ m = number of flow segments w 0 �Q Sheet flow is flow over plane surfaces. It usually occurs in the headwater of W d streams. With sheet flow, the friction value (n (a modified Manning's effective = W roughness coefficient that includes the effect of raindrop impact; drag over the Z H plane surface; obstacles such as litter, crop ridges and rocks; and erosion and 1-0 transportation of sediment) is used. These n, values are for very shallow flow ZI-- depths of about 0.1 foot and are only used for travel lengths up to 300 feet. Table W III -1.4 gives Manning's n, values for sheet flow for various surface conditions. U � For sheet flow of up to 300 feet, use Manning's kinematic solution to directly. 0 H W W 2 H H LL' O •• Z where: 0 N T = travel time (min), . F- I n, = sheet flow Manning's effective roughness coefficient (from O Table III -1.4). Z L = flow leng (ft), P = 2 -year, 24 -hour rainfall (in), and 8 = elope of hydraulic grade line (land slope, ft /ft) Sheet Flow compute T. Velocity Eauation = T + T + ... T 1 2 T� = 0.42 ( n,L 1 0 • $ (p2) OM (so)O.4 A commonly used method of computing average velocity of flow, once it has measurable depth, is the following equation: V = k where: V = velocity (ft /s) k = time of concentration velocity factor (ft /s) 9 = slope of flow path (ft /ft) "k" is computed for various land covers and channel characteristics with assumptions made for hydraulic radius using the following rearrangement of Manning's equation: k = (1.49(R) 7 ) /n where: R = an assumed hydraulic radius n = Manning's roughness coefficient for open channel flow III -1 -14 FEBRUARY, 1992 Shallow Concentrated Flow: After a maximum of 300 feet, sheet flow is assumed to become shallow concentrated flow. The average velocity for this flow can be calculated using the k, values from Table III -1.4 in which average velocity is a function of watercourse slope and type of channel. After computing the average velocity using the Velocity Equation above, the travel time (TO for the shallow concentrated flow segment can be computed using the Travel Time Equation described above. Open Channel Flow: Open channels are assumed to begin where surveyed cross section information has been obtained, where channels are visible on aerial photographs, or where lines indicating streams appear (in blue) on United States Geological Survey (USGS) quadrangle sheets. The lc values from Table III -1.4 used in the Velocity Equation above or water surface profile information can be used to estimate average flow velocity. Average flow velocity is usually determined for bankfull conditions. After average velocity is computed the travel time (TO for the channel segment can be computed using the Travel Time Equation above., Lakes or Wetlands: Sometimes it is necessary to estimate the velocity of flow through a lake or wetland at the outlet of a watershed. This travel time is normally very small and can be assumed as zero. Where significant attenuation may occur due to storage effects, the flows should be routed using the "level pool routing" technique described in Section III - 1.4.4. Limitations: The following limitations apply in estimating travel time (TO. • Manning's kinematic solution should not be used for sheet flow longer than 300 feet. • In watersheds with storm drains, carefully identify the appropriate hydraulic flow path to estimate T Storm sewers generally handle only a small portion of a large event. The rest of the peak flow travels by streets, lawns, and so on, to the outlet. Consult a standard hydraulics textbook to determine average velocity in pipes for either pressure or nonpressure flow. • A culvert or bridge can act as a reservoir outlet if there is significant storage behind it. A hydrograph should be developed to this point and the "level pool routing" technique described in Section III - 1.4.4 should'be used to determine the outflow rating curve through the culvert or bridge. Example: The following is an example of travel time and time of concentration calculations. Given: An existing drainage basin having a selected flow route composed of the following five segments. Note: Drainage basin is in Federal Way and has a P = 2.1 inches. Segment 1: L = 200 ft. Forest with dense brush (sheet flow) s o ='0.03 ft /ft, n, = 0.80 Segment 2: L = 300 ft. Pasture (shallow concentrated flow) s o = 0.04 ft /ft, k, = 11 Segment 3: L s STORMWATER MANAGEMENT MANUAL FOR THE PUGET SOUND BASIN = 50 ft. Small pond (year around) = 0.00 ft /ft, k = 0 Segment 4: L = 300 ft. Grassed waterway (intermittent channel) s = 0.05 ft /ft, k = 17 Segment 5: L s = 500 ft. Grass -lined stream (continuous) = 0.02 ft /ft, k = 27 III -1 -15 FEBRUARY, 1992 Z Q Z cc 2 00 co s J = F- W u_ W II O- O F— W W H - O .Z W U= O ~ Z STORMWATER MANAGEMENT MANUAL FOR THE PUGET SOUND BASIN Table III -1.4 "n" AND "k" Values Used in Time Calculations for Hydrographs "n," Sheet Flow Equation Manning's Values (for the initial 300 ft. of travel) n, Smooth surfaces (concrete, asphalt, gravel, or bare hand packed Z soil) = 1- 0.01]. W Fallow fields or loose soil surface (no residue) 0.05 W Cultivated soil with residue cover (ss 0.20 ft /ft) 0.06 6 U Cultivated soil with residue cover (s> 0.20 ft /ft) 0.17 0 0 Short prairie grass and lawns 0.15 ci) 0 Dense grasses 0.24 (/) W Bermuda grass 0.41 -J F Z- Range (natural) 0.13 Woods or forest with light underbrush 0.40 W 0 Woods or forest with dense underbrush 0.80 g *Manning values for sheet flow only, from Overton and Meadows 1976 (See TR -55, 1986) Q cn "k" Values Used in Travel Time /Time of Concentration Calculations = a F- =W Shallow Concentrated Flow (After the initial 300 ft. of sheet flow, R = 0.1) k, ZI- F- 0 1. Forest with heavy ground litter and meadows (n = 0.10) 3 1.11w H . Brushy ground with some trees (n = 0.060) 5 3. Fallow or minimum tillage cultivation (n = 0.040) 8 D 0 4. High grass (n = 0.035) 9 . 5. Short grass, pasture and lawns (n = 0.030) 11 0I- 6. Nearly bare ground (n = 0.25) 13 W W 7. Paved and gravel areas (n = 0.012) 27 I(0 LL. 5 Channel Flow (intermittent) (At the beginning of visible channels R = 0.2) k, W Z U= 1. Forested Swale with heavy ground litter (n = 0.10) 5 F. 2. Forested drainage course /ravine with defined channel bed (n = 0.050) 10 . Z 3. • Rock -lined waterway (n = 0.035) 15 4. Grassed waterway (n = 0.030) 17 5. Earth -lined waterway (n = 0.025) 20 6. CMP pipe (n = 0.024) 21 7. Concrete pipe (0.012) 42 8. Other waterways and pipe 0.508 /n Channel Flow (Continuous stream, R = 0.4) k� 9. Meandering stream with some pools (n = 0.040) 20 10. Rock -lined stream (n = 0.035) 23 11. Grass -lined stream (n = 0.030) 27 12. Other streams, man -made channels and pipe 0.807/n ** III -1 -16 FEBRUARY, 1992 LEGEND Geo•allo•17 GRAPHIC SCALE ( U Tao) 1 0.11 10 IL PRopOITY LA DaSTING N10.41 444941112 GRADE 114341D SPOT 11110.11141 D ISTINC WATER NAN IAN OCITO LINE Ty ICIER USING SWUM SENEN lilt Ned SATIMAY SLOC SERWX NErt MIN NT 4,/ CATOIDASIN ROCNERy PCOUNING 11411. ■014100 0057140 MX TO OE SAVO flOs ORECITON ARROT/ Ix/ SLOPE O 011,14A1101 SNALE COSMO A.C. PAVEMENT IAN At pAYCUENT • CONCACIE 11101.01114 NEW CONCRETE 1700144! WOWS ACCESS P10175 NOTE. I. coaRnt 4(1A101016 WAILS 0 SW 41 NOWT SLOANE A SEPARATE Knit 2. 404441402400 00041 4011 It 40.14 (4) 40(2. 1. *01 0010404 SCUMS Or EITSTINC MRS AND 10l0131 TO It REINA= 4110 NCI( AS UNWED In ME miff *epics& 00048 ST17S TO It 111:0.1111. (407446 404ER Par 10 BE 44.1401411 EISSITSIG 14.110100 1401:11/COM01CT404 N,sti -101110ES_SIALLECELSEED lfinORCBC- PUt OTT Cf 11.1401.4 1000144000•10 17071AMCI- 404 1004 1400 075100 11;1-y"; • EDGE Or 404(54(441 10 PREAIDE A cum. 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STORM DRAINAGE REPORT JOB NO. 95064 BASIN SUMMARY ... Page • BASIN ID: EXO2 NAME: EXISTING 2-YEAR STORM SBUH METHODOLOGY • TOTAL AREA 1.09 Acres BASEFLOWS: 0,00 cfs RAINFALL TYPE....: TYPE1A ` PERV IMP . PRECIPITATION'...: 2.00 inches AREA.': 1.04 Acres 0.05 Acrc . TIME INTERVAL....: • 1O.00min C�..',: 8�.O0 98 QO � . � TC'''': 15.56 min 15.56 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 300. 00 no:O'1500 p2yr: 2'00 s:0-1050 TcReach - Shallow L: 31.0(} ks:11.O0 e:O.0645 PEAK RATE: 0.17 cfs VOL: 0.08 Ac-ft TIME: 480 min BASIN ID: EX1O NAME: EXISTING 10-YEAR STORM SBUH METHODOLOGY TOTAL AREA.'.'''': 1,09 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE,,,.: TYPE1A PERV IMP PRECZPZTATION....: 2.90 inches AREA..: 1-04 Acres 0.05 Aur; TIME INTERVAL....: ' 10.(}(} min CN'...1 86'00 98'(}0 TC''.': 15.56 min 15'58 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 300.0() no:0.1500 p2yr:2'00 o10,1050 TcReach - Shallow L: 31.00 ks:11.O0 s:0.0645 PEAK RATE: 0.34 cfs VOL: 0,15 Ac-ft TIME: 480 min BASIN ID: E%100 NAME: EXISTING 100-YEAR STORM SBUH METHODOLOGY TOTAL ARE41 ~ 1,09 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE'''.: TYPE1A PERV IMP PRECIPITATION....: 3.96 inches AREA..: 1-04 Acres 0.{)5 Aor« TIME INTERVAL.~..: 10.00 min ON....: 86.00 98.00 TC,...: 15.56 min 15.56 min ABSTRACTION COEFF: 0'20 TcReach - Sheet L: 300'00 ns:0,1500 p2y�: � OO ,a:0 1OSO ^ ' ' TcReach - Shallow L: 31.00 ks:11.00 s;:0.0645 PEAK RATE: 0'56 cfs VOL: 0.23 Ac TIME: 480 min • 12/7/98 2:1:6 pm Pacific Engineering Design 'Inc Page TUKWILA OFFICE:BLDG- STORM DRAINAGE REPORT JOB NO. 95064 BASIN ID: DEVO2 NAME: DEVELOPED 2-YEAR STORM SBUH METHODOLOGY TOTAL AREA : 1'09 Acres 'BASEFLOWS: 0.00 cfs RAINFALL TYPE.',': TYPE1A PERV PRECIPITATION : 2.00 inches AREA..: 0.34 Acres TIME INTERVAL : 10.00 min CN'-,.: 86'00 TC....; 5.00' min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.36 cfs VOL: 0.13 Ac-ft TIME: 480 min BASIN ID: DEV1O NAME: DEVELOPED 10-YEAR STORM SBUH METHODOLOGY ��BUM Mt�TMOOOLOGY TOTAL AREA : 1'09 Acres RAINFALL TYPE''.': TYPE1A PRECIPITATION : 2.90 inches TIME INTERVAL'' : 10.(}0 min ABSTRACTION COEFF: (}.20 PEAK RATE: 0'57 cfs VOL: 0.21 Ac-ft TIME= BASIN ID: DEV100 SBUH METHODOLOGY TOTAL AREA RAINFALL TYPE.-'': PRECIPITATION....: TIME INTERVAL''..': ABSTRACTION CDEFF: PEAK RATE: 0'82 BASIN ID: DEV100-7 SBUH METHODOLOGY TOTAL AREA.......: RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....; BASIN SUMMARY BASEFLOWS: 0'00 cfs PERV IMP AREA'-: 0,34 Acres 0.75 Anr' CN....: 86.00 98.00 � TC...,: 5.00 min 5.00 min NAME: DEVELOPED 100-YEAR STORM 480 min BASEFLOWS: {}'OO cfcz PERV AREA..: 0.34 Acres CN^...: 86.()0 TC'.'': 5.00 min 109A ' oTes TYPE1A 3.96 inches 1O.00 min 0.20 fo VOL: 0.30 Ac-ft TIME: 480 min NAME: DEVELOPED 100-YR ST.- 7-[)AY 1.09 Acres KC7 9,90 ,inches •6O.0O min 9ASEFLDWS: 0.00 cfs PERV 0.34 Acres 86.00 5.00. min AREA..: CN....: TC...'� ABSTRACTION COEFF: 0'20 PEAK RATE: 0.46 cfs VOL: 0.79 Ac-ft TIME: 3300 min IMP O .75 Acr' 98.00 ` 5.00 m�� . IMP O .75 �4cr` . 98.00 5.00 min IMP O .75 Acr� ^ 98.00 5.0(} min ,. FIGURE 3.5.1C 2 -YEAR 24 -HOUR ISOPLUVIALS KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL 2 -YEAR 24 -HOUR PRECIPITATION 0 . 3.4 "°" ISOPLUVIALS OF 2 -YEAR 24 -HOUR TOTAL PRECIPITATION IN INCHES KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1E 2.1 22 2.3 24 2$ 26 2.7 3.0 2..9" 10-YEAR 24-HOUR ISOPLUVIALS 10-YEAR 24-HOUR PRECIPITATION 3.40°' ISOPLUVIALS OF 10-YEAR 24-HOUR TOTAL PRECIPITATION IN INCHES 0 1 2 3 4 5 6 7 0 Miles J s nj e_ n KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1H p =3.9b 100 -YEAR 24 -HOUR ISOPLUVIALS 1- '1-YEAR 24 -HOUR PRECIPITATION 3.4 ---- ISOPLUVIALS OF 100 -YEAR 24 -HOUR TOTAL PRECIPITATION IN INCHES 0 1 2 3 4 5 6 7 8 Milos 3.5.1 -13 FIGURE 3.5.1I 100 -YEAR 7 -DAY ISOPLUVIALS KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL 86 88 8 9 .8R6 ictil 4% Alik :4'11: - ;11 1 6 1: : 1771; 14 :11 .7 1 L -; 1 I I I MiL r 111 44 1 111 1, aki trgerier iirobaiii I ilt -41 l*L 1 tillif Flayi iliffe liwat, 1 triotip-- - k - UmAt ;4 4 1 I Or' jfih - Allbervi , „ i aft ro : et . i i i iiii i a l \ ffr Aaii ■'w■ii ,,) 4 f 1 .; e V tie li\ "ilk /4° IN \ IN !011IP4r. \ 1111111witiql\ j o i l ipk vis - 1046.4\ i 0 1 2 3 4 5 6 7 8 Mlles 1: 300,000 os 100 -YEAR 7 -DAY PRECIPITATION •• 3.4 = ISOPLUVIALS OF 100 -YEAR 7 -DAY TOTAL PRECIPITATION IN INCHES 3.5.1 -14 VA I M ..tfinnew Ilvaltataimal ° cza 1/90 r 15.0 14.0 PACIFIC ENGINEERING DESIGN INC. 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I I f I I 1 i 1 --- 1 . • • i , i t • . ... i ...... . ....• . ... . ,..... ...... .... ... .. ...,. .... • • • .. .... .. .. .• ••••.• , . • • , . 1 • • I I I i • • • • • i I • , 1 i • • 1 . • 1 , , • , • • ; • • • • i .,............ .... ..... ... .. . ... .. . .. ....• . .... ..•••... .... , , ..... • ... ....... .......•• • • , • I I • . • • I • • . :. .... , 1 • 1 i , • • • • • . . I • • . , • , • • • i 1 • • , , . 1 I , I i 1 ; ; . I ; 1 i • e I i I I i 2 I i 1 1 I „.. • I ... 2.. i- ... .2. 422..2.. . i 4....- .. ., ....... 4 i i 1 1 I ! I I 1 1 I I ! 1 ; I I I . I i. i 1 1 i , f I .. • JOB SHEET NO. OF CALCULATED BY DATE I I I r 1 I i i I I ! I ;* ; I. .. ! I ; ; ; I . i 1 i f 1 : 1 I TLV.(....v. IL • c . . .. ; .. . 1 I 1 1 I 2 4 .... . . 4 ... .. T ... ... ... I i i 0 . • 4 ... ; • . - 1 1 ; . . .. „ 4. „ ... ....... .. I I i 1 1 1 1 1 I 130 ANDOVER PARK EAST, SUITE 300 SEATTLE, WASHINGTON 98188 (206) 431-7970 FAX: 431-7975 ' Soil Type - Hydrologic Soil Group Soil Type •. Hydrologic Soil Group Newberg Nisqually Nookuck Norma Ogarty Olete Olomount Olympic Orcas Oridia Orting Oso Ova11 Pastik Pheeney Phelan Pilchuck Potchub Poulabo Prather ' Puget Puyallup Queeta Quilcene Ragnar Rainier Raught Reed • • Z 030tOZda3onnnnonnnnotjdwndnan0000 Spanaway Springdale Sulaavar Sultan Sultan variant Sumas Swantown , Tacoma Tanwax Tealwhit Tenino Tisch Tokul Townsend Triton .Tukwila Tukey Urban Vailton Verlot Wapato Warden Whidbey Wilkeaon Winston Woodinville Yelm Zynbar 1 I I ca ca.U 2AllUAZUZQ icaUZm U ra STORMWATER MANAGEMENT MANUAL FOR THE PUGET SOUND BASIN Hydrologic Soil Group Classifications A. (Low runoff potential). Soils having high infiltration rates, even when thoroughly wetted, and consisting chiefly of deep, well -to- excessively drained sands or gravels. These soils have a high rate of water transmission. B. (Moderately low runoff potential). Soils having moderate infiltration rates when thoroughly wetted, and consisting chiefly of moderately fine to moderately coarse textures. These soils have a moderate rate of water transmission. C. (Moderately high runoff potential). Soils having slow infiltration rates when thoroughly wetted, and consisting chiefly of soils with a layer that impedes downward movement of water, or soils with moderately fine to fine textures. These soils have a slow rate of water transmission. D. (High runoff potential). Soils having very slow infiltration rates when thoroughly wetted and consisting chiefly of clay soils with a high swelling potential, soils with a permanent high water table, soils with a hardpan or clay layer at or near the surface, and shallow soils over nearly impervious material. These soils have a very slow rate of water transmission. ND Data not currently available for this soil type. *From SCS, TR -55, Second Edition, June 1986, Exhibit A -1. Revisions made from SCS, Soil Interpretation Record, Form 05, September 1988 and various county soil surveys. III -1 -10 FEBRUARY, 1992 LAND USE DESCRIPTION • CURVE NUMBERS BY HYDROLOGIC SO,Ik GROUP A B C D Cultivated land(1): •winter condition 86 91 94 95 Mountain open areas: low growing brush & grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed 42 64 76 81 Wood or forest land: young second growth or brush 55 72 81 86 Orchard: with cover crop 81 88 92 94 Open spaces, lawns, parks, golf courses, cemeteries, landscaping. Good condition: grass cover on 75% of the area 68 80 86 90 Fair condition: grass cover on 50 -75% of the area 77 85 90 92 Gravel roads & parking lots: 76 85 89 91 Dirt roads & parking lots: 72 82 87 89 Impervious surfaces, pavement, roofs etc. 98 98 98 98 Open water bodies: lakes, wetlands, ponds etc. 100 100 100 100 Single family residential(2):. Dwelling Unit /Gross Acre , %Impervious(3) Separate curve number 1.0 DU /GA 15 shall be selected for 1.5 DU /GA 20 pervious & impervious 2.0 DU /GA 25 portions of the site 2.5 DU /GA . 30 or basin 3.0 DU /GA 34 3.5 DU /GA 38 4.0 DU /GA 42 4.5 DU /GA -• 46 5.0 DU /GA 48 5.5 DU /GA 50 6.0 DU /GA 52 6.5 DU /GA 54 7.0 DU /GA 56 PUD's, condos, apartments, %impervious commercial businesses & must be industrial areas computed STORMWATER MANAGEMENT MANUAL FOR THE PUGET SOUND BASIN Table III -1.3 SCS Western Washington Runoff Curve Numbers (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type lA rainfall distribution, 24 -hour storm duration. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Sec. 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is directed into street /storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. III -1 -12 FEBRUARY, 1992 Z Z W e4 2 6 JO 00 (n W J U)W W gQ d �.. W Z = I- Z O- W • 0 O sQ O H W W 2 0 • Z LL{ = O ~ • Z NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR1HAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. v m m z O z 0 m v cn m z 12/7/98 4:59:15 pm Pacific Engineering Design Inc TUKWILA OFFICE BLDG. STORM DRAINAGE REPORT OB NO. 95064 STAGE STORAGE TABLE UNDERGROUND PIPE ID No. 1 Description: 7g -INCH DIA. UNDERGROUND PIPE Diameter: 6.50 ft Length: 90.00 ft. Slope...: 0.0000 ft /ft upstr: dnstr: STAGE (-- -- STORAGE - ---) STAGE (----STORAGE --- -) STAGE (--- -STORAGE - - - -) STAGE (- -- -STORAGE - -- -) (ft) -- -cf - -- -- Ac -Ft- (ft) -- -cf - -- -- Ac -Ft- (ft) -- -cf - -- -- Ac -Ft- (ft) -- -cf - -- -- Ac -Ft- 62.42 0.0000 0.0000 64.00 535.23 •0.0123 65.60 1369 0.0314 67.20 2174 0.0499 62.50 6.6244 0.0002 64.10 583,26 0.0134 65.70 1423 0.0327 67.30 2216 0.0509 62.60 22.244 0.0005 64.20 632.18 0.0145 65,80 1477 0.0339 67.40 2258 0.0518 62.70 42.936 .0.0010 64.30 681.90 0.0157 65.90 1530 0.0351 67.50 2298 0.0527 62.80' 67,531 0.0016 64.40 732.35 0.0168 66.00 1584 0.0364 67.60 2336 0.0536 62.90 95.370 0.0022 64.50 783.45 0.0180 66,10 1636 0.0376 67.70 2372 0.0544 63.00 126.00 0.0029 64.60 835.12 0.0192 66.20 1689 0.0388 67.80 2406 0.0552 63.10 159.10 0.0037 64.70 887.31 0.0204 66.30 1741 0.0400 67.90 2437 0.0560 63.20 194.40 0.0045 64.80 939.94 0.0216 66.40 1792 0.0411 68.00 2466 0.0566 63.30 231.68 0.0053 64.90 992.96 0.0228 66.50 1843 0.0423 63.10 2492 0.0572 63.40 270.76 0.0062 65.00 1046 0.0240 66.60 1893 0.0435 68.20 2515 0,0577 63.50 311.48 0.0072 65.10 1100 0.0252 66.70 1942 0.0446 68.30 2533 0.0581 63.60 353.70 0.0081 65.20 1154 0.0265 66.80 1990 0.0457 68.40 2544 0.0584 63.70 397.29 0.0091 65.30 1208 0.0277 66.90 2038 0.0468 68.50 2545 0.0584 63.80 442.15 0.0102 65.40 1262 0.0290 67.00 2084 0.0478 63.90 488.16 0.0112 65.50 1316 0.0302 67.10 2130 0.0489 Page z w 6 JU 00 co cn w w = J F - . w = d . z �. z o 00- O F - . 2 U LL O : W co = O~ • Z 12/7/98 4:59:16 pm STORM DRAINAGE REPORT JOB NO. 95064 MULTIPLE ORIFICE ID No. 1 Description: ORIFICE D'I5CHAR6E ASSEMBLY ' Outlet � Elev: 62.42 i [�le. : 60.42 ft Orifice Diameter: 1.1.' �7 in. } Elev: 66'02 ft Orifice 2 Diameter: 3.3984 in' _3 Elev: 66.72 ft Orifice 3 Diameter: 0.9375 in. /LT/14, ' STAGE (-DISCHARGE-) STAGE (-DISCHARGE-) STAGE (-DISCHARGE-) STAGE (-DISCHARGE-) 62,42 0.0000 62.50 0.0125 62.60 0.0188 62.70 0.0234 0.80 0.0273 62.90 0.0307 63.00 0.0337 63.10 0.0365 63.20 0.0391 63.30 0.0415 63.40 0.0438 0.50 0.0460 63.60 0.0481 63.70 0.0501 63.80 0.0520 63.90 0.0539 64.00 64.10 64.20 64.30 64.40 64.50 64.60 64.70 64.80 64.90 65.00 65.10 65.20 65.30 65.40 65.50 0.0557 0.0574 0.0591 0.0607 0.0623 0.0639 0.0654 0.0669 0.0683 0.0697 O.O/11 0.0725 0.0738 0.0751 0.0764 0.0777 Pacific Engineering Design Inc paGg TUKWILA OFFICE BLDG. STAGE DISCHARGE TABLE 65.60 0.0790 65.70 0.0802 65.80 0.0814 65.90 0.0826 66.00 0.0838 66.10 0.1736 66.20 0.2191 66.30 0.2531 66.40 0.2815 66.50 0.3066 66.60 0.3292 66.70 0.3600 66.00 0.3762 66.90 0.3978 67.00 0.4176 67.10 0.4362 67.20 0.408 67.30 0.4706 67.40 0.4867 67.50 0.3021 67.60 0.6171 67.70 0.5316 67.80 0.6456 67.90 0.5593 68.00 0.5726 68.10 0.5856 68.20 0.5982 68.20 0.6106 68.40 0.6227 68.42 0.6251 12/7/98 STORM DRAINAGE REPORT JOS NO. 95064 z z ~ `. i �z : w' STAGE DISCHARGE TABLE 6 D ' . . . i 0 00 RISER DISCHARGE ID No. 2 cn w Description= RISER OVERFLOW H Riser Diameter (in): 12.00 elev. 68.42 ft wit., Weir Coefficient...: 9.739 height. 68.92 ft w Orif Coefficient...: 3.782 increm: 0.10 ft _ � � LL. J - d H w STAGE (-- DISCHARGE -- -) STAGE (-- DISCHARGE - - -) STAGE (-- DISCHARGE - - -) STAGE ( DISCHARGE---) z i (ft) - - -cfs • (ft) -cfs . (ft) -cfs (ft) cfs 1 , 0 z F— 68.42 0.0000 68.60 0.7437 68.80 2.2813 68.92 2.6743 ? Q . 68.50 0.2204 68.70 1.4430 „ 68.90 2.6202 U in 'tea r ' ,,e .s ays e r,_ . L w w . LL t U� 0 17- H O 5 :'1....47 pm Pacific Engineering neering Design Inc TUKWILA OFFICE BLDG . l Page 1 z 12/7/98 4:59 :17 pm Pacific Engineering' Design 'Inc TUKWILA OFFICE BLDG STORM DRAINAGE REPORT .308 NO. 95064 LEVEL POOL TABLE SUMMARY MATCH INFLOW -STO- -OIS- (- PEAK-) OUTFLOW STORAGE ( DESCRIPTION ) (cfs). (cfs) --id - -id ( STAGE) id (cfs) VOL (cf) 1/2 2- YR /2-YR 0.08 0.36 1 1 65.94 7 0.08 1551.86 cf 10 -YR 0.34 0.57 1 1 66.65 8 0.34 1915.38 cf 100 -YR. 0.56 0.82 1 1 67.90 9 0.56 2438.14 cf 100-YR. - 7-OAY 0.00 0.46 1 1 66.82 12 0.38 1997.52 cf I z` 0 00 N 0 U) W '. co J I w w g a. E = .. W 1— O Z ui U N; • W uj H H . W Z L U UW H H O Z PACIFIC ENOINEERINO DESIGN INC. CIVIL ENGINEERING AND PLANNING CONSULTANTS c52 e711 JOB SHEET NO. CALCULATED BY (, ^ OF DATE I j , I- : i'; i i i i T I . .1. . ..1 , •I - . i 1 I ' 1 1 1 i 14 Li 1 = ; "2:;' /1.111-11. I I ; I I :. ... . 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B Y (FT) ? 0.33 RESULTS Q (CFS) ? 0.083 M (FT/FT) ? 3 B= 0.37 FT S (FT/FT) ? .02 A= 0.45 SF N (FTA1/6) ? 0.35 D= 9 .45 FT V= 0.19 FPS F= 0.07 <Shift> <Prt Sc> print MAN-MADE CHANNELS SUB-CRITICAL FLOW <Return> repeat <Space Bar> back to menu irt ?s,r.er. :4, ,.., 04 -09 -1999 12:39:09 VARIABLES LIST: Y - FLOW DEPTH Q - FLOWRATE MAN -MADE CHANNELS VARIABLE TO BE SOLVED (Y,Q,B,M,S OR N) ? Y B - CHANNEL BOTTOM WIDTH S - CHANNEL SLOPE M - CHANNEL SIDE SLOPE N - CHANNEL ROUGHNESS Q (CFS) ? .82 RESULTS B (FT) ? 1.73 M (FT /FT) ? 3 Y= 0.19 FT S (FT/FT) ? .02 A= 0.42 SF N (FT ^1/6) 7 .03 P= 2.90 FT V= 1.94 FPS F= 0.89 SUB - CRITICAL FLOW <Shift> <Prt Sc> print <Return> repeat <Space Bar> back to menu 2 G 1 a;mmuvxw.� el:vu Z � J 00 N J = H LL ul O, g 2 a` w ZI- I- O Z W 'D • O O I -. W • W': I- - tL O .• Z W U O KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL; 4.6.4 BIOFILTRATION FACILITIES Core Requirement #3, in Section 1.2.3, specifies when biofiltration facilities must be provided to treat proposed project runoff. Note, biofiltration facilities may be installed prior to, or following, peak rate runoff control facilities but will always precede water quality ponds, vaults or swales. Facilities designed to improve the quality of storm and surface water runoff through the application of biofiltration have been shown by a number of studies to be effective in removing a significant amount of the total suspended solids, fine sediments, some non - soluble heavy metals, and some nutrients from the runoff. Locally, a study by Professor Richard Homer of the University of Washington's Civil Engineering Department, sponsored by the Washington State Department of Ecology, the Municipality of Metropolitan Seattle (METRO), King County, and the cities of Bellevue, Mountlake Terrace and Redmond, developed guidelines for sizing biofiltration swales and filter strips. In addition, work performed by Dr. Gary Minton, Resource Planning Associates, for the City of Seattle "Water Quality: Best Management Practices" Manual has demonstrated the practical application of the results of both theoretical and empirical research to the design of biofiltration facilities. There are two types of biofiltration facilities described in this Section. They are biofiltration swales and filter strips. A biofiltration swale is essentially a vegetation lined channel with the runoff treated by flowing at a shallow depth and relatively slow velocity through the vegetation. The biofiltration swale is best suited to treat runoff that has been collected and concentrated such as at the outfall to a peak rate runoff control facility. Filter strips are areas covered by vegetation over which runoff sheet flows at a very shallow depth and in a dispersed manor. Filter strips are well suited to treating runoff from impervious areas such as parking lots where frequent gaps in the extruded asphalt curbing provide dispersed inflow points to the filter strip. Design Criteria General o Biofiltration swales and filter strips shall be designed consistent with the requirements for conveyance system analysis and route design criteria in Section 4.3.2 and the design criteria for open channels in Section 4.3.7, unless superseded by the following design criteria. o Biofiltration swales shall have a maximum bottom width of 50 feet. o Biofiltration swales shall have one foot high (and one foot keyed below the swale invert) check dams placed every 50 ,feet along their length starting 20 feet downstream from the inflow point. The check dams shall have 2:1 side slopes and be constructed of rip rap per table 4.3.6A (100 % passing an 8" sieve). o Curbing for impervious areas tributary to filter strips shall be designed with a one -foot gap for every 5 feet of curbing. o The transverse slope of impervious areas tributary to filter strips shall be level, and the impervious area cross slope shall not exceed 10 percent. Geometrics o Biofiltration swales shall be trapezoidal or rectangular in shape, based on the side slope and stabilization criteria contained in Section 4.3.7. o The length of biofiltration swales should be at least 200 feet, wherever feasible. The length may be reduced to a minimum of 50 feet provided the surface area of the design water surface at the biofiltration design flow is equal to that computed based on a 200 foot length (see Method of Analysis below). o The 200 feet of biofiltration swale length may be achieved by dividing the swale into segments (minimum 50 feet in length) with interconnecting pipes to transfer runoff between segments. This is particularly useful on slopes which exceed 6 percent where the segments can traverse the slope and thus "step" the biofiltration swale down the slope. d•1.+•u�r ^ -u.v� if�.l��gr•Ta+MC:4 91Nf2 PAW ar 4.6.4 -1 11/92 • ••e z . = z '~' ce w 00 W W W F- U) LL w I z I— 0 z I- w 0 O — O I— W W 2 u. O . W • = O ~ KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL o Filter strips shall be designed so that each lineal foot of length will receive runoff from a maximum of 140 square feet of impervious surface. o Filter strips shall be a minimum of 15 feet in width and a maximum of 30 feet in width (both measured in the plan view). Slope o Biofiltration swales may have slopes up to 6 percent. Where the slope of a biofiltration swale will be less than 0.5 percent, or the seasonal mean ground water level will be at or above the swale bottom, emergent wetland vegetation must be planted. o Filter strips shall have a minimum cross slope of 2 percent and a maximum cross slope of 15 percent. o The transverse slope of filter strips (at the point where the filter strip meets the impervious surface) shall be level. Runoff from a filter strip shall be intercepted at the bottom of the strip by a swale sized to convey the peak rate of runoff for the maximum.design storm event away from the bottom of the strip. Vegetation Biofiltration swales and filter strips shall be vegetated based on the physical conditions using either an urban (lawn and other areas to be frequently mowed), rural (for use in areas to be left un -mowed and more natural in appearance), or wetlands (swales only) seed mixture (per Section 5.5.4). Methods of Analysis Use Manning's Equation Method for Preliminary Sizing of Open Channels, as described in Section 4.3.7, to determine the cross - sectional geometry of a biofiltration swale using the following parameters. Biofiltration Design Flow Rate o Biofiltration swales shall be sized using a biofiltration design flow rate as specified in Core Requirement J13, in Section 1.2.3, using the hydrograph methods described in Chapter 3. o Filter strips shall be sized by providing 0.23 square feet of strip per one foot length of tributary unit area of impervious surface. Manning's Roughness "n" o Use a Manning's "n" of 0.35 when sizing a biofiltration swale for biofiltration function. Use an appropriate Manning's "n" from Table 4.3.7B (such as 0.027 for lawns) when evaluating the swale for conveyance capacity and maximum velocity for stability. Slope o Regardless of the actual proposed biofiltration swale slope, use a slope of 2 percent when sizing the swale for biofiltration function. Use actual proposed slope when evaluating the swale for conveyance capacity and stability. Velocity o The velocity of runoff through the biofiltration swale or filter strip at the biofiltration flow rate shall not exceed 1.5 feet per second at a Manning's "n" of 0.35. 4.6.4 -2 11/92 .,:1•V y V ��'G'r.%t�..ti ^.� v^i'°ii..f"M` �17wZi A 'an—M••n...n..a.... M4 uaw • 40.1.3040 TABLE 4.6.4A DESIGN FLOW DEPTH BY TYPE OF VEGETATION Type of Vegetation Winter Design Height Design Flow Depth Urban (lawns) 3 inches 1 inch . Rural (natural areas) 6 inches 4 inches Wetlands (wet areas) 10 inches 8 inches KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL. Design Flow Depth o The velocity of runoff through the biofiltration swale or filter strip for the maximum conveyance capacity design flow rate (see Core Requirement #4, Section 1.2.4) shall not exceed 5 feet per second. o Biofiltration swales shall be designed using a design flow depth at the biofiltration design flow rate by assuming a winter design height of vegetation as shown in Table 4.6.4A. Design Process Biofiltration Swales 1. Compute the biofiltration design flow rate. 2. Determine the preliminary route and actual slope. 3. Compute the bottom width of the swale based on the proposed vegetation type and side slopes (3 to 1 preferred). 4. Check the velocity at the biofiltration design flow rate (Ignore the check dams and use the actual swale slope). If in excess of 1 .5 feet per second, re- design the swale by decreasing the actual swale slope, stepping down the slope by dividing the swale into segments, or increasing the width. 5. If the swale length must be less than 200 feet in length, compute the surface area of the design water surface at the biofiltration design flow rate and widen the shortened swale to provide an equivalent surface area. 6. Use the conveyance capacity maximum design flow rates and establish the required swale depth to provide adequate freeboard. 7. Check the maximum velocity in the swale at the maximum design flow rate (Ignore the check dams when computing the maximum velocity.) If greater than 5 feet per second re- design the swale by decreasing the actual swale slope, stepping down the slope by dividing the swale into segments, or.increasing the width. Filter Strips 1. Compute the required width of the filter strip by calculating the length of of tributary unit area of impervious surface per one foot length of strip and multiplying times 0.23 feet. 2. Determine the preliminary design of the filter strip. 3. Size the swale at the toe of the filter strip to convey the maximum design flow rates from the area tributary to the filter strip. 4.6.5 COALESCING PLATE OIL /WATER SEPARATORS Coalescing plate oil /water separators are used to effectively remove oil and grease from surface water. They operate by using differential gravity separation of particles that have a different density than water. Particles of higher density than water (such as sediments) will settle down to the bottom, while particles with a lower density than water (such as oils) will rise to the top. Once separated from the water column the particles of interest can be removed. The most effective separator designs employ a series of parallel inclined plates that shorten the distance particles have 4.6.5 -1 • 11/92 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL to settle and provide for self - cleaning of the plates through inclination at an angle in excess of the angle of repose of the particles. Coalescing plate oil /water separators shall be designed to meet the requirements of Special Requirement 116, in Section 1.3.6. Design Criteria Z o See Figure 4.6.5A for sample detail. 2 E-• :l 6 w o re amount of area contributing runoff to the separator should be limited to that area which will actually introduce oil and grease into the runoff in order to avoid needlessly over - sizing the _i U facility. 0 0 u) 0 o A gravity drain shall be provided one foot above the bottom of the separator vault and sized to • w allow the facility to be completely drained in one hour. 1-- u) u- o Peak runoff flows above that for the water ualit design storm (Pt -w) must b w O q y g q ypassthe 2} facility in a separate conveyance to the point of discharge. A mechanism must be provided at the bypass point to allow the facility to be manually taken "off-line" for maintenance and u.. Q. The actual design and manufacture of the separator plates requires a detailed understanding of the internal hydraulic parameters required to optimize particle removal (such as plate spacing, CW Z_ angle of inclination) as well as selection of the most reliable materials for plate fabrication. O Design engineers are, therefore, encouraged to employ pre-manufactured and standardized li w separator assemblies in the facilities they design supplied by well-established water resource equipment firms. 0 ? D N: CI V vaults in Section 4.4.6. ti O o Oil/water separators shall be placed before biofiltration, water quality, and infiltration facilities w except those facilities which are fed directly by sheetflow. U = O ~ Method of Analysis The storage volume in the%separator vault and the size of the separator assembly shall be based on a process flow rate computed using the hydrograph methods described in Chapter 3, and on the separator assembly manufacturer's design criteria. 4.6.5 -2 11/92 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 0 z 0 0 z 0 r -® 0 z D 1 ,• 1 •,c-s.. ,.■•■■ PACIFIC ENGINEERING DESIGN INC. JOB CIVIL. ENGINEERING AND PLANNING CONSULTANTS SHEET Na OF 130 ANDOVER PARK EAST, SUITE 300 CALCULATED BY DATE ^ • • ' 'et • i ! ; . I !! i 1 i I i i ; 1 I 1 , ; , i l I I • ..... •••••■ '' ... ' .. .., ' N ■• . .... : .... 1 .. . . j I' .. t . • ''.. ... t 1,..■ ':..'; I ; i . • • j . i j ! 1 • • . I r' •• .. 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I , , 1 . i , I , . i . . , 1 i 1 , , .. . , . , . , i i , , i . , 1 1 1 i ; i ; 1 ; 1 1 i 1 1 I i ; ., . ....;...... .. ., - 4 • • 4 . . .. ..- ...:,.. ... - 4... . , . ,...---, . .; ..... -- : .... .....;.-..- 1 , i I 3 ! i i : I I ■ 1 1 1 '- '1. ,. 7.", 1 ■ I 1 1 1 -- •- : • 1 1. I III; 1 I I t 1 "' ; . ■ 1 ; 1 1 1 1 i i ; t 1 1 ; ; 1 ; 1 1 1 1 1 i 1 1 i 1 1 1 i i r 1 • • 1 ...- 1 1 • 1 to.'" • • 777 " • NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. Cn O CD . 0 GEOTECH CONSULTANTS, INC. 13256 N.E. 20th St. (Northup Way), Suite 16 Bellevue. CIA 98005 (206) 747.5618 FAX 747.8561 ST Corporation 1200 South 192nd Street, Suite 300 Seattle, Washington 98148 Attention: William Van Geelkerken Subject: Geotechnical Engineering Study Proposed Office Building 15208 - 52nd Avenue South Tukwila, Washington Dear Mr. Van Geelkerken: Respectfully submitted, GEOTECH CONSULTANTS, INC. Marc R. McGinnis, P.E. Associate August 10, 1995'' JN 95267 We are pleased to present this geotechnical engineering report for the office building to be constructed at 15208 - 52nd Avenue South in Tukwila. The scope of our work consisted of exploring site surface and subsurface conditions and then developing this report to provide design criteria for foundations, retaining walls, and pavements and recommendations for general earthwork. You authorized our work by accepting our proposal, P -3637, dated July 19, 1995. The subsurface conditions of the proposed building site were explored with seven test pits and one boring that generally encountered loose to medium - dense, native sands and silts beneath 1 to 3 feet of topsoil and fill. The native soils are suitable to support relatively conventional footings. The footing excavations encountering the native sands will need to be wetted and compacted with a hoe -pack prior to placing forms. Where the native silts are exposed in the foundation excavations, the subgrade should be protected with a layer of crushed rock. Some groundwater seepage could be encountered in the deeper excavations for the lower floor, particularly during the wet season. This would require some dewatering of the excavations. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or if we can be of further assistance during the design and construction phases of this project. z Z ' CC 2 .J U U O U) 0 U) w J H U) u_ w 0 gQ = � z � F. 0 zF- w U � a l-- = U . O i.. z U) la p Z Surface GEOTECHNICAL ENGINEERING STUDY Proposed Office Building 15208 - 52nd Avenue South Tukwila, Washington z e: w This report presents the findings and recommendations of our geotechnical engineering 6 v study for the site of the proposed office building to be constructed at 15208 - 52nd Avenue o o South in Tukwila. The general location of the site . is illustrated on the Vicinity Map, Plate 1. w al We were provided with conceptual plans showing the proposed building footprint and finish w o floor elevations. Rolf Preuss Associates developed these plans. The property dimensions, 2 the existing topography, and the locations of the existing structures on the site :.'ere g a indicated on the site plan. Based on these plans, we anticipate that the proposed building co a will consist of two floors over a basement parking garage that will daylight toward the east w and south. The finish floor elevation for the parking garage is to be 70 feet, which will result z F_ in maximum cuts of approximately 18 feet below the existing grade for the foundation z O construction at the garage's northwestern corner. The footings for the first and second 2 floors will step up toward the north and west from the parking garage wall. On -grade paved D 0 parking will be located east and north of the building. A drive ramp will slope up toward o 52nd. Avenue South along the southern side of the building for access to the garage and w w eastern parking. Lo w z SITE CONDITIONS H Y O z The irregularly shaped site is located between an Interstate 5 right -of -way and 52nd Avenue South. An off -ramp for southbound Interstate 5 abuts the eastern property line. At the time of our field work, the site was developed on its northern half with a residence and a detached garage. With the exception of a gravelled driveway north of the house and a grass yard close to the residence, the remainder of the site was covered with blackberry vines. Shrubs and medium -sized trees were scattered around the property. An abandoned wooden shed was located on the southern portion of the site. The ground surface on the site and in the general vicinity is characterized by gentle slopes dropping toward the southeast. The northern approximately one -third of the property is relatively level. Slopes on the southern portion of the site have inclinations of less than 20 percent. No indications of slope instability, near - surface soil creep, or seepage at the ground surface were observed during our site visits. Development around the site is a mixture of commercial and residential buildings. Office buildings are located immediately to the north, west, and south of the property. Single - family and multifamily housing exists further to the north and northeast of the site. ?7 (i1:0•11:(11 GONSUL'1'i1N'1S. INC. ST Corporation August 10, 1995 Sttbsurface The subsurface conditions were explored by excavating seven test pits and drilling one boring at the approximate locations shown on the Site Exploration Plan, Plate 2. The field exploration program was based upon the proposed construction and required design criteria, the site topography and access, the subsurface conditions revealed during excavation, the scope of work outlined in our proposal, and the time and budget constraints. The test pits were excavated on August 1, 1995 with a rubber -tired backhoe. A geotechnical engineer from our staff observed the excavation process, logged the test pits, an4I obtained representative samples of the soils encountered. "Grab" samples of selected subsurface soils were collected from the backhoe bucket. The Test Pit Logs are attached to this report as Plates 3 through 6. The single boring was drilled on July 31, 1995, using a truck - mounted, hollow -stem auger drill. Samples were taken at 5 -foot intervals with a standard penetration sampler. This split - spoon sampler, which has a 2 -inch outside diameter, is driven into the soil with a 140 -pound hammer falling 30 inches. The number of blows required to advance the sampler a given distance is an indication of the soil density or consistency. A geotechnical engineer from our staff observed the drilling process, logged the test borings, and obtained representative samples of the soils encountered. The Test Boring Log is attached as Plate 7. . In the explorations, we encountered a 1- to 3 -foot layer of loose, silty sand topsoil and fill below the surface vegetation. Below this surficial layer, the test pits and boring revealed loose to medium -dense sands with low silt contents. Thin layers of stiff silt were observed in these sands in several of the test pits. In the boring and Test Pit 1, we encountered dense, glacially consolidated sands and silty sands. These dense soils were found at a depth of 11 feet in Test Pit 1 and a depth of about 26 feet in Boring 1. The native sands that underlie the loose topsoil and fill appear to be recessional deposits resulting from streams flowing off glaciers and hillsides after the last glaciation. The silt layers found within the recessional sands resulted from small lakes or ponds that would allow these fine sediments to settle out. The glacially consolidated soils that underlie these recessional deposits slope down toward the east or southeast, based on the results of Test Pit 1 and Boring 1. The final logs represent our interpretations of the field logs and laboratory tests. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. If a transition in soil type occurred Cut.) ils('i i i:ulv�UL'1'�SiV'IJ, INC. JN 95267 Page 2 z • . w � g JU O 0 rn o J F- • u_ w J w = �-_ zF. F— 0 zF— LU ui 0 O N 0 I- w 1" H u Z = O~ . z ST Corporation August 10, 1995 JN 95267' - Page 3 ' between samples in the boring, the depth of the transition was interpreted. The relative z densities and moisture descriptions indicated on the logs are interpretive descriptions based on the conditions observed during excavation and drilling. It 2 The compaction of backfill was not in the scope of our services. Loose soils will therefore v p be found in the area of the test pits. If this presents a problem, the backfill will need to be co a removed and replaced with structural fill during construction. W = C LL w roundwate Q Groundwater seepage was observed in Boring 1 at a depth of about 20 feet and in Test Pit 6 z w at a depth of 11 feet. The explorations were left open for only a short time period and were ~ z'— conducted during summer months. It should be noted that groundwater levels vary O seasonally with rainfall and other factors. We anticipate that groundwater levels could be w w higher during winter and spring months. U O N 0H CONCLUSIONS ANDRiECOMMENDATIONS i 0 --- O .z U = The subsurface explorations conducted for this study indicate that the site is underlain by z loose to medium -dense sands containing occasional layers of stiff silt. These native soils are suitable to support the proposed building on conventional foundations. Prior to placing concrete, the footing subgrades comprised of native sands will need to be wetted and compacted with a hoe -pack. We recommend accomplishing the footing excavation with a smooth backhoe bucket to limit disturbance. A layer of crushed rock can be laid in footing excavations that encounter silts in order to limit subgrade softening under worker foot traffic. General The footings for the Upper two floors will be located behind the foundation walls for the floors below them. To prevent the upper footings from surcharging the lower walls, the upper footings must be bottomed below a 1.5 :1 (Horizontal:Vertical) imaginary zone extending up from the base of the lower walls. This will likely require lowering the footing elevations for the upper two floors in areas. Grade beams may be required for continuous footings to span the basement backfill. The temporary cuts should be possible without shoring. If excessive groundwater is encountered in the excavations, which is most likely to occur in the deep excavations for the parking garage's northwestern corner, it will be necessary to cut the temporary slopes at a flatter inclination. Additional temporary slope protection and temporary dewatering could be required where significant seepage is encountered. (7 (Y! . CII C r; .T rr S, I ST Corporation August 10, 1995 Conventional Foundations JN 95267 '• Page 4 The native sand soils should be suitable for structural fill and general wall backfill, if they are placed and compacted during dry weather. Wet weather placement will generally be unfeasible due to the fine - grained nature of the sands. It may not be possible to compact the sands to 95 percent of the maximum density without repeated compaction and moisture conditioning. We have encountered this problem with similar sands on other sites. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, develop- ment, and geotechnical constraints that become more evident during the review process. The proposed structure can be supported on conventional continuous and spread footings bearing on undisturbed, native sands, or on structural fill placed above these competent, native soils. The native sands must be compacted prior to placing concrete or structural fill. See the later sub - section entitled Genera( Earthwork aiid Structural Fill for recom- mendations regarding the placement and compaction of structural fill beneath structures. We recommend that continuous and individual spread footings have minimum widths of 16 and 24 inches, respectively. They should be bottomed at least 12 inches below the lowest adjacent finish ground surface for frost protection. The local building codes should be reviewed to determine if different footing widths or embedment depths are required. The footing subgrade must be cleaned of loose or disturbed soil prior to pouring compacting the subgrade. Depending upon site and equipment constraints, this may require removing the disturbed soil by hand or simply excavating the footings using a smooth bucket on the backhoe. Some overexcavation may be required below the shallower footings to expose competent, native soils. Unless lean concrete is used to fill the overexcavated hole, the overexcavation must be at least as wide at the bottom as the sum of the depth of the overexcavation and the footing width. For example, an overexcavation extending 2 feet below the bottom of a 3 -foot -wide footing must be at least 5 feet wide at the base of the excavation. If lean concrete is used, the overexcavation need only extend 6 inches beyond the edges of the footing. An allowable bearing pressure of 3,000 pounds per square foot (psf) is appropriate for footings constructed according to the above recommendations and placed directly on competent, native soils or structural fill.' A one -third increase in this design bearing pressure may be used when considering short -term wind or seismic loads. For the above design criteria, it is anticipated that the total post- construction settlement of footings founded on 1 I i:inoi;,Ui:i■is'IS, li +� ST Corporation August 10, 1995 competent, native soils, or on structural fill up to 5 feet in thickness, will be about 1 inch, with differential settlements on the order of one -half inch in a distance of 50 feet along a continuous footing. Lateral loads due to wind or seismic forces may be resisted by friction between the founda- tion and the bearing soils, or by passive earth pressure acting. on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil, or surrounded by level, structural fill. We recommend the following design values for the foundation's resistance to lateral loading: If the ground in front of the foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above design values. Seismic Considerations The site is located within Seismic Zone 3 as illustrated on Figure No. 23 -2 of the 1991 Uniform Building Code (UBC). In accordance with Table 23 -J of the 1991 UBC, the site soil profile is best represented by Profile Type S2. The native sands below the site have a low potential for liquefaction due to the absence of a near- surface water table. This is confirmed by our review of the geologic map entitled Liquefaction Susce,a'ibiiity of the Des Moines Quadrangle (Palmer et al., 1994), which designates the site to have a low liquefaction susceptibility. Slabs -on -Grade The building floors may be constructed as slabs -on -grade atop the native sands. The subgrade soils must be in a firm, non - yielding condition at the time of slab construction or underslab fill placement. We recommend compacting the slab subgrade with a vibratory roller prior to placing concrete. Any soft areas encountered should be excavated and replaced with select, imported, structural fill. �a ramiejer Coefficient of Friction Passive Earth Pressure Desjgn Value 0.40 300 pcf Where: (1) pcf is pounds per cubic foot. (2) Passive earth pressure is computed using the equivalent fluid density. 4t JN 95267 •; Page 5 - ST Corporation August 10, 1995 All slabs -on -grade should be underlain by a capillary break or drainage layer consisting of a z minimum 4 -inch thickness of coarse, free- draining, structural fill with a gradation similar to = ►= that discussed later in Permanent Foundation and Retaining Walls.. In areas where w the passage of moisture through the slab is undesirable, a vapor barrier, such as a 6 -mil 6 = plastic membrane, should be placed beneath the slab. Additionally, sand should be used in o O the fine - grading process to reduce damage to the vapor barrier, to provide uniform support N W under the slab, and to reduce shrinkage cracking by improving the concrete curing process. _i H (Dw w Permanent Foundat 't_on_arld.Retaining,Wal�s >L ? Retaining walls backfilled on only one side should be designed to resist the lateral earth = w pressures imposed by the soils they retain. The following recommended design parameters Z = are for walls that restrain level backfill: z o Parameter Design Value U O N O F- w W • U lL O w z U = O~ Active Earth Pressure* Passive Earth Pressure Coefficient of Friction Soil Unit Weight V C:i: :Y11:CII C:C7i• ;i.ii;i:'%i Y` it4extt. dLYi`s:??'".n�r 35 pcf 300 pcf 0.40 130 pcf Where: (1) pcf is pounds per cubic foot. (2) Active and passive earth pressures are computed using the equivalent fluid densities. * For restrained walls that cannot deflect at least 0.002 times their height, a uniform lateral pressure of 25H psf should be used for the active earth pressure. H is the effective design height of a wall. JN 95267 Page 6 The values given above are to be used to design permanent foundation and retaining walls only. The passive pressure given is appropriate for the depth of level, structural fill placed in front of a retaining or foundation wall only. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above recommended values to design walls. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no•surcharge slopes or loads, such as vehicles, will be placed behind the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. Also, if sloping backfill is desired behind the walls, we will need z ST Corporation August 10, 1995 to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid density. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The compaction of backfill near the walls should be accomplished with hand - operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. s. Retaining Wall Backfill Backfill placed behind retaining or foundation walls should be coarse, free - draining, structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. If the native sand soils are used as backfill, a drainage composite similar to Miradrain 6000 should be placed against the backfilled retaining walls. The drainage composites should be hydraulically connected to the foundation drain system. Where seepage is encountered in the excavations, the wall backfill should consist entirely of free - draining gravel. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build -up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a relatively impermeable soil or topsoil, or the surface should be paved. The sub - section entitled General Eattilwork - and Structural Fill contains recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof the below -grade walls. If moist conditions or some seepage through the walls are not acceptable, damp - proofing or waterproofing should be provided. This could include limiting cold - joints and wall penetrations, and possibly using bentonite panels or membranes on the outside of the walls. Applying a thin coat of asphalt emulsion is not considered waterproofing, but it will help to prevent moisture, generated from water vapor or capillary action, from seeping through the concrete. Excavations and Slopes Excavation slopes should not exceed the limits specified in local, state, and national govern- ment safety regulations. Temporary cuts to a depth of about 4 feet may be attempted U L•OIi .:ii (: O HSUL AN JN 95267 Page 7 z _1- w a: JU O 0 co o CD 1.11 J H U w w gQ cn = w Z 1– 0 Z ~ O to O - O I- w w L- I- Z w 0 ~ . z ST Corporation August 10,1995 JN 95267 .�. Page 8 vertically in unsaturated soils. Based upon Washington Administrative Code (WAC) 296, Part N, the unsaturated, native soils at the subject site would be classified as Type B. Therefore, temporary cut slopes greater than 4 feet in height cannot be excavated in these soils at an inclination steeper than 1:1 (Horizontal:Vertical), extending continuously between the top and the bottom of a cut. Flatter cut slopes or shoring will be necessary where excessive groundwater seepage is encountered. The above recommended temporary slope inclination is based on what has been successful at other sites with similar soil conditions. Temporary cuts are those that will remain unsup- ported for a relatively short duration to allow for the construction of foundationss.retaining walls, or utilities. It will be important to protect the temporary cut slopes with plastic sheeting. This will prevent erosion during wet weather and reduce the drying of the near - surface sands during dry weather. The native sands will experience more ravelling, if they are allowed to loose their moisture. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that sands can cave suddenly and without warning. Contractors should be made especially aware of this potential danger. We anticipate that some shallow ravelling of the cut slopes may occur. All permanent cuts into native soils should be inclined no steeper than 2:1 (H:V). Fill slopes should not be constructed with an inclination greater than 2:1 (H:V). To reduce the .potential for shallow sloughing, fill must be compacted to the face of these slopes. This could be accomplished by overbuilding the compacted fill and then trimming it back to its final inclination. Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. Also, all permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. Drainage Considerations We recommend the use of footing drains at the base of all foundation and retaining walls. These drains should be surrounded by at least 6 inches of 1- inch - minus, washed rock and then wrapped in non - woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, the perforated pipe invert should be at least as low as the bottom of the footing, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is attached to this report as Plate 8. For the best long -term performance, perforated PVC pipe is recommended for the footing drains. (:ovisUL1'AN Is,1NC. z = z r4 2 0 0 0 cO 0 al I w 0 2 u_ Q = • a F .w Z = 1- 0� w U • D O E- wW u. O w z = 0 �' . z ST Corporation August 10, 1995 Groundwater was observed during our field work. If seepage is encountered in the z excavations, it should be drained from the site by directing it through drainage ditches, I H perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow CC w connector trenches at the bottoms of the excavations. 6 = 00 The excavations and site should be graded so that surface water is directed off the site and i c �)w away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent co u- iii 0 to the building should slope away at least 2 percent, except where the area is paved. 2 4. Q u. e�t e s CO D = a ve� I- w z All pavement sections may be supported on competent, native soils provided these soils z 0 can be compacted to a 95 percent density and are in a stable, non - yielding condition at the III III time of paving. Structural fill or fabric may be needed to stabilize soft, wet, or unstable m 0 areas. We recommend using Supac 5NP, manufactured by Phillips Petroleum Company, or 0 N. a non -woven fabric with equivalent strength and permeability characteristics. In most w instances where unstable subgrade conditions are encountered, 12 inches of granular, = v structural fill will stabilize the subgrade, except for very soft areas where additional fill could L 0 be required. The subgrade should be evaluated by Geotech Consultants, Inc., after the site w is stripped and cut to grade. Recommendations for the compaction of structural fill beneath pavements are given in a later sub - section entitled General Earthwork and Structural 0 Fill. The performance of site pavements is directly related to the strength and stability of z the underlying subgrade. The pavement for lightly loaded traffic and parking areas should consist of 2 inches of asphalt concrete (AC) over 4 inches of crushed rock base (CRB) or 3 inches of asphalt - treated base (ATB). We recommend providing heavily loaded areas with 3 inches of AC over 6 inches of CRB or 4 inches of ATB. Heavily loaded area are typically main driveways, dumpster sites, or areas with truck traffic. The pavement section recommendations and guidelines presented in this report are based on our experience in the area and on what has been successful in similar situations. Some maintenance and repair of limited areas can be expected. To provide for a design without the need for any repair would be uneconomical. General Earthwork and Structural Fill All building and pavement areas should be stripped of surface vegetation, topsoil, organic soils, and other deleterious material. It is extremely important that the foundations and slabs L;IiC'i t i ?:11 C:UNSUL.'11 IS, INC:. JN 95267' — Page 9 0 I- ST Corporation August 10, 1995 for the existing structure also be removed. The stripped or removed materials should not be z mixed with any materials to be used as structural fill, but they could be used in = Z non - structural areas, such as landscape beds. ' 2 Structural fill is defined as any fill placed under a building, behind permanent retaining or v o foundation walls, or in other areas where the underlying soils need to support loads. All U) w structural fill should be placed in horizontal lifts with a moisture content at, or near, the _ " , optimum moisture content. The optimum moisture content is that moisture content that CO 0 0 results in the greatest compacted dry density. The moisture content of fill soils is very 2 important and must be closely controlled during the filling and compaction process. • r. • a The allowable thickness of the fill lift will depend on the material type selected, the compac- E w tion equipment used, and the number of passes made to compact the lift. The loose lift z '- thickness should not exceed 12 inches. The following table presents recommended relative z O compactions for structural fill: III uj Minimum Relative o - . o '— Location of FllLplacernent Compaction w • w ~� Beneath footings, slabs, or 95% u- 0 .z Ca U = O ff' walkways Use of On -Site Soils Behind retaining walls 90% Beneath pavements 95% for upper 12 inches of subgrade, 90% below that level Where: Minimum Relative Compaction is the ratio, expressed in percentages, of the compacted dry density to the maximum dry density, as determined in accordance with ASTM Test Designation D 1557 -78 (Modified Proctor). l'; iii I li,'fl CONSULT AN IS, it'IC. JN 95267 i Page 10 If grading activities take place during wet weather, or when the silty, on -site soils are wet, site preparation costs may be higher because of delays due to rains and the potential need to import granular fill. The on -site soils are generally silty and thus moisture- sensitive. Grading operations will be difficult during wet weather, or when the moisture content of these soils exceeds the optimum moisture content. ST Corporation August 10, 1995 The moisture content of the siltier on -site soils must be at, or near, the optimum moisture content, as they cannot be consistently compacted to the required density when the moisture content is significantly greater than optimum. The moisture content of the on -site soils was generally near, or below, the estimated optimum moisture content at the time of our explorations. The on -site sand soils underlying the topsoil could be used as structural fill, if grading operations are conducted during hot, dry weather, when drying the wetter soils by aeration is possible. Due to the fine-grained nature of the on -site sands, adequate compaction could require repeated efforts and close monitoring of the moisture content. We have experienced problems in obtaining the required compaction with similar soils on other site §. Moisture - sensitive soils may also be susceptible to excessive softening and "pumping" from construction equipment, or even foot traffic, when the moisture content is greater than the optimum moisture content. It may be beneficial to protect subgrades with a layer of imported sand or crushed rock to limit disturbance from traffic. Ideally, structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three - quarter -inch sieve. LIMITATION S The analyses, conclusions, and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soils encoun- tered in the test pits and boring are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in test pits and borings. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of ST Corporation and its representa- tives for specific application to this project and site. Our recommendations and conclusions are based on observed site materials, and selective laboratory testing and engineering analyses. Our conclusions and recommendations are professional opinions derived in �1+�� •R.fM:�ri.M'xtl i1Y:'(_t'r!'.. � v nim i:i).tis .!T TA !err, INC. JN 95267 Page 11 ST Corporation August 10, 1995 accordance with current standards of practice within the scope of cur services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. We recommend including this report, in its entirety, in the project contract documents so the contractor may be aware of our findings. ADDITIONAL S_E.BVICES The following plates are attached and complete this report: Plate 1 Vicinity Map Plate 2 Site Exploration Plan Plates 3 - 6 Test Pit Logs Plate 7 Boring Log Plate 8 Footing Drain Detail 11011 :(:II .% /t.:i L.. JN 95267 — Page 12 Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the intent of contract plans and specifications, and to provide recommendations for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not Include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. • ST Corporation August 10, 1995 We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. MRM /JRF:jcv cc: Rolf Preuss Associates Respectfully submitted, GEOTECH CONSULTANTS, INC. EXPIRES 10/25/9s I Marc R. McGinnis, P.E. Associate Axgie James R. Finley, Jr., P.E. Principal c i:t'I I C ON U L'tAN'I S , INC. JN 95267 . - Page 13 - s z _� Z a: 6 JU O 0 . ( , ) r (r) W W =; J 1- • u. W 0 g Q _ . Z Z 0 W uj U C1 O - .. C1 I- W • W 0 Z . i> i U = ' O ~ WWI 144TH S 158TH "r S 133 v 1 s .5i 14 . ECM PK 178TH P KWY crux _ I BAKER ER. 178TH ST 5CX,ThCEWTER STRAHOER \qY S 12TH ST o • ? 6doo iI S'��129T •l;, t�±� 5 11 — = 514` ...j � ,,,„,. •� b sr _ sr yF S 133FD \\ \� - --11 Dort: AUG 1995 CCRPCRAT ca N CORPORA CR swear rm VICINITY MAP 15208 - 52nd AVENUE SOUTH TUKWILA, WASHINGTON v�yua{�prx�? ;',•�"p }V..;.' Y.1";i:'ia� N.,Y Y,rn;" «i:�v "'.�tit.�:n .—_... .�!� cr\ TP-2 GI EXIS7I?4G 1 GARAG LEGEND: 1I APPROXIMATE TEST SORWO LOCATION O APPROXIMATE TEST PIT LOCATION 52nd AVENUE SOUTH 0 TP-3 EXISTING \ SHED \� 4TP -4 t 1 \ I I \ - \ PROPOSED BUILDING \ \ I \ 19B -1 \ EXIS iG 1 ` LOWER PARKING HOUSE -----• 1 \ ELEV x70' GROUND 1 I / EtEV FLOOR \ \ 1 r - \ 14 TP-5 \\ Id TP - T 1 CM! MI.. 96267 AUG 1006 - 11111111■ SITE EXPLORATION PLgN 15206 - 52nd AVENUE SOUTH TUKWILA, WASHINGTON Sedge INN N.T.S. ( 2 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 10 15 10 15 c`: ,4 4 � Go c USCs QJ oc e.:t.vz-nacznxaysevi:muanwataacw _ .......^. t:1...._ —.c M.T.(T.�T.T.Y.:'l`Jiq!f.9 �Y.'�W•J:i1.':1:•— .. -.-r. .. ...... Uscs TEST PIT 1 GEOTECH CONSULTANTS. INC. Description Brown, slightly silty SAND with roots and trace gravel, fine- grained, dry to moist, medium -dense (topsoil) Brown SAND with trace silt, fine- to medium- grained, moist, medium - dense . Brown /gray, silty SAND with gravel, moist, dense (glacial till) if- becomes stained sandstone Test pit terminated at 13.5 feet below grade on 8 -1 -95. • No groundwater encountered during excavation. No caving. Sod and roots (topsoil) TEST PIT 2 Description Test pit terminated at 11 feet below grade on 8 -1 -95. No groundwater encountered during excavation. No caving. Elevation. ±90' Elevation ±82' Light brown SAND with occasional thin, silty sand layers, fine- grained, dry, loose to medium -dense TEST PIT LOGS 15208 - 52nd AVENUE SOUTH TUKWILA, WASHINGTON Job No: 95267 Date: AUG 1995 Logged by: DBG Plate: 3 1 15 1 15 °, ytC � 751 4 G °c USCS 44 . qj c G o Fill SP SM SP ML CL r USCS 1 SM • SP 7 =- GEOTECH CONSUI:1'AN'I'S. INC. TEST PIT 3 Slightly silty SAND with roots, fine- grained, dry, loose (fill) -clay pipe Light brown SAND, fine - grained, dry, medium -dense Brown /gray, sandy, clayey SILT, moist, stiff Test pit terminated at 12 feet below grade on 8 -1 -95. No groundwater encountered during excavation. No caving. TEST PIT 4 Sand with roots and some gravel, dry, loose (topsoil) Light brown SAND, fine- to medium- grained, dry, to slightly moist, medium -dense Test pit terminated at 11.5 feet below grade on 8 -1 -95. No groundwater encountered during excavation. No caving. 5 Job No: 95267 Descriptions Description Date: L ogged by: AUG 1995 DBG Elevation ±74' Light brown, slightly silty SAND,.fine- grained, dry, loose to medium - dense Elevation ±78' Tan SAND with occasional thin layers of silt, fine - grained, dry, loose to medium -dense TEST PIT LOGS 15208 - 52nd AVENUE SOUTH TUKWILA, WASHINGTON Plate: 4 a • = it 2 00 0 co al uJ � u_ w LLQ = w Z I- W w U � 0 o I . w w H w Z LLi = OH Z 10 15 10 15 C.) USC X �T 4� 4 31. --`% c' -- c.5) uscs SP ML III. SP TEST PIT 5 GEOTECH CONSULTANTS, INC. Description Brown SAND with roots and some silt and gravel (topsoil) Light brown, gravelly SAND, fine- to medium - grained, dry, medium - dense Tan, sandy SILT, low plasticity, dry, stiff Gray/brown SAND, fine- to medium- grained, dry, medium -dense Test pit terminated at 11 feet below grade on 8 -1 -95. No groundwater encountered during excavation. No caving. Topsoil. TEST PIT 6 Light brown SAND, fine- grained, dry, medium- dense. Gray and orange mottled SILT, low plasticity, moist, stiff Gray SAND, fine- to medium - grained, moist to wet, medium -dense Test pit terminated at 12 feet below grade on 8 -1 -95. Minor groundwater encountered at 10.5 feet during excavation. No caving. S4- Job No: 95267 Description TEST PIT LOGS 15208 - 52nd AVENUE SOUTH TUKWILA, WASHINGTON Date: AUG 1995 Logged by: DBG Elevation ±84' Elevation ±68' Plate: 5 z w Ce 6 00 ,^ ) 0 v/ W J (OLL W II U ON o 1— W 'I Z w U = � . z court -�raeva^�- �.:.av1. .rrnix^ 1 15 USCS SP 11 ML SP i� :r a -a_e•M TEST PIT 7 Description Brown, silty SAND with roots (topsoil) Elevation ±76' Light brown SAND with trace gravel, fine - grained, thy, loose to medium - dense Gray, sandy SILT, low plasticity, moist, stiff Brownfgray SAND, fine- to medium- grained, moist, medium -dense Test pit terminated at 10.5 feet below grade on 8 -1 -954. No groundwater encountered during excavation. No caving. J -, • TEST PIT LOGS 15208 - 52nd AVENUE SOUTH TUKWILA, WASHINGTON Job No: 95267 Date: AUG 1995 Logged by: DBG Plate: 6 uo..•t. »��", ^ ', . M1rtif,;'!fi'48 —Ww ..44..`.`..'C: -'it e . ?iPY: r,.e• ✓. 10 15 20 25 30 35 40 r 5 13 16 10 51 50/4" USCS Description sP - becomes grayish brown with iron stains and occasional gravel, medium -dense SM L. St4t :I:I: : SP Sts/1 BORING 1 GEOTECH CONSULTANTS, INC. - becomes less silty, very moist - becomes wet and silty 6 Job No: 95267 Elevation ±86' Dark brown, slightly silty SAND with organics, moist, loose (topsoil and fill) Brown, slightly silty SAND, fine- to medium- grained, moist, loose Black, silty SAND with occasional organics, fine- to medium- grained, wet Grayish brown, silty SAND with gravel, moist, dense (glacial till) Brown, medium- to coarse - grained SAND with silt, wet, dense Test boring was terminated at 31 feet below grade on 7- 31 -95. Slight groundwater seepage was encountered at 20 feet during drilling. TEST BORINGLOG 15208 - 52nd AVENUE SOUTH TUKWILA, WASHINGTON Date: AUG 1995 Logged d by: Plate: 7 —,^.[.. w_:. L�?►! IS!. p, w! T. „`.t+'*^.Tya�+'- cF�P't: .. . •+.f f1.^,'^ t+ �vn? roT,.!e't!pt`1�1'T.';^�F'11Hfl*'� . z w 00 J 1-- (J) w g i I w z = z1- w w 0 0 - • 111 E- r U. la Lll 1 = 0 . z Slope backfi// away from foundation. —� WASHED ROCK 6 " min. NONWOVEN GEOTEXT /LE FILTER FABRIC BACKFILL See lex/ for requirements. • ■ T /GHTL /NE ROOF DRAIN Do not connect to footing drain. VAPOR BARR /ER •. `.^ /. � 4 min. SLAB • FREE - DRAINING SAND /GRAVEL 4" PERFORATED HARD PVC P /PE Invert at least as low as footing and /or craw/ space. Slope to drain. Place weepho /es downward. FOOTING DRAIN DETAIL 15208 - 52nd AVENUE SOUTH TUKWILA, WASHINGTON .Job No.: 95287 ao /e: AUG 1995 Stole: N.T.S. 0 /± 8 atm:44– r ., t. be .FORMERLY AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY FORM B -1970 (Rev. 10 -17-70 and 10- 17 -84) CHICAGO TITLE INSURANCE COMPANY SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS CONTAINED IN SCHEDULE B AND THE PROVISIONS OF THE CONDITIONS AND STIPULATIONS HEREOF, CHICAGO TITLE INSUR- ANCE COMPANY, a Missouri corporation, herein called the Company, insures, as of Date of Policy shown in Schedule A, against loss or damage, not exceeding the amount of insurance stated in Schedule A, and costs, attorneys' fees and expenses which the Company may become obligated to pay hereunder, sustained or incurred by the insured by reason of: 1. Title to the estate or interest described in Schedule A being vested otherwise than as stated therein; 2. Any defect in or lien or encumbrance on such title; 3. Lack of a right of access to and from the land; or 4. Unmarketability of such title. In Witness Whereof, CHICAGO TITLE INSURANCE COMPANY has caused this policy to be signed and sealed as of the date of policy shown in Schedule .A, the policy to become valid when countersigned by an authorized signatory. Issued by: CHICAGO TITLE INSURANCE COMPANY 1800 COLUMBIA CENTER 701 FIFTH AVENUE SEATTLE, WA 98104 (206) 628 -5666 rder Form No. 3607 -84 (Reprinted 12/00) ATTEST RECEIVED CITY OF TUKWILA NOV 1 if 2002 PERMIT CENTER CHICAGO TITLE INSURANCE COMPANY 4: d47R-(171 IMPORTANT This policy necessarily relates solely to the title as of the date of the policy. In order that a purchaser of the real estate described herein may be insured against defects, liens or encumbrances, this policy should be reissued in the name of such purchaser. President Secretary FORMERLY ALTA Owner's Policy Form 13 — 1970 (Rev. 10 -17 -70 & 10- 17 -84) Date of Policy: OCTOBER 22, 2 0 01 1, Name of Insured: FEE SIMPLE TCAGO TITLE INSURANCE COMPANYAA J1 FIFTH AVENUE, #1800, SEATTLE, WA 98104 EXTENDED OWNER POLICY SCHEDULE A Policy No.: 1009623 Amount of at 10:44 AM Insurance: $600, 000.00 BRICKLAYERS BENEFICIAL ASSOCIATION, A WASHINGTON BUILDING CORPORATION COMPOSED OF FRATERNAL SOCIETY MEMBERS 2. The estate or interest in the land which is covered by this policy is: 3. Title to the estate or interest in the land is vested in: BRICKLAYERS BENEFICIAL ASSOCIATION, A WASHINGTON BUILDING CORPORATION COMPOSED OF FRATERNAL SOCIETY MEMBERS 4. The land referred to in this policy is described as follows: THAT PORTION OF TRACT 1, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 10 OF PLATS, PAGE(S) 47, IN KING COUNTY, WASHINGTON, LYING EASTERLY OF 52ND AVENUE SOUTH; EXCEPT THE SOUTH 51 FEET; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 596231 FOR PRIMARY STATE HIGHWAY NO. 1. 1 M. Z a = W cc 6 J U 0 u) W =' J � W O g 7-1 = Z � H O Z F— LLI U C) O N O I— W W �I U u"O z W U= O ~' z TCAGO TITLE INSURANCE COMPANY EXTENDED OWNER POLICY SCHEDULE B Policy No.: 001009623 This policy does not insure against loss or damage (and the Company will not pay costs, attorneys; fees or expenses) which arise by reason of: GENERAL EXCEPTIONS: Al A. TAXES OR SPECIAL ASSESSMENTS WHICH ARE NOT SHOWN AS EXISTING LIENS BY THE PUBLIC RECORDS. B. ANY SERVICE, INSTALLATION, CONNECTION, MAINTENANCE OR CONSTRUCTION CHARGES FOR SEWER, WATER, ELECTRICITY OR GARBAGE COLLECTION AND DISPOSAL. C. RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF; INDIAN TRIBAL CODES OR REGULATIONS, INDIAN TREATY OR ABORGINAL RIGHTS, INCLUDING EASEMENTS OR EQUITABLE SERVITUDES. D. WATER RIGHTS, CLAIMS, OR TITLE TO WATER. SPECIAL EXCEPTIONS: CONTINUED ON NEXT PAGE oWNFxra /RDA /0999 .., 7& w. uci:: slvai iinan; uwY%+: � ?.^•xidte�V�d�Cw�cv%+�o ^.. +. is AUTHORIZ SIGNATORY Loan Policy Endorsements: N/A CAGO TITLE INSURANCE COMPANY* EXTENDED OWNER POLICY SCHEDULE B (Continued) SPECIAL EXCEPTIONS Policy No.: 1009623 Owner's Policy Endorsements: 100 FOR OWNER'S, LEGAL LOT, 103.7, 116.1 OWNEXTB2/RDA/0999 ''',,Lit";;In?!•••+!:.!..r*!1'4,4.41-•-k••••7.4.:•'!••!`!!!!:".,"•4■4■A.:...4!a.....,••••••4;•s..1•44•0...b.r...4-ww."...LA.w,eoo,i!••••.44m,:e.ws,04.44,-.“........-o-o.v.w,.•.sta•muft...u.krxr.o.ir.r.aadoc.:••••• • ... GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: TCAGO TITLE INSURANCE COMPANY EXTENDED OWNER POLICY SCHEDULE B (Continued) SPECIAL EXCEPTIONS A 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: ENTERED: JANUARY 18, 1963 SUPERIOR COURT CAUSE NUMBER: 596231 AC 4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: ** END OF SCHEDULE B ** Policy No.: 1009623 PURPOSE: CONSTRUCTION, OPERATION, MAINTENANCE AND /OR REPAIR AND /OR REPLACEMENT OF A SEWER LINE AND APPURTENANCES THERETO, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS AREA AFFECTED: A SOUTHERLY PORTION OF SAID PREMISES RECORDED: APRIL 15, 1965 RECORDING NUMBER: 5867175 8 2. CONDEMNATION OF ACCESS TO STATE HIGHWAY NUMBER 1 AND OF LIGHT, VIEW AND AIR BY KING COUNTY DECREE TO THE STATE OF WASHINGTON: C 3. RELEASE OF DAMAGE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: PHILLIP F. NUNAN AND NORA E. NUNAN, HUSBAND AND WIFE AND: STATE OF WASHINGTON RECORDED: JULY 21, 1964 RECORDING NUMBER: 5764127 RELEASING STATE OF WASHINGTON FROM ALL FUTURE CLAIMS FOR DAMAGES RESULTING FROM: LOSS OF EXISTING WATER SYSTEM AND THE CONSTRUCTION OF A REPLACEMENT WATER SYSTEM. ST CORPORATION, A WASHINGTON CORPORATION PARKING EASEMENT AGREEMENT 10 PARKING SPACES ON THE SUBJECT PROPERTY AS MAY BE DESIGNATED BY THE GRANTOR, WHICH SPACES OR AREA MAY CHANGE FROM TIME TO TIME OCTOBER 22, 2001 20011022001189 OWNEXTB2 /RDA /0999 cT TITLE INSURANCE COMPANY EXTENDED OWNER POLICY SCHEDULE B (Continued) SPECIAL EXCEPTIONS Policy No.: 1009623 I OWNEXTBS/RDA /0999 .. �'.,5;- •�._i�,.7 ,e.Y..l..0 +Y.Cf 3 !x-'7 . __. Vii' Dated: October 22, 2001 ENDORSEMENT Attached to and forming a part of Policy No. 1009623 Issued By CHICAGO TITLE INSURANCE COMPANY Your reference: '.ORP /BRICKLAYERS' BENEFICIAL ASSOC ENDORSEMENT 100 FOR OWNERS The Company hereby insures against loss which said Insured shall sustain by reason of the following matters: (1) Any incorrectness in the assurance which the Company hereby gives: (a) That there are no covenants, conditions or restrictions which would result in impairment or loss of the title to said estate or interest of the insured; (b) That there are no present violations on said land of any enforceable covenants, conditions or restrictions; (c) That, except as shown in Schedule B, there are no encroachments of buildings, structures or improvements located on said land onto adjoining lands, nor any encroachments onto said land of buildings, structures, or improvements located on adjoining lands. (2) Unmarketability of the title to said estate or interest by reason of any violations on said land, occuring prior to acquisition of title to said estate or interest by the Insured, of any convenants, conditions, or restrictions. (3) Damage to existing improvements, including lawns, shrubbery or trees resulting from the exercise of any right to use the surface of said land for the extraction or development of the minerals excepted from the description of said land or shown as a reservation in Schedule B. This endorsement is made a part of the policy and is subject to all the terms,.and provisions thereof and of any prior endorsements thereto. Except to the extent expressly stated, it neither modifies any of the terms and provisions of the policy and prior endorsements, if any, nor does it extend the effective date of the policy and prior endorseme�a s, or increase the face amount thereof. / Authorized Sigiatory Note: This endorsement shall not be valid or binding until countersigned by an authorized signatory ENDOP/3-21-92/SC Dated: October 22, 2001 SUBDIVISION ENDORSEMENT Authorized gnatory Your reference: ENDORSEMENT Attached to and forming a part of Policy No. 1009623 Issued By CHICAGO TITLE INSURANCE COMPANY Note: This endorsement shall not be valid or binding until countersigned by an authorized signatory °ORP /BRICKLAYERS' BENEFICIAL ASSOC Notwithstanding anything to the contrary contained in this Policy, the Company insures the Insured against loss or damage Insured may sustain by reason of any of the land described in Schedule A being, as of Date of Policy, in violation of applicable subdivision and platting statutes, ordinances, regulations and amendments thereto. This endorsement is made a part of the policy and is subject to all of the terms and provisions thereof and of any prior endorsements thereto. Except to the extend expressly stated, it neither modifies any of the terms and provision of the policy and any prior endorsements, nor does it extend the effective date of the policy and any prior endorsements, nor does it increase the face amount thereof. GNDOPC/3.21-92 /SC Dated: October 22, 2001 ENDORSEMENT 103.7 ACCESS TO PUBLIC STREETS • ENDORSEMENT Attached to and forming a part of Policy No. 1009623 Issued By CHICAGO TITLE INSURANCE COMPANY Authorized Si tory Your reference: Note: This endorsement shall not be valid or binding until countersigned by an authorized signatory ARP /BRICKLAYERS' BENEFICIAL ASSOC The Company hereby insures the Insured that said land abuts and has rights of ingress to and egress from 52nd Avenue South, which is a physically open street that is a public street which is publically maintained. The Company hereby insures said Insured against loss which said Insured shall sustain in the event said assurances herein shall prove to be incorrect. The total liability of the Company under said policy and any endorsements therein shall not exceed, in the aggregate, the face amount of said policy and costs which the Company is obligated under the conditions and stipulations thereof to pay. This endorsement is made a part of this policy and is subject to the Schedules and the Conditions and Stipulations therein, except as modified by the provisions hereof. ENDOPC/3- 21 -92 /SC Dated: October 22, 2001 CLTA FORM 116.1 Your reference: END ORSEMENT Attached to and forming a part of Policy No. 1009623 Issued By CHICAGO TITLE INSURANCE COMPANY :ORP /BRICKLAYERS' BENEFICIAL ASSOC The Company assures the Insured that said land is the same as that delineated on the plat of a survey Made by: Penhallegon Associates Consulting Engineers, Inc. Dated: April 6, 2000 Designated Job No.: 99851 The Company hereby assures said Insured against loss which said Insured shall sustain in the event that the assurances herein shall prove to be incorrect. The total liability of the Company under said Policy and any endorsements therein shall not exceed, in the aggregate, the face amount of said Policy and costs which the Company is obligated under the conditions and stipulations thereof to pay. This endorsement is made a part of said Policy and is subject to the schedules, conditions and stipulations therein, except as modified by the provisions hereof. All references to "the Survey" in this policy and any endorsements shall mean the survey described herein and attached hereto. 4.-"/ Authori d Signatory Note: This endorsement shall not be valid or binding until countersigned by an authorized signatory ENDOPC /3.21 -92 /SC .... i;.;t �N�x °;!6:*.'s s: - iis: �'1M`+1� "= _��^�._'z :�ts?t'iNJhz :: Dated: October 22, 2001 Your reference: ° • :ORP /BRICKLAYERS' BENEFICIAL ASSOC ENDORSEMENT Attached to and forming a part of Policy No. 1009623 Issued By CHICAGO TITLE INSURANCE COMPANY ENDOPC/3- 21-92 /SC , Z _ • . W . m; _to 0O � cow; W J F- U) W O J I- W . ZI-; I- O Z W uj U W W; 0 .. W co, FF_ • Z • 5867175 easement for sewer lime philip nunan lora nunan raymond roseth • The Grantor, sum of ONE DOLLAR 01.00) in hand paid, hereby grant, sell o and assigns, an easement and right -of -w the following described real property s �:nsenert for sewer :line within tie three foot strir of 1=nd for the construction, operation, maintenance and /or repair and /cr repl.=e.ent of a T! /c E1 line .and appurtenances thereto, together with the right of ingress and egress to and from said easement and right -of -way for all purposes necessary and - elated thereto. This easement is granted with the understanding that the property affected will be returned to a condition equal to its original condition upon :ampiction of construction. The Grantee also agrees to indemnify and save har-- less the Grantors from any liability arising from the construction contemplated herein. DATED this ? day of , Washington MATE OF WASHINGTON) ) ss C' IJ TY or I-- -+—q ) Cl 7 en this 3. - day of •t: 5/2t3 64 Glad for RecordG if 194 r 8.30 kM. Request of Lew EPS TITLE !NS. CORP. ROBERT A. MORRIS, CounCounty Auditor EASEMENT FOR SEWS . . LINE F and , his l'or and in considerat on of the receipt whereof is hereby acknowledged, do an convey o RR yvr:nsi) Rfl5 FT 1 2Rn - _) + Pte Sn , Grantee, its successors ay, over, through, under across, upon and in ituate in YT}Ir: County, Washington, , 19 • , at enter H and) 11,E F r r ?elf ) VI before e persc a11y appeared [ j ,,,,:/, 1€• 1, 1.-44- .• . -r and treks. Lam. ... -w r , tb me known to be the individuals that exe- cute-.the wi and foregoing instrument and acknowledged that they siEned and .sealed the,seme as tb free and voluntary act and deed, for the uses and purposes the. 'un rneniions:d. ..GI.VEN under my hand and official seal the day and year first above written. NOT Y PUBLIC in and for th tate of Washin ton, residing at 42-0,-C;J, judgment and decree highline savings and loan association uly icpttrielled and s•..om to 'ascertain, determine and award the cow' : 'pons3tion to he'mnde. in money to the 'o:nerS tenupts, encumhrancers • ' oral other persons intel:ested therein for the taping or injuriously ., of 1ne3s, -real estate, premises. and other property as- dtprages,. • : . if . any, over and the ,sPthcial benefits accruing thereto from tie: . cotrution :anti maintenance of a -state public - road and iot h Y in King: . County, Washington; ICnown as Pr.iniary State Highway No. - 1. , the jnry returning itS v.:.-rdiet. on the '16 dak:Of may- •, 0 ; the.' ' ../ z appearing hY., Sohn. 3. O'Connell, '.ttiatiney General, • • • - . r,-: • • • . •_••-•• • " •=2 1- KJ; , Si B.t allt At to rne y Certeral. 'US at.tcYt:OV,, Robert L. Holtzclaw, : • and the respondents, .Htghline ,SevingS;.and..Leen • t ion , appearing: by its 1.14 4gpiiiiO4044010404140)Y'., ; at togney,;rted tJ 1 • joypo:l.t,:.:, . • :•..„ :eYing.been ed4-iaifieuted .%f tiKiiite*) and And the court beiag.sAtitfied by pro that.anW Intereatedi -in the-'14.-Odis.., reel . -e..6tnta, and previisi..40-**0$44.i.=-4*olleit.i'•-: 4ieecribed in: the petli,4 of - the' petitioner on fiIiIi • .,. hereinafter specifically set forth, have been dA not ice in thi.. aetim s reqUirerk.'by anti lexvi AjOitiv.1 satisf led by competent proof that the conixtuplated ise l'evr 14-4izeh said lands, real estate, premises, and other property are.46%**. be appropciated, together .with• the access right.*, iacig r.. , and .light of the abutting property to the ri-tht of being acquired acquired herein from said.:respendents; is really namely, for highway purposes, and accordir gly leaving hired-de and entered in this action its order adjudicating.public use; And the jury having heard and duly ceinsidered the 'evidence. offered on behalf of petitioner .and respondents concerning the real eState, premises, and other property sought to be approprt- • atccl and used by the said petitioner for highway purposes, and hevivIg.• returned into court their verdict assessing the det klictuding tht.7 value of the land appropriated, resulting to all persons and interested therein by reason of such appropriation of Lands, retl estate,' premises, and 'Other property hereln:_fterdeScribed and above all offSets of-special benefits fm theast:4 < • Ui -.1 0 00 ° L.LJ Liii --I u_ u i 0 to 25 ui Z 1-0 Z LL1 u j 0 0) 0 — 0 I- 0 Z 0 p 0 his wife,:-are enti to..recover their costs',. re,z.Ltned• .and: entered Dhlfr01n7, rud 'ale ..: go-t • • e** ftil1y'- 'advi IT. 4S' 31 ur =3i '-d ::1-!C ty,:mids::i rid •CI'lTP7xil'ita•{ t € i 'to :ht'. " +76' zi t<1: 't11. 'r g n is:. -t ; -tnt to. 34 - e.€t:in �•4 ttot :Y„ fox . tltra c arch a, . r�nu tsr. xissb.r'. r. *• s:z :. ali •u.rf: r;: { ^: interested therein foot` the appropriation and it§ bitttte'. ta d tt10 x rtitht c,1 way . 1 or si,•te too s'.c ri x;::4=1:. t ghs?.:J:y • dcwcr :i;betl ljaodi:, •rr•:'k?,l .L�;�t te, nrrar►�3 s .r #a# :Qti tex • # �'P tng- o :r • with access rights including ai.:s', view and'.`'Ztght :oE tha abutting . • property to the right of Say being Tgai edserein from 'said respu►t ict:t » Xing. County, W,�y i irai;� ►n t4 -�a:i� • l.!;`,, y. y a' • " to an with the Northerly boundasy;oVita h.Al1',have a width of ...§0 CfOgt. b tk 31 'fir -t w tg t'14 ;a:tt {iigltis frota•ias. Y3tita: .: . uisd`:1iitlg 'Si3'.le' .:t radially from the M -Line Survey of Laid Primary trimary State Highway No.. 1, South 178th at'. to South 126.th St. `£lto sc.ut:11. ' l f:tt ;o€ 140•. EtiOt of kit g 43puiat ' i':% - Wa8tiifig v. V4%: Otiettitc .1l :tt€ !a u tS ' dt 1 = - ' - # ' GE it tL'tii. 1F�1 al tlt . tlighleay Plats,. page, 206, under 4uditotn 11.Ie State of WashingiOii.': • TOOETHER WITH the right to enter upon ttre necessary, to remove iMprevenenta located thoily'bepatillli•'nimiti ;Oa vlot. cis 4aise..., ..... ... • o::i t: • f � ....._..�._ ... .._ .... Z W 6 00 W i— • LL W O < W F— _ Z � ZI W 0 = p 0 O — O I— W I I— u" O Z W U= 0~ Z and bectisite"-.-the '‘'10.r - in fee . . and appurtenances and other property . . . . . . . . s. -• ...„ be in g. it 1., toitother ;. 4140 fn 41&; and 1ih of the abutting propnrty: . . . • herein frOar s.did respondents, .ectcA0k-'..that ..t44t0 access to the so Line , whch i ientxned ac refer reit irk! • . • . : ;SItiiii..St • retit ktied • -• hOld„ Otlitii•lifeid at all timers aO'd s.p0asess - the same ' • .••• that such liAyment shall be in Eull for the talking, condergnatior- and approPiri...1t4;OO •and use off the same : IT 15 FURTHER rx.t.DERED, ADJI:113.tED 1+1.111) DECREED that in atitli'..4 tion to ttre:•fo•gaing amounts, - th04m$ , -t*oner,....the State. of . l40.0ti*o0O6-t - J-...:::?'.: • . shall pay into the registry of the..aboVe-entitled court tatete* . . . the rate of six per cent (670 per annum the. verdict sum of litibr Thousand Two Hundred Fifty and T■16/40.. Dollars ..(14,250.00) to:he' figured from the 16th day of May, 1963, the - date of the verdic4 herein to the date oF payment of the amount of the verdict and costs i :to the registry of the court. < • Z Lu _J 0 00 U) W W 0 U LL , z 0 z w O u) O _ O 1- O L I • 0 w C.) v4558 PACE 32 5764127 RELEASE 0T DAMAGES IN THE MATTER OF Primary State Highway No. 1, South 175th Street to South 126th Street N WHEREAS in the construction of the above noted Highway Project it was necessary for the , State of Washington or its assigns to remove the water system serving the hereinafter W described lands. lr WHEREAS said State of Washington has now removed said water system and replaced same with • new water system presently in use. WHEREAS said new water system has been accepted by Local Water District i35, of King County;—Washington_and.ls at this time being operated and maintained by said Water District #35 in a manner which is iuppUiog ths1rereinafter described lends with . a supply of water of sufficient floe to **place the old water supply. THEREFORE. KNOW ALL MEN ET THESE PRESENTS, that of King Cou.. c, 4ashington, owners of recJrd of the lands to be hereinafter described, do for thews. .ea, their heirs, successors and assigns hereby completely release and foreve: discharge the Srate of Washington from any and all claims, demands, and causes of action of any nature whatscever, for damtagea,whic.• have occurred to the hereinafter described property or to persc.aal property or •+ersons by reason of the loss of an ex- isting water system and the conatructic`n of a replacement water system. The hereinbefore- menttoned lands are describes as follows: DATED this 1 ' Jay of Accepted and approved STATE OF WASHINGTON Dep,rtment Qf Highways Ey _ i2 - ( �� �/ a ( / /. -. ` 7-Chief Right of .:ay Agent c 3TArE :1F WASHINGTON ) . ss Count} of Kin; 1 1kd tor Record r•• c• -I 19 i� fe,;..eit of Deparfine.+ oI H.gh.rayi ROBERT A. MORMS, County Aud.ror Philip F. Hunan and Nara E. Huna•• husband and wife That portion of Lot 1 of `rookvale Gardena Tracts, as per plat re‘or /■d in Volume 1 of Plats, page 47. records of King County; EXCEPT the South 51 feet thereof; situate in the County of King,State of .:as :tingt.•t :. LESS State Highway. It is understood and agreed that the delivery of this Instrument is hereby tendered '..t that tie 'erns and obligations 'hereof shall not become binding upcn the State of Was`t- intton unless and until accepted and approved hereon in writing for the State of .as}t- tngtnn, Department of Highways, by the Chief Right of Way Agent. Parcel 1 -2372 I, Cie on.:ersigned. a Notary Public in an.: for the :;tote :E .:ashinrtnn, ti t ., �•'' :.1. J ` a. ^ -. F. :.un,.•, ant ':.aru E. Hunan - ,sir:. .. : t' t'.e f..re,t•ins •nstr:.cr• • an a% t:• at t'•ry • gnu.' a:•• real.: Cie .ape as their free and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN under my hand and official seal the day and / year last abl>•le r t , Nc/t Public in .Apr hlr te: of Washington ':; :;:.• Residing at ccx, t 4 :!e0)y , FE • • After Recording Return To Preston Gates & ElIis LLP 701 Fifth Avenue, Suite 5000 Seattle, Washington 98104 Attn Shannon Skinner EXCISE. TAX NOT REQUIRED C o A s ores Division Assessor's Tax Parcel ID No(s) 115720- 0010 -03 11 PIN I I�I� II 20011 22001189 CHICAGO TITLE EAS 15.00 PAGE 001 OF 008 KING PARKING EASEMENT AGREEMENT GRANTOR Bricklayers' Beneficial Association GRANTEE ST Corporation Legal Description: Abbreviated form: PIN of TRT 1, Brookvale Garden Tracts, Vol. 10, Pg. 47, in King County, WA Additional legal on Exhibit A, page 5 A4 $ G111GAG � 1�1 . � 1NS PARKING EASEMENT AGREEMENT This Parking Easement Agreement (this "Agreement ") is made as of October 21 2001 and is by and between Bricklayers' Beneficial Association, a Washington building corporation composed of fraternal society members ( "Grantor "), and ST Corporation, a Washington corporation ( "Grantee ") and is made with reference to the following facts 0 RECITALS 2 gam A Contemporaneously herewith, Grantor is purchasing the real property u) D descnbed on Exhibit A attached hereto from Grantee (the "Servient Estate ") The Servient = w Estate is currently undeveloped. Grantor plans to improve the Servient Estate with a building = and parking lot 1- 0 zi- B Grantee owns improved real property adjacent to the Servient Estate to the 2 D North, which real property is described on Exhibit B attached hereto (the "Benefited o o Property ") To comply with City of Tukwila zoning laws, the Benefited Property needs to use o ` '; 10 parking spaces on the Servient Estate = w C The purchase and sale agreement pursuant to which Grantor is buying the p Servient Estate requires this easement to be given to Grantee at closing. Cu z UN c=3 AGREEMENT p H z Therefore, in consideration of the agreements contained herein and as required by the foregoing purchase and sate agreement, the parties agree as follows 1. Grant of Easement. Grantor conveys and quit claims to Grantee a perpetual nonexclusive easement (the "Easement ") for parking ten vehicles on the Servient Estate on the terms and conditions of this Agreement Grantor shall have the right to designate the spaces or area in which the vehicles may park, which spaces or area may change from time to time or may be used in common with Grantor's use of the Servient Estate. The vehicles that may park on the Servient Estate under this Agreement shall not be larger than full size passenger vehicles and shall exclude all trucks. The use of the Easement shall be subject to Grantor's reasonable rules and regulations. 2 Hours of Use. The right to park vehicles under this Agreement shall be limited to the hours of 6 a m and 6 p m , Monday through Friday. 2 z _I- o:2 6U 00 co LIJ N 0 ca N K 145583100001l57s1SJS 3. Permitted Users. Grantee's nghts to park under this Agreement may be exercised by any tenant or invitee of the Benefited Property, or any employee or contractor thereof 4 Development. Grantor shall have no obligation to improve the Servient Estate at all or in any particular manner. 5. Indemnity. Use of the Easement shall be at the risk of Grantee and any other user thereof. Grantee shall mdemnify, defend and hold Grantor harmless from any loss, claims or damages (including attorneys' fees) arising out of use of the Easement by Grantee or any other user permitted hereunder 6 Attorneys' Fees In any action to enforce this Agreement, the prevailing party shall be entitled to its reasonable attorneys' fees and costs. 7 Governing Law. This Agreement shall be governed by the laws of the State of Washington 8. Runs with the Land. This Agreement shall be bmdmg on and enforceable by the successors and assigns of the parties hereto. The Easement and the covenants contained cr, herein shall run with the land for the benefit and burden of future owners of the Servient Estate and Benefited Property, as applicable. a GRANTOR: Bricklayers' Beneficial Association, a Washington building corporation composed of fraternal society members By: Name: Title. GRANTEE: By: Name: Hong S. Tan Title President 3 1-11/ P-13 1 O - 1AS / A/ sIGREr4/.y ST Corporation a Washington corporation CZo 0 ry 3 Permitted Users Grantee's rights to park under this Agreement may be exercised by any tenant or invitee of the Benefited Property, or any employee or contractor thereof 4 Development Grantor shall have no obligation to improve the Servient Estate at all or in any particular manner. 5 Indemnity Use of the Easement shall be at the nsk of Grantee and any other user thereof Grantee shall indemnify, defend and hold Grantor harmless from any loss, claims or damages (including attorneys' fees) arising out of use of the Easement by Grantee or any other user permitted hereunder. 6 Attorneys' Fees. In any action to enforce this Agreement, the prevailing party shall be entitled to its reasonable attorneys' fees and costs. 7. Governing Law This Agreement shall be governed by the laws of the State of Washington 8 Runs with the Land This Agreement shall be binding on and enforceable by the successors and assigns of the parties hereto. The Easement and the covenants contained herein shall run with the land for the benefit and burden of future owners of the Servient ., Estate and Benefited Property, as applicable K14556.10000US4SSS GRANTOR: Bricklayers' Beneficial Association, a Washington building corporation composed of fraternal society members By. Name. Title GRANTEE: ST Corporation a Washington c• ; +ration Name: Hong S T Title. President 3 ,Z Y��::rTq:.. �sti� -: s:�t�iS.�y4•;�� tiJ�k :.I�till}� N COUNTY OF KING Dated STATE OF WASHINGTON I certify that I know or have satisfactory evidence that thle egiV cht0IV and are the persons who appeared before me, and said person acknowledged that they signed this instrument, on oath stated that they were authorized to execute the instrument and acknowledged it as the __4ei% }2Z77CYt•" and of Bricklayers' Beneficial Association to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument dt tk - 27 !2001. dO ,. �- 0 : 1 . t l �•°� Np� . ��S ■■ is yy -� (Use this space for notanal stamp /seal) STATE OF WASHINGTON COUNTY OF KING ) ss. Notary Public Print Name k_ G►'t- My commission expires 3/Z )ss. 444 I certify that I know or have satisfactory evidence that Hong S. Tan is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the President of ST Corporation to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument Dated , 2001 (Use this space for notarial stampfseal) Notary Public Print Name My commission expires 4 Z re w 00 U) W J F— lo w LL Q, = Z W W U D 0 W u'O Z . W CO O ~ Z STATE OF WASHINGTON COUNTY OF KING I certify that I know or have satisfactory evidence that and are the persons who appeared before me, and said person acknowledged that they signed this instrument, on oath stated that they were authonzed to execute the mstrument and acknowledged it as the and of Bricklayers' Beneficial Association to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument Dated (Use this space for notarial stamp/seal) STATE OF WASHINGTON COUNTY OF KING (Use this space for notanal stamp/seal) , 2001 ) ss Notary Public Print Name My commission expires ) ) ss. I certify that I know or have satisfactory evidence that Hong S Tan is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the President of ST Corporation to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument Dated I D G� , 2001 Notary Public Print Name C E L' et V > My commission expires 1'1 oti 4 Except the South 51 feet, and LEGAL DESCRIPTION OF SERVIENT ESTATE That portion of Tract 1, Brookvale Garden Tracts, according to the plat thereof, recorded in Volume 10 of Plats, Page 47, m King County, Washington, lying easterly of 52 Avenue South; Except that portion thereof condemned m King County Superior Court Cause No 596231 for Pnmary State Highway No 1. Exhibit A 5 WPM1,1"`ar,eIN Chk*VIrCa74, z z • 2 LLI 6 = -.3 0 O 0 U) a U) W' CO LL, w 0 u_ co n — x z I-- 0 z w w n c.) O — ct F— LU w • 0 1— 17- L 0 Ili 0 —I 0 Parcel A Exhibit B Number 8703190469), which attached thereto by Operation of Law. a Situate in the County of King, State of Washington. Parcel B: LEGAL DESCRIPTION OF BENEFITED PROPERTY Tracts 1 and 2, Young's Half Acre Tracts, according to the plat thereof, recorded in Volume 16 of Plats Page (s) 37, m King County, Washington; Except that portion thereof condemned in King County Superior Court Cause Number 596633 for Primary State Highway No 1, Together with that portion of vacated South 152 Street adjoining on the South as vacated on December 4, 1967 by City of Tukwila Ordinance Number 502, which attached thereto by Operation of Law; and Together with that portion of vacated South 151 Street adjoining on the North as vacated on November 13, 1985 by City of Tukwila Ordinance Number 1371 (Recorded under Recording Tracts 3 and 4, Young's Half Acre Tracts, according to the plat thereof recorded in Volume 16 of Plats Page (s) 37, m King County, Washington, ca Except that portion thereof condemned m King County Superior Court Cause Number 594284 for Primary State Highway No 1, Together with that portion of vacated South 152 Street adjoining on the South as vacated on December 4, 1967 by City of Tukwila Ordmance Number 502, which attached thereto by Operation of Law; and Together with that portion of vacated South 151 Street adjoining on the North as vacated on November 13, 1985 by City of Tukwila Ordinance Number 1371 (Recorded under Recording Number 8703190469), which attached thereto by Operation of Law. Situate in the County of King, State of Washington 6 N >heF:•RSJrei -:MrY ��M- ` •�' ' ,i..:i r, ....ai!!rii'�::�1t � � : , Bricklayers' Beneficial Association Officers John Wugell, President Laird Donaldson, Secretary Bob Power, Treasurer 6770 E Marginal Way S. Bldg C • Seattle, WA 98108 • (206) 767 -3986 • Fax (206) 762 -0390 September 6, 2002 To Whom It May Concern: At the board meeting held on April 24, 2002 (see attached minutes) the Board of Directors of the Bricklayers Beneficial Association elected the following three (3) board members as the sub - committee to represent the full board when signing any and all legal documents pertaining to the purchase and or construction at 15208 52n Ave S. in Tukwila, WA 98188: Robert W. Power Laird Donaldson Terry Hays Any one of the individuals on the sub - committee is authorized to sign legal documents pertaining to the above named property. Respectfully Submitted by: ai d Donaldson, Secretary opeiu23aflcio attachment Robert W. Power, Treasurer Board Members John Johanson Dennis Becker Scott Luke Terry Hays Gary Kazca Bob Mitchell RECEIVED CITY OF TUKWILA NOV 1 if 2002 PERMIT CENTER Members present: John Wugell, Laird Donaldson, Bob Power, John Johanson, Gary Kazda, Dennis Becker, Terry Hays and Scott Luke Members absent: Bob Mitchell Others present: Bruce Smart Meeting was called to order at 5:00 pm. Reading of March 14, 2002 special meeting minutes. Amended as noted and approved. Correspondence: Discussed Hong Tan proposal to buy or trade building to the north for our land. Also discussed Sound Transit access to land for survey of wetlands and structures. Discussed proposal by Structural Engineers, Swenson- Sey- Faget, for $17,000 for print details. Discussed the submittal of plans and progress on the drawings. Plans are with HVAC, site survey is done and prints are out to electrical, etc. Need to get structural drawing done with all the structural parties. Mechanical Engineer is Sider - Byers. BBA sub - committee: Laird Donaldson, Bob Power and Terry Hays. They will give Newton and Associates the go ahead on each phase unless red flag appears. Went over details for arches and wall systems. M /S /C to allow the BBA Sub - Committee the power to make decisions with reference to the new building. M /S /C bills were read and approved Election of officers was a white ballot. All members stay in place. M /S /C Board approves Bill Pistilli as the General Foreman for the new hall construction. Board has budget of $50,000. We need to see if he will work on the job. Will invite him to the next meeting. Meeting adjourned. by: d Donaldson Secretary BBA/cam opeiu23aflcio Bricklayers' Beneficial Association Minutes of Meeting held April 24th 2002 TO: Bricklayer's File L02 -039 (Design Review) E02 -019 (SEPA) FROM: Deb Ritter DATE: October 22, 2002 RE: Sound Transit Alignment MEMORANDUM At 1:30 today, I spoke with Deborah Foreman, Appraisal Manager, Sound Transit Real Estate Division (206- 398 - 5418). She said that she learned about the Bricklayer's applications today. That information was relayed by Rod Kempes through the Real Estate Division hierarchy down to her. Ms. Foreman was not aware of the Bricklayer's permit time line. I informed her that if the Bricklayer's applications were approved, their building would most likely be constructed well before construction of the Link Light Rail at that location. I told her that Tukwila would not be involved in discussions or negotiations between Sound Transit and Bricklayer's and that Tukwila will not hold up the Bricklayer's applications because of Sound Transit's proposed alignment. I told her that on August 22, 2002 we provided Sound Transit with specific information regarding the Bricklayer's proposal. I also told her that we have provided Margaret Newton (the Bricklayer's architect) with Terry Beal's phone number. Ms. Foreman was reminded that a Sound Transit representative was present at the Bricklayer's preapplication meeting on October 4, 2001. Ms. Foreman indicated that she would now contact the appropriate parties in Sound Transit (real estate acquisitions staff) as well as Ms. Newton. She indicated that an aerial easement might not be appropriate, depending on the eventual location of the railway support columns on the Bricklayer's site. Laird Donaldson Bob Power Bricklayers Beneficial Association 6770 East Marginal Way South Seattle WA 98108 10/11/2002 2. Provide a description of the sixth tree. Favero Greenforest REGISTERED CONSULTINGARBORIST #379 4547 South Lucile Street, Seattle WA 98118 206- 723-0656 RE: Maple trees at 15208 — 52 Ave South, Tukwila Dear Misters Donaldson and Power: Mr. Brooks Kolb, ASLA, contacted me and contracted my services as a consulting arborist to inspect six bigleaf maple (Acer macrophyllum) trees. I met with Mr. Kolb today at the above - referenced site. My assignment is to: 1. Inspect five of the six trees, assess their current condition (health and structure) and make recommendations for maintenance or removal based on my assessment. The subject trees are located in the NE corner of the parcel. I tagged each tree with an aluminum tag indicating a number that corresponds with those in the following table. I visually inspected each tree and recorded trunk diameter, and any obvious structural defects. Trees #1 - #5 form a single canopy approximately 50 feet high and 50 feet wide. Some of the branches are beginning to senesce their foliage. The following table lists the trees by number, trunk diameters and comments. RECEIVED CITY OF TUKWILA NOV 1 4 2002 PERMIT CENTER Tree # Stem diameter Comments 1 11 ", 6" 6" stem is dead; internal cracks and decay in remaining stem. 2 14 ", 4" 4" stem is dead; internal cracks and decay in remaining stem. 3 13 ", 11 ", 10" 10" and 1e stems are dead; other stem is declining, decay and wounds present. 4 10" Decay present at base of stem, very asymmetric structural form. 5 10 ", 9" Included bark between co- dominant stems (very weak attachment). r Donaldson — Power Tree Assessment 10/11/2002 Page 2 of 3 All five trees have significant amounts of internal decay, wounds, dead stems and/or structural defects. They are all in extremely poor condition. Neither the structural defects nor the internal decay are treatable or controllable. Additionally, these defects are dynamic will increase with time, also increasing the probability of failure. It is my opinion that these trees are a liability and I recommend that all five be removed as soon as possible. Tree #6 consists of ten individual stems or trunks ranging in diameter between 4 and 10 inches. The combined surface -area of these stems measured 4.5 feet from the ground (dbh) is the equivalent of a single tree with a dbh of 23.5 inches. This tree is approximately 45 feet tall and 45 feet wide. It is in fair health and I could find no obvious structural defects that warrant any maintenance or removal at this time. Attached are color images showing the defects in trees #1 -5. Assumptions & Limiting Conditions 1) A field examination of the site was made 10 /11 /02. My observations and conclusions are as of that date. 2) Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/arborist can neither GREENFOREST S1 REGISTERED CONSULTING ARBORIST z w ce g . J O 0 o cnw J F- U) 0 LL Q w I z �. I- o w~ 2 • o U 0- O 1- w I I � - - .LI o .. w • = O ~ z w�� Donaldson — Power Tree Assessment 10/11/2002 Page 3 of 3 guarantee nor be responsible for the accuracy of information provided by others. 3) Unless stated other wise information contained in this report covers only those trees that were examined and reflects the condition of those trees at the time of inspection. 4) This report and any values expressed herein represent the opinion of the consultant/appraiser, and the consultartt's/appraiser's fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported. Sincerely, r Favero Greenforest, M. S. ASCA Registered Consulting Arborist #379 ISA Certified Arborist #PN -0143 Attachment: color images GREENFOREST • REGISTERED CONSULTING ARBORIST z = 1- ce g . 0o w o: CO W W M. J H N L W g a = d � W z = F- z I- U • � = • U z ' U - ' O z Attachment — color images 10/11/2002 Page 1 of 3 Trees #1 - #5. Tree #1 Dead stem. Open wound and decay. GREENFOREST • REGISTERED CONSULTING ARBORIST z � w -J C.) 00 CO 0 Cf) 111 J H W I-W Z H O Z I- w p U O - . 0 I- W 2 1- u" W Z U 0 z Attachment — color images 10/11/2002 Page 2 of 3 Tree #2. Open wounds and decay. Dead stem. GREENFOREST Tree #3 Two dead stems. Open wounds and decay in third stem. • REGISTERED CONSULTING ARBORIST Attachment - color images 10/11/2002 Page 3 of 3 Tree #4 Decay pocket at base of stem. Included bark between double - leader stems. GREENFOREST I■ REGISTERED CONSULTING ARBORIST z ;I•- z 6 J 0 00 1.11 - F- • LL. W 0 g Q co = a I- W Z = I- 0 IL in Z I- 0 O � • I- W W I- O w Z U u O z DEPARTMENTS X XI X xl X PERSON City of Tukwila Department of Community Development - Building Division Phone: (206) 431 -3670 Pre - Application PRE•01 -032 File Number Meeting Date: 10-4-01 Date Checklist Mailed: 10 -9 -01 Project: Bricklayer's Union Hall Time: 2:30 p.m. By: Brenda Holt Site 15208 — 52' Avenue venue S Address: Building 431 -3670 Fire 575 -4404 Planning 431 -3670 Public Works 433 -0179 Parks & Rec 433 -1343 Police 433-1804 Environmental 431-3662 Permit Center 431 -3670 Other: CONTACT Name: Margaret Newt Company / Title: Newton Associates Architects Street Address: 12213 Densmore North City /State /Zip: Seattle, WA 98133 OTHERS Name: Laird Donaldson Phone: 206 -767 -3986 PRESENT Company/Title: Bricklayer's Beneficial Association Street Address: 6770 East Marginal Way S City /State /Zip: Seattle, IVA 98108 Name: Boh Power Phone: 206- 362 -3866 Company/Title: B.B.A. — Treasurer Street Address: 12202 Densmore Avenue N City /State /Zip: Seattle, wA 98133 Name: Ron Sudderdt Phone: Company /Title: Urban Commercial Properties Street Address: PO Box 1935 City /State /Zip: Seattle, WA 98/11 Name: No Gustetich Company /Title: PSTC/Sound Transit Street Address: Name: City of Tukwila Pre - Application Process MEETING ATTENDANCE RECORD Company/Title: Street Address: PHONE #'s CITY STAFF PRESENT Bob Benedicto, Senior Plans Examiner Don Tonraso, Fire Prevention Carol Lumb, Associate Planner Joanna Spencer, Development Engineer Brenda Holt, Permit Coordinator NAiN1 ES /TITLES APPLICANT /REPRESENTATIVES PRESENT 6300 Southcenter Boulevard, 4100 Tukwila, Washington 98188 City /State /Zip: Phone: 206 - 363 -5806 Phone: 206-398-5155 Phone: City /State /Zip: August 29, 2002 City of Tukwila Department of Community Development Steve Lancaster, Director Margaret R. Newton, AIA Newton Associates Architects 12213 Densmore North Seattle, Washington 98133 Re: SEPA Determination (E02 -019) Bricklayers Union Hall & Admin. Offices 15208 52nd Avenue South, Tukwila Dear Ms. Newton: Per our August 27th letter to you, we are enclosing a refund check in the amount $325.00. This represents the application fee you submitted in connection with a SEPA application for the Bricklayers Union Hall proposal. As stated in our earlier letter, we have now determined that a SEPA application will not required for your proposal. Instead, we will amend an earlier SEPA Determination (E96- 0019)' that was issued in 1996 for a similar proposal on what is now the Bricklayers Union property. This amendment process will begin after your Design Review application has been deemed to be complete. If you should have any questions, please do not hesitate to contact me at 206 - 431 -3663. Sincerely, Deborah Ritter Senior Planner Enclosure Zke__ Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 p;�u';_3j��_ ..�p'r1tSA :J4�' 1;��.L�:�vitricf3 F�:z:it+kS44aru;;,.aaeq.✓� :,,....., . . • . . ' .. , ..q. , •• . • . . CITY.oF:T.L.11<WILA::" . . ''• TREASURERp CHECK . . 6200 SOUTHCENTEK BLVD :206-433r18351 . . .. . . . „ . ,. . , , . .... , .... .. • • • • ..• 19- • :1 .: :: TUKWILA, WA 98188 • •• . : . ,.. , • .... :61444, :. 3A5 .00 1/f) bank www.usbank.com FI4SoarSorktGoarsoignek2 F6R.615PA rEfrild EOD • ‘,45.2.3MilaZQM&V.ZIANZWATZRATPDF=t4sIzZarg2MAM-4052-WZAWR. August 27, 2002 City of Tukwila Department of Community Development Steve Lancaster, Director Margaret R. Newton, AIA Newton Associates Architects 12213 Densmore North Seattle, Washington 98133 VIA FAX 206 - 364 -6498 & U.S. Mail Re: Design Reviews (L02 -039) SEPA Determination (E02 -019) Bricklayers Union Hall & Admin. Offices 15208 52nd Avenue South, Tukwila Dear Ms. Newton: We have received and reviewed your documentation for the above - referenced applications, submitted to us on August 15, 2002. Your Design Review application has been found to be incomplete. In order to continue processing your application there are additional items that must be submitted to the Department of Community Development. These items are described below. When submitting revisions, please submit four copies of all required items, at one time, to the attention of the undersigned. When submitting revisions to plan sheets, please provide four copies of the affected plan sheets, bubbled to indicate the location of each revision. One reduced copy of all revised plan sheets must also be provided at that time. Design Review Application: Please provide the following: One set of high quality photo reductions reduced to 8'/Z' x 11" for all plan sheets submitted. On August 15th you only submitted reductions for Sheets A -1.1, A- 1.2, A -1.3 and A -2.1. These reductions are low quality and are difficult to read. Reductions for the other plan sheets were never submitted. Two sets of mailing labels for all tenants (including residents and businesses) within 500 feet of the subject lot (to date, you have only submitted mailing labels for property owners). You must submit labels for each unit in multiple - family buildings (such as apartments, condos and trailer parks). To insure accuracy, please contact the property manager of each multiple family building to confirm the correct mailing addresses for each unit. This must be done prior to submission of the missing labels. Steven M Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206 - 431 -3665 .plact Margaret R. Newton, AtO August 27, 2002 Page 2 At least one set of all plans shall be stamped by a licensed professional (as would normally be required in a building permit application) and have an original signature. Plan Sheet C2.0 has not been signed or stamped and Plan Sheet E0.0 has not been signed. Please provide construction limit of work lines and areas of clearing, grading and filling including estimated volume and type of fill or extracted material. Please provide proposed grading contours for the site. All significant trees (having 4 inch truck diameters measured at 4% feet above U` grade) located in sensitive areas (slopes 20% or greater in gradient) are subject l'e'' '' to TMC 18.54 Tree Regulations. In particular, you have indicated a grove of significant trees in a sensitive area located in the northeast corner of the site. Please indicate whether or not these trees will be removed. Please note: if they will be removed as the result of land altering activities, the trees in question will be subject to the tree replacement ratios provided in TMC 18.53.130(3). Please provide your proposal for building signage. Although sign permits will be issued administratively, the Board of Architectural Review will review your signage proposal in the context of the Design Review criteria. You have not provided a Level One downstream analysis per TMC 18.54.060(D). You may wish to provide an earlier report prepared by Pacific Engineering Corporation (see Robert Foley's July 25, 2002 letter to you referencing that report). You have not supplied a copy of the Phase I Environmental Site Assessment prepared by the Riley Group, Inc., dated September 28, 2001 (see your SEPA checklist, Item 7). You have submitted an Affidavit of Ownership executed by Robert W. Power. Please provide written documentation demonstrating Mr. Power's authority to execute the Affidavit on behalf of Bricklayers Beneficial Association. Please provide -a-fa number-for-Mr Power. Please submit the most title report for the property clearly establishing the Bricklayers Beneficial Association as property owner and showing all known easements and encumbrances. Copies of all recorded documents listed in the title report must also be provided. SEPA Application: As you know, a SEPA Determination of Non - Significance ( "DNS ") was issued on August 22, 1996 under File No. E96 -0019 for the 52nd Avenue South Office Building. The proposal was for a 22,162 square foot office building with parking for 69 cars to be Margaret R. Newton, August 27, 2002 Page 3 constructed on the property now owned by the Bricklayers Union. The proposal for the 52nd Avenue South Office Building was withdrawn after issuance of the above - referenced SEPA determination. Although the 52nd Avenue South Office Building was never built, the associated SEPA DNS does not expire. If it can be determined that the existing DNS addresses all likely significant adverse environmental impacts that may occur under your new proposal, the DNS may be adopted to satisfy the requirements of SEPA. To explain the differences between the original and current proposals and to provide other minor new information, an addendum is required. That addendum would be issued by the City of Tukwila along with a notice of adoption and a new threshold determination. Based on the information provided in your SEPA checklist dated July 24, 2002 we have determined that no additional significant adverse environmental impacts will be created by your project. Accordingly, we will issue an addendum to the existing SEPA DNS along with a Notice of Adoption and a new threshold determination. Under these circumstances a new SEPA application is not required. We have begun the process to refund your application fee of $325.00, which will be returned to you under separate cover within the seven to ten business days. Additional Information: Because your Design Review application is incomplete, your application materials have not been routed to the Public Works, Fire or Building Departments. However, as a courtesy, we are providing you with additional, preliminary information. Although it is not a definitive list, it contains several substantive items you may wish to review and consider before proceeding. More specific review comments will be provided after your Design Review application is deemed to be complete and we have begun our technical review phase. 11. Your current proposal shows a different building floor plan and site circulation pattern than was presented at the October 4, 2001 pre - application meeting. Given that fact, we have informally reviewed your current proposal with Ken Nelsen, Senior Plans Examiner. He indicates that you must confirm that the route of travel to both tenant spaces on the upper level meets all ADA standards. Additionally, at least one of the two proposed handicapped parking spaces must be upgraded to meet the standards provided in TMC 18.56.080, Figure 18 -8. For questions regarding these requirements, you may contact Ken Nelsen directly at 206 -431 -3677. 12. In 1998, the prior applicant received a permit for construction of the 52nd Avenue South Office Building under Permit D98 -0300. This permit gave approval to locate a large retaining wall along the south property line. However, this retaining wall was constructed inside the required ten -foot side setback. Margaret R. Newton, A„\ August 27, 2002 Page 4 Since the approval of the 1998 building permit our policies have changed. No new improvements (i.e., retaining walls over three feet in height, rockeries or similar improvements) or any structures requiring a building permit may be located within required setbacks. The bridge and associated retaining wall you have proposed at the main building entrance is located within the required 25 -foot front setback. The bridge and associated retaining walls must be relocated outside that setback as they will require a building permit. Additionally, the proposed retaining wall on the north property line is located within the required 10 -foot side setback. If this retaining wall is over three feet in height, you must relocate it outside the setback. Your October 4, 2001 pre - application meeting was attended by Sound Transit. At that time you were advised that the Sound Transit Light Rail alignment would pass through your property. For your reference, we are enclosing a copy of the most current engineering plans that have been provided by Sound Transit to the City of Tukwila. These plans show the proposed location of the rail support columns on the Bricklayers Union parcel (highlighted in yellow). You may wish to contact Terry Beals, Sound Transit Permit Specialist at 206 - 398 -5237 for more information. 14. The landscape plan must be revised to include the following information (see TMC 18.52 "Landscape, Recreation, Recycling /Solid Waste Space Requirements "): X A planting schedule shall be provided listing the following information for each plant: symbol, quantity, botanical name, common name, spacing, caliper (for all deciduous trees) and height (for all evergreen trees and all shrubs). Planting details for trees and shrubs. If planting on slopes, separate slope planting details shall also be provided. c. Type 1 perimeter landscaping shall be provided per TMC 18.52.020, 18.52.030(A) and (D). Type 1 landscaping requires one tree for each 30 lineal feet of perimeter (excluding curb cuts), one shrub for each 7 lineal feet of perimeter (excluding curb cuts) and living groundcover that will achieve 90% coverage within three years of installation. Please see TMC 18.52.030(D) for plant material requirements. Fifteen feet of Type 1 landscaping shall be located in the front (west) perimeter, and five feet of Type 1 landscaping shall be located along the rear (east) and side (north and south) perimeters. z z Ce w 6 O 0 U U J H w 0 II U O N D = U tL O w z U = z Margaret R. Newton, I August 27, 2002 Page 5 Per TMC 18.52.020(B), perimeter landscaping requirements may be averaged under a Type 2 Special Permission Decision only if all of the following criteria are met: i) Plant material can be clustered to more effectively screen parking w areas and blank building walls. JU ii) Perimeter averaging enables significant trees or existing built o o features to be retained. w i iii) Perimeter averaging is used to reduce the number of driveways uj p a curb cuts and allow joint use of parking facilities between 2 neighboring businesses. N a iv) Width of the perimeter landscaping is not reduced to the point that g d activities on the site become a nuisance to neighbors. Z �- v) Average does not diminish the quality of the site landscape as a w uj whole. 2 U If, after revising your site plant, you are able to meet all of these criteria, o �._, you may wish to apply for Type 2 Special Permission approval. This w w separate application would then be processed in conjunction with the r Design Review application. o id d. Outside storage areas for garbage, recycling and ground level equipment shall be appropriately screened per TMC 18.52.040(D) and (E). z Elevations shall be provided. e. Stamped irrigation plans will be required as a condition of the building permit. 15. You have not provided adequate Type 1 perimeter landscaping on the north and south perimeters of the site (see Item 15(c), above). To meet this requirement along the south perimeter, you will need to provide the required five feet of Type 1 landscaping along the north side of the existing retaining wall. 16. To accommodate the required perimeter landscaping along the north and south property lines and still retain adequate parking, you will need to adjust the site circulation and parking layout. An option you may wish to consider is the use of a one -way drive aisle throughout the site. In this scenario, one -way arrows would guide the driver around the building in a U- shaped loop. The southernmost driveway would be labeled "Entrance" and the northernmost driveway would be labeled "Exit Only — Do Not Enter ". Please refer to TMC 18.56 "Off- Street Parking and Loading Regulations" for criteria and dimensions. Margaret R. Newton, August 27, 2002 Page 6 Sincerely, Deborah Ritter Senior Planner Attachments cc: Nora Gierloff, Planning Manager 17. Fire Department regulations require that driveways do not exceed a 15% maximum gradient. Please review the slope percentages provided for the southernmost driveway on Plan Sheet C2.0. z w w U co w= JF... w o After your application has been determined to be complete and technical review has been completed, your documentation will be approved for submission to the Planning g Commission. Once we are ready to proceed to the public hearing, we will need v� a approximately 15 complete sets of all plan sheets and color elevations (reflecting all w technical review comments). The color elevations should also reflect the proposed z landscaping at one year from installation. The actual number of sets needed with be z o confirmed with you as the hearing date approaches. w w moo Upon receipt of the required items (1 through 10 listed above), the City will continue o processing your Design Review application. The application will expire if we do not ❑ receive the requested items referenced above within 90 days of this letter's date (i.e., z 0 November 25, 2002), unless an extension is granted pursuant to Section 18.104.070(E) � _- of the Tukwila Municipal Code. If you should have any questions regarding the within, - z please do not hesitate to contact me at 206 - 431 -3663. cn -_ o � 18. A 4 -foot x 4 -foot Public Notice Board will be required on site within 14 days of the Department determining that a complete application has been received. The content of the Notice Board must comply with the information provided in the Public Information Sign attachments (enclosed). Please contact to the undersigned with the date the notice board will be available and to discuss the amount of advance notice you will need to post required items on the notice board. • Z NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR'FHAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT._ TO: Project File e96 -0019, 52nd Ave., S. Building, 15208 - 52nd Ave., S. FROM: Michael Jenkins, DCD RE: SEPA review - staff evaluation of Environmental Checklist received July 26, 1996 DATE: August 22, 1996 Project Description: MEMORANDUM Site located at 15208 - 52nd Ave., S. Project involves the demolition of an existing Single Family Home, with detached garage, and the construction of a three story commercial office building. The project includes 2 floors for office space totaling 22,162 square feet, ground floor parking totaling 9,248 square feet and parking for 69 cars. Agencies with jurisdiction: None. Comments to SEPA checklist: Pg. 3: 67% of project will be in impervious surfaces. Pg. 7, section 3(c): Runoff to be collected in catchbasins and gathered to onsite detention, with release into onsite bioswale. Pg. 8, section 4(a): 80 -90% of site vegetation to be removed with some significant trees retained. Pg. 11, section 8(c): Single family house with detached garage to be demolished. Project located in Office zone. Pg. 15, section 14: Traffic mitigation, including proportionate fair share agreement, may be required. +. i.:.^ crwv ::�+rurca.t.ai�:.tinii�...ti+.w ., ; a: 8, irg4t± rz}.,• ar .•c,�'a+vxua:tn9:.`^d:::c;r.4;n SEPA review - E96 -0019 52nd Ave., S. Office Building -15208 - 52nd Ave., S. August 22, 1996 Summary of interdepartmental comments: • PW: The applicant will need WSDOT to review and approve stormwater discharge. A permit from Puget Sound Air Pollution Control Agency (PSAPCA) will also be required. A possible fair share agreement may also be required for traffic signal upgrades, based on a review of the traffic study submitted by applicant. Grading permits may also be required. • Planning: A demolition permit for existing single family house will be required. A BLA may also be required. Review by Tukwila's Board of Architectural Review (BAR) is required. Summary of Primary Impacts: • Earth • Air Generally, slopes are between 5 % -15 %, with some greater than or equal to 20 %. Steepest slope found is equivalent to 50 %. Soils are loose to medium density, beneath 1 to 3 feet of topsoil Site grading may occur at levels requiring export. Soils may be exposed during excavation. Approximately 67% of site to be impervious surfaces. Silt fencing on downhill slope, along with rocked site entrance, will be used for erosion control. Development must comply with TMC section 18.45, Sensitive Areas Overlay. Dust and exhaust emissions will occur during construction, with increases in exhaust emissions expected as a result of project. Auto emissions already present, as project is adjacent to Interstate Highway. Site will be watered during excavation and . mud and dust from trucks will be controlled to minimize effect on paved streets. A permit from PSAPCA may be required for demolition of existing single family house and detached garage. • Water No surface or ground water on site. Stormwater runoff from parking areas will be collected in catchbasins and rooftop runoff from downspouts. Runoff collected to onsite detention and released to onsite bioswale. Project must comply with WSDOT requirements concerning surfacewater discharge. • Plants Deciduous and evergreen trees and shrubs are found at project. 80 -90% of site vegetation to be removed, with some significant trees at property edge to be retained. Project must comply with TMC section 18.54 concerning tree replacement, as well as with specific requirements in TMC section 18.45. 2 SEPA review - E96 -0019 52nd Ave., S. Office Building - 15208 - 52nd Ave., S. August 22, 1996 • Animals Site provides no known habitat for mammals or birds. No known candidate or endangered species found on site. • Energy /Natural Resources Electricity is needed to run HVAC systems and lighting. Applicant will meet state energy code requirements. • Environmental Health No known health hazards are associated with this project. Freeway noise generated adjacent to site. Construction noise to last approximately 6 months. Project must comply with Tukwila Noise Ordinance, TMC section 8.22. • Land /Shoreline Use Site is a parcel with a vacant single family house, zoned Office. Properties immediately south of the project are zoned Regional Commercial Mixed -Use (RCM). The single family house and detached garage will be demolished, after obtaining permits from the Department of Community Development and PSAPCA. Portions of the site are classified as environmentally sensitive, requiring compliance with TMC section 18.45. • Housing One vacant single family house with detached garage will be demolished. • Aesthetics 35 feet from grade to the top of the structure is the maximum height allowed. Development request will be reviewed before Tukwila's Board of Architectural Review, per TMC 18.18.070. • Light and Glare Headlight glare from adjacent freeway. On site security lighting will be included. • Recreation No known impacts. • Historic/Cultural Preservation No known places, landmarks or objects. 3 SEPA review - E96-0019 52nd Ave., S. Office Building -15208 - 52nd Ave., S. August 22, 1996 • Transportation • Public Services • Utilities DNS Project is located approximately 500 feet from Interstate Highway offramp, near the intersection of 52nd Ave., S. and S. 154th St. Project includes the elimination of 2 parking spaces near vacant house and the creation of 69 spaces in conjunction with project. New sidewalk and street curbing to be included, to match existing conditions of neighboring lots. Approximately 200 trips per day to be generated, with peak volume of 30 trips between 4:00 - 6:00 p.m. Applicant submitted traffic study, reviewed by Public Works. Traffic mitigation, including proportionate fair share agreements, may be required'at the time of submittal for Building Permits. No known impact, as the equipment is alarmed and 24 -hour monitoring equipment is included for additional security. Electricity and telephone services will be extended through existing service provided to the apartment complex. A separate meter will be established for the project. Recommendations: a:1SEPA1e96 -0027 ADDRESS: 15203 52 AV S PARCEL NO: 11572G -0010 SEC /TWNIRNG: Stave Lancaster, Responsible Official City of Tukwila. ( 206) 431-3670 5300 Southcenter Boulevard Tukwila, WA 931)13 CITY OF TLlY.WILA DETERMINATION OF NONSIGNIFICANCE (DNS) DESCRIPTION OF PROPOSAL: CONSTRUCT A 2 STORY OFFICE OVER 1 STORY GARAGE PROPONENT: HONG TAN LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY: LEAD AGENCY: CITY OF TUKWILA FILE NO: E96 The. City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c) . This d e c i s i o n was made after review of a completed environmental checklist and other information on file with the lead agency. This information a v a i l a b l e to the public on request. -r 4 .c .N 4 J r 4 4 4 4.4 r :4:4•.4 :4:4 : 4•. 4 . 4: 4• k•• 9• k: 4•. 4•. 4•9* 4 4•k*•9 'k .4•k•k *: 4.4.9•.4•.4 *•9 k•k'k•k•k•9• 9.49*•9* This determination is final and signed s. thi s 22 day of Pvc 199 (� . Copies of the procedures for SEPA appeals are available with the Department of Community Development. a rJ »�:'rdf: YA:14'91't�Yk' :;asr:.:..���i:.;.::i� �' �, is%ee.�:l„_r+i�+ige+.r'rryitr%uJ Robert Foley & Associates inc. 25 July, 2002 Margaret Newton Newton Associates Architects 12213 Densmore N. Seattle, WA 98133 Re: Bricklayers Union Hall — Stormwater Management Dear Ms. Newton, We have completed our review of the existing stormwater management facilities for the Bricklayers Union Hall project. As you know, these facilities were engineered to mitigate stormwater runoff from a commercial development previously approved for the project site. A 90 LF 72" CMP detention tank and a 135 foot long, 1.5 foot wide biofiltration swale were constructed in 1999. At your request, I have reviewed the plans and engineering analysis and visited the site to see the installed improvements in order to assess whether they are adequate to serve the proposed development. Pacific Engineering Corporation prepared the plans and Storm Drainage Report for the Tukwila Office Project. The 72" detention tank provides storage for excess runoff from the 100 -year 24 hour and 100 -year 7 -day post development storm while releasing surface water at a runoff rate of 50% of the 2 -year 24 hour event and also the 10- year 24 hour event. The biofiltration swale is located downstream of the detention facility and is sized to treat the existing 2 -year runoff. The analysis that resulted in the design of the constructed facilities was based on 0.34 acres of pervious surface and 0.75 acres of impervious surface for the 1.09 acre site. A conservative 5 minute time of concentration was used for the developed condition. By comparison, your plans show 0.37 acres of pervious surface and 0.72 acres of impervious surface, with a comparable time of concentration. Peak runoff and total runoff from the proposed project will be less than from the modeled development for all storm events. Based on this fact, the existing detention and biofiltration facilities should be adequate to mitigate the stormwater impacts of the proposed project. A new drainage system must be installed to collect footing drain discharge and runoff from roofs, pavements and landscaped areas. The collected drainage must be conveyed to the stormwater detention system, preferably to the upstream manhole. Footing drain discharge should be directed to a Type I catch basin to allow sediment to settle prior to discharge to the drainage system. I recommend that the existing storm drainage system be inspected and that sediment, if any is present, be removed from the catch basins and control structure. Please call if you have questions or wish to discuss this information. Yours, Robert Foley oe ee0000 0 e o . L. /CO @�'r f VMS °� ti da y, ° ° RECEIVED AUG 1 5 2002 COMMUNITY DEVELOPMENT Civil Engineering/Landscape Architecture 918 E Denny Way, Seattle WA 98122 (206) 324 - 1908 F(206) 860 - 9997 PART A:. (To be completed Site Address (Attach map and Legal Description showing by applicant) hydrant location and size of main): Ownerinformation: Agent/Contact Person: Name: Brt ( Act w uvav ..p 1 6.ehe.c;c;aA ( >oc; (4,"VayN Name: Nl o rg av'e ti u) \-o vl o .ov► pc.. P Address: (, 31.4 - i “ AV-Cvnu'e- ` I -e. , Address: t11.1 IJ 0. `fS t Phone: to Co . 2• U 4 ti 1St ob Phone: 206. v762 - This certificate is for the purposes of: ❑ Residential Building Permit ❑ Preliminary Plat ❑ Short Subdivision rg Commercial /Industrial Building Permit ❑ Rezone ❑ Other Estimated number of service connections and meter size(s): 2 G- l y -' I5 • i S 0- cum Vehicular distance from nearest hydrant to the closest point of structure 8(p ft. Area is served by (Water utility district): D 'r v i c. 4 125 9wr /Agen Signature: i � 04(iV Date: PART B:. (To be completed by water utility district) The proposed project is located within LAY. (City /County) The improvements required to upgrade the water system to bring it into compliance with the utilities' comprehensive plan or to meet the minimum flow requirements of the project before connection: (Use separate sheet if more room is needed) Based upon the improvements listed above, water can be provided and will be available at the site with a flow of / i 7 gpm at 20 psi residual for a duration of 2 hours at a velocity of / Z fps as documented by the attached calculations. I hereby certify that the above information is true and correct. • ice. 7— / 7 - 0Z- .i • Agency /Phone 7J -).-/-47 By Date CITY OF TUKWILA Permit Cent RECEIVED 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188 Telephone: (206) 431 -3670 AUG 15 2002 PROJECT #: H-ha Certificate of. Water Availability (Required only if outside City of Tukwila water utility district) WTRAVAIL.DOC 6/5/96 .PART C: (To be completed by governing jurisdiction) Water Availability: ❑ Acceptable service can be provided to this project ❑ Acceptable service cannot be provided to this project unless the improvements in item C2 are met. ❑ System isn't capable of providing service to this project. Minimum water system improvements: (At least equal to B2 above) (Use separate sheet if more room is needed) Agency /Phone By Date tI/.1 ., /ri,44Arr. v 1 ma . 11teA.fi 7.1f2V tiF;; h71i . 7 ,51 , i{I Ics 3 x+ mwwr t�xarrrta:- •ryrr��.mx.+r.wawxn wq M ° rat0 . 48i. ' �Gk ° wR •1 tl a S Part A: (To Be Completed by Applicant) ' ° Purpose of Certificate: Building Permit ❑ Preliminary Plat or PUD ❑ Other ❑ Short Subdivision ❑ Rezone Proposed Use: 13 Residential Single Family ❑ Residential Multi- Family At Commercial 13 Other Applicants Name: Phone: Property Address or Approximate Location: 1t? '2 o B 15 2 NU AVEl•u6 '7• , 'ro 1eW 11.i., WA Legal Description(Attach Map and Legal Description if necessary): ' l I 115 - 3),0 • — ootcc Part B: (To Be Completed by 'Sewer Agency) 1 . I a. Sewer Service will be provided by side sewer connection only to an existing 6 if size sewer 0 feet from the site and the sewer system has the capacity to serve the proposed use. OR ❑ b. Sewer service will require an improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and /or ❑ (2) the construction of a collection system on the site; and /or ❑ (3) other (describe): 2. (Must be completed if 1.b above is checked) ❑ a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan, OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. MI a. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of service outside the District, OR 13 b. Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following: a. District Connection Charges due prior to connection: GFC: $ SFC: $ UNIT: $ TOTAL: $ (Subject to Change on January 1st) King County/METRO Capacity Charge: Currently, $1090 /residential equivalent, will be billed directly by King County after connection to the sewer system. (Subject to change by King Co/Metro without notice.) b. Easements: ❑ Required • ❑ May be Required c. Other: t ►a,. a � 1 of co ilne 4 --IL Cti Gr ex o be e l e���w r c H-li WORKING TOWARD A BET & a-a ENVIRONMENT 14816 Mil, '''' y Road South __- ... --- -- Z. I-7 _____ !� 2..-Li--R C I�/ E P.O. Box 69550 I 1,1 � Tukwila, WA 98168 `% -� AN 15 2002Phone: (206) 242 -3236 SEWER DISTRICT / Fax: (206) 242 -1527 COMMUNITY , r CERTIFICATE OF SEWER AVAILA MITT/NON-AVAILABILITY 'E' Certificate of Sewer Availability OR ❑ Certificate of Sewer Non - Availability eby certify that the move sewer agency information is true. This certification shall be valid for one year the date of signat e. - HS[Yn . �kri!tiZ'Ki Title 7 /i sjaI Date BRICKLAYERS UNION HALL & ADMINISTRATIVE OFFICES LEGAL DESCRIPTION THAT PORTION OF TRACT 1, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 10 OF PLATS, PAGE(S) 47, IN KING COUNTY, WASHINGTON, LYING EASTERLY OF 52 AVENUE SOUTH; EXCEPT THE SOUTH 51 FEET; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 596231 FOR PRIMARY STATE HIGHWAY NO. 1 TAX PARCEL NUMBER 115720 - 0010 - 03 SITE AREA 47,576.04 SF (1.09 ACRES) 1 :„ 20011022001188 RECEIVED AUG 15 2002 WHEN RECORDED RETURN TO SHANNON J. SKINNER PRESTON GATES & ELLIS LLP 5000 BANK OF AMERICA TOWER SEATTLE, WA 98104 -7078 ri CHICAGO TITLE INSURAN THE GRANTOR COMMUNITY DEVELOPMENT ST CORPORATION, A WASHINGTON CORPORATION for and in consideration of TEN DOLLARS AND OTHER GOOD AND VALUABLE CONSIDERATION in hand paid, conveys and warrants to 11111111 11111 11 11 II 1 20011022001188 CHICAGO TITLE- WD 10.00 PAGE 001. OF 003 10/22/2001 10:44 KING COUNTY, WA E1847851 10/22/2001 10:27 KING. COUNTY, WA TAX, 810,680.00 SALE . $600,000.00 OMPANY Dated: OCTOBER 19, 2001 1 1009623 -4, STATUTORY WARRANTY DEED w �s BRICKLAYERS' BENEFICIAL ASSOCIATION, A WASHINGTON BUILDING CORPORATION COMPOSED OF FRATERNAL SOCIETY MEMBERS the following described real estate situated in the County of KING State of Washington: T.ti' Accntrnf Ntimhc`rfc� 115720- 0010 -03 THAT PORTION OF TRACT 1, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 10 OF PLATS, PAGE(S) 47, IN KING COUNTY, WASHINGTON, LYING EASTERLY OF 52ND AVENUE SOUTH; EXCEPT THE SOUTH 51 FEET; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 596231 FOR PRIMARY STATE HIGHWAY NO. 1. SUBJECT TO: EXCEPTIONS ON ATTACHED EXHIBIT "B" AND BY THIS REFERENCE MADE A PART HEREOF AS IF FULLY INCORPORATED HEREIN. PAGE 001 OF 001 Z w 2 U O • O W� w • O 2 _a = W Z I I— O z I— w U O - w W u. O Z w U 0 Z 5000 BANK OF AMERICA TOWER SEATTLE, WA 98104-7078 THE GRANTOR for and in consideration of ICAGO TITLE INSURANCE Me. . in hand paid, conveys and warrants to SIGNATURE PAGE ATTACHED. ST CORPORATION, A WASHINGTON CORPORATION 10/22/2001 10:k. KING COUNTY, WA TAX $10,080.00 SALE $600,000.00 TEN DOLLARS AND OTHER GOOD AND VALUABLE CONSIDERATION E1847fzil 1 1009623 - STATUTORY WARRANTY DEED *io Dated: O CTOBER 19, 2001 BRICKLAYERS' BENEFICIAL ASSOCIATION, A WASHINGTON BUILDING CORPORATION COMPOSED OF FRATERNAL SOCIETY MEMBERS SUBJECT TO: EXCEPTIONSSETFORTH ON ATTACHED EXHIBIT "B" AND BY THIS REFERENCE MADE A PART HEREOF AS IF FULLY INCORPORATED HEREIN. PAGE 001 OF 001 the following deSCribed real situated in the County. of KING . Sta of Washington: • Tix4 rCrUflf • 115720-0010-03 THAT PORTION OF TRACT 1, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 10 OF PLATS, PAGE(S) 47, IN KING COUNTY, WASHINGTON, LYING EASTERLY OF 52ND AVENUE SOUTH; EXCEPT THE SOUTH 51 FEET; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 596231 FOR PRIMARY STATE HIGHWAY NO. 1. - - - SWD/RDA/1/169 ' iiiibroenauki4 sil..A1.100■,41t10.4060.41,4, ' SUBJECT TO: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: ENTERED: SUPERIOR COURT CAUSE NUMBER: BETWEEN: AND: RECORDED: RECORDING NUMBER: CHICAGO TITLE INSURANCE COMPANY EXHIBIT B A 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: EscrowNo.: 1009623 CONSTRUCTION, OPERATION, MAINTENANCE AND /OR REPAIR AND /OR REPLACEMENT OF A SEWER LINE AND APPURTENANCES THERETO, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS A SOUTHERLY PORTION OF SAID PREMISES APRIL 15, 1965 5867175 a 2. CONDEMNATION OF ACCESS TO STATE HIGHWAY NUMBER 1 AND OF LIGHT, VIEW AND AIR BY KING COUNTY DECREE TO THE STATE OF WASHINGTON: JANUARY 18, 1963 596231 3. RELEASE OF DAMAGE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: PHILLIP F. NUNAN AND NORA E. NUNAN, HUSBAND AND WIFE STATE OF WASHINGTON JULY 21, 1964 5764127 RELEASING STATE OF WASHINGTON FROM ALL FUTURE CLAIMS FOR DAMAGES RESULTING FROM: LOSS OF EXISTING WATER SYSTEM AND THE CONSTRUCTION OF A REPLACEMENT WATER SYSTEM. ST CORPORATION, A WASHINGTON CORPORATION BY: HONG S. AN, PRESIDENT STATE OF WASHINGTON ss COUNTY OF ICING I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT HONG S. TAN IS THE PERSON WHO APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT HE SIGNED THIS INSTRUMENT, ON OATH STATED THAT HE WAS AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACKNOWLEDGED IT AS PRESIDENT OF ST CORPORATION, A WASHINGTON CORPORATION, TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. I t , 2001. DATED: OCTOBER NOTARY SI ATUR SIGNATURE PAGE PRINTED NAME: NOTARY PUBLIC IN AND FOR THE STATE OF WASIIX RESIDING AT e \11 VA A MY APPOINTMENT EXPIRES iti7CdYrii:.i "J.' APPLICATION NAME OF PROJECT/DEVELOPMENT: - F,r Gb,%f e-v.a-, aPtcM r i A7.�T111 tJ 4 r �, - 1 V� e3 / I;S LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant, indicate lot(s) block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. l�►Zo8 cL"P l vt;oue �ucN Tex pmt✓ l l 1.0 - Flo - o3 Quarter: S (,J Section: 2b Township: Z3 _ Range: 4 (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff. • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Address: Phone: 1 1.010 • - 7lp f80 LP Signature: G 1AMMAN \LANDUSG APP DOC, 06 /16 /00 CITY OF TUKWILA , ZOOZ 9 g Department of Community Development JJEIGN 6300 Southcenter Boulevard, Tukwila, WA 98188 03A130 VIEW Telephone: (206) 431 -3670 FAX (206) 431 -3663 E -mail: tukplan @ci.tukwila.wa.us V .. — L �• E • • !At' ■ 0 AIM /Z- 71 ,1w4 - 74 Date: B - /4.0 1N3Wd013A3 ) UNf1WWpp 513 FAX: 20(17• ' FOR STAFF USE ONLY Sierra Type P -BAR File Number: D _ 0 5 61 Planner: 61C— Application Complete (Date: \ \ -77_c Project File Number: ?ago I _ 05g Application Incomplete (Date:. ai -. O -) Other File Numbers: 0 cr9._ _ 0 I i APPLICATION NAME OF PROJECT/DEVELOPMENT: - F,r Gb,%f e-v.a-, aPtcM r i A7.�T111 tJ 4 r �, - 1 V� e3 / I;S LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant, indicate lot(s) block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. l�►Zo8 cL"P l vt;oue �ucN Tex pmt✓ l l 1.0 - Flo - o3 Quarter: S (,J Section: 2b Township: Z3 _ Range: 4 (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff. • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Address: Phone: 1 1.010 • - 7lp f80 LP Signature: G 1AMMAN \LANDUSG APP DOC, 06 /16 /00 CITY OF TUKWILA , ZOOZ 9 g Department of Community Development JJEIGN 6300 Southcenter Boulevard, Tukwila, WA 98188 03A130 VIEW Telephone: (206) 431 -3670 FAX (206) 431 -3663 E -mail: tukplan @ci.tukwila.wa.us V .. — L �• E • • !At' ■ 0 AIM /Z- 71 ,1w4 - 74 Date: B - /4.0 1N3Wd013A3 ) UNf1WWpp 513 FAX: 20(17• ' STATE OF WASHINGTON CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, IVA 98188 Telephone: (206) .131 -3670 FAX (206) 431 -3665 E -mail: tukplan(cr)ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best drily knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at t ' e O & 2 W2 AXE. S+D(911 - 1 [ o , LOA 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 Toss or damage is the result of the sole negligence of the City. 6. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. 7. 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 Seattle (city), WA (state), on July 10, Robert W. Power SUBSCRIBED AND SWORN TO BEFORE ME ON TI -IIS 10th DAY OF (Print Name) 6770 E Marginal Way S Bldg. C (Address) Seattle, WA 98108 (206) 767 -3986 (Phone Number) (Signature) cdi . c_c) 1 ` 0-4 On this day personally appeared before me Rnhert W. PnwPr 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. � � n- -( July Fa il t./ u..c .{ CAcr uz. R . t ► 1 t J-ct RECEIVED AUG 1 5 2002 COMMUNITY DEVELOPMENT 2002 , 2002 NOTARY PUBLIC in and for the Stat of Washington residing at Edmonds, WA My Commission expires on 02/01/2005 Z W . J U 00 0) o W J W • 0 ▪ Q y e' 1-- 2 Z 1- O Z 1- W • W 0 • g • - W W 2 - U U. O W Z • w o Z Project: Address: Date: Prepared by: DESIGN REVIEW CRITERIA Bricklayers Union Hall and Administrative Office Building 15208 52 Avenue South, Tukwila, WA August 14, 2002 Newton Associates Architects 12213 Densmore North Seattle, WA 98133 206.363.5806 RECEIVE: AUG 15 7nfl2 COMMUNITY DEVELOPMENT CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS 1. Relationship of Structure to Site: A: The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement; and C: The height and scale of each building should be considered in relation to its site. The site slopes down from the north to the south. There is a view of Mount Rainier to the southeast. The building is located in the center of the site with its primary entrance addressing the street. The north portion is a one -story building but takes advantage of the slope by expanding to include a lower level at the south portion. Pedestrian access is provided from the public sidewalk to the first level entrance through a wide landscaped area extending the entire width of the site and across a bridge over a landscaped courtyard to the entrance itself'. On the south side where the building is two stories high, a second primary entrance is provided for the separate, meeting hall function. A landscaped pedestrian stair and walkway is provided on site between the upper and lower entrances. B: Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Parking is provided on the high north and at the lower east, or rear, and south side. Pedestrian walkways are provided from the parking areas directly to the building entrances. Entrances from the street to the parking areas are provided at both north and south sides and the various parking areas themselves are connected by a driveway around the rear of the building. The service functions are located at the rear of the building, screened from the street by the building. The side parking areas are screened from the street by the fifteen to twenty -five foot deep front landscaped strip with its many trees and shrubs. The parking area on the north side is small and no direct screening is provided between it and the adjacent property. However dense planting is provided to the immediate east and west, including large trees, that will soften the visual impact. The proposed project incorporates the existing concrete retaining wall, stormwater detention system and bio -swale built under a previous permit for a larger office building. The retaining wall includes a railing- height extension above grade that provides screening of the parking from the lower, adjacent parking lot to the south. In addition there is a row of large evergreen trees on the adjacent property in front of the retaining wall that also serves to screen the parking lots from each other. 2. Relationship of Structure and Site to Adjoining Area: A: Harmony in texture, line and masses is encouraged The proposed project responds to its sloping site by being one -story on the high side and expanding to two- stories on the lower south side. This allows it to maintain the scale of the surrounding two -story buildings. While the hipped roof varies from the flat roofs of the adjacent office buildings, it compliments the sloping site, softens the rectangular form of the building and is a gesture to the surrounding residential neighborhood. As a classic building material, the brick exterior adds a richness and texture to the street. In a gesture to the rectangular and horizontal lines of the adjacent office buildings, the proposed building has a continuous horizontal lintel band just below the roof and maintains rectangular windows along the first level facades. At the lower level south and east facades, however, the openings are arched to distinguish and celebrate the separate meeting hall function. B: Appropriate landscape transition to adjoining properties should be provided. The proposed project incorporates an existing concrete retaining wall, stormwater detention system and bio- swale. The retaining wall was built to the sewer easement line along the south property line, precluding any significant planting. However the wall includes a railing height extension above grade that provides screening of parking from the lower, adjacent property to the south. A row of large evergreen trees exists along the property line on the adjacent property at the wall and, on the subject property, to the east and west of the wall that helps to soften the transition between the two. The parking area on the north side is small and no direct screening is provided between it and the adjacent property. However, dense planting is provided to the immediate east and west, including large trees that will soften the visual impact. C: Public buildings... Not applicable. D: Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; and E: Compatibility of on -site vehicular circulation with street circulation should be encouraged The vehicular circulation allows for the entry and exit of cars from either the high or low side parking areas and provides access to both without returning to the street. Separate pedestrian walkways are provided adjacent to the building and within safe and easy reach of each parking area. The service and loading areas are in the rear, away from view and do not conflict with pedestrian or vehicular circulation. 3. Landscape and Site Treatment: A: Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; and B: Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. The building takes advantage of the natural slope of the site from north to south, becoming a two -story building at the lower level. This allows the maximum enjoyment of the view of Mount Rainier. The landscaping takes advantage of the slope and enhances it with a sunken courtyard at the front of the building providing a pleasant view from the lobby of the lower level and an intriguing view from the bridge to the entry above. However the pedestrian walkways and rear courtyard as well as parking areas are located and graded for levelness and safety wherever possible. Landscaped steps have been provided in the front to link the upper and lower levels of the building. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The landscape concept is to lend an informal, residential character to a building that is in a sense a community center for its users. The front garden has all of the elements of a garden on a relaxed, suburban residential street. Street trees and perimeter screening trees provide ample shade. Broadleaf evergreen plants with contrasting textures and forms are used to accent the main entry from 52 Ave. and to outline the seating terrace and pedestrian path that links the upper and lower parking lots. Deciduous shrubs with dramatic fall color flank the main area and are dotted about the site. A sunken shade garden of Japanese Maples, Hostas and Hellebores flanks the bridge entry. Views of Mount Rainier are preserved and large evergreen shrubs are used to enhance screening along the edges of the parking lot. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. A low retaining wall lifts the rear courtyard, including shallow planting strip and the brick screen wall, above the driveway and away from damage from cars backing out of the rear parking spaces. Curbing is provided around the planting peninsula extending into the south parking area to protect the enclosed plantings from car damage. Wheel stops are provided at parking stalls adjacent to the building to protect the walkways and plantings. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Not applicable. F. Screening of service yards and other places, which tend to be unsightly should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. Screening of exterior mechanical equipment is provided on all sides with dense shrubbery. Screening of the trash and recycling area is accomplished with a brick enclosure and wrought iron gate. G. In areas where general planting will not prosper, other materials such as fences, walls and paving of wood, brick, stone or gravel may be used Not applicable. H. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided The building entries are lit by down - lights in the entry soffits as well as spotlights directed to wash the brick entry arches. The rear courtyard is lit with wall - mounted fixtures on the brick columns (walls) between the arches. Pedestrian pathways and courtyards are lighted with low- voltage landscape fixtures. The parking lot lights are 25' standards that are located away from the building at the periphery of the parking areas. Shielding is provided on the standards that impact adjacent properties. 4. Building Design: A. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings; and B. Buildings should be to appropriate scale and be in hannoiry with permanent neighboring developments. The style of the building has a clean contemporary style that fits in with its neighbors and yet harkens back to traditional gabled brick structures. The building is scaled to fit comfortably in its neighborhood of two story structures while responding to its sloping site. The hipped roof helps to enhance its presence along the street where only one story is visible and yet softens its height at the side and rear where it has two stories. C. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; and D. Colors should be harmonious, with bright or brilliant colors used only for accent. The proportions of the building and its components are comfortably proportioned to fit the building functions and the site. The exterior facing material is brick specified in a terra cotta color blend to create a soft, pleasing texture. A pre -cast "stone" lintel in a light sandstone color is used for the horizontal bands above the windows. The roof is a standing seam metal roof in a deep matte green. Windows frames will have a dark bronze anodized finish while the doors will be a deep green to match the color of the metal roof. E. Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view. The exterior mechanical equipment is located at the rear of the building, away from parking areas and pedestrian walks and is fully screened by groupings of several species of landscape plants. F. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. The building entries are lit by down - lights in the entry soffits as well as spotlights directed to wash the brick entry arches. The rear courtyard is lit with wall - mounted fixtures on the brick columns (walls) between the arches. Pedestrian pathways and courtyards are lighted with low- voltage landscape fixtures. The parking lot lights are 25' standards that are located away from the building at the periphery of the parking areas. Shielding is provided on the standards that impact adjacent properties. G. Monotony of design in single or multiple building projects should be avoided Variety of detail, form and fitting should be used to provide visual interest. The proposed building is varied in form and detail: the footprint is modulated, the upper level is set back from the lower level, and the entries are punctuated by gable roofs and brick columns. The hipped roof provides visual interest with multiple angled planes and different levels. The window treatments are consistent throughout each floor but vary from rectangular at the upper level to large arches at the lower level to highlight the different functions of the building. 5. Miscellaneous Structure and Street Furniture. Not applicable. 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. The zoning code and comprehensive plan have designated this site for development as commercial office use. The proposed project implements this goal in that it is an office building with an associated assembly use. However the scale and forms of the project are sensitive to the transitional character of the immediate neighborhood which historically has been single family residential. The project is ADA accessible and will comply with the state energy code. COMPREHENSIVE PLAN POLICIES FOR ALL COMMERCIAL AREAS Goal 1.7: 1. The design includes consideration of features that reflect characteristics of Tukwila's history. The immediate neighborhood of the proposed project is in transition from single - family to more intense development as office and multi - family. All of the surrounding office buildings are recent, probably within the last fifteen years. The proposed site itself was in single - family use until the mid- 1990's and has stood vacant since then. To the north and west are older single - family residential neighborhoods. This development is sensitive to the transitional nature; it changes from a low, single story building at the north, close to the residential areas, to a more imposing two -story structure on the south. In addition, the hipped form of the roof provides a transition from residential forms to the flat -roof commercial buildings already existing. 2. Fencing and landscape buffers are provided between commercial and residential uses. A multifamily complex is located across the street and to the north. A fifteen -foot (minimum)front yard, densely planted with trees and shrubs, provides a visual buffer between the two uses. 3. The development provides adequate parking and lighting. The amount of parking proposed, 52 stalls, exceeds the minimum required by the Tukwila Zoning Code, 37 stalls, by 15 stalls or 40 %. Good lighting is provided by 5 lighting standards located around the outer perimeter and by fixtures mounted on building walls and in the soffits at entries. Additional landscape lighting is provided at pedestrian walkways and stairs. 4. Where open spaces and trails are included in the development, they are designed not to interfere with the reasonable use of adjacent private property, and they are designed and constructed in a manner that is safe for all users and adjacent property owners. Not applicable. 5. In areas of concentrated commercial and retail activity, the development is connected by pedestrian facilities to the City's network, where feasible. This site is not located in an area of concentrated commercial/retail activity. It is, however, connected to the City's network via the pedestrian walkway connecting the building to the' public sidewalk. NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. G13 1 G13 1 2 3 4 W WS D-- 2 Twin (Specify 90' or 180 Degrees) DEO 3 Triple Assembly - O 4 Quad Assembly 2XL 3XL 4XL 2 2XL 3 3XL 4 4XL W O WS 1. Types 1 and 4 are not available above 400W. 2. Furnished with sag glass lens only. 3. Venture mogul base lamps required. NOTE: 4DDMH requires ED -28 or BT2B reduced jacket lamp. 750MH and 1000MH require BT37 reduced jacket lamp. CONFIGURATION DISTRIBUTION O 1 Single Fixture 1 Type I Assembly 2XL Type H 3XL Type ill 4XL Type IV 0 Type V W Wall Mount, Recessed J -Box 01 WS Wall Mount, Surface Conduit (splice compartment within wall canopy) G _FIX CONFIGURATION DISTRIBUTION WATTAGE VOLTAGE 2XL 100MH - 208 PREFIX CONFIGURATION DISTRIBUTION WATTAGE G18 1 2XL 250HPS G18 1 1 - 50 HPS' 70 HPS 100 HPS 150 HPS 50 MH' 70 MH 100 MH 150 MHO 175 MH All lamps are medium base. 1. Available in 120V or 277V only. 2. Not available with 480V. 3. ANSI 1M102 150 HPS 250 HPS 400 HPS 600 HPS 750 HPS 100 MH 150 MH 175 MH 250 MH 400 MH 750 MH' 1000 MH FINISH BRP Bronze Paint BLP Black Paint WP White Paint NP Natural Paint OC Optional Color Paint Specify RAL designation as shown in the Color Selection Guide. ex: 0C- RAL7D24 SC Special Color Paint (must supply color chip) 120 208 240 277 847 (70W and above) 480 FINISH BRP BRP BLP WP NP OC SC VOLTAGE FINISH 208 - BRP 120 BRP 208 BLP 240 WP 277 NP 347 OC 480 SC RPA is required for round poles. RPM is used for 3" o.d. poles or tapered round poles where top o.d. Is less than 4 ". RPA2 is used for 4" to 5" round poles. C.. ' OPTIONS POLY F LF PC PCR POLY (100W Max) HS QS (100W Max) PTF SPA SPA is required (or square poles. OPTIONS POLY F LF PC PCR POLY (250W Max) HS QS (150W Max) RPA1 RPA2 PTF2 PTF3 PTF4 SQPTF SG TPA • OPTIONS F Fusing LF In -Pole Fusing PC Receptacle and Photocontrol PCR Photocontrol (Receptacle only) POLY Polycarbonate Sag Lens (250W Max -618 & 100W Max -G13) HS Houseside Shield QS Quartz Standby (Max 100W 613, 150W 618) PTF.2 Pole Top Fitter (2 Dia. Tenon) PTF3 Pole Top Filler (3 -3 Dia. Tenon) PTF4 Pole Top Fitter (3 " -4" Dia. Tenon) it SQPTF Square Pole Top Filler SPA Square Pole Adaptor RPA 1 Round Pole Adaptor 1 RPA 2 Round Pole Adaptor 2 TPA Square Tapered Pole Adapter V -V 03M. g � a 'U -(1355. 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R406'4,1-I sr/P a sca qz..3.14 - 351. cu. _VI 4 4,S . 1 9 waisy "?6 -aro .)004 4ffi4'd ' v 0 r 0 sv1141 1,51 crisoaoll W21401.4 J.53\ 00 criti...• • dova , s - c3Ad v-vm14-A 4.1. - p • • NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. m Drawing Designed By: G. 1NVERSO Drawn Is H. JOR I SSEN checked Br D RUDOLPH Approved By I. GUSTET CH L ALL BENTS ARE NORMAL OR RADIAL TO THE SB CONTROL LINE EXCEPT AS NOTED. 2. SEE TRACK PLAN AND PROFILE DWGS FOR ALIGNMENT AND PROFILE DATA. 3. SEE. OTHER DRAWINGS FOR OCS POLE 4 . LOCATIONS AND ANCHORAGE DETAILS WALKWAY DETAI RAILING AND BARRIER DETAILS AND OTHER WORK ATTACHED TO THE STRUCTURE. . SEE 4. UTILITIES NOT SHOWN. SCOMPOS I TE UT IL I TY PLANS FOR LOCATIONS AND DETAILS. SB 732+00 Submitted: BENT Z I BENT Y3 F I XED/P I NNED BEAR I NG'S E EXPANSION BEARINGS I INTEGRAL BENT. NO BEARINGS .4) BORING LOCATION AND NUMBER APPROXIMATE M IN VERT CLR. SB 734+00 DEVELOPED ELEVAT I ON se 736+00 7 35+00 S 154TH ST H: I "..40'; V: I ".• I 0' S55..157—SP20.DWG Contract No.: DS 755 03/01/02 — EXIST G AI AL SB 738+00 BENT TYPE I 8' COL LINK LIGHT RAIL PROJECT SOUTH CORR I DOR AER I AL STRUCTURE — GENERAL LAYOUT STA 58 729+00 TO STA SB 740+00 Sheet No.: / 220.0` NB TRACK % .• 9 154TH rprinfrap 11111111111111111111 OMITTRMIMIl G II I I i 1 : 1 9 I I' I ti i in d r in H 1 40 20 0 40 • SCALE IN FEET SB 740+00 so • to td 170 160 140 , 130 120 110 100 90 Drawing No.: L57-5P20