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HomeMy WebLinkAboutPermit L01-056 - RIVERTON CREEK SENIOR HOUSING - DESIGN REVIEWL01-056 RIVERTON CREEK LODGE 13112 MILITARY RD S (DR) July 26, 2002 City of Tukwila Department of Community Development Steve Lancaster, Director Charles Morgan Charles Morgan & Associates 7301 Beverly Lane Everett, WA 98203 RE: Minor Modification to L01 -056 Dear Mr. Morgan, This letter is in response to your request for a minor modification to the design of the Opus /Riverton Creek Lodge senior housing development. The design for that site was approved under file L01 -056. I have reviewed your letter of 7/23/2002 along with the revised site plan and building elevations. Thank you for addressing the design issues I raised at our first meeting. I have noted the following changes from the BAR approved design: ❑ The monument sign along Military Road has been deleted. Please remember that all signage will need to be approved through separate sign permits. ❑ The Creekside building has been changed from a U shape to a "donut" for functional reasons. This has resulted in minor changes to the building elevations and a reduction in the size of the courtyard. ❑ One of the two driveway entrances to the parking underneath the Creekside building has been deleted. ❑ The surface parking on site has been slightly reconfigured to bring handicapped spaces closer to the main entrances. ❑ A driveway loop has been added underneath the porte cochere at the Riverton Creek building entrance. ❑ A greenhouse has been added to the southwest end of the Riverton Creek Building. ❑ The interior functions of the Riverton Creek building have been reconfigured to move the kitchen from the southwest wing to the north wing. This has resulted in a change from grasscrete to paving on the north access drive and relocation of the dumpsters. The overall height of the Riverton Creek building has also been reduced about two feet. Q:UtivertonCreek\Minor Modification.DOC Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 LO1 -056 Page 2 ❑ The exterior elevations of the Riverton Creek building have been modified to be more consistent, the entryway has been revised and projecting handrails have been added to many of the unit windows. ❑ The type of HVAC equipment in the Riverton Creek building has been changed from central units hidden in roof wells to dispersed units with ground level condensing units. These units will be concealed by 4'S" cedar fences and landscaping. ❑ Pathways have been added to the yards around the building. Overall I find that the proposed changes create a more consistent design, move garbage and deliveries away from the adjacent single family homes and create more usable outdoor spaces. In context with the scale of the project these changes will be considered a minor modification to the design review approval and therefore approved administratively by this letter. I will place a copy of this letter and the revised design in the design review file. If you have any additional questions or comments, please call me at (206) 431 -3670. Nora Gierloff Planning Supervisor CC: Richard Creamer, Living Care Senior Housing Development RCN ITECTS CHARLES M ORGAN & ASSOCIATES 7301 BEVERLY LANE EVERETT, WA. 98203 Phone (425) 353 -2888 Fax (425) 348 -8234 E Mail cma7301@gte.net July 23, 2002 re n J 00 co ° J I-' Planning Department o City of Tukwila J This is a summary of the modifications to the projects, File number LOI -056 and w z�. The main modification to the projects is that the overall footprint of the east z o building which has been reduced to 41,280 feet to 44,008 square feet. n • C] In the redesign of the east building, the dining room and kitchen were moved to a o ' more centralized location in the building. This allowed the southwest corner of w the building to be reduced in size and height. The overall elevation height was - 0 reduced from 349.16 feet to 346.95 feet. Also in moving the kitchen, it has u o eliminated the bulky design of the south elevation. iti z U = . The type of HVAC units has been changed and they require a condensing unit to z �. be located on the ground. They will be grouped in low visible locations and will be screened with a decorative fence and a plant screening. See attached drawing. LOI -057. The parking and driving lanes were modified to centrally locate the required barrier free stalls and to provide a porte ochre that will not interfere with the requirements of the fire truck access. We also replaced the grasscrete with paving along the north end of the east building to provide for delivery access. The west building overall footprint was reduced and its design was modified to create a more functional facility for Alzheimer use. We added false handrails to the exterior of the building to create more modulation. The handrails will match the redwood color of the wood beams. LICENSED: WASHINGTON • CALIFORNIA • IDAHO • UTAH • ARIZONA • MONTANA WYOMING • COLORADO • NEBRASKA • NEVADA • INDIANA • ILLINOIS • MISSOURI The Open Area Calculations are as follows: East Building West Building Total for project 19,687 sq /ft of total open area 11,850 sq /ft of total exterior open space Our main goal of the modifications was to improve upon the interior design of the project while maintain the concept of the original submittal. Sincerely, Charlie Morgan 6,011 sq /ft of interior open space 1,600 sq /ft of patio 7,200 sq /ft of walking paths 680 sq /ft of rose garden 1,826 sq /ft of interior open space 2,370 sq /ft of court yard k ,'Aesc._ , STAINED REDWO SPIRAEA JAPONICA 'LIMEMOUND' 2 GAL RHODODENDRON BOW BELLS 18" - 21" CEDAR WOOD FENCE OD COLOR Lfl June 26, 2002 Project No. KE02254B Mr. Richard Creamer 2819 Elliot Avenue, Suite 200 Seattle, Washington 98121 Subject: Dear Mr. Creamer: INTRODUCTION Wetland Buffer Reduction and Mitigation Opus Gardens at Riverton Creek Assisted Living Community Tukwila, Washington Associated Earth Sciences, Inc. . Associated Earth Sciences, Inc. (AESI) understands that a senior assisted living facility will be located within the southern portion of an approximately 11 -acre parcel located at 12844and 13112 Military Road South in Tukwila, Washington (Figure 1 - Attachment A). Adolfson Associates, Inc.' (Adolfson) previously identified the presence of three wetlands on -site (Wetland A, Wetland B, and Wetland C). All three wetlands are contiguous with an off -site wetland (Wetland 21 and were classified by Adolfson as Type 1 wetlands under Tukwila Municipal Code (TMC) Chapter 18.45 (Sensitive Areas Overlay). Type 1 wetlands require the establishment of a 100 -foot standard buffer measured in a landward direction from the delineated boundary of the subject wetland .. (TMC Chapter 18.45.040[C][1]). As part of the on -site development proposal, the western and southern buffers of the 100 -foot Wetland C will be reduced to 50 feet, resulting in the permanent loss of 18,902 square feet (ft) of wetland buffer. - Such a reduction in buffer width is allowable . under TMC Chapter 18.45.040(C)(4). In addition, a stormwater pipe and associated outfall structure will be located immediately west of 132n Avenue NE within the reduced wetland buffer. ' Adolfson Associates, Inc. (Adolfson). 2001. Living care senior housing facility: wetlands study, Tukwila, Washington. Prepared for Living Care Senior Housirg Development, LLC. 2 • Jones and Stokes. 1990: City of Tukwila watercourse rating data sheets. Prepared for the City of Tukwila. 911 Fifth Avenue, Suite 100 • Kirkland, WA 98033 • Phone 425 827 -7701 • Fax 425 827 -5424 z Q • I^ w 00 to 0 . co in J ti w u. Ci w _ z � F- 0 z1— w w O • co Ca 1— • U .. z w U 2. o~ z 1 Adolfoson' previously identified a conceptual mitigation approach for the proposed wetland buffer reduction to include control of invasive non- native species and enhancement of the reduced buffer through the planting of native woody species at a ratio of 1:1 (wetland buffer area reduction:wetland buffer enhanced). AESI was retained by Living Care Senior Housing Development, LLC to document on -site conditions within the portion of the on -site wetland buffer proposed for enhancement and to prepare a detailed wetland buffer enhancement plan for the proposed wetland buffer reduction. For the purposes of AESI's work, it is assumed that the City of Tukwila (Tukwila) has verified wetland boundaries established by Adolfson and that the Tukwila has reviewed and approved the conceptual wetland buffer enhancement approach outlined by Adolfson. EXISTING WETLAND BUFFER Based on AESI's field reconnaissance, the buffers of on -site wetlands support a mixture of native and non - native species. Dominant tree species throughout the buffer areas consist of red alder (Alnus rubra), black cottonwood (Populus balsamifera), and bigleaf maple (Acer macrophyllum). The red alder generally ranges from 6 inches diameter breast height (dbh) to approximately 24 inches dbh. However, the black cottonwood and bigleaf maple generally consist of larger trees, with individuals of 36 inches dbh being common. Red alder and black cottonwood are most common within the portions of wetland buffer lying in the eastern portion of the site, with bigleaf maple being more common in the western portion of on -site wetland buffer. The density of the tree canopy throughout the on -site wetland buffers is variable, ranging from 30 to 100 percent. Although trees occur throughout the entire width of the 100 -foot on -site wetland buffers, the density of trees is generally greatest within that half of the buffer nearest the wetland edge. The understory of the on -site wetland buffers is dense, generally providing a minimum of 80 percent cover. Salmonberry (Rubus spectabilis) and Indian plum (Oemleria cerasiformis) are the dominant native understory plant species within the on -site buffers. However, other common plant species include Himalayan blackberry (Rubus discolor), black hawthorn (Crataegus douglasii), salmonberry, mountain ash (Sorbus sitchensis), bracken fern (Pteridium aquilinum), and false lily - of -the- valley (Maianthemum dilatatum). In general, Himalayan blackberry is the dominant plant species within the outer half of the 100 -foot wetland buffer (especially in the eastern half of the site) while the other species are more common within that half of the buffer nearest the wetland edge. TUKWILA CRITERIA FOR WETLAND BUFFER MODIFICATION Tukwila allows wetland buffers to be reduced on a case -by -case basis provided that the reduced buffer does not contain slopes 20 percent or greater, the proposed buffer reduction does not reduce the overall buffer width by more than 50 percent, and the reduced buffer is no less than 15 feet for wetlands. Wetland buffer reduction proposals must demonstrate that direct or indirect, short-term or long -term adverse impacts to wetlands will not occur (TMC Chapter 18.45.040[C][4]). In addition, in the absence of significant vegetation in the wetland buffer, an enhancement plan may 2 z I I- ~w 6 J U 00 N o J I-- • LL al g Q _ • c:5 Z = F 1- 0 Z ~ U • � 0- O I-- w W L - 5 w z — • I O ~ z be required to improve wetland buffer function and value. This plan must propose the use of a variety of native vegetation to improve the functional attributes of the buffer and provide additional protection for the wetland (TMC Chapter 18.45.040[C][4] [2]). ANALYSIS OF IMPACTS As noted in the TMC, the purpose of establishing buffers adjacent to sensitive areas include: 1) to minimize long -term impacts of developments on properties containing sensitive areas; 2) to protect sensitive areas from adverse impacts during development; and 3) to preserve the edge of the sensitive area for its critical habitat value. As proposed, the outer 50 feet of the southern and western portions of the 100 -foot Wetland C buffer will be permanently impacted as a result of site development, resulting in a direct loss of 18,902 ft of wetland buffer. Although on -site buffer habitat will be lost as a result of the proposed development, the portion to be permanently impacted supports primarily non - native plant species such as Himalayan blackberry. The remaining on -site buffer, which includes the edge of the wetland itself, is densely vegetated with native woody plant species. Deciduous trees of varying diameter and height will be permanently lost as a result of the proposed buffer reduction. However, the tree density within the portion of buffer to be permanently impacted is lower than that within the portion of buffer to be retained. Additionally, under the enhancement plan presented below, native tree species will be planted within the reduced buffer of Wetland C and within a portion of the Wetland B buffer as compensation for the loss of trees within the portion of buffer permanently impacted. Potential short-term impacts that could adversely affect the reduced buffer and adjacent wetland are primarily construction - related impacts such as the deposition of sediment into sensitive habitats and the loss of vegetation due to clearing beyond the area of the proposed development. In addition to a reduced buffer over approximately 340 feet, potential long -term impacts that could adversely affect the reduced buffer and adjacent wetland include an increase in human intrusion due to an increase in land use intensity and changes in water quality and /or quantity. MITIGATION FOR POTENTIAL IMPACTS In order to compensate for the permanent loss of 18,902 ft of Wetland C buffer, approximately 19,000 ft of remaining on -site buffer within the vicinity of Wetlands B and C will be enhanced through the planting of native plant species. The proposed locations of the buffer enhancement, shown on Figure 2 (Attachment A), consist primarily of the outer perimeters of the buffer wherein non - native blackberries are dominant. As proposed, non - native blackberries will be controlled within these areas and native plant species will be installed. Native plant species to be installed include conifers that will not only provide plant community and structural habitat diversity, but that will also, over time, help provide a visual screen between the proposed development and the wetland. From the perspective of human intrusion into the wetland and wetland buffer and the preservation of the edge of the sensitive area, the installation of thorny plant species is proposed along the outer edge of the buffer. The use of these species, as well as appropriate signage and 11V,11114W1:4. _444:4 3 - 00r4"Satyrny.t.rth:. vg..t..r> asam: txa•.:."^ 7. iat ::,:;cazs.'xz:.�'F.: +, ".e:•.�: :"mot:,: ?S.�,Sl!`!�2f�'�.'�K:�• fencing, should adequately compensate for the loss of buffer width in regard to potential human intrusion into the reduced wetland buffer. Detailed information on the proposed enhancement effort is presented in AESI's Site Preparation and Maintenance Notes, Mitigation Goals, and Performance Standards that were prepared for this project. Please note that a strict planting plan is not presented in the above - referenced drawing as plant locations will need to be selected in the field to accommodate existing native vegetation. �z From the perspective of construction of the proposed project, short-term impacts should be re w minimal, if any, provided that standard best management practices (BMPs) are implemented. 6 = Additionally, as proposed, a vault system will provide both water quality treatment and detention. o co o Please refer to additional project - related information prepared by Triad Associates, Inc. and others for additional mitigation proposed to minimize or compensate for potential short- and long -term - I- impacts associated with the construction and operation of the proposed project. w c I-- 1 z = F-- I- o zt- SUMMARY In summary, the TMC allows a reduction in the required buffer widths provided that certain requirements are satisfied. The proposed reduction in the width of the on -site portion of the Wetland C buffer is allowable as the remaining width of the buffer exceeds the minimum required buffer width, the reduction is not greater than 50 percent of the total buffer width, and, except for a for a few areas located directly along the wetland edge, slopes within the reduced wetland buffer are generally less than 20 percent. The proposed buffer reduction also satisfies the TMC as no short-term or long -term adverse impacts to Wetland C are expected provided that: 1) standard BMPs are followed during project construction; 2) measures to maintain water quality and quantity standards are implemented during construction and operation; and 3) native plantings are installed as proposed to off -set buffer impacts. Please contact me at (425) 827 -7701 if you have any questions or need additional assistance with this project. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Fre 7 erick L. Huston, Jr. Senior Biologist/Wetlands Attachments FLHJ /af - KE02254B2 - PROJECTS\2002254\KE\WP — W2K z y 4;• CZ NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 'R ... , ��r��1amt1• J JiJI IM .0E111 �►� :. a iqa, ;Min ink kla i ll IN 1 - , 1i I lUjI fld •1B L111 _ r s I1 �" `LLI ra snr _� lgagaig 1 -.K:2;■.‘ k Ev TNT / MN 11%• Associated Earth Sciences, Inc. INTERN mi " baud 0.10101 OIGG{ NJtlo.mt (m wp my ,a VICINITY MAP OPUS GARDENS AT RIVERTON CREEK TUKWILA, WASHINGTON V Elrega I iirak AMIN -. i NEMINIEMUS .2, ,lo • I .... nn FIGURE 1 DATE 05/02 PROJ. NO. KE02254A RCN ITECTS CHARLES M O RGAN & ASSOCIATES 7301 BEVERLY LANE EVERETT, WA. 98203 Phone (425) 353 -2888 Fax (425) 348 -8234 E Mail cma7301@gte.net Ce June 21, 2002 J U 0 Planning Department w = City of Tukwilla tu 0 This is a summary of the modifications to the projects, File number LOI -056 and LOI -057. g I The main modification to the projects is that the overall footprint of the east w building which has been reduced to 41,280 feet to 44,008 square feet. o In the redesign of the east building, the dining room and kitchen were moved to a w o more centralized location in the building. This allowed the southwest corner of o the building to be reduced in size and height. The overall elevation height was o - reduced from 349.16 feet to 345.70 feet. Also in moving the kitchen, it has w eliminated the bulky design of the south elevation. 1- 1 o The type of HVAC units has been changed and they require a condensing unit to i,i u be located on the ground. They will be grouped in five low visible locations and p o will be screened with a decorative fence and a plant screening. The parking and driving lanes were modified to centrally locate the required barrier free stalls and to provide a porte ochre that will not interfere with the requirements of the fire truck access. The west building overall footprint stayed the same in size but its design was modified to create a more functional facility for Alzheimer use. Our main goal of the modifications was to improve upon the interior design of the project while maintain the concept of the original submittal. Sincerely Charlie Morgan LICENSED: WASHINGTON • CALIFORNIA • IDAHO • UTAH • ARIZONA • MONTANA WYOMING • COLORADO • NEBRASKA • NEVADA • INDIANA • ILLINOIS • MISSOURI 7. BID AWARD N o`s Tukw ila City Council Agenda Steven M. Mullet, Mayor John McFarland, City Administrator Richard Simpson, Council President Tuesday, February 19, 2002 7:00 PM 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL . 4. APPOINTMENTS 8. PUBLIC HEARING REGULAR MEETING Councilmembers: Pam Carter • Joe Duffle Dave Fenton • Jim Haggerton Joan Hernandez • Pamela Linder PLEASE NOTE: EXECUTIVE SESSION - 6:00 PM Personnel Issues — Pursuant to RCW 42.30.110(1)(g) 6. CONSENT AGENDA a. Approval of Minutes: 2/4/02 (REGULAR MTG) b. Approval of Vouchers Riverton Creek Lodge senior housing project. Please bring materials previously distributed. Q Ord #1988 Res #1485 Reappointments to Library Advisory Board - Mac McDonald, Pos. #3; term expires 12/31/03 - Sue King, Pos. #4; term expires 12/31/03 - Steve Schneider, Pos. #5; term expires 12/31/03 Reappointment to Civil Service Commission - Carol Zuvela, Pos. #3; term expires 12/31/07 Reappointment to Parks Commission - Joanne McManus, Pos. #3; term expires 3/31/05 Reappointments to Planning Commission - Vern Meryhew, Pos. #1; term expires 3/31/06 - Margaret Bratcher, Pos. #2; term expires 3/31/06 - George Malina, Pos. #5; term expires 3/31/06 5. CITIZEN At this time, you are invited to comment on items that are not COMMENTS / included on this agenda. If you wish to comment on an item CORRESPONDENCE listed on this agenda, please save your comments until the issue is presented for discussion. Motion to award a contract to Ashford Electric and Construction Company, for the North Hill Reservoir Station Upgrade, in the amount of $51,451.52. (continued...) Pg. 5 Pg. 9 Pg. 15 HOW TO TESTIFY If you would like to address the Council, please go to the podium and state your name and address clearly for the record. Please observe the basic rules of courtesy when speaking and limit your comments to five minutes. The Council appreciates hearing from citizens but may not be able to take immediate action on comments received until they are referred to a Committee or discussed under New Business. z tu cc 2 iI- No Council meetings are scheduled on the 5th Monday of the month unless prior public notification is given. _1 o Regular Meetings - The Mayor, elected by the people to a four -year term, presides at all Regular Council w = Meetings held on the 1st and 3rd Mondays of each month at 7:00 p.m. Official Council action in the I_ form of formal motions, adopting of resolutions and passing of ordinances can only be taken at Regular w Council meetings. r Committee of the Whole Meetings - Council members are elected for a four -year term. The Council c President is elected by the Council members to preside at all Committee of the Whole meetings for a z a one -year term. Committee of the Whole meetings are held the 2nd and 4th Mondays at 7:00 p.m. z Issues discussed are forwarded to the Regular Council meeting for official action. z o GENERAL INFORMATION o U D At each Council meeting citizens are given the opportunity to address the Council on items that are not o t- included on the agenda during CITIZENS COMMENTS. Please limit your comments to five minutes. _ 0 1 Special Meetings may be called at any time with proper public notice. Procedures followed are the same as u: o those used in Regular Council meetings. COUNCIL MEETINGS w U= O Executive Sessions may be called to inform the Council of pending legal action, financial, or personnel matters. PUBLIC HEARINGS Public Hearings are required by law before the Council can take action on matters affecting the public interest such as land -use laws, annexations, rezone requests, public safety issues, etc. Section 2.04.150 of the Tukwila Municipal Code states the following guidelines for Public Hearings: 1. The proponent shall speak first and is allowed 15 minutes for a presentation. 2. The opponent is then allowed 15 minutes to make a presentation. 3. Each side is then allowed 5 minutes for rebuttal. 4. Citizens who wish to address the Council may speak for 5 minutes each. No one may speak a second time until everyone wishing to speak has spoken. 5. After each speaker has spoken, the Council may question the speaker. Each speaker can respond to the question, but may not engage in further debate at this time. 6. After the Public Hearing is closed, the Council may discuss the issue among themselves without further public testimony. Council action may be taken at this time or postponed to another date. ,ati (1 _ . >. c.. i.,� , :,r y ,, r i:. • 3+'� at." 'i : r : ` .gSt4 _ , ..3ii,C' I. i..4 ;i'lltx'r ., :Yt S;i y QaPtY i ' rr1. � "Ji33�': ', . toaU' -tS Z�. °" ", 1E4{k.3 ' t Tukwila City Council Agenda Tuesday, February 19, 2002 Page 2 9. OLD BUSINESS 10. REPORTS 11. MISCELLANEOUS 12. EXECUTIVE SESSION 13. ADJOURNMENT a. Motion to file necessary petition with King Conservation p 39 District, including a $5.00 application fee, to begin the process of becoming a member of the District. b. Motion to authorize the Mayor to sign an amendment to Pg. 41 Contract 02 -015, with Analytic Assets, in the amount of $29,500.00, for completion of Phase 2 tasks associated with connectivity issues. c. Motion to accept as complete Contract No. 01 -083 with West pg. 49 Coast Construction Co., Inc. of Woodinville, in the amount of $404,049.42 for the 2001 Small Drainage Projects, and to authorize release of retainage. a. Mayor b. City Council c. Staff d. City Attorney e. Intergovernmental The City of Tukwila strives to accommodate people with disabilities. Please contact the City Clerk's Office by noon on Monday if we may be of assistance. (206- 433 -1800 or TDD 206 -248 -2933) Agenda is also available at City of Tukwila's website: http: / /www.ci.tukwila.wa.us PLEASE BE ADVISED THAT ALL TUKWILA COUNCIL MEETINGS ARE AUDIO TAPED. • .�- .:c>.�a�..nsti.tiw= +'�YJr, x.�,inti:�,t;1.�::., . cgiuY ;ia;:wRxti:i� >,Y',.•..' "+isLu'�� Meeting Date ITEM INFORMATION CAS Number: 0 -- 0 ` 9 Original Agenda Date 2 -19 -02 Agenda Item Title: Riverton Creek Lodge senior housing project Original Sponsor: Council Admin. Timeline: Sponsor's Summary: The City Council will hold a quasi-judicial hearing to consider the applications for design review and PRD approval for a 145 unit senior housing project. Recommendations: Sponsor: Committee: Administration: Approval with conditions Cost Impact (if known): Fund Source (if known): Meeting Date Prepared b Mayor's review Council review 2 -19 -02 SL / .c i,t., C f Meeting Date 2 -19 -02 Co Q NCIL AGENDA S. VOPSIS" Initials RECORD OF COUNCIL ACTION Action APPENDICES Meeting Date 2 - 19 - 02 Attachments Staff Report dated 2 -6 -02 with Attachments A -E i5. _ _ _ —__ .S. T „ XY i:: Y' :�7�i {;c;� ^f:?+�'(�t:.c: �A�Y.'t��!Yi. ��7�i3%i�Ft'4 %'Y:.�+ ill. �i `��5'!�'ivsv'���r��tiF+�!.�S.0 »{tax n <,'v..t�6r.Yrt�n�<F tr- .+..wri �v /Ma��a.i ITEM No. 4. Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I , \' / HEREBY DECLARE THAT: 40-e0-. 2a '?� C I.L Notice of Public Hearing Project Number: Lb' -D562 —DC -OJ T Determination of Non - Significance Person requesting mailing: NtAek 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 ^, !`� G � Si c3 -� Was mailed t� each of the addresses listed on this 22 %day of 1 in the year 20 c2_ P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM z ��W 0 0 W • I H CO LL w 0 ga CO I w Z ►— 0 Z uj U � D ui O F- w uI • 0 L I:0 ..z z H Project Name: ---c, L* . 1- 4 L Project Number: Lb' -D562 —DC -OJ T t Mailer's Signature: 2,c4 f b _r Lo , Person requesting mailing: NtAek Was mailed t� each of the addresses listed on this 22 %day of 1 in the year 20 c2_ P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM z ��W 0 0 W • I H CO LL w 0 ga CO I w Z ►— 0 Z uj U � D ui O F- w uI • 0 L I:0 ..z z Comprehensive Plan Designation /Zoning District: Type 5 Permit Decision by City Council City of Tukwila Department of Community Development LDR and MDR NOTICE OF DECISION TO: Richard Creamer for Living Care Senior Housing, Applicant King County Assessor, Accounting Division Washington State Department of Ecology ValVue Sewer District Water District 125 City of SeaTac Floyd Thistle Bob Bernhardt Daniel and Fern Balch This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L01 -056 Design Review L01 -057 Planned Residential Development Associated Files: E01 -019 SEPA Environmental Review Applicant: Richard Creamer, Living Care Senior Housing Development Project Description: The project will provide 145 units of senior housing in two buildings on a 10.4 acre site. A special needs residence "Creekside" will provide 28 units for individuals with memory impairment and an assisted living facility "Riverton Creek Lodge" will provide 117 units for seniors who require assistance with activities of daily living. The site contains areas of steep slopes and parts of three Class 1 wetlands that are tributary to Riverton Creek. Approximately 15,000 cubic yards of cut and 12,000 cubic yards of fill will be required to create building sites. Location: 13112 Military Road South 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 - 3670 • Fax: 206 - 431 - 3665 Steven M. Mullet, Mayor Steve Lancaster, Director February 20, 2002 1 SEPA Determination: The City SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Decision on Substantive Permit: The City Council has determined, following an open record hearing, that the application for design review and Planned Residential Development complies with applicable City and state code requirements and has approved that application, subject to the following three conditions. 1. The concrete base along the east elevation of the Creekside building and the planter on the south elevation will be clad with the river rock veneer. 2. The gable at the center of the south -east elevation of the Lodge building will be redesigned to include a mix of materials similar to other sections of the facade. 3. A cedar fence will be installed along the entire south property line. The Decision on this Application is a Type 5 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of the City Council Decision is permitted. Any party wishing to challenge the City Council Decision must file an appeal in King County Superior Court 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. IV. 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 Nora Gierloff, who may be contacted at 206 -431 -3670 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. Jack lace, Deputy Director Depa ment of Community Development City of Tukwila Type 5 Permit Decision by City Council H. DECISION III. YOUR APPEAL RIGHTS 2 CL1 PRELIMINARY GRADING PLAN CL2 PRELIMINARY UTILITY PLAN C2.1 CONCEPTUAL PLANTING PLAN C2.2 PRELIMINARY TREE RETENTION PLAN S1-S2 BOUNDARY LINE ADJUSTMENT 1 OF 1 TOPOGRAPHIC SURVEY InaEX \ u■G-•ok IN CONC. FAN "1:1 2112:11•11.•11,. *05% —•••■ 14. g I F ••-•-•• ;; ; 7 • .:;; • • •• • • • •• .• • •• •• / / '64a00 N89'46 ..:• • / ; 7402V • •::' " ; I ;1 • *e.i.optAxo, ) • • 2,/ • \ 77021 L 0 T I I . i') T 2 .:. =:ez.4, .....u. ,iii,.,..,... .. ): ... ;,,... .................. , ‘..;,.: e /)) ..‘. ..," P '--- ,,, •. . . , : if:- 1 ,.1: ...„: / , ,... ., ED C ...7 r. '., .ge BED" ' ... / ', \ ''. NEEDS )' I . Li ---„,/ I • _,,,_,•_,.,._._.;__ •.,„. •••• , ... • : • . •• „ „...,. , , ,ONE STORY , ,, ,J--,---V-'77.,:-.,., J ,, ',..../ - 7% . '', !' ■•• : t-... ''• '• \ t 1 1 t • . • ;I \ \ \t --0 ;,..:• PAVED ...-'? v :... „..0 ‘ 11 j - r - L" T- \ COM --.. -,_..../ t O i I 1\3. —D - ' COURTYARD v the a. 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';:; . .. , : , / i , • t l 1. ■ 1 ■ 1 • 1 , . k , \ 1 i , , I ' ‘• ....• \ • ... r ', ,.. . \H.,.••• t \::',72 v ,• 99 4 . 6 661 t..7:27,:t• :77 — — --- 4 _ . __. . .:--\ , ,-.1. ................................. '6' ............. . ..... ' . ......... ''' ... 1--:-.: ..... , .... .. , ; • MO N/CAP PAWNING cavan 1 \ ‘ ,... o ,,, \,,,,,, • SOWN ate or nIc tic v.. NE 1/1 5= ii4 1 1 <pis 1 I ass N 012 0.10 N 1.111 0179 M. .e.. T CV : n - n . I M Fig? TON .1,71:7: TreAcrs mic c AN° s) 1 .t.z.s• s , I. • • ..... ...... ..... 7,t C•Ig -.. VT 'MAW FLOM/CAP 6 0 0 co 0 (OW W I. 10 u_: uj 0 2 u. I— 1 . 1 - 1 Z I— 0 Z uj 2 0. • C.) • H. I. 017 05 k*Nwrilik , ,p•gp IN; 1 %WI 4 "10 t.sr w Information Required. May be waived.in unusual cases, upon approval of both Public Works and Planning Information Waived Pb l3''k / Ping Office Use Only Comments &. Conditions. APPLICATION FORMS: Application Checklist: one (1) c_upy, indicating items submitted with application. - - - - Complete Application Packet: eight (8) copies of the application form and full sized plans, one set of High Quality Photo Reductions of all plans reduced to 8.5" by I I ", and other materials and information as specifically listed in Project Description and Analysis, _,....Site Plans and Elevations. I,?) ". Design Review Fee (5900). SEPA Environmental Checklist (Submitted separately). laf A written discussion project consistency with each decision criteria. PUUBLIC NOTICE MATERIALS: A One (I) King County Assessor's map(s) which shows the location of each property within 500 feet of the subject lot. 2' Two (2) sets of mailing labels for all properry owners and tenants (residents and businesses) within 500 feet of the subject lot (See Public Notice Materials). Note: Each unit in multiple - family buildings - -e.g. apartments, condos. trailer parks- -must be included). , A 4' x 4' Public Notice Board will be required on site within 14 days of the Department determining that a complete application has been received (See Public Notice Materials). s COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing. (e.g., revised colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS NLA.Y BE REQUIRED TO ENSURE CONSISTENCY WITH CITY DEVELOPMENT STANDARDS AFTER APPLICATION REVIEW HAS BEGUN. City staff are available to answer questions about application materials at 206 -431 -3670 (Department of Community Development) and 206 -433 -0179 (Department of Public Works). G `APPHANILANDUSE.APP`BAA =.DOC. 06/16/00 COMPLETE APPLICATION CHECKLIST TABLE z z • LLI re 2 6 J U 00 N w = J E- N u_ W O g W I- = _ z � 1= o. z t— W W U� O•=f- W u. O .. z W 0 I z Info rmation: Re pike d. ;M ay•be•.waived in unusual cases,: upon approval: of both Public_Woris and Planning Information Waived PbWk /Pl Ofille Only -. - Comments & Conditions, = _ . PROPERTY INFORMATION: U Vicinity Map with site location. 9 . Surrounding Land lise Map for all existing land uses within a 1,000 foot radius from the site's lot lines. SITE PLANS: (.1.4, At least one (1) set of all plans and analyses shall be stamped by a licensed professional as would normally be required in a building permit application, and have an original signature. Revisions shall satisfy this criteria. i-1 -A boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all easements, encumbrances and right -of -way width/infrastructure. Elevations shall be City of Tukwila datum (•GV 1929 datum for 100 year flood elevation with equation to City of Tukwila datum). his shall be stamped by the surveyor. Projects that will affect a slope may require topographic and geotechnical analyses to the bottom of the slope, even if off -site. Please consult with City staff. Location of all sensitive areas (e.g., streams, wetlands, slopes over 20 %, coal mine areas and important geological and archaeological sites.). Provide sensitive area studies as needed per TMC 18.45. Also show Trees over 4" caliper, indtci'irc those M b' saved. All proposed sensitive area and tree protection measures shall be shown. _ 13. 100 yr. flood plain boundary and elevation as shown maps. u FEMA . Building footprint with all changes in elevation, site improvements with sufficient dimensions to be accurately described and located (e.g., building square footage keyed to parking standards, driveways, fire lanes, parking layout loading and service areas, landscape areas, rockeries /retaining walls, fences, pedestrian and recreation features, building and site lighting, mechanical Units (with screening integrated with building design) signage per Sign Code, and any street furniture). - 1 Fire access lanes and turn - arounds which satisfy Fire Department standards. L1-6 For MDR and. HDR zones, provide development area coverage (Max. 50 %). ` C 17. For sewer and water (domestic and fire): Existing and proposed utility easements and improvements on site and in street. Schematic designs to be provided regardless of purveyor (e.g., site line size, location, and size of public main. No capacity calculations, invert depth, valve locations or the like are needed.). = Document sewer and water availability if provided by other than the City of Tukwila. O .UPPHAML..kt4DUSE.APP`BAR:.DOC, 0616/00 '6112' Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning Information Waived PbWk / Ping Office Use Only Comments & Conditions. Storm drainage schematic design for all conveyance systems, water quality features and detention structures per TMC 16.54.060(D) (e.g., detention ponds /vaults, frop -T elbows, coalescing plate separators, and bio- swales). torm drainage: Include a Level One downstream analysis per TMC 15.54.060(D), and a narrative discussion of consistency with the King County Surface Water Drainage Manual's Core and Special equirements. 1 ,2, Fire hydrant; the nearest existing hydrant and all proposed hydrants (adequate fire flow demonstrated in the "water availability" documentation). V2. Schematic road design. Landscape planting plan by a Washington State licensed landscape architect. One set of all plans and analyses shall have a wet ASLA stamp and an original signature. Additional copies of the signed set may be submitted to satisfy the total number of copies required. Revisions shall satisfy this criteria. 24. Luminaire plan -- include location and type of street and site lighting, proposed fixture cut sheets, site illumination levels (foot - candles) and the effectiveness of shielding to contain all direct illumination on site (e.g., No direct illumination off site and maximum 2 ft candles at the property line.). 25. Signage per Sign Code. 26. For stream frontages existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). ELEVATIONS: E3uilding elevations, dimensioned and scaleable facades. \ " olored elevations. V K - Colors and materials board keyed to the colored elevations. 30. A rendering is optional. If submitted, it must accurately show the project and be from a realistic perspective (e.g., 5.5 ft. height from the sidewalk). G \V'I'HAN \LANDUSE APPIDAR3 DOC. 06116/00 City of Tukwila Department of Community Development Steven M. Mullet, Mayor Steve Lancaster, Director STAFF REPORT =1 TO THE CITY COUNCIL cc 6 Prepared February 6, 2002 o o P 1 ' 3 ' co o J= H HEARING DATE: February 19, 2002 `" o w NOTIFICATION: Notice of Application mailed to Surrounding Properties and posted on Site October 5, 2002 co a Public Information Meeting held on October 18, 2002 = w Notice of Public Hearing published, mailed to Surrounding = Properties and posted on Site February 1, 2002 z o w FILE NUMBERS: L01 -056 Design Review v o L01 -057 Planned Residential Development o w ASSOCIATED E01 -019 SEPA Environmental Review z 0 PERMITS: L I o z Ili to APPLICANT: Richard Creamer, Living Care Senior Housing Development o z REQUEST: Design Review and PRD approval are required for this proposal to construct a senior housing complex with assisted living and special needs buildings adjacent to Highline Community Hospital. LOCATION: LOT SIZE: 13112 Military Road South 10.4 Acres COMPREHENSIVE PLAN DESIGNATION: LDR and MDR ZONING DISTRICT: LDR and MDR SEPA DETERMINATION: Determination of Non - Significance issued January 30, 2002 RECOMMENDATION: Approval with Conditions 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3663 vile ti1'_,.,i�r t. ? ' r s rt`. r- 3'wP..r r t x. z Staff Report to the City LO1 -056, L01 -057 Page 2 STAFF: Nora Gierloff, Associate Planner ATTACHMENTS: A. Determination of Non - Significance B. Staff's SEPA Determination Memo C. Applicant's Response to Design Review Criteria D. Set of Building Plans E. Request for Modification of Building Height and Length F. Materials Board (to be presented at hearing) '+:i:a1'si�'tivY'- 's.7:+:W -+rdu'J:'3'J r`; _ ^•:rbz'a; xi'.::;:::...:: :.�a:n<:;mr�.- w....:..x....::r, sw.:�.r..:..,...�._,.._ Staff Report to the City CL , it VICINITY /SITE INFORMATION FINDINGS • L01 -056, L01 -057 Page 3 Z A. Project Description. w The applicant is requesting BAR and PRD approval for a project that will provide ce 145 units of senior housing in two buildings on a 10.4 acre site. A special needs 6 = residence "Creekside" will house 28 individuals with memory impairment and an o co assisted living facility "Riverton Creek Lodge" will house 117 seniors who require co LLI LLI assistance with activities of daily living. Due to the extensive common areas and services provided the individual units will be smaller than standard apartments. w 0 The site contains areas of steep slopes and parts of three Class 1 wetlands. g 7 Approximately 15,000 cubic yards of cut and 12,000 cubic yards of fill will be c a required to create building sites. I z = The onsite wetlands are tributary to Riverton Creek. The 100 foot wetland buffer z 0 and 15 foot building setback will be maintained except for a 320 foot section adjacent to wetland C on the eastern side of the site. The Applicant is preparing a o mitigation plan in exchange for a 50% buffer reduction. The plan will have to 0 N meet the criteria and standards in Tukwila's Sensitive Areas Overlay District. w 0 B. Existing Development. The site is vacant except for one unoccupied single family house. That house will Z be demolished to provide access between the site and Military Road. I I C. Surrounding Land Use. Z There are single family houses adjacent to the southern edge of the site and across 32 Avenue on the eastern side of the site. There are medical offices between Military Road and the western edge of the site. Highline Hospital is to the northwest and three wetlands form the northern half of the site. D. Topography. The site slopes down to the northeast, with the steepest areas adjacent to the wetlands. E. Vegetation. Vegetation on the site consists of trees, shrubs, wetland plants and grass. After development approximately 50% of the site will have tree canopy coverage. New landscaping will be installed along the developed edges of the site, around the buildings, and throughout the parking areas. A wetland buffer enhancement area is planned. Staff Report to the City Cu,.acil L01 -056, L01 -057 Page 4 F. Access. One driveway is planned onto Military Road with a second for emergency vehicles only onto 32nd Avenue. Tukwila will require the dedication of 30 feet of additional right -of -way along 32 Avenue South with the recording of the boundary line adjustment with Highline Hospital. G. Public Notice. Information about this project has been posted on site, mailed to surrounding property owners and published in the newspaper. A public information meeting was held on October 18, 2001 but was not attended by any citizens. Two requests for additional information were received and responded to but no comments have been submitted. REPORT ORGANIZATION This project is subject to both Design Review approval and approval by the Council as a Planned Residential Development. The Staff Report is divided into two sections. The first will evaluate the project against the Planned Residential Development review criteria and the second will evaluate it against the Multi - Family Design Criteria. SECTION ONE — PLANNED RESIDENTIAL DEVELOPMENT The applicant has submitted for a PRD in order to be allowed to modify three aspects of the MDR development standards: • The building type limitation of fourplexes, • The building height limitation of 30 feet and • The building length limitation of 50 feet. In the following discussion, the review criteria per Section 18.48.112 of the Zoning Code are shown below in bold, followed by staff's comments. DECISION CRITERIA — PLANNED RESIDENTIAL DEVELOPMENT The City Council shall find that the proposed development plans meet all of the following criteria in their decision making: 1. Requirements of the subdivision code for the proposed development have been met, if appropriate; Response: The project does not involve creation of new lots or public streets. However right-of-way dedication along 32 Avenue South will be required. 2. Reasons for density increases, or lot size and setback reductions, meet the criteria as listed in the Planned Residential Development District chapter of this title; Staff Report to the City C. ,cil L01 -056, L01 -057 Page 5 Response: The project does not require modifications to the density, lot size or setback provisions of the MDR Zone. 3. Adverse environmental impacts have been mitigated; Response: An environmental Determination of Non - Significance was issued for the project on January 30, 2002. A traffic impact analysis by Transpo was submitted showing that no off-site traffic mitigation measures are warranted. Tukwila will not require any traffic mitigation fees for the project. Stormwater runoff from the buildings and paved areas will be collected and put into an underground detention/water quality vault to be constructed in the southeastern corner of the site. Water from the vault will be discharged into a roadside ditch at a controlled rate. During construction the site will be graded and some structural fill will be placed. Retaining walls will be built along portions of the west, south and northeastern edges of the project. Minor soil erosion during construction is a possibility, but this will be controlled with a temporary erosion and sedimentation control plan. 4. Compliance of the proposed PRD to the provisions of this chapter and the Sensitive Areas Overlay District chapter of this title; Response: Following is an evaluation of the project against the relevant provisions of the Chapters: 18.45.040 Sensitive Area Buffers C. Ratings and Buffer Width The project will provide the 100 foot buffer and 15 foot building setback required for Type 1 wetlands, except for a section along Wetland C where they will request a 50% buffer reduction. This reduction request will be reviewed by the DCD Director for compliance with TMC 18.45.040 C. 4. D. Areas of Potential Geologic Instability The applicant has provided a geotechnical report that addresses the soil conditions on site and makes recommendations for building construction. The steepest areas on site are adjacent to the wetlands and so no additional geotechnical setback is required in excess of the wetland setback. 18.46.030 Permitted uses. The MDR Zoning of the site only allows buildings up to fourplexes. The common areas and services that are planned for senior housing could not be provided in 36 separate fourplexes. Therefore Living Care has applied for a PRD, which in MDR allows for "residential developments of all types regardless of the type of building in which such residence is located." The proposal will split the allowed units between two apartment buildings. ?y¢n; i?�g�," RAC?! F+l P. C41' ktBS* v/. a- a�:!! �g. Utt •;s�;:cv.Frxrt!1ti+,�x+„v;N���: a�. Staff Report to the City C�..ncil L01-056, L01 -057 Page 6 18.46.060 Relationship of this chapter to other sections and ordinances A. Lot Size, Building Height and Setbacks 2. Building Height. Building heights may be modified within a PRD when it assists in maintaining natural resources and significant vegetation, and enhances views within the site without interfering with the views of adjoining property. For increases in height there shall be a commensurate decrease in impervious surface. The applicant is not asking for any variation from the MDR code for lot size and setbacks. The applicant is asking that the maximum building height limitation of 30 feet (TMC 18.12.070) and maximum building length limitation of 50 feet (TMC 18.50.083) be modified, see Attachment E. The proposed Lodge building will exceed the 30 foot height limit by 1'5 ' /2" to 3'4'/a ". This minor amount is needed to maintain the 5 in 12 roof pitch required by the multi - family design manual, given the size of the building. The project as a whole is well below the impervious surface standard. The general limit on building length in the MDR and HDR zones is 50 feet. With modulation that can be increased to 100 feet in MDR and 200 feet in HDR. There is no specific provision in the code for modifying the building length limitation, however the PRD does allow for flexibility on building type, setbacks, height, and lot size. The proposed building lengths vary between 140 feet and 240 feet. Given the nature of senior citizen housing the applicant states that it is not practical to split the project into smaller buildings. B. Off Street Parking The project will supply 84 parking spaces and 80 are required under the Senior Citizen Housing standards. C. Platting Requirements No new lots will be created so this section does not apply. A BLA will be required to adjust the boundary with Highline Hospital. D. Impervious Surface After development the site will be approximately 22% impervious. The code allows a maximum of 50 %. E. Recreation Space Requirements A 145 unit senior housing complex is required to provide at least 14,500 square feet of recreation space, at least 20% of which must be indoor. This project will provide approximately 5,000 square feet of indoor recreation space as libraries, a cafe, a TV room, fitness center, living and activity areas. Over 10,000 square feet of passive outdoor recreation space will be provided in the form of decks, outdoor seating areas, courtyards and paths. F. Landscape and Site Treatment for Sites with Geologic Hazard Areas See the photomontage in Attachment D for landscape coverage of the building at the time of construction and at 10 years. Staff Report to the City C. G. BAR Review Guidelines This project is subject to design review, see Section Two of this report. H. Single Family Site Plans Not applicable to this project. L01 -056, L01 -057' Page 7 18.46.080 Open Space The project will set aside 50% of the site as open space, exceeding the required 20 %. The sensitive areas will not be set aside as a separate tract, but will remain part of the lot to be maintained by the facility owners. 18.46.090 Relationship to Adjacent Areas The project works with the existing site topography to place the lower, two story section of the building adjacent to the single family houses at the southern edge of the site while the three story section faces the wetland. The Creekside building meets the side yard setback adjacent to the office buildings. The Lodge provides double the required side and front yard setbacks facing the residential development. 5. Time limitations, if any, for the entire development and specified stages have been documented in the application; Response: The applicant has stated that the site will be developed and both buildings of the project will be constructed in one phase as soon as approvals have been granted by the City. The PRD approval will expire if a complete building permit application has not been filed within twelve months of the date of Council approval. 6. Development in accordance with the Comprehensive Land Use Policy Plan and other relevant plans; Response: The project is a residential use in a residential zone. The Medium Density Residential Comprehensive Plan Designation allows up to 14.5 units per acre. The project proposes to create 145 units on a 10.4 acre site. 7. Compliance with design review guidelines (see TMC 18.60); and Response: See Section Two for a discussion of the project's compliance with the multi - family design criteria. 8. Appropriate retention and preservation of existing trees and vegetation recommended by the Director. Response: The PRD requires that a minimum of 20% of the canopy coverage on the site be preserved. The proposal would keep a little over half of the site as undeveloped wetlands with tree coverage. t . "" gAk�3 +c4i'.,44,3i% • fairag0: Mv xtss,- ..z. Staff Report to the City Council L01 -056, LO1 -057 Page 8 SECTION Two — DESIGN REVIEW In the following discussion, the review criteria per Section 18.60.050 of the Zoning Code are shown below in bold, followed by staff's comments. For the applicant's response to the design review criteria see Attachment C. DECISION CRITERIA — MULTI- FAMILY, HOTEL AND MOTEL DESIGN REVIEW 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi - family development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of -way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. Response: The project site is adjacent to LDR Zoning on the south and eastern sides. The closest corner of the building is 40 feet away from the southern s:, Staff Report to the City Ca ,cil L01 -056, LO1 -057 Page 9 property line and 31 feet tall to the roof peak. This height is similar to what would be allowed for a single family house and the setback is twice the required side yard setback. The wooded wetland areas to the north and east of the buildings will help to screen the three story sections from the downhill neighbors. The site has only two sections of street frontage. Access from Military Road is w provided by a 65 foot panhandle accented with decorative walls, a monument 2 sign, sidewalk and landscaped median. Emergency access to 32n Avenue will be 0 provided by a grasscrete driveway on an easement. cn ❑ co w Over half of the parking will be located underneath the Creekside building. The w�. other parking is broken into small groups along the access drive. The loading area w o for the kitchen and the dumpster enclosure are on the southern face of the Lodge. 2. BUILDING DESIGN. u_ a. Architectural style is not restricted, evaluation of a project shall be based on the w quality of its design and its ability to harmonize building texture, shape, lines and Z Fz- mass with the surrounding neighborhood. 1— p z F- b. Buildings shall be of appropriate height, scale, and design /shape to be in harmony 1.11 w with those existing permanent neighboring developments which are consistent with, ❑ or envisioned in, the Comprehensive Plan. This will be especially important for p - co perimeter structures. Adjacent structures which are not in conformance with the ❑ h Comprehensive Plan should be considered to be transitional. The degree of = v architectural harmony required should be consistent with the non - conforming u F structure's anticipated permanence. — z th c. Building components, such as windows, doors, eaves, parapets, stairs and decks U shall be integrated into the overall building design. Particular emphasis shall be p ►— given to harmonious proportions of these components with those of adjacent z developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. Response: The architecture of the buildings has a lodge theme with river rock, large wooden beams and shingles. The colors used are earth tones with a deep green roof, neutral siding and reddish brown wood. Detail is provided by changes in material, minor modulation of the exterior wall, changes in roof form and entry structures. Most windows have false mullions to add a traditional residential �5. Staff Report to the City Council L01 -056, L01 -057 Page 10 look. The pitched roofs have substantial eaves and bracket details at the gable ends. The only building in the immediate vicinity of comparable scale to the proposed project is Highline Hospital. The proposed buildings are much larger in scale than the single family development to the south and east, though this is anticipated by the multi - family zoning. On the Creekside building the length of the walls is broken up by a rhythm of projecting bays with shingled gable ends. The river rock base material is used more sparingly on the Creekside building than on the Lodge. The first floor of the east elevation conceals the parking area and has few windows or material changes. The Lodge building provides modulation with a rhythm of stone piers and columns and narrow projecting bays, some with shed roofs and some with gables. A porte - cochere will provide weather protection at the entrance and a balcony and patio look out onto the courtyard. The gable facade in front of the kitchen area on the south -east elevation is clad entirely in horizontal siding and does not have the mix of materials that helps to break up the other sections of the facades. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the affects of large paved areas, and break up visual mass. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. d. Appropriate landscape transition to adjoining properties shall be provided. Response: Roughly half of the site will remain undeveloped and the overall topography will not be significantly changed. The developed portion of the site will be cleared and replanted according to the landscape plan, see Attachment D. Additional native plantings will be provided to enhance the buffer on the west side of wetland C in exchange for a reduction in the buffer width. A mixture of deciduous and coniferous trees will be used for screening around the perimeter of the site. Minimum sizes for these trees will be 2'/2" caliper for the birch and maple and 8' for the leyland cypress per the Multi- family Design Guidelines. Special landscape areas include plantings around the entry fountain, a Staff Report to the City Co....e.il rose garden, rhododenron garden and orchard. Landscaping is used to partially screen the loading dock and garbage dumpster. Pedestrian paths will be provided between and around the buildings and from the buildings out to Military Road. Where needed light brown pipe railings will be installed along the tops of the retaining walls. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. b. Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with no off -site glare spill over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. Response: New pole light fixtures will be installed on the site throughout the parking areas. Bollard lights will line the walkway from Military Road to the special needs building. One freestanding monument sign has been proposed, the design is shown on page Ll of Attachment D. Benches will be provided at the plaza between the buildings, at an overlook area at the northernmost corner of the Lodge building and in the Creekside courtyard. Each unit will have an individual heater. HVAC equipment for the kitchen and common areas of the Lodge building will be concealed within a roof well. In addition to the landscaping along the southern edge of the site the applicant has proposed 530 feet of cedar fence and 295 feet of black slatted chain link fence. CONCLUSIONS SECTION ONE — PLANNED RESIDENTIAL DEVELOPMENT 1. Requirements of the subdivision code for the proposed development have been met, if appropriate; L01 -056, L01 -057 Page 11 AA.. '.i!E .".ut�Yd V1ZMAY11 ' r. . `CAS?7� `'}ID4'$:F= A:h:CtAiL?Y;.+1� Y5t11tYN01Q�Xa�A pGta�a..ewele.....a as. Staff Report to the City Council L01-056, LO1 -057 Page 12 The project does not involve creation of new lots or public streets. However right -of -way dedication along 32 Avenue South will be required. 2. Reasons for density increases, or lot size and setback reductions, meet the z criteria as listed in the Planned Residential Development District chapter of z this title; w The project does not require modifications to the density, lot size or setback o o provisions of the MDR Zone. c w J = 1-- 3. Adverse environmental impacts have been mitigated; u w No adverse environmental impacts are expected to result from the construction of this project. Tukwila's Sensitive Areas Ordinance, erosion control and g stormwater regulations will be enforced throughout construction. According to the traffic study there will be no traffic concurrency problems generated by the _ development. z 1- 0 4. Compliance of the proposed PRD to the provisions of this chapter and the w w Sensitive Areas Overlay District chapter of this title; The project as proposed will meet the requirements of the SAO by providing o U P- buffers and building setbacks from the wetlands and following the w w recommendations of the geotechnical report. Though the PRD process allows for an up to 20% increase in density, Living Care ui o has not asked for the density bonus and will meet the 14.5 units per acre standard for MDR. However they propose to provide the units in two buildings instead of z the 36 fourplexes that would otherwise be required. The PRD process provides this flexibility in building type. The additional building height requested by the applicant should not interfere with the views of neighboring properties and will assist the project in meeting design goals for pitched roofs. Therefore it meets the criteria for the height exception. The MDR building length limitation of 50 feet is more appropriate for individual fourplexes than a senior housing development. Residents of senior housing need interior, level hallways between all areas of the building. The applicant has used modulation and changes in materials along the facades to reduce the scale of the walls which was the design goal of the length limitation. Therefore staff supports the applicant's request. The number of parking stalls provided exceeds the number required by code. The amount of impervious surface is far below that allowed by the code. Recreation requirements for senior housing will be met. New and existing trees should provide the required amount of building screening. More open space and trees will be retained than required by code. Staff Report to the City CL .:i1 LO1 -056, LO1 -057 Page 13 5. Time limitations, if any, for the entire development and specified stages have been documented in the application; The applicant has stated that the site will be developed and both buildings of the z project will be constructed in one phase as soon as approvals have been granted by z the City. The PRD approval will expire if a complete building permit application re 2 has not been filed within twelve months of the date of Council approval. 6 v 0 - O 6. Development in accordance with the Comprehensive Land Use Policy Plan and N 0 Lii other relevant plans; Ill = - F 0 O The proposed use, senior citizen housing, is consistent with the intent of the MDR "� Zone and Comprehensive Plan Designation. The project proposes to create 145 g units on a 10.4 acre site which meets the MDR density standard. u) a 7. Compliance with design review guidelines (see TMC 18.60); and Z i See Section Two for a discussion of the project's compliance with the multi- w o family design criteria. j o uj U 8. Appropriate retention and preservation of existing trees and vegetation a F- recommended by the Director. = 0 1- — The project would preserve a little over half of the site as undeveloped wetlands u . z with tree coverage which exceeds the PRD requirement of a minimum of 20 %. o co 1- _ 0~ z SECTION TWO — DESIGN REVIEW 1. SITE PLANNING. The buildings are sited to work with the slope by placing the lower sections next to the closest neighbors and the taller sections next to the undeveloped areas. The proposed buildings, while larger than the neighboring single family homes, are in proportion to the size of the site. The majority of the parking is hidden under the Creekside building and the other parking areas are distributed around the buildings and broken up by landscaping to reduce their visual impact. 2. BUILDING DESIGN. The proposed buildings present a consistent architectural expression that is in keeping with the residential nature of the project and the wooded site. The designs share similar elements yet there is sufficient variety to avoid monotony. The Creekside building would benefit from additional river rock detailing around the base of the east and south elevations to add human scale to the rather blank �o� - 3C) Staff Report to the City Council L01 -056, LO1 -057 Page 14 3. LANDSCAPE AND SITE TREATMENT. Half of the site will be preserved as wetlands and open space. The proposed landscape plan provides an attractive entryway to the site, partially screens the buildings from the adjacent residences, and softens the edges of the building. The plant size and numbers meet the code requirements. 4. MISCELLANEOUS STRUCTURES. The freestanding monument sign proposed for the site will need to demonstrate that it meets sign code standards for size and height at the time of permit. first floor. The gable at the center of the south -east elevation of the Lodge building should be detailed with the same mix of materials as the other bays and building ends. Site lighting has been designed to avoid off -site glare onto the neighboring residential properties while safely lighting the site. A lighting plan submitted by the applicant shows that there will generally be .8 footcandles of illumination or less at the property line. The slatted chain link proposed along a portion of the south edge of the property is incompatible with the adjacent residential use. The cedar fence proposed along the rest of that side should be continued along the entire length, eliminating the chain link. The HVAC equipment will be screened by roof forms. RECOMMENDATIONS Staff recommends approval of the Planned Residential Development as proposed. Staff recommends approval of the Design Review with the following conditions: 1. The concrete base along the east elevation of the Creekside building and the planter on the south elevation will be clad with the river rock veneer. 2. The gable at the center of the south -east elevation of the Lodge building will be redesigned to include a mix of materials similar to other sections of the facade. 3. A cedar fence will be installed along the entire south property line. 4444460g :114Ittx.,,s41.4,4 doc: Miscperm City of Tukwila Department of Community Development / 6300 Southcenter BL, Suite 100 / Tukwila, WA 981831(206) 431 -3670 File Number: E01 -019 Applied: 07/23/2001 Issue Date: 01/29/2002 Status: ISSUED • DETERMINATION OF NON - SIGNIFICANCE (DNS) Proponent: LIVING CARE SENIOR HOUSING DEVELOPMENT Lead Agency: City of Tukwila Description of Proposal: SENIOR HOUSING PROJECT WITH 120 UNITS OF ASSISTED LIVING AND 25 BED ALZHEIMER UNIT Location of.Proposal: • Address: 12844 MILITARY RD S TUKW Parcel Number: 1623049001 Section/Township /Range: NE 16/23/4 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmenta impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197 -11- 340(2). Comments must be submitted by feb . 1"b ao o 2_ . The lead agency will not act on this proposal for 14 days from the date below. Steve Lancaster, Responsible Official City of Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 (206)431 -3670 E01 -019 .31 l ua2-1 30' Zoe Date Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21 C.075) Attachment A z z aa • � J U O 0 to J = H 0u_ w 0 g Q I w z = rr H O w ~ • w O � O — o 1— wW 2 u- Z w - • I O ~ z City of Tukwila Department of Community Development Steve Lancaster, Director TO: Jack Pace, Planning Manager FROM: Nora Gierloff, Associate Planner RE: Riverton Creek Lodge DATE: January 28, 2001 Project File: E01 -019 Associated Files: LO1 -052 BLA LO1 -056 Design Review LO1 -057 PRD MEMORANDUM Applicant: Living Care Senior Housing Development Project Location: 13112 Military Road South Parcels #162304 -9001 and -9179 Steven M. Mullet, Mayor Studies submitted with the applications include: Traffic Impact Analysis by Transpo dated December 2001 Wetland Report by Adolphson dated July 2001 Level 1 Downstream Analysis by Triad Associates dated 5/4/2001 Geotechnical Investigation by Redmond & Associates dated 11/20/2000 Attachment: A. Site Plan Project Description: The completed project will provide 145 units of senior housing in two buildings on a 10.42 acre site. A special needs residence will house 25 individuals with Alzheimer's disease and an assisted living facility will contain 120 apartments. The site contains steep slopes and three Class 1 wetlands. Approximately 15,000 cubic yards of cut and 12,000 cubic yards of fill will be required to create building sites. Agencies With Jurisdiction: City of SeaTac Washington State Department of Ecology ri 3 00 Soritheen ter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431-3665 Attachment B 3y. ValVue Sewer District Water District 125 Comments to SEPA Checklist: z None. w Summary of Primary Impacts: ' 6 J U 1. Earth - During construction the site will be graded and some structural fill will be placed. A u) 0 retaining wall will be built adjacent to the wetland buffer along the northeastern edge of the project. Minor soil erosion during construction is a possibility, but this will be controlled with a temporary cn a._ erosion and sedimentation control plan. Approximately 22% of the site will be covered by impervious surfaces after construction. No negative earth impacts are expected to result from the project. II. a a 2. Air - There will be exhaust emissions from construction equipment and trucks carrying the cut Z = and` soil and construction materials during the project. The project's air emissions when 0 complete will consist of automotive traffic to and from the site. A traffic impact analysis was W !— uj submitted as part of the environmental review. U 0 3. Water — The site contains three Class 1 wetlands that are tributary to Riverton Creek. The 100 0 �- foot wetland buffer and 15 foot building setback will be maintained except for a 320 foot section i 0 adjacent to wetland C. The Applicant is preparing a mitigation plan in exchange for a 50% buffer reduction. The plan will have to meet the criteria and standards in Tukwila's Sensitive Areas z Overlay District. U 1— An underground detention vault and water quality feature will be constructed in the southeastern z corner of the site. Water from the vault will be discharged into a roadside ditch along the west side of 32 Avenue South. No hazardous wastes are expected to be released during or after construction. 4. Plants — Approximately 50% of the site will retain tree canopy cover after development. New landscaping will be installed along the west and south edges of the site, around the buildings, and throughout the parking areas. 5. Animals — Other than the wetlands the site does not contain significant animal habitat. The on- site wetlands are tributary to the salmon- bearing Riverton Creek. 6. Energy and Natural Resources - The project will require energy for construction equipment, vehicles coming to the site and building operation after completion. The project will be required to meet current energy codes. 7. Environmental Health — Construction activities and all HVAC equipment must meet Tukwila's noise ordinance. 8. Land and Shoreline Use - The proposed project will not affect the shoreline as the Green/Duwamish River is approximately 3 /4 of a mile east of the site. A small portion of the site is zoned LDR (single family) and the rest is zoned MDR (multi - family). 9. Housing - The proposal will provide housing for up to 160 senior citizens. One vacant single a family house will be demolished. 1— w o_ 10. Aesthetics - The project is subject to the Design Review and Planned Residential Development processes including a hearing before the City Council. The building permit drawings and co o constructed project must agree with the BAR approved design. w = J U) LL 11. Light and Glare - Site lighting will be provided by new light standards along the driveway and w 0 parking areas. Light levels are expected to vary from 0 up to 1 footcandle at the residential property g line. The project will need to balance site lighting to enhance safety without causing negative u. impacts to the residential zone to the south. = d I— w z 12. Recreation - The proposal will not affect existing recreational facilities and will provide both H indoor and outdoor recreation for its residents. z o 13. Historical and Cultural Preservation - The site is not known to have any historical or cultural 8 significance. a 1— wW 14. Transportation - A traffic impact analysis by Transpo was submitted showing that no off -site iz traffic mitigation measures are warranted. The left turn pockets on Military Rd. requested by the w z City of SeaTac are still being discussed and Tukwila is still waiting for the issue to be resolved. o Tukwila will not require any traffic mitigation fees for the project. o I- Pedestrian paths will be provided between and around the buildings. One driveway is planned onto Military Road with a second for emergency vehicles only onto 32nd Avenue. 15. Public Services - The project will slightly increase demand on public services as up to 160 residents will be added to the site. 16. Utilities - The project will increase the use of utilities on site. The site is in the Val Vue Sewer District and Water District 125. Power is available from City Light and natural gas from Puget Sound Energy. Recommended Threshold Determination: Determination of non - significance. 1 z 3 (0. Riverton Creek Lodge August 2001 1. SITE PLANNING The proposed project adjoins property zoned Office, Medium Density Residential as well as property zoned Low Density Residential (LDR). There are five LDR sites that physical adjoin the proposed project site. With this in mind the proposed project was designed with a tree lined boulevard type approach and other landscape screening to provide ample privacy for both the proposed project as well as for the neighboring residential properties. Also, there are two buildings designed for the site. One building, the Special Needs Residence, is a one -story building over a daylight basement parking garage. The other building, the Assisted Living Residence, is a primarily a two -story building with a daylight basement. The proposed project is designed with sensitivity to the need for privacy for both the residents of the proposed community and the neighboring LDR properties. The proposed project is designed to blend harmoniously with the natural environment. The exterior finish materials are a cultured stone base, a cedar shingle gable and a composition roof. Natural features including existing significant trees and stands of trees and wetlands shall be preserved and enhanced. The proposed project is designed to provide an integrated linkage from pedestrian and vehicular facilities to building entries. Surface parking includes pedestrian sidewalks to the primary building entries and exits. Cover parking includes continuous covered walkways to building entries. There is only one access driveway off of the main arterial servicing the proposed project, thus minimizing interruptions in the right of way and enhancing pedestrian and vehicular traffic safety. The proposed project is designed to provide varying degrees of privacy of the individual residences. The arrangement of the building provides a variety of outlooks, the wetland views to the north, the mountain views to the south, and both views to the east. This design encourages the resident to move about the building's community areas to seek the setting that suits their needs. The landscape design fills in to screen local views of the adjacent LDR sites and between walkways and residential units on site. The parking and service areas are designed with screening in reduce the visual impact of a large paved area. Rather than the typical perimeter parking normally associated with suburban assisted living projects, the parking is largely internal. The majority of parking is in the day - lighted garage below the Special Needs Residence. The surface parking, largely for guests and service is found adjacent to the main entries to the two buildings and the service area of the Assisted Living Residence. This surface parking is screened from the neighboring LDR by landscaping. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long -term structures. Although the proposed building form is large with respect to the neighboring LDR, it provides an appropriate transition in scale and use from the hospital and 1 er 'nF4st =:iyjti3`yfi{ .'kt Attachment C hi r t !'a, w'. r t Z . "Y, IX7 office buildings also adjacent to this site. The Lodge concept employed here as an architectural parti, is compatible with the slopes, wetlands and wooded nature of the site. Both buildings are set into the hillside and seem to extend out into the trees as the natural grade falls away. This permits the residents to connect with the landscape at grade and from a higher bird's -perch perspective within the building. The scale of the individual buildings is softened by modulation and the use of natural looking materials. 2. BUILDING DESIGN The proposed project's architectural style, building texture, shape, lines and mass harmonize with the surrounding neighborhood. Rather than mimic the design elements and building scale of the adjacent LDR, which would not result in a configuration compatible with the needs of seniors or accessibility requirements, the Lodge concept we employ reinforces the value of the natural setting in the vicinity. The combination of a simple building form with modest modulation, high quality building finishes and muted earth tone colors will coalesce into a building that will look at home in the tall trees that are in the backdrop. The proposed project's building components (windows, doors, eaves, parapets, stairs and decks) are integrated into the overall building design. Large roof overhangs, heavy timber framing, and lightweight decorative iron railings are balanced in proportion to the building modulation. A simple palette of two or three widow types and casing styles will prevent monotony, and enrich the overall composition. The overall color scheme works to reduce building prominence and blends in with the natural environment. The color scheme intends provide camouflage of the buildings' scale with some limited complimentary accent colors closer to finished grade floors levels. The proposed project is designed to break up uniform vertical and horizontal planes with building modulation to create additional architectural variety. Although the long ridgeline appears unbroken on the elevation drawings, gable roofs over the projecting bays will eclipse the ridgeline and obscure it from view from the surrounding finished grade. The overall composition strives to balance the long ridgeline associated with Lodge construction with vertical bays that mimic the treed setting. 3. LANDSCAPE AND SITE TREATMENT The proposed project's existing natural topographic pattern and significant vegetation contributes to the natural beauty of the area and assists in defining a sense of place. Toward the wetland the proposed landscape leaves the natural setting intact with clear views from the building interior and exterior community spaces. The proposed landscape design provides dense screening between the Special Needs Residence and the adjacent office buildings, as well as layered screening between the proposed project and the adjacent single - family residences. This layered screening will also soften the presence of the proposed buildings. The proposed project's landscape treatment shall enhance existing natural features, help separate public from private spaces, strengthen vistas and views, provide shade to moderate the effects of large paved areas and break up visual mass. The wetland area will have the effect of a preserved green belt with the implied privacy associated with such features. The proposed landscape will be more manicured. The contrast will be in part what helps to define public from private similar 2 3 7 �. � t.v �vt•�F. +�..cr.. +fyr4r. �r:va to most single- family residences. The landscaping of the courtyards will provide transitional zones. Walkways, parking areas, terraces and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, and to on -site recreation areas shall be provided. Walkways will be lighted with low scale light standards with controls that limit light spillover to adjacent properties. Appropriate landscape transition to adjoining properties is provided through careful selection of plant materials with respect to performance and mature growth. 4. MISCELLANEOUS The proposed project shall provide adequate screening of service areas through plant selection and architectural screening devices. Mechanical equipment on roof or ground shall be screened from view and shall be designed as an integral part of the architecture and landscaping. Exterior lighting standards and fixtures are designed and sized consistent with safety, building architecture and adjacent area. Lighting is designed to shield and restrain with no off -site glare spill over. 5. CONSISTENCY WITH ADOPTED PLANS AND REGULATIONS The proposed project 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. 3 Sets Date Sheets Description Action 1 JAN 28 2002 11 24X36 PRESENTATION SET (SOME COLOR) 1 JAN 28 2 8.5X11 PROJECT OVERVIEW AND DESCRIPTION 1 JAN 28 2 LETTER REGARDING CODE CONSISTANCY 1 JAN 24 6 EXTR'R LIGHTING CUT SHEETS AND LUMINAIRE PLAN 1 JAN 24 REVISED SEPA CHECKLIST TRANSMITTAL LETTER PROJECT: RIVERTON CREEK LODGE TO: City of Tukwila, Planning Dept. ATTN: NORA GIERLOFF PROJECT NO: 20104 DATE: JAN 29 2002 WATTENBARGER A R C H I T E C T S If enclosures are not as noted, please inform us immediately. If checked, please : - Acknowledge receipt of enclosure WE TRANSMIT: _ herewith in accordance with your request FOR YOUR: approval use THE FOLLOWING: _ drawings _ specifications change order under separate cover via _ - information _ - distribution to parties record review and comment _ samples product literature A . Action indicated on item transmitted B. No action required C. For signature and return to office COPIES TO: TRANSMITTAL ONLY: LIVING CARE SENIOR HOUSING (with enclosures) Return enclosures to us shop drawing prints shop drawing reproducibles D. See remarks below E. For signature & forwarding as noted under remarks REMARKS: Ms. Gierloff, 12 sets in 11x17 format (color also) will follow along with the color - materials board late this week. Please contact me if you need additional submittal information. Wattenbarger Architects PLLC Larry A Johnson AIA 275 118 Avenue SE, Suite 208 • Bellevue, WA. 98005 • (425) 453 -0606 • Fax (425) 453 -4772 F -MAII IarrvitFAINatfPnharnPr rnm ,.J -24 -02 12:56P UNITY — ELECTRIC CONST. UNITY ELECTRIC C O n S t r Li C r i o n, i r) C, contrtic iOr,s & engineers January 24, 2002 Mr. Larry Johnson Wattenbarger Architects 275 118 ' Ave. SL, Suite 208 Bellevue, WA 98005 Re: Riverton Lodge Subj: Site Lighting Design Dear Larry, Pursuant to your request for preliminary site lighting design, we provide the following information for your use: 1. Preliminary site lighting plan with luminare locations and estimated foot- candle levels. 2. Submittal sheets of proposed fixtures with photo metric data. Our design approach addresses potential light spillage to adjacent properties by utilizing "cut-off" type luminare fixtures with forward throw distribution, low -level pathway fixtures and low wattage building mounted lighting. Please advise if further information is required. Very truly yours, ELECTRIC ONSTRUCTION, INC. //A1 tu. Brian W. Hicks BH /tj S/ j/ Riverronl ndge /LtrSiteLighUDesign. c!or • j;70 Iron Court • Shasl.i Like, CA 96019' • Tel: 530 -275 -3000 • Fax 530 775.3060 Licensed in Arizona, California, Colorado, Idaho, Nevada, Oregon. Utah, and Washington E -Mail: unityca@awwwsome.com P. 02 I Jan -24 -02 12:56P UNITY, ELECTRIC CONST. FEATURES HOUSING — Heavy - gauge, spun aluminum in centriform shape. Recessed, combination -head, quick -turn fasten. ers. Positive - locking device retains housing in open posi- tion during servicing. Standard finish is dark bronze (008), polyester powder, with other architectural colors available, LENS FRAME — Permanent -mold, cast aluminum lens frame. Butyl rubber gasket and EPT, closed -cell foam gasket prevent entry of outside contaminants. Brushed alumi- num legs are factory installed into lens frame. LENS — Impact - resistant, tempered glass, sag lens. MOUNTING — Slipfitter pole -top mounting for 23/8" 0.D. x 5" high tenon. Mounting hardware cartoned separately. OPTICS — One- piece, hydroformed, multi- faceted, anodized aluminum reflectors. Two IES cutoff distributions avail- able: Typo III (Asymmetric) or Type V (Square). Reflectors hinge out for servicing and are field interchangeable. ELECTRICAL SYSTEM — Constant - wattage autotransformor is 100% copper wound and factory tasted. All electrical components are unitized on power module for ease of installation and maintenance. Positive - locking quick -dis- connect plugs on primary and secondary. SOCKET — Horizontally- oriented, mogul -base, porcelain socket with copper alloy, nickel - plated screw shell and center contact. UL listed 1500W -600V, 4KV pulse rated. LISTING— UL listed suitable for wet locations. Listed and labeled to comply with Canadian Standards (see Options). ORDERING INFORMATION Choose the boldface catalog nmmancletum diet best suits your needs and write It on the appropriate lino. Order accessories as separate catalog number. KQR 1000M I 1T 1 Series Distribution l I Voltage I I Mounting IES Type III 120 '> RPF Round pole Asymmetric --> zoet fitter R5S IES Typo V Square Y (standard) SPF Square pole litter 347 4110' TB KQR 200Mr 113 —> KDR 2SOMa KOR 320Ma KQR 3SOMs KQR 400Ms KQR 1000M NOTES: 1 Consult factory for availability in Canada. 2 Optional tnulli -tap ballast 1120, 200. 240. 277V). (120, 277, 347V in Canada). 3 May be ordered as arrossnry. 4 Other erchltectural coiort: evelleblo; see Architectural Cetera brochure. b May ho ordered whit SCWA or LLRPSL. 6 Must be ordered with SCWA or LLRPSL. l I� L /THON /A LIGHT/NO ARCHITECTURAL OUTDOOR LIGHTING Catalog Number Type i Contriform post -Top Cutoff Area Lighting Specifications EPA: 2.0 ft" (.19m') Diameter: 26 (66.01 Housing Depth: 12 -1/4 131.1) Overall Height: 32 -1/2 182.6) Weight: 71 lbs 132.1 kg) Options Shipped Installed In Fixture Architectural Colors (powder finish)' SF Single fuse (120, 777V) Standard Colors OF Double fuse (208, 240, 4BDV) DB Durk bronze (standard) PER NEMA twist -lock receptacle DWH White only (no photocontrol) DBL Black CR5 Quartz restrike system. 1500W max. 120V lamp not included) HS House side shield (R3 only) LS Lamp support EC Emergency circuit CR Corrosion resistant finish CSA Listed and labeled to comply with Canadian Standards SCWA Super CWA Pulse Start Ballast (TB only) LLRPSL Law Loss Reactor Pulse Start Ballast (277V only) Shipped Separately' PEI NEMA twist-luck PE (120, 208, 240V) PE3 Nemo twist -lock PE (3471/) PE4 NEMA twist -lock PE (480V) PE7 NEMA twist -lock PE (277y) SC Shorting cap for PER option I --- Diameter --1 P.03 KQR METAL HALIDE 200W, 250W, 320W, 350W, 400W,1000W 35' to 50' Mounting T HO DH All dimensions are inches (centimeters) untoce otherwise specified. Example: KQR 1000M R3120 SF DDB Classic Colors OMB Medium bronze DNA Natural aluminum 055 Sandstone DGC Charcoal grey DTG Tennis green DBR Bright red DSB Steel blue Architectural Class 1 Anodize ADB Dark bronze (housing only) 335 -KO Jan- 24 -02 12:57P UNITY - .,ELECTRIC CONST. KQR Centriform Post -Top Cutoff Area Lighting Coefficient al Utilization Initial Footcandles KQR 1000M R5S Test No.1195122101 COEFFICIENT OFUTIUZATION .1 a 3 .4 .5 5 �r 7 597 I as �� 335 -KOR 01959 1 Irhnnia Lighting, Hew. 9191 33GKOR.P65 6 2 0 t 3 a 2 5 1000W Metal Halide !Ding, 110000 rated lumens. Foo candle values based o1140' mounting he ght, Distribution R5S, cutoff. NOTES: 1. Photomotrir data fur ogler dleiribttIons can bn accouod from the Utholne Lighting wrhsito. (www.Lithonle,com) 2. For eiecttiul charoeterietice, consult tochnlcal dots tab. 3. Tested to currant IES and NEMA slenderds under etnbilisnd laboratory conditions, Vnrintis oparotinll factors can cause differoncns batmen laboratory and actual field r11eeejremnnts. Dimeuaiurle and epeCilicetlone am based an the moat current nvnlloblo data and ere (iuniser to change. Mounting Height Correction Factor (Multiply the to level by the corroctinn factor) 30 h.- 1.711 35 ft, =1.31 e2 ft. -0.91 45 h.= 0.79 Existing Mounting Hedghts c Correction Factor New Mountlrp Height � L /THON /A LIGHTING ARCHITECTURAL OUTDOOR LIGHTING P.O. BOX A, CONYERS, r:FORCIA 30012, TELEPI IONC 770.97240M FAX 770 143.2035 IN CANADA:1100 60711 AVC., LACHINE. QUEBEC HBT2V3, A UNIT Or N.S.I H0l DINGS, INC. P_04 • Jan -24 -02 12:57P UNITY ELECTRIC CONST. FEATURES HOUSING — Rugged, die -cast, soft corner aluminum housing with 0.12" nominal wall thickness. Ex- truded 4' soft corner arm for pole or wall mounting is standard. DOOR FRAME — Die -cast door frame has impact - resistant, tempered, glass lens that is fully gasketed with one -piece tubular silicone. OPTICS — Anodized, aluminum hydroformed /seg• mented reflector. Four IES cutoff distributions available: Type II (asymmetric); Type III (asymmet- ric); Type IV (forward throw); Type V (square). ELECTRICAL SYSTEM —• High reactance, high power factor ballast for 100W. Constant- wattage au- totransformer for 175 -400W. Ballast is copper wound and 100% factory tested. FINISH — Standard finish is dark bronze (DDB) poly- ester powder finish, with other architectural col- ors available. SOCKET — Porcelain, horizontal, position oriented, socket with copper alloy, nickel - plated screw shell and center contact. Medium base socket used with 100W & 150W, mogul -base socket used with 175 -400W. UL listed 1500W -600V. LISTING •• UL 1572 listed for wet locations. Listed and labeled to comply with Canadian Standards (see Options). ORDERING INFORMATION Choose the boldface catetOO nomenclature that bast eulte your needs and Write it nn the eppropilete line Ordor accessories ae separate Mahn: number. KAD AMM_ Series KAD 100M KAD 150M° KAD 175M KAD 200M' KAD 260M' KAD 320Ma KAD 350M --•�► KAD 400M' Distribution 1 R2 IES type U asymmetric 33 IES type Ill asymmetric' R4 IES type IV lorward throws R5S IES type V square Voltage I I 120 -- .SPD04 — �• 208' 240 277 317 410 TB' Mounting Square pole (4' arm) (standard) Square pole (9' arm)' Round pule (4' arm) Round pole (9' arm)'• Wood Dole or wall (4' arm) Wood pole or wall (9' ann) Well bracket (4' ann) (When ordering KMA, DAD12) Shipped separately KMA Mast arm adapter KTMB Twin mounting bar DAD12P Degree Arm (Pole) DAD12WB Degree Arm (Wall) SPD09 RPDO4 RPD09 WWDO4 WWDO9 WBD04 LMem NOTES: I House side shield available. 2 Optional multi -tap ballast (120, 208,249 277VI. 3 The SPD09, RPD09 or WWD09 must be used when two or more luminaires are orinnled on a 9p" drilling pattern. 4 May be ordered as accessory 5 Reduced jacket ED28 lamp muss be used. 0 Additional architectural volute evadable; please see point brochure. 7 Must useRP009. 8 May be ordered with SCWA ur LLRPSI., 9 Must be ordered with SCWA or LLRPSL. 10 Cnnsut factory For avail: thinly in Canada. 11 ORSTD available in seteot wattages; consult factory. IA L /THON /.4 L /GHT /NG GENERAL PURPOSE OUTDOOR UGHTING Catalog Number Typo CONTOUR L P I E 5 -'' ��•�. ` • ••..... + _ l • r w _ - 1I Soft Square Cutoff Lighting Options KAD METAL HALIDE 100W, 150W, 175W, 200W, 250W, 320W, 350W, 400W 20' to 35' Mounting Standard dimensions i • - 7 - 7.118' EPA:1.2 i (18.1 cm) Weighs 41 lbs (18.6 kg) .. — Length: 171/2" (44.5 cm) Width: 17 -1/2' (44.5 cm) 4 "_ — ___ 17 1/2' I Depth: 7 -1/8' (18.1 cm) (10.2 cm) 144.5 cot) Example: MD 400M R2 120 SPD04 Shipped Installed Architectural Colors° SF Single fuse 1120, 277, 347V, n/a TB) Standard Colors DF Double fuse (2D8, 240. 480V, n/a TB)- -. DDB Dark bronco PER NEMA twist-lock receptacle (standard) only (no photocontrol) DWH White DRS Quartz restrike system (250W maximum, DBL Black lamp not included)" CSA Listed and labeled to comply with Canadian Standards Classic Colors DMB Medium bronze RJ Socket position for high performance DNA Natural aluminum optics (R2.R3, R55)5 DSS Sandstone SCWA Super CWA Pulse Start Ballast (TB only) DGC Charcoal gray L1.APSL low Loss Reactor Pulse Start 1277V DTG Tennis green only) DBR Bright red DSO Steel blue Shipped separately° PE1 NEMA twist -lock PE 1120, 205, 240V) PE3 NEMA twist -lock PE (347V) PEI NEMA twist - lock PE (480V) PE7 NEMA twist -lock PE (277V) HS House side shield (R2,R3, R4) KADVG Vandal guard KADWG Wire guard Accessories: Tenon Mounting Slip fitter Order es snpnratc cateluu number. Number 01 fixtures Tenon 0.1). One Twu44180° TwoO90° Threu@l20° Three 090' 2-3/8' 120 -190 120.280 T20 -290' 720.320 720-390 2 725.190 125.210 125 -290 T25 -320 725 -390 4' 135 -190 T30.280 130 -290' T30.320 130 -390 kr 'y •''7'n�...T�tr tar;- K1.2 >: tra P.05 Four @90" 120.490 T25.490' T30.490 KADM1 Jan -24 -02 12s57P UNITY., ELECTRIC CONST. KAD 400M Arm - mounted Soft Square Cutoff Coefticientofthilization -- Initial Footcandles KAD R2 Test no. 1193083101 COFFAI:IEN Of UTILIZATION 1 .2 , 3 .4 5 4 KAD R4 Test no. 1191110101 COEFFICIENT OF IITILIZAI IUN n .1 .2 .3 .4 5 KAD nm 01999 Lithnnia Lighting, Rev. 1/00 KADM1.P85 n 2 i 4 ti 400W Metal Halide lamp, 32,000 rated Imam Footcandle vaIuas based 011 30' mounting height, Distribution Type II, cutoff. 6 6 2 7 400W Metal Holidn lamp. 32,000 rated Iumons. Fuotcelldle values bo>:od on 30' mounting height Distribution Type IV, cutoff. Notes: 1, Phammetric date for other distributions can be acceesnd from the Uthonle Lighting website. Iwww,Llthonia.coml KAD R3 Test no, 1192040902 n.0 0.25 o I 400W Metal Halide lamp, 32.000 rated lumens, Footcandle values baead on 30' mounting height, Distribution Type ill, cutoff. KAD R4HS Test no. 1192061101 5 25 COEFFICIENT OF IITIU[al !UN 11 .1 .2 .3 4 .5 0 1 COCFCICNT OF UTILIZATION .3 2 3 .4 .5 4 .6 7 5 6 .6 400W Metal Halide Imp, 32,000 rated lumens, Footcandle values booed on 30' muuntinp height, Distribution Type IV, cutoff. Electrical Characteristics Line current Primary Primary (Amps) dropout Input Power Regulation Wattage /ballast voltage Start/Operating voltage watts factor ( %) line V = Lamp lumens 120 2.50/4.00 55 400CWA 208 1.45/2.30 95 Peak -lead 240 1,25/2.00 110 455 90+ 110% = *10% Autotrensformer 277 1.10/1.75 125 480 ,13/1,00 225 • Tested to current IES and NEMA standards undnr stabilized laboratory conditions. Various operating lectors can cause differences between laboratory data and actual field measurements. Dimon =ions and epeclnaatians on dile sheet are hnsod on the most current nvoilabla data and are euhjnct to change withnut notice. KAD R3 RJ Test no, 1192041502 0 COEFFICIEN I OF U I ILI2ATION 0 1 .7 ;I .4 .5 0 2 2 3 4 cuEFfICIENT OF UTILIZATION .1 2 .3 .4 .e KAD R5S Test no. 1193111901 400W Motet Welkin Tamp, 32,000 rated lumens, Footcandle values based urt 30' (Mounting height, Dletrlbutlon Type 111, ctnnff, 5 .6 6 6 4 6 2 3 Mounting Height Correction Factor (Multiply 1110 fc level by thn carrectiun Hattori 25 ht. -1.44 36 h. = 0.73 40 ft. -.68 Eahreng Mounting HeIght7 Correction Factor Nov/Mounting NMoht 2 3 400W Motel Halide lamp, 32.000 rated humans, Footcandle voltaic based un 30' mounting height Distribution Typo V, cututt. rA L /THON /A L /GHT /NG „" GENERAL PURPOSE OUTDOOR LIGHTING ONE LITIIONIA WAY, CONYER6, GEORGIA 30012. TELEPHONF 770.922.0000, FAX U04216 ■ww.litgnie,aam • IN CANADA: 1100 60114 AVC . LACHINE, OUEBEC HOT 2V3 P_ 06 @kTx TGl 36 idiv 5 Y y� :a d :14k,„414-‘4q:11 i File: LO1-0056 35mm Drawing #1 LUMINAIRE SCHEDULE Willie Baxter Dab Aug 2 2001 Sul* 1/32"= 1' Symbol Label Qty Catalog Number Description Lamp FIN Lumens LLF O A 3 KOR 250M R3 ROUND AREA LIGHT, SHARP CUT -OFF HALIDE (1) METAL HIDE 950204091ES 20500 0.72 B 2 KAD 400M R4 HS DIE -CAST CUTOFF LUMINAIRE WITH HOUSE SIDE SHIELD 400 WATT METAL HALIDE 92061101.IES 32000 0.72 II a a C 2 KAD 400M R2 DIE CAST SHOE BOX M400/11 93083101.IES 32000 0.72 Calculated By Willie Baxter Dab Aug 2 2001 Sul* 1/32"= 1' Drawing No. M211 -01 1 of 1 STATISTICS Description Cale Zone #1 0.7 4 01 00 0.9 fc 10.0fc 0.0fc N/A IA Avg Max Min MaxIMin 21 1.9 OM 04 04 0 4 2.4 40 73 54 2.3 I as 06 0 12 13 1.I 12 •.9 04 03 02 1 2.i 24 22 2 67 06 0 as OS 04 0.4 0 14 23 15 22 13 47 03 02 12 01 0.5 0 20 42 4 ••9 2.6 t5 06 13 Ls 52 La I 5.4 OL 02 an 0 I. I 0 5 4 •9 0.5 022 14 2.4 GO 0.4 02 03 t 1.7 21 20 5.9 1A 03 02 0.3 IIIIIIIII!!I 2.0 IL I.I 2.1 21 13 O 20 • 2.6 to a to 42 41 01 U 15 Q] 31 01 to 01 a0 00 a /o ao Oo Q0 00 40 40 CO 00 00 00 41 42 02 02 12 12 16 11 19 14 31 20 1 0.3 01 0.1 0.0 .13 0S 02 01 01 t3 14 a6 0 19 1. 06 13 01 01 00 00 04 as 16 t3 16 a4 02 •1 00 00 0• 0.7 1.3 35 52 26 1. 05 02 41 01 00 0 S6 0 31 IL 47 03 01 0 00 00 0• /'• 1.7 3 .. ._E . 2.1 l0 03 13 02 a •1 01 • al 0.1 02 1.5 3. 14 64 1 xi 12 06 as 04 01 n1 Cy,„, 0 1 4 S] 4.6 2.6 1.1 0.9 16 1a •2 II a0 0. 00 0.• 01 ! 1 a2 •] O. 1 1• 1. 17 z3 2.9 .4 z� 09 06 13 •2 01 00 ¢o co oo a0 00 ao 0 0 •1 II 0 � a7 11 ¢ • 5 2.9 }4 ¢9 06 n 02 01 •• 0 4 4 4 0 a0 a0 aA a0 00 a0 as a0 •0 00 02 33 45 47 04 06 II 1 a7 0.3 02 DI ao 4 co 40 04 00 00 4 40 00 00 a0 00 00 00 n0 as 01 02 a1 0 02 n4 a] 01 11 40 00 ILO 0.0 05 t0 00 40 10 a0 CIO 00 30 40 00 00 00 63 06 a ` 2 3 01 0.1 4 06 St 03 al 01 00 • 00 a0 •• •. •• •. •0 40 00 00 00 ¢1 II IL Q4 0 a7 0 03 1 0 •L II Q3 1 It 02 67 03 QI 0 a7 a4 at as II a1 0A al 10 a0 10 00 as 1L a0 9 15 15 L7 t.9 2.1 L9 9 as 03 0) 14 03 44 0.4 0.7 01 OS IS 07 OA 04 04 0.3 7 OS 0.0 aI a7 a4 02 02 02 0.4 06 P6 0 A 06 06 15 13 as 01 al at al 02 02 02 02 02 0t 02 02 02 az 02 02 02 02 02 02 02 03 02 02 02 02 02 02 01 II as 02 02 0.3 a4 a4 Os as Qt 0.4 43 12 02 01 01 10 UI al II II 0.1 a1 01 al 01 0I 01 41 01 II 01 as II 0l at as 0.1 as as as as 01 co as 0.1 01 Living Care SeniorHousing Dev %pment LLC ?879 Fl t IATT AVFNI 1f SI IITF ?no SFATTI F, WA 98171 0.1 02 14 0.5 9 04 02 02 13 0.1 04 02 01 02 03 01 02 02 02 02 02 02 01 II 01 01 00 4 40 0.0 00 00 00 00 00 00 00 00 to 10 OA CO 0.0 00 to 00 00 00 OA 0.0 0.0 00 00 00 00 00 00 01 41 0.1 0.I. 01 01 41 0.1 at at 00 40 00 00 00 00 0.0 al QI 13 0.4 17 PO 05 0.5 0.3 01 at 00 00 00 00 II 1 IIIiII IIIIiI . 1111II1I11. Inch .1116. • • LSTCOTrD. • Since 472 LUMINAIRE PLAN IANUARY 29.2002 Sotto 1,32• • I' :illj +ii, ICI Iji III l Lj III _III ij:1 iji I1 3 .:1 i L ; 4 r ^ ', I . 51 I I I .6I d yI4..: . C I. .. ZII. . . I4 •. . DIL ... . ., IQ IL . I S - Ib I £ IZ II. WTI` • II nll n11 11n Inl 4 I 11i tiii i�ti 1111 n11 11111111 11 1111 1111 1111.1111 as as 0a as all as al al YI uL Y.4 44 44 uL 41 171 114 au 1111 Yu 1111 RIVERTON CREEK LODGE TUKWILA WASHINGTON PROPOSED •• INDEPENDENT /ASSISTED WING SETI0EMFMT COMAAUNITY 0 WATTENBARGER P S 6 • • File: LO1-0056 35mm Drawing # \ \\ \\ \\ 1 1 1 \ \ \ \\ \ \. \\ N. 1 \ \ \ • \ \ \ i i ki \ N 1 1 \\ \ 1 1 I I , KCI • \ �)) I 1 , �; A PLO .\ N. i w 1 „• -.-•- \ \. \ \ N { \ \ \ \ \ \ \ \ \ \ \ \ \\\ I \ \\ ■ 0 DATA I \\ i I • < • • .. • • \. • \ • \ • Y \ • • ' ' ��. ''a r , - . • 1 " " V . II - • 1 1 CAPPECII ttft9+t YiMI!itfiii�S!Sit�_ _ _ t, n yy KEY • • A DATA PLOT LOCATION WETLAND EDGE, WRVEYED APPROX 'ETI.AND EDGE 7 E 1 LAND 100' DIPPER PROPOSED BUFFER AREA CALCULATIONS TOTAL SITE = 11.15 AGR 5 METLAND A = 30,II4 5F (001 ACRE) p€TLAND $ = 2055 SF (054 ACRE) v'ETLAND G = ripe SF (1.32 AGM 100' BUFFER = 15 SF (3b1 ACRES) BUFFER Nam PROPOSED REDUCTION TO 50' FOR NETLARD G = 140,885 SF (324 ACRES) FIGURE 4. WETLAND MAP LIVING CARE TUKWILA SITE TUKWILA, WASHINGTON File name: 21041wsLdwp Dace: 41122001 nit Revised: 7/9r2001 nis SOURCE Triad Associates, 2001. 1 i(i -111 Iji iii i1i iii iii I�ljl.j! III . ? ilLH:) 1Ii Iji iji i I IjI I III III Inch I I l I , 21 .. • I . 3I.. ' .I•. ,:.I , >:4. �� 1 1.: -.:a I • 111 I I 5I I I 1 Ijl 6I STCOTT Since 1871" 1 ti M. Ell. ZIL • • 1 0 „. I 6 I 8 I L I 9 ... .. I 9 I b I£ IZ I 4 w�l f 1I iiil,Iii ,1,I1 „I„ IIn11111 „II,i I „,iii „li „I,, ,iliiii iiiil„ IiiiI,II III,IIIII ,1,1,11 „1„ •\ • •... — . — . • • . AV • •••-• 2 1" , • • • • • • rf' •• T T •••••%,• • ' ■T' +T` ;1' • •i• T • . ;;•,V1. 1":'4% tat'. • __ . q•, ' '' '' 'Irilith at , 4.;.0 .,- -. U- . v: ' 91 fh 9MM:rip VIM, 1111211)3121 Rp %411P Ilium Itiki4V II a 1 9,1)1 1 : 1‘ 7 1 i 1 1' I" wIl wirs7ater..""paturamiTellmffinsmm , ..F.'t. Ar ..a all Fi IMMO t .1 11 • U I t Et : ts TzaT Trt a, • tt tt Na U ILVS 1 1.tv tla , nag rei t-At 11 oil-Tr-IT-0 2 1 5 1) . 11111111111111 , • . : • • • . , • . , • , • ' • • • • , • • • . 111111.11111111 11 1111111111 1111111111111111111111111111111111111111 1111111111111111 1111111111111111111 1111 111111111111. I I ° I 1 I. I T 1" 1 ' .1 . 1 9 1 lc lz 1111 1'1 IMME41■i 11* AM ONNall.,/ 0 047.707. a • -anieir• ;4•1 Miry MUM ralIMINNI al dl Il■ 11 NM 71111111111M1011111 - ANLAILiert - . ; ; 'R"" ; • • - 40. Associated Earth Sciences, Inc. LEGEND Portion of reduced buffer to be enhanced REFERENCE: CHARLES MORGAN AND ASSOCIATES ARCHITECTS, 5/2/02 NOTE: THE AREA OF PROPOSED ENHANCEMENT SHOWN ON THIS DRAWING IS FOR ILLUSTRATIVE PURPOSES ONLY. ACTUAL PLANTING LOCATIONS WILL BE SELECTED IN THE FIELD. N894600 W WETLAND BUFFER 8ArThl/ 4141 PROPOSED LOCATION OF BUFFER ENHANCEMENT ACTIVITIES OPUS GARDENS AT RIVERTON CREEK TUKWILA, WASHINGTON ij 1 , . 5 ' 6 • Inch , STCPTT1 MIICe 1872 • , • • . . • • .11 r11111111 1 41 . 1111 6 11i 1 L11 C 1111111 1 lo • • • II. 0 wq4 , r 28400 FIGURE 2 DATE 5/02 PROJECT NO. KE022548 PROJECT OVERVIEW As proposed, no direct impede will result from Me construction ads proposed project. All a 100-foot buffer is required for Welland C (a City of Tuinvia Tips 1 %nand), the portans atlas buffer lying to the south and west of lArettand C be reduced to 50 NW in width. This reduction will result In the loss of approdmately 18,902 square fest(e)(0.43 *ciao( buffer. lb offset the proposed loss &wetland buffer, portions of the reduced wetland buffer (and a portion of the 100-foot buffer south of %%Wand 8) w* be enhanced through the planting d native ties and shrub spades. As a result of the enhancement don, approittnately 19,000fe of the remaining on-elle wetland buffer will be enhanced. Te proposed enhancement will increase the plant community and sbucturaidiversey of the existing buffer. PLANT MATERIAL fisnam1 Al native plant materiel shall be of accepted size standards as specified in American Sandard Nursery Nock (Most edition). AI nathe Penis shall be of name( habitat cf yeah, and shall be hosiery, vigorous, and free of disease isecteggs, and larvae. Scientific nomenclature shat conform with Standwd Plant Names, Melt "Sion. Names not present in this listing stale contain to acceded sciendlic nomendature In the nursery trade. For native trees and shrubs, no less than 10 percent of each variety or species seal be accuntely labeled. Size, quality; and. quantity requirements shal meet the standards listed in the Specificallons and Drawings. Al native plants shall be at least equal to size specified on We buff'r • enhancement plant a:Nodule. Oversize native plants we accepteble, but without an increase In Me contract price Native trees of a size reduced from those specified will not be permitted uniessapproved by project biologistandor landscape architect Plant delivery of mike plant materials shall be as dose b plant . installation as possible to avoid extended storage alive materials on- 'Native plant 0110000i$ shall be packaged with an for transit to the • mitigation area. Native plants in storage shall be protected from . weather and packed to provide protection against climate and breakage caring transit. PLANT MATERIAL SOURCE The taming are acceptable sources for each macular type of native plant material: Halve Trees and Shrub. • Local nursery grown plants aro *culpable tor native plant materials. Native plants we to be derived from Nock acclimated to western WasHngein environmental conditions, having been consistently • Waited and grown under 'Imlay:editions. • Associated Earth Sciences, inc. • ■••••1 I. •100 it2 PLANT QUALM Naihreceseentlimilba General: Native plant material Shan hayed leads/sand buds Intact. Native trees and shrubs shall not have sundials, disfiguring knots, fresh cuts of limbs, damaged leader, or deformed trunk. MULCH • • Cedar Grove medium grade compost mix, or approved equal, unifom in color, free tan weed seed, sawdust, and splinters. Mulch shall not canted resin, Winn, wood eat or compounds detrimental to plant growth. Source shall be from freshwater mill KAMM* %Mal All plants will be planted during the dormant season (Le., November 15 through Mardi 1) unless approved by the project biologist andor landscape architect Planting of native plant materiels shell not take place during freezing %%wither or when the ground Is frozen or ercessive*wet • • • OW/ personnel experienced in the installation of native plant =arts WWI perform planting and ail planting shall occur under the direct super/Won of a qualified supervisor. Planting locations will be cheded by the project biologist prior and/or landscape architect prior to andforduring plantim. • Once acceded on-site, all native plants shall be protected at all times from anima damps, vandalism, drought damage, frost damage, and %Nod damage. Native plants that cannot be planted within one (1)day afar anted at mitigation site shall be 'heeled-kr or othenvise stored temporariy in accordance with- accepted horticultural practice in a manner that does not compromise the health °Mho plant material. Native plants stored under temporary conditions shall be kept moist and protected from extreme weather conditions. Naas plant stock shall remain securely wrapped and protected; shall be stored in moist sawdust and shall be kept cool, using cold skxage *necessary. Due to the likely presence of arm ungulates throughout the project vicinity, the planting contractor may wish to conskier the use of browse guards on plant species considered susceptible to browse damage. Plants will be Installed on an approximate 10-foot by 10-foot spacing throughout the enhancement ania with shrubs Installed In dusters of 3de plards.1 In those areas dominated by native vegetation, plant locations Ml generally be selected to accommodate existing vegetation. If the removal of native vegetation Is necessary to accommOdate planting, disturbances ft this rotating native vegetation shall be minimized. For panting within areas dornkisted by non-naive bledcbeny, retard them:km eroded IMIraildaygginzge*dgiti***10a1188 below. Mark each planting location with' brightly colored (e.g., pink, orange, etc.) wire stake flag so Math' plant can al loaded. In the absence of precipitation, water al plants within 24 hours alter planting. lEagilleffedlISEMWIEER101011 • • • . Although Portions of the buffer to be enhanced support non-nathre blackberries, the exact extent of these backbends has not been . quantified. During the planting effort, blackberries within the vicinity of planting locations must be cordoned by hand prior to plod instellation. At a minimum, the above-ground portion ci th blackberry plant must be cut to the ground. If possible, the roots of the plants within the vicinity of the planting sea should also be removed from the soil. AN portions of blackbwry plants removed to •accommodate planting shall be removed from the site and disposed 0Thr0P0Itt . In order to, limit compeller:1n from non-native blackberries, mulch mat (or a similar materiel such as shade cloth) shd b • placed around the base of those plants instilled within an area needing blackberry control. At a minimum, this materiel should be 24 inches square. In addition to the installation of this fabric, a minimum of 3 inches of organic mulch Is to be placed upon the full. width of the fabric, adanding beyond NI edges by approximately 6 Indies. • todulindutiPlanla In the absence of predpitanon and/or moist aol conditions, the rootbaN of ail containerized native plants Is to be thoroughly soaked priorto planting. EXCIP/16 a planting hol0 twice as largest* =tat Remove native plant from container with rootbd completely Intact !risen rootball Into planting hole without bending or damaging the roots, and place root coNwat finished grade. • If native container stock appears to be rootbound, slash roots vertically with a sharp knife along the outside of football In three (3) places minimum before planting. Use moist, pulverized, native soil for backfiling, ensuring that goad c:ontectwith =then is made. Frozen Or muddy mbdures shall not be used for baddiNing. Mktwaythrough the backfM process, %seta thorough* to settle soil. Complete Nickell at finished grade and ensure the native plant is at proper alignment Neter again to settle soil and add additional backlit as necessary if roots becoMe exposed. If necessary to control blackberries, pace mulch mat (or a similar material such as shade cloth) and mulch around plant (refer to the section ended Bildittanyrainntlilbicheanhation below). ilasalsalaits • AN native plants installed as a result of this bUINK enhancement offal will be bareroot stock. AN bereroot stock shall be planted according to the spedfications presented below I • 'I • Using a 'sharp instrument, prune broken roots as necessary priorto planting. SITE PREPARATION MAINTENANCE NOTES, MITIGATION GOALS, AND PERFORMANCE STANDARDS OPUS GARDENS AT RIVERTON CREEK TUKWILA, WASHINGTON Make a 'W-shaped *nal, acts (or excswate a hole) in the sod of a sufficient size fade root system of the certicular plant and Insert the plant 'peat the root collar Is at the soil surface. '. • . . • • • If necessary. to control backbiting*, Piece. mulch Mat (or I• sailor material such as shads 'cad) and mulch around plant (refer to the section entitled BiatikbanySalkol*Iincit PERFORMANCE STANDARDWOUARANTEE . Plants shell be guaranteed for one year 'ain't defects of materials and workmanship. • The Guarantee period Mainsail's the date of the provisional acceptance of • *dings. •• Final acceptance wit be certified in 'writing by the property .ownenapplicat • The planting '• contractor has the right during the entire warranty period to • enter upon the property for Inspection and curative treabnent of any matelot needing such and which erode under warranty.' The project biologist and/or landscape architect shall be notified In advance of • any corrective treabwent measures so as to arrange for convenient access to the wea. .• • • : , A 100 percent irunrivorodp of newly instilled native plant material, after the first growing reason, Is required under this guarantee. Specified plants shall be replaced with native plants or species and size as Indicated in pant schedule, and according to planting ddils on dens unless otherwise directed in writing by the project bickgist. TM contractor should coned defective work as soon as peddle alardeficiericies become apparent and weather aid season paint Native tree material that Monster then orequal tO 25 percent dead or disfigured' wa be considered dead and must be replaced at no • additional charge: A free will be considered dead when the main leader has died back or when a minimum o125 percent of the crown leader is dead. Plentswill be oonsidered disfigured when excessive dead wood has been removed or when the symmetry or typical habit • of growth has been impaired by the removal of the dead wood. . The planting contracta shall replace native trees when plants we no longer In a satisfactory growing condition as delemikied by project biologist and/or landscape archaic! for the duration of the guarantee period. Replacements shat be mode within seven (7) days of notification from project biologist and/or landscape archtlect, unless otherwise approved by the project biologist and/or landscape architect. • Alter each replacement period, If any, the planting contractor shall submit a marked planting plan showing the location of each item replaced at that time. Replacement plants shall be marked 'with colored Survey tape, , and shall be guaranteed for one NI year folowing plantkig. fiVJNTENANCE The property owner and/or spoils:entail contract the maintenance of those plants installed within the blackberry-dominated areas. Maintenance should occur Wisest once yearly with blackberries within a three-foot radius of aN planted materials being cut and/or • rammed. ••-- • 1 i tijr1.1);:(111At.i.,,,!;..),,i,!,;.1:41. iti• 11 1 if 1.1 11 I I '1 • • • 5 I6 ) Inch , : 1 • 6.1 • • .r, • • : .VV ••• ,t• '.; • • •• SSS 1' C I 6 ' 1 9 I I Z V. 1 111 1111111 lin 1111.illi 1111 HO HO HU 11.11 .111.11111 11010111111(111111 • I • • S M�i..loR14o SCHEDULE • Monitoring and reporting MI beiterfaihed over a Syear period 1. . Immediately after planting io donde an as-builtreport Thee.- • built monitoring survey w Include. the establishment of permanent sample plots •• and/or transects Inewmation • collected in these permanent sample plots or tramects will be • used to, determine • survival, manatee for both' the as-buill mailbag survey and all susequentmonitorkig surveys. • • 2. • Year! - Me summer • 3. Year. 3 - MN summer. • . • . • The es-built report will be submitted to the City of Tulailis within 45 days of plant instillation. All subsequent wain reports %MI be • submitted .to the City of idled no eta than October 16th of the monitoring year for review and approval, The written reports WI include: • • • • • • CondlNon of dents Including surlivaship, health, and vigor Survival p0P2000M00 WS be based on information weeded within the permanent sande plots and/or transacts. Rationing for poor condition of plants, If meant, veil be determined and recommendations to redly improper conditions wIN be provided in the report • Observations ofwildlife use MiTIOAT)ON PERFORMANCE STANDARDS • • Matilknkon • S SS Yew 1 -Survbelofloopemantofu$plantin9s . Percent survivorship will be calculated through a direct count of aN dead rooted and several/ stressed stock plentings within the pwmanent swept' plots and/or. tninsects. If • necessary, failure of . phmengs would be determined (e.g., soil conditions, • hetWory, moisture conditions, etc.), and recommendations to redly the problem(s) provided. glaWILISINICE Appropriate contingency plans WI be developed as necessary during. the 3-year monitoring perbd . to correct problems Wedged during monitoring. If necessary, • replanting wile be conducted afar . the reason for failure has beim determined (e4., poor Omen stock, moisture . regime, herblvory, disease, shade/sun conditions, • hydro:route oondilices, vandalism, pant competition, etc.). Al catingeng plan will be submitted to the City of Tukwila tor approval prisr to implementation:. A report would 'also be suanittsd . to the .City of -Tukwila following implementation deny contingency plans. . • • . BUFFER ENHANCEMENT PLANT scHiouLa Species ScientMc Name Dcwaser Pseud:61w /replied women 'edam Iltujo plate elks *mos Mao acterais Ms* lwralhom Delsegurdouglatil teldhlp rose Ras consociwps Plant Size • Quantity -24* borstal SO -24* barwoot 40 15* bowed 20 on4-gdon =Oskar 36 onevlon =Miner es SHEET L-2 DATE 5/02 PROJ. NO. KE02254B • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 \ 1 1 1 \ 1 1 \ 12' CON IE- 360.63 CB 7154 RIM (N)- 36288' IE 12' CONC 5- 361.30' IE 12 ' CONC 5. 361.23' S1 0V0'24 •E SITE OF IIIC)Ili. /N COMMUNITY HOSPITAL LOT 1 KCSP 678102 7903290820 CB 7879 • RIM (W)- 322.20' IE 8' CMP W.320.64' CB 7884 RIM (N - 336.16 IE 8' PVC 5-331.07' IE 8' CMP NNWW330.39' CB 7377 • RIM (5.r..327.40 IC a' CMP E- 325.63' 1E 8;.. ^MP 5- 325.63' IE 8' CMP 5- 325.81' 7853 RIM ( n ) 3 . 44 IE 36' C M 3 N- 326.06' C8 7844 RIM W - 339.57 IC 12' CMP W- 335.35' IE 12' CMP E- 335.26' (OUTFALL NOT LOCATED) I 1I ke4 / te•. I 1 1 I RIM - 366.18' 8' CONC N/S 'H MIDCHANNEL. 359.66' NOTE: NO FLOW AND NO SSMH FOUND NORTH LOT 2 't I 1 \ 1 S5 CB = -- N89"48'OO'1K�. i 292.85' \• ♦ ‘I I • POR. NE 1/4, SEC. 16, TWP. 23 N., RGE. 4 E., W.M. SSMH 7921 RIM (N)- 294.65' IE 8' PVC S IE 8' PVC N IE MID — CHANNEL. 288.02' \yt• w II)/3•..,,• w •'77 »„ y PARCEL. "1'; KCSI i()77144 ff/ NOW 00 - -= �i `rte - PJI -, , t 1 \( ` a P CA \ / \ l 1 S 1 - N si. PLAT OF Azr 551111 7103 RIV RTOI'I ACRE TRACTS VOL. 11, PG, 100 NOTE: PRIVATE SANITARY SEWER LINE / RUNS FROM SSMH 7925 TO SSCO AT / OFFICE BUILDING TO INC SW BUT `^ INFORMATION IS INSUFFICIENT TO DETERMINE N89'46 T ACT 00111 LOCATION. •• .. ♦ I • . rr -_ I` 77x2 -- •�• �', %'�' /`� \..s1i 4 W l v m id. .•Gi l ♦ \ � ` / I •Y �`..,ti \ w\, �• %,..,,.,r x•:,172•. •• \: /` �j •4 w ' W IW f 14111...:),:' 411 :' /'1 ''',' • :' :''4i . . l'''''' ' \ .4's •v' . ' � /i ••,' ,', »'111 ( � ' »,, . 1 ' '••'W' . � ' � ✓: . 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II IIiIIlliil 1111IiIIIiJ.L ITIi11 ),IJ.j 11711 r1111111iI1 1111111111111 11111111111111 51 1 U 11010111111IIIIIIIIIIIl1IIII IIIIIIIIII1111101111111IIIIIIIIIII 111111111111111111111IIIIIIIIIIII11111IIIII1111IIIIIIIIIIII1IIIIIIIIIIIIIIIIII IIIIIII IC 1.5' PIPE- 257.84' STREAM FLOWS NE ABOVE GROUND • i t 1y I N, I y..• i 4' J' w � w i Y 1 w • ..... w w w a ' w W � w • W w 1.l w , . it' w ". . , \ \ N . l ,•.. :• l W 274• w '1'1 )4111y \\‘•\. j4 I 1 • w • �— ‘a` _ TORN W7nAGE (117!) A — - RETAINING WALL MP) --- . - -. -`, 19•95f I \ , P \ i e SOUTH LINE.Pf ?I /E NC I /4, NE I/4 5 16 .'a \. o-< \ • 1 1\ > 1 y4 '� , \\\ L yW CB 7508 RIM (N)- 288.75' IE 12' CONC W- 28591' IE 12' CUP 5- 285.99' IE 12- CMP E- 285.62' RECEIVED AUG 2 1 2001 COMMUNITY DEVELOPMENT DMH PROPOSED . ON IV 60'x90'4242' DEEP OUR£T 280.50 TOP ISO 280.50 BIN WO 276.30 SOMH 7509 RIM E - 286.95 IC 12' CMP W- 263.50' IE 12 CUP E- 281.90' SOMH 7528 RIM (N - 258.78 IC 12' CMP N- 254.78' IC 12' CONC 5- 255.08' • IE 12' CMP E- 254.78' SCALE: 1: = 50' I ..LLr 10 I 1 LOOCA70 OF EXISTING U7YLITIES SHOWN IS APPROXIMATE AND MAY NOT BE ACCURATE OR ALL INCLUSIVE. IT IS 7HE ,CON7RACTOR'S RESPONSIBILITY TO FIELD VERIFY LOCA770N OF UTILITIES PRIOR TO PROCEEDING WITH CONSTRUCTION. NOTE: YOU MUST CALL 1- 800 - 424 -5555 NOT LESS THAN 48 HOURS BEFORE BEGINNING EXCAVATION WHERE ANY UNDERGROUND UTILITIES MAY BE LOCA7E0. FAILURE TO DO SO COULD MEAN BEARING SUBSTAN77AL REPAIR COSTS. (UP TO THREE TIMES THE COST OF REPAIRS 70 7HE SERVICE). 02000 TRIAD ASSOCIATES TRIAD ASSOCIATES Project Management Civil engineering Land Surveying land use Planning Landscape Architecture Site Design 11814 1151k In. ID IDMWsd, TA N061 -U23 Tel 4155.111.64411 hs 486.111.8411 Ten ho 110.411.0751 mhWroe.eola $a4E1. L MAIN8SW4 PE PROJECT MINIM BWMAM CONON PCS PROJECT SURVEYOR CLAY A. LOCUS PE PROJECT ENGINEER PROJECT LANDSCAPE ARC®'I'ECI' DATE: 7/12/07 SCAIF: 11007.:1 -SO' TM N/A I E%PBES: 10/22/02 7 //I /0/ STAMP NOT VALID UNLESS SIGNED AND DATED 01 -055 'C 1.20P 4 RIVERTON CREEK LODGE - LEGEND PROPOSED GRADING AND UTILITY BOUNDARY LOT LINE RIGHT- OF-WAY CUTTER, flOW, & CURB UNE CENTER UNE EASEMENT BUILDING SEIBAEK LINE (BSBL) STORM DRNN PIPE - - -- -SEWER MAIN SEVER SERVICE WATER MAIN - -300-- 1O' EXISTING CONTOURS -J02- - 2' EXISTING CONTOURS -- -420- - 10' PROPOSED CONTOURS -- -422- 2' PROPOSED CONTOURS —• —• —• —EDGE OF WETLAND BUFFER UNE OaCCO ROCKERY LLa CUT SLOPES rt'S, TILL SLOPES RIPRAP • RETAINING WALL • CATCH BASIN, TYPE I • ® CATCH BASIN, TYPE II • STORM CLEANOUT O YARD DRAIN al MI A • SEVER MANHOLE • SEVER CLEANOUT 8--- SINGLE WATER METER FIRE HYDRANT A FIREDEPARTMENT CONNECTION (FOC) 1 LEE •t^I BEND CONCRETE BLOCKING a EXISTING GRAVEL • PROPOSED GRAMET. • EXISTING ASPHALT El PROPOSED ASPHALT PAVEMENT ▪ PROPOSED SIDEWALK NEILAND RIPRRP `aa EXIST NG FEATURES — —50— — — EXISTING STORM DRAIN PIPE — —55— — — EXISTING SEVER MAIN - - W --- EXTSRNG WATER MAIN — —PO— — — EXISTING POKER LINE -- UGP - -- EXISTING UNDERGROUND POKER LINE - - G - -- EXISTING CAS MAIN — — TL— — — EXISTING TELEPHONE UNE ❑ EXISTING CATCH BASIN, TYPE I ® EXISIINC CATCH BASIN, TYPE ll O EXISTING SEWER MANHOLE -0- EXISTING POKER POLE E — EXISTING GUY ANCHOR B— EXISTING WATER METER R EXISTING FIRE HYDRANT f;f EXISTING AIR/VAC RELEASE VALVE P- EXISTING BLOW OFF N DOMING GATE VALVE EXISTING CONIFEROUS TREE 0 EXISTING DECIDUOUS TREE SITE OF HIGHLUNE COIIMI!NIT7 HOSPITAL REACH 1 _ - -L LOT 1 BENT.2 EAST 0.70' E 078102 7903290820 LOT 2 31� i —T II \\ \ 1 1 11 1 I I \ \' 0 _� END R P . LS 56 '\ � ; s ,` —1-,`I `; "SS `I k. m • 0.58' ` ` \ , 1 1 1 `\ I ' $ — NB911800' I 2b 285'\ I 2 • : :- �L.. _ ©� ' f \ ■ \ /4 . \: I $j , Yg�//'• All 1 ' 1 ;— pI / 1, Na-F ~' ,- w; R /CAP \ LS /6012 0.28 SS 356.33 POR. NE 1/4, SEC. 16, TWP. 23 N., RGE. 4 E., W.M. - —0 — �I be", RZD )0.•'.0t3 6cna.y /63.41 U•rls / 7 1 \ \ \1 \ \` \ \ '\ 1 1 ` \ / . . ,,, ' % te a`: ``" "`i: `i `\ 0 ENO R/CAP LS 16p012 CLIFF W • 018 N . PARCEL. "1', KCSP 10'''7144 SFT MAG -WAD IN CONC. WALK END R /CAP 1E429537 0.20'E ll. I• 2.■• ; /, • QTY OF TUK / a�az1 \ ` \ 1 \` \ \ \ •\ \ \ d 1 y y y y W / /" / + b I I W 4� /y y y y 1 `. \ 'Y ''''''s4', ` `\ •L• \ \ \ `, \ , \\ \\ I \ \ 1 \ \ 1 \ y / 'i :�.i' i' %i ' ^\•/'I 1 +V 1 tb`I J ' lyt/'' i/ \'� \ \ \ \ 1 1' W 1 NI\ y y ' -/ /�" _ / �� i ./� .i I W I .Y 11 y y \` \ y . ` y ` ti 4; ; '1 11 ! , ;Ib}`IIbI I; IJ I t A IW 1 VI 1 \ ` / � - ';!� / . \ ik• �� 11 ' I I� 1 ` Iy 1 f --.•, 1.;-. � 4 : /./. 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W ,, . 1, •,1 111 1 I I i I • \ \ W `\ •D. y` `V. •Y • : \ \\ \ \` � y / \ ` y 1 1 \ 1 1 1 I I I I I I 1 \ ` \ ` \ \ \ \ \ +.j \ ` 1 , \ I 21 \ y ll \ \ \ \ I \ ��1I \`\ '"� \ \ \` ,•` � W � •1•♦` i i r ii/ \ `�� \\ \\ 1 t . � � /: `. �� l \ \`\ \'yI \� , 11 \\ 1111 \ \I 1 \\,,\:,`.'<-'' \ / m V 1111/ 1111 \ + \ \ I ♦ ` -W... � 4/ / � % i i • \ \ \ ` \ \\ \ , l Iy L •Y •Y 11 11 1 1, \ 11 1 1,1 11 1 1 \ \` \ \ ♦ - '////i' % • \ \\ \ .\\ ' \\ k. \ \ `. I J � { y � � . I I I 1 \\,\ \\\`\�` \\ \`` y \ Z ♦ ` y `7 -, / /// / � %•' \ . \ \ - l 4, \ y 11 \ \ \ \ \ \ � \ \ \ \ \ \\ ` 1y \, ` ` .Y ` 8 y ` �••� � y � / // � � / % /" - - - - - - J ' / :S: \ /13. rag 1 y W �.� `y 4. \\ \%\ \ \`� \` \111 \,, \ • gym`\ , "' % /iii %; .fir ;\ \` `` \ \` `'\ ` \`` \ % f % a-l y y y y l W �' +\` \\`\\ \V \ I N k, \ \ \ I �. ` . o :. �, ' ' :'!/ I \ \\ H�4' \ �`- �: . 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J 1 I II IIII1j I I I I II I J 11111111 I I I II I III II II I •< 1 J 2 3 AY r ,� 5 6 VESTQU: F .. . i I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I SOUTH UNE.Of_IlIC Nt 1/4, NE 1/4 5t AILCNrWIW PEA PAL N PAIN FENCE POST (INC E AND 5) .123' S \ •Y y `b, •L 1 •Y y y y \ 1417 r t 7� lil 11:1 y, y 1 ) l I r \ 1i \•" 11 � 1 \f :4\ INDEX C1.1 PRELIMINARY GRADING PLAN C1.2 PRELIMINARY UTILITY PLAN 02.1 CONCEPTUAL PLANTING PLAN C2.2 PRELIMINARY TREE RETENTION PLAA�' 81 -82 BOUNDARY LINE ADJUSTMENT II 1 OF 1 TOPOGRAPHIC SURVEY CAUIION LOCA770N OF EXIS77NG U77L111ES SHOWN IS APPROXIMATE AND MAY NOT BE ACCURATE OR ALL INCLUSIVE. IT IS 7HE CONTRACTOR'S RESPONSIBILITY TO FIELD VERIFY LOCATION OF U77L177ES PRIOR TO PROCEEDING WITH CONSTRUC770N, • IS 16012 D 1,57' W IA . • h N bz 'S . SCALE: NOTE: YOU MUST CALL 1- 800 - 424 -5555 NOT LESS 7HAN 48 HOURS BEFORE BEGINNING EXCAVATION WHERE ANY UNDERGROUND U77L177ES MAY BE LOCATED. FAILURE TO DO SO COULD MEAN BEARING SUBSTANTIAL REPAIR COSTS. (UP TO THREE TIMES THE COST OF REPAIRS TO THE SERVICE). — 0- LA WATER DUALITY VAULT (SEE SHEET 2) 1 " = 50' RECEIVED AUG 2 1 2001 COMMUNITY DEVELOPMENT ©2000 1141A0 ASSOCIATES TRIAD ASSOCIATES Project Management Civil Engineering land Surming land Use Pleulins landscape Architecture Site Design IIUI 115t1 !n. Q Mid, TA IN54 -I117 Tel 431111.111I ht /1e111lMI1 TI. VIN MIAMI mhLlreato MICHAEL L MATHESON. PE MAIM AYNAGu RIMINI COWRY: PLS PEWRCT SUVIRTOR CLAY A LOOM; Pr PROJECT WINER PROJECT LANDSCAPE ARCHMICV DAM 7/12/01 MILL .:1' 50' 1D LN /A I EXPIRES. 10/22/02 74 /O/ STAND NOT VALID UNLESS SICK® AND DATED TON NUM 01 -055 sT mu C 1.1of 4 • If 1*V ,,.:Court 7r� �- MVP iv •VIVIr Mir d I tINE_I7217 1:74..- I .. - IJ a1& aa•■ � a a� ate► te► ��� a� a�� ate► a�� aa•/► ate► '' ' • S a .. 4.1 .444 .a�� a46.. apor yt' . �.ltv�! _ • ,irk I �t � ria• - .••rvw =-. •vr.• - �tws,u••-±�ra► -IaQ.A r+eiiV� r _ L �•� \`�_� -� •W "'i MY1•��OUI �'i� = 116:'iLT= •= R.LI Af��r�"� =@Qtlf e0!r�.'�;+W�' �'7�Z�� !•.�� �• I l_ 'alibi c■ , 40 Egli a tnoikw�i 5 ' ",'1lFp SUISIMI EMI Vi''; Aly r ang �aEed % as 1a��area�ia�a'J {i®�i6ii�E8L� l i. PRELIMINARY PLIANT LIST STREET TREES INSTALL • 2" CAL. TYP. ACER RUBRUM/RED MAPLE FRAXINUB PEID•JSYLVANICA/ASH 0 LARGE DECIDUOUS SHADE TREES INSTALL • 2" CAL. TYP. ACER RUBRR1/RED MAPLE BETULA JACQUEMONTII /JACQUEMONTII BIRCH CARPINUS BETULUB/EUROPEAN HORNBEAM CERCIDIPHYLLUM JAPONICUMACATOIIRA TREE PAWS BYLVATICA/EUROPEAN BEECH FRAXINUS PETNBYLVANICA/GREEN ASH QUERCUG PALUBTRIB/PIN OAK QJERCUG RUBRA/RED OAK DECIDUOUS ACCENT TREES INSTALL • 2" GAL. TYP. ACER CIRCINATUMNINE MAPLE ACER GRIGEUM/PAPERBARK MAPLE ACER PALMATUM / JAPANESE MAPLE CORNUB KOUBA/ KOUBA DOGWOOD I-IAMAMELIB X INTERMEDIA/ HYBRID WITCH HAZEL MAGNOLIA GTELLATA/STAR MAGNOLIA MAGNOLIA X BOULANGIANA /SAUCER MAGNOLIA OXYDENDRUM ARBOREUM /GOURWOOD PRUNUS SP/FLOWERING CHERRY STEWARTIA OVATAMOUNTAIN GTEWARTIA STYRAX OBAGBIAIFRAGnRANT BNOWEELL Existing Vegetation to remain Limit of Clearing Non Irrigated Meadow type seed Perimeter Buffer Mix of Coniferous and Dec,dous trees sh rubs and groundcover Evergreen Hedge Typical along property lane IJ I grarari INSTALL • 6' HT. TYP. VINES I 4 2 GALLON GROUNDCOVER INSTALL 4" POTS • IS" CC LAWN Median Planting Deciduous street trees, typ. Deciduous flowering trees Low Evergreen shrub groundcover Annual Planting CONIFEROUS TREES Evergreen Hedge Typical along property line CALOCEDRUB DECURRENS /INCENSE CEDAR CEDRUS DEODARA/DEOPAR CEDAR CHAMAECYPARIS OBTUBA/CYPREBG PINUB NIGRA/AUSTRIAN BLACK PINE THUJA PLICATAALESTERN RED CEDAR ACTINIPIA KOLOMIKTA • CLEMATIS SPP. LONICERA JAPONICA/JAPANESE IJIAIEYBUCKLE ROSA SPP. (CLIMBING SORTS) WISTERIA FLORIBUNDAAJISTERIA ANNUAL/ PERENNIAL COLOR ARCTOBTAPHYLLOB UVA- URBIACINNICKINNIK CALLUNA WLGARIGMEATHER GAULTHERIA PROCUMBENBAUINTERIREEN GAULTHERIA SHALLON/SALAL MAHONIA NERVOSA/LONGLEAF MAHONIA POLYBTICHUM MUNITUM /SWORD FERN NON IRRIGATED MEADOW SEW Si-IRUB PLANTING Foundation shrub planting around buildings Mix of evergreen and deciduous shrubs and groundcover to prowde year round visual interest 24 -30" HT. MN. FOR TALLER SHRUBS 14 2 GALLON FOR LOW GROWING 814RJB8 ARBUTUS UNEDO/GTRAWBERRY BUSH ' • CAMIELIA BA64NQ A/SABANQJA CAMELIA DAPHNE ODORA 'AUREO- MARGINATA'AUINTER DAPHNE ENKIANTHUS CAMPANULATUB/EPKIANTHUS EUONYMUS ALATA/BURNING BUSH EUONYMUS JAPONICANARIEGATED EUONTMUB FUCHSIA MAGELLANICAMARDY FUCHSIA HYDRANGEA MACROPHYLLA/BIGLEAF HYDRANGEA ILEX CRENATA 'HELLERI'/ JAPANESE HOLLY LAVANDULA ANGUBTIFOLIA/ENGLISH LAVENDER LONICERA NITIPA/BOX HONEYSUCKLE NANDINA DOMEBTICAMEAVENLY BAMBOO OGTIANTHUG DELAVAYI /OBMANTHUB PIERIS JAPONICA/LILY OF THE VALLEY SHRUB PNUS MUGO TIUGOYDWAR= MUG." PINE RHODODENDRON ROSA SPP. • BARGOCOCCA HOOKERIANA HUMILIB /LOW SARCOCOCCA BKIMMIA JAPONICA SPERAEA THUNBERGII/THUNVERG GPIRAEA VIBURNUM PLICATUM 'TOMENTOBUM'/DOIJBLEFILE VIBURNUM VIBURNUM CARLESS/KOREAN SPICE VIBURNUM o azi EXISTING TREES TO REMAIN lilill 1l l y, w ,ii1t1), fu lk i i.ITT illl!i. X n 111 11jI711�I111j51111i11111I . r. l WCSTC077 r ` t °I` >It Clc g III qt lD •• la • �t lu •• •Iv � Ir Ic Ica It nag n uuhm uulun nnlnu niduu nnhuunduu niduu nutria mduu uu6m nutria union unlnn mdun nulun NOTE fiD NEW LANDSCAPE AREAS EXCEPT FOR NON IRRIGATED MEADOW SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE TREES IN THE NON IRRIGATED MEADOW SHALL BE LOW WATER USE PLANTS, BUT . SHALL BE IRRIGATED TEMPORARILY DURING PLANT ESTABLISHMENT SCALE: 1" = 50' 25 50 100 RECEIVED AUG 2 1 2001 D EVELOPMENT 02001 TRIAD ASSOCIATES TRIAD ASSOCIATES Project Management Civil Engineering laud Surveying land Ua Planning landscape Architecture Site Design 11114 111th N.. 11 Mink VA NO34 -11C7 N 4011IJ441 Ta 4NA11411 Tel No IOIA11J711 nn.Wglgraem 1 p JOB NUMBER g MICHAEL W45*SVA PE PROJECT 11 EM ll!/A4r CONOREG RS PROJECT SOIMOE CAYA LOW; PE PEDJBCJ ERGINEEE DIME LOIN PRDJSCT UNMADE ABCHnIer DATA: 742/07 SCAM: Zs .i 1' -50' TEL STATE OF WASHINGTON REGISTERED DSCAPE ARC ITEM' • DENISE LI IN CERTIFICATE O. 523 STAID NOT VAIJD UN1 S SIGNED AND DATED 01 -055 �' ' R11® "C2.10P 4 1 1 1 1 1 1 1 \ \ 1 J T om " — I � -- - -_, \ , I \ /\1 Q 20% and greater slopes, typ Proposed Limit of Clearing 20% and greater -_ 20% and greater O ,49444'4194 .4 * .41 ► � ° a 'O4►O 7 4 ' 000�} � M O j�l, ? `V � I� (S,pJ} ,1 � .. "�����4:4 �. ' 0 , •g1►/f.;n 66 ( , .t �p � Ny 44 .�f�'p4j�.'N' �1 � .���O ®' 41 0 :'3 ' ? 't ' >SSW 0 �' � °I O �� Sr OMa1`4 �'° 'a• � �V S * 01 � lA � �/�T 0 O l ♦ * � ©• � 40 , • r.f 00 40° 000 0 ****4 0 0 ► a 0 .. # OO, " ,►00 00 •�'ie�^o�► p•O #0" • O a�0000• 010 00 � l�? ` a ,� �r 0��►�0a► �A - � r�► � 0 ��'a� � � ♦1►.��0 � �;�`��0,.����•� ►0.000 ♦.�� ��0 W4 4 : : 40 4 44, 4��'`� . 0 4 4 0 4►'�'r^'� 4 �' '�.� � t + 0 0 �► O F 6 't s � 0 0. 4� t� 0 K 00 - O ,�P : 0 .... .S4 4 ** *. 0 �4 O 4 . ♦0004► *O00d ©O # :4440,:cs. €6 44sO£t O �:Or. + : o ' � O L O 4 0 S t 4∎ 44 ,4 ∎ 4 4. 4 1 4 ., 4 ' 1,1 Ili i ill I11 III III 1.1 Ili ill Itl II,1 III Ijl 111 III 11 Ili m� � ii,ei 1 1 i' 2 .: 3 . ..� . 1... i... A,„r.,� 11111111511111111111111161 WESTC217 fi r. .... 'i r C zl U U • U d L ! •9 r L L rvo IIIl IiiiliiII III11111111II iiiiliIIIIIIIihiii IIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIII�111111111IIIidiiiilllliliiiiIIII111111IIII11 1111II IIIIIIIIII TOTAL SITE AREA MINIMUM TREE CANOPY REQUIRED EXISTING TREE CANOPY PROPOSED TO BE SAVED EXISTING TREE CANOPY SCALE: 1" = 50' 25 50 100 TREE RETENTION CALCULATIONS(BAsED ON CITY OF TUKWILA CODE 18.54.140B) 485,554 SF/11.14 AC 97,110 SF/2.23 AC (20Z OF THE SITE AREA) 249,843 SF/5,74 AC (51.5% OF THE SITE AREA) RECEIVED ' AUG 2 1 2001 COMMUNITY DEVELOPMENT 02001 TRIAD ASSOCIATES TRIAD ASSOCIATES Project Management Civil Endnemdog Land Surveying Land Um Planning Landscape Archltcclure Site Design 111td UM Aaa. NI Mat TA OIOSI -I 3 M 425 .1111448 Ta 46.1I1JN1 TAT Pm 110AIUNIOI rnUY4re edm JOB NUMBER wawa L. MAP/AESD'C Pt PROJECT MANAGER N11LAM C1AUddEY, PLS PROJECT SURVEYOR CLAY A LOOLIS PE PROJECT ENGINEER DEMISE URN PROJECT WIMPS ABCRITECT DATE: 7/12/01 SCALE: MI 1 TNT,: STAMP NOT VAUUD UNLMS SIGNED AND DATED 01 -055 ' t2.20r 4 • Riverton Creek Lodge Tukwila, WA An Independent & Assisted Living Retirement Community Amenities & Services •24 -Hour Staffing •1 -3 Meals Daily Served Restaurant Style in one of two Dining Rooms •Wellness Center providing Senior Lifestyle Improvement Programs • Scheduled Transportation and Events in a 20- Passenger Bus • Activities & Entertainment Program: Cultural, Crafts & Events •Weekly Linen Service and Housekeeping 'Spacious Studio, One and Two - Bedroom Apartments ' Library and Billiard Room 'Three Resident Internet Computer Centers •On -Site Resident Storage Senior Housing Development LLC 6 TRIAD. ASSOCIATES The Creekside •48 Covered Parking Stalls •Barrier -Free Showers and Bathrooms 'Surround Sound Movie Theatre 'Beauty Salon - Spa 'Exterior Walking Paths 'Bordered by Greenbelt in a Park -like Setting •Gift Shop • On site ATM Machine ' Three Level Assisted Living Program •Private and Shared Studios (Creekside) Cafe offering daily Pastries, Snacks and Daily Newspapers Illjl�lilh1iliYlillji ddlljtl!. i !.I!I:Il�iliiljilili ill IIIIIII ili III IIII i F C Z I 011 I0 l0 l! 1U •lS P I IL I I rv0 II unluu uulmi unl' nu nuluu nulnn uulun uulnu unlun nul uulun unluu uuluu C unl iiiduu nnlul u Tukwila, Washington A. Supportive Community for the Memory Impaired 1=� '+aYfalyl. I I - - - -._ - - - Yt+• .. '..•w�^t:M • . w X D1> t:. nrh�ni+�lw"i- r +i:rrJUL'w•.KS CA I!, ) \ I1 . (INDEX TO SHEETS 1 Cover Sheet 2 Photomontage of site from 32"d Avenue 3 Riverton Creek Lodge Elevations 4 Riverton Creek Lodge Elevations 5 The Creekside Elevations 6 The Creekside Elevations C 1 Preliminary Grading Plan C2 Preliminary Utility Plan L 1 Planting Plan and Monument Sign L2 Planting Plan L3 Plant Legend WATTENBARGER ARCHITECTS PLLC 275 118TH AVENUE SE, SUITE 208 BELLEVUE, WA 98005 itiiATTENBARGER' A R C H I T E C T S NINO■ N tll:t llnlali WInIPIE11�Id1EtANIlM1Yn• _.. +ul+tan�l + t . Iq aY�Id+M it+i:r v lew a�xl., arlro 11Y 41; tr^t nIUx11141Hn ry 11111 n114.1b TI:I11A1 nlaYYlYN1a n MOi1� nn1l//��pp�tl0lIlIYlal!• �I- 11 1�tlYY Y1bf1Rl1YNM Ntll �1— NUN ,_ I .....I....�E n L Senior Housing Development LLC lD gn Wiew , C.ondition The Creekside - East Elevatiori Scale: us- = r -o^ The Creekside - South Elevation • Scale: uslt = It -on 6 TRIAD ASSOCIATES III II i j i iltrlll }i ljl iii U�J,Ii I,ji Ij 1 ili 11 Ili ijl III ill Ili Iji Ill.. I j I, l.la' . � I Z I j' � I I �,_11)1,1,1.1,1,A1 4I� � � I 5I L I I � IIII I I I�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIII �� P1aiPi1.4i WPpilolly�Rl�WInP ■N .•1 �11�9PI��ip9M1tilgl�?mHQ�N6 -' e�� ® : e Twin Rnv� ix r,. . .fll1':Itt11'91011.4Ml Rltl tin R1111nn Y71NIP.tilltll4alnxlln NOAta. •n1 xnuw 1MpPl1 YY.(Ea �11q 147ia 1 1 A7!IAN IN!IR4ikt1a1Rn11tN41g tg_4m11nInuH ti . NsnmsoNo -Ll ..L:: GARAGE FLOOR 3191 EXTERIOR COLOR AND MATERIALS KEY CO IPOBITIOJ ROO -ING - DARK GREEN LIOOD TRIM 4ND F.' i :I4 `/ . pAINTED UNITE Tr ': -: A T C.14 (PaR<ER PANT •S:F' I141 BFER' ( C, VERTICAL VINTL SIDING U.T-1 70' OG BATTENS - COLOR TO MATCH CERTAMTEED •54$VER LNEAT• HORIZONTAL VI•TL SIDING -COLOR TO MATCH CERT4I •TEED .PRAIRIE SAND' U FIBER CEMENT CCMPOSI SIDING - PATTERN AND COLOR TO MATCH VANED CEDAR SHINGLES U CULIl.: STOIC VZNEER - TO MATCH &TON: PRODJCTB CORP. AK_SHCRC RIVER Ir) ^..K• © LOOD BEAMS •ST4INSD , 2ED1000 COLOR O VINTL LLMDCI.G LITH MLL INSERTS - JAMB alp SI__ TO BE 3 -72' VINTL TRIM - HEAD TO BE MOOD - RR' AS LISTED ABOVE WATTENBARGER ARCHITECTS PLLC 275 118TH AVENUE SE, SUITE 208 BELLEVUE, WA 98005 3111TI1, \N1Z(EI A R C H I T E C T S 011.1.1••1111, ...•11111111111•111.•1•1111111.1•111M11... ...1••11.1•11•11.1•••11.1•11• I•1•.•11.1b. 1111111.1 ••.1•1111•01•11••111•11••.1•11.•.1 NNNNN lllll ••1111111 • lllll • lllll .• ..... •••• ••••• U11•11111••■••11111111•••1••1•1111111111• ..... I•1III -An uluuul. 11•••1•1111••1•111•11.11•111•••1•1111111111•111111 11U1IN 11164. .411•11.1•11•11 1•••Il 111111•11•1•••1111 111.• 1.1•M11111•1•1111111111•11...- _•1••111•1 1•1I•1 ••11I•1 •••1•11•••1•11••111•11•••1•11••■1•1111•1•1•IME. 111..I • ..... •••1•1111.• ..... ..11111111111■A1151•1111 SUESS •I1111151.1•SII 1111•111111•111•1111,11111•1.1” ■■■1511 . .011 -.11.1•1111111111•11•... .•1111••11111111••.111.11111.1•11.- ....11•M•1•111•MII •111••111•111..111•11, ,1111111•••11111•11•11111• •11111•M•11111•■... d1111•1111••1•11 ••1•11•••1•I .1•111•11•• 1E1.. —1 111• 1.1.11•111111•••111. .B•111111..• 1■11111••, .,11•11•..11.1•■111.01• 111111• ••11111•111.11111111••111 •l •.0.1•11111..1•1 Nall •IIIII•111111 .11111•1•11.1•114 ii.1•011111111• •I1E1111111. I 1•111•11•1• •11•I• 1•11111•••11111•••1111 slINIMIENI•1111•111•11 • I•11 1•III•1111• I•1 •••1•11 • MM. 1•IIII•111•I.. ..,1•MMI1111111•1,111111. ... 11SU1.. SSI ... 11• ..... 1•1 11M1111 ”•111.111111 .. 111111P11•=11111 1• •B ..... B1••1.... .1111.M.1•11111 1111•••111.1.11111..111111•1 .1•1=1 111 MN EMIR 1111 •111111M111 11111 NUN llllll -.111WAVVIVAT:, IUUI IIU Senior Housing Development LLC 2819 ELLIOTT .AVENUE, SUITE 200 SEATTLE, WA 98121 IMO The Creekside • West Elevation [4 Scale: 1/8" DID Scale: 1/8" = 1•0" JANUARY 29, 2002 Lr The Creekside - North Elevation . l llllll l lll l lllllllllllllllllllllllllll AVEsTcW.7 r [ FENCE 01 MAIN FLOOR clik 329' GARAGE F LOO 3I9' EXTERIOR COLOR AND MATERIAIS KEY 0 COMPOSITION ROCFING • - DANK GREEN C) WOOD TRIM AND FASCIA - PAINTED WHITE TO MATCH (PARKER PAINT "SOFT WHISPER" © VERTICAL VINYL SIDING WITH 20" O. BATTENS • - COLOR TO MATCH CERTAINTEED "SUMMER WHEAT" HORIZONTAL VINYL SONS -COLOR TO MATCH CERTAINTEED "PRAIRIE SAND" 0 FIBER CEMENT COMPOSITE SIDING - PATTERN AND COLOR TO MATCH STAINED CEDAR SHINGLES 0 CULTURED STONE VENEER ' - TO MATCH STONE PRODUCTS CORK "LAKESHORE RIVER ROCK. 0 WOOD BEAMS • -STAINED REDWOOD COLOR ® VINYL WINDOWS WITH MULL INSERTS - JAMErAND SILL TO 5E 3-1/2" VINYL TRIM - HEAD TO BE WOOD TRIM AS LISTED ABOVE RIVERTON'CREEK: LODGE '..TUKWIlkYVASHINGTON • PROPOSED INDEPENDENT/ASSISTED LIVING REI1REMENT COMMUNITY WATTENBARGER A I+ Hi • F • S I? • a • a • a 1111 =1111 1111 == =1111 m u ICI =iii � BUILDING WEIGHT LIMIT - 338D' 4GROUND PLANE DATUM - 308ID' MIN. GRADE 5' -0" i l e _FROM BLDG. - 2580 Living Care Senior Housing Development LLC 2819 ELLIOTT AVENUE, SUITE 200 SEATTLE, WA 98121 Riverton Creek Lodge - North -East Elevation JANUARY 29, 2002 Scale: 3/32' = 1' Riverton Creek Lodge - North -West Elevation Scaly 3/32" = 1'•0' III Ili i II III iII �/i 1 �jl 111 l ll II li IIIIII II III iiI till III III III II I,.I) III 1 I I I I I 1 2) I il 3 Ii"".I.I.•I.III .,1- I..41.01II l 5I 6I WEST rrn r f:' • , j OEIL U•9 PC/ 1110 III Illlllllllllllliiii illlllllllll lilly!lllllllllllllllliiii illllllllllllllllllllllllllllllllllllllllllIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII EXTERIOR COLOR AND MATERIALS KEY O COMPOSITION ROOFING - DARK GREEN © WOOD TRIM AND FASCIA - PAINTED WHITE TO MATCH (PARKER PAINT "SOFT WHISPER" © VERTICAL VINYL SIDING WITH 20" OC. BATTENS - COLOR TO MATCH CERTAINTEED "SIMMER WWEAT" O D HORIZONTAL VINYL SIDING -COLOR TO MATCH CERTAINTEED "PRAIRIE SAND" O FIBER CEMENT COMPOSITE SIDING - PATTERN AND COLOR TO MATCH STAINED CEDAR SHINGLES O CULTURED STONE VENEER • TO MATCH STONE PRODUCTS CORP. "LAKESHORE RIVER ROCK" © WOOD BEAMS • - STAINED REDWOOD COLOR • VINYL WINDOWS WITH MULL INSERTS - JAMB AND SILL TO BE 3 -10" VINYL TRIM - HEAD TO BE WOOD TRIM AS LISTED ABOVE RIVERTON CREEK LODGE TUKWILA, WASHINGTON PROPOSED INDEPENDENT /ASSISTED LIVING RETIREMENT COMMUNITY WATTENBARGER A U C; H I t F C I S P • • 6 • 6 ly TAP. - 3336' • TNIRD FLOOR - 375.6' i itCOND FLOOR - 3140' o FIRST FLOOR - 3045' 40 HIGHEST ROOF 4 4510P. - 333.6___ i ii,THIRD FLOOR - 375A: _ _FLOOR - 3756' _ _ COND FLOOR _3140_ FIRST FLOOR - 3045' Senior Housing Development LLC 2819 ELLIOTT AVENUE, SUITE 200 SEATTLE, WA 98121 Riverton Creek Lodge - South -West Elevation JANUARY 29, 2002 Scale: 3/32' =1' ? Design ; Review; Condition 2 Riverton Creek Lodge - South -East Elevation Scale: 3/3? =1' 0' III rli +N �ili "rli rlt ru d.114 Iji i, i Ilr rfr ijl Ilr ill iii Ij Ijl 111 rji iir lil 111 all >It cll zlt III oll �a lu It lu �•�s Ir Ic �z II � rval II IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIII�IIII IIIIIIIII IIIIIIIII DCEERIOR COLOR AND MATERIALS KEY O COMP081TION ROOFING - DARK GREEN © WOOD TRIM AND FASCIA - PAINTED WHITE TO MATCH (PARKER PAINT •SOFT WHISPER" © VERTICAL VINYL SIDING WITH 70" O.C. BATTENS • COLOR TO MATCH CERTAINTEED "SUMMER WHEAT" O D HORIZONTAL VINYL SIDING -COLOR TO MATCH CERTAINTEED "PRAIRIE SAND" O E FIBER CEMENT COMPO9ITE SIDING - PATTERN AND COLOR TO MATCH STAINED CEDAR SHINGLES O CULTURED STONE VENEER - TO MATCH STONE PRODUCTS CORP. "LAKESHORE RIVER ROCK © WOOD BEAMS - STAINED REDWOOD COLOR O I'I VINYL WINDOWS WITH MULL INSERTS - JAMB AND SILL TO BE 3 -10" VINYL TRIM - HEAD TO BE WOOD TRIM AS LISTED ABOVE HIGHEST RIDGE LINE - 349.16' MIDPOINT l EST ROOF - 341._ 44'_ h - - BUILDING HEIGHT LIMIT - 3380' GROUND eLANE DATUM - 30804 EXISTING GRADE RIVERTON CREEK LODGE TUKWILA, WASHINGTON PROPOSED INDEPENDENT /ASSISTED LIVING RETIREMENT COMMUNITY FIRE LANE • WATTENBARGER A R g l r I C. S P • 6 • 6 • m _ _ I�I,Y: af.LOW.fi/.fQkZIN(z_ OBNAf1P.Nl�Ll. ' -dRDU bCOYGf4.... • . 1 Pfd -al5f 01461 6764e...:. p G'45T_CONOP�Tii CGIWHN PiIY6A7nA! .IOD4 ..:... aiti.) -iAGO. /i4 /MD I.isli ff5 _...... /141L•ea.Alb7A'G . 77bNe, ME1G/NCr_70_:HA71;K • _GA'VCfs£Zs -. 46P I ' °1y 'il�,o:1:1Vrualu.u��3um11,ebi1 r k10A'rtiii;Op n �,__- :.,. „• . +:. i . ::; __ _ I .a... +� �r : -- ,�"1t44•yr� •.� i it iti.rt- jr�F" +, 'ti:�f� si'sf� `fib t!t- . ,. _ . - ..: �f . 4 � � 4 Imo _ _ M 2� id d ^ i3�,�� ' A ■ �i'% � ��I f �'iV•jl.: �� � /�I =�' �63 • .I , l w w�',1� r I:�!�,71`l n l i t r i �n le aV 0.1 7 1 4 7717 I' 'v'i' iI I ' 'l i!' • �•. G�' • / /L)r `.Y �- I� ar � d6 >sllPf �• �i � r I�. _ �0pi •I� �� � I �, 1��API.Z�� le 111 i ,'('J �I� j' I�•'. f `'�I F I �i 1, D �. �' � I `F�'l.•I�.i, IDJ�� > �_�.!.�11 i '�� / :�� . — • . : • 1 nl.� =, .I1� 1 rill , a.Ir< .�' .:,....._.... ©�'__..� .te • �l /I I /, // %A� � I.'.II:•Ilul,. �il ��•. i•�1��11:.11�1 I .._. _ s O 1 li 112 aver --ta MEE RIVERTON CREEK . LODGE' _.Retirement and Assisted Living ramommaximmanomma a ri 1 r �'r" Z TC REEKSIDE i A Community, for the .S. t .. Memory Impaired {' IV 4 � ITIOTI1WS /i pvcit/ I, 1 1 1 \ Low walla at \entry, typ. Entry Mo LIVING CARE SENIOR HOUSING DEVELOPMENT LLC 2819 ELLIOTT AVENUE, SUITE 200 SEATTLE, WA 98121 Not to scale ment — J t/ /p' NOTE 7 . fAcra.4. :;rr_: ENTRY MONUMENT A -A 99 7 D T.6 ri c 5 b�PAnyevr. 72;r'r.6NowN i� XONcerla 0N6y. ..._._....__.... �1l/11/11U1� • • I SCALE: 1" = 20' 0 10 20 40 JANUARY 29, 2002 • I 1,11 111 i111i 11 t l llllrl JJ I 1llllllil lil'Ill1 illl i ll ljllllli. mm AI 2 I .'-3I � ' i 411)1 S BI • WESfCOrr ' i` 1 Slt Oil rli tlI 111 0II I0 Ia .••. Il Ib -• ly Ib i� It II ibm I "O H mduulunhni uuluu iiuhni HHIHU uuluu inihw uHluu unhni iii ini uuluu nuhinluiduu mdmi Hi . • STATE OF WASHINGTON • REGISTERED LA ; SCAPE ARCH ECT 'PTA ASSOCIAT ES 11814 I15t8k:46 NE Kirkland. WA 98034 425.881.8448 , PLANTING ; PLAN : L 1 RIVERTON CREEK LODGE TUKWILA, WASHINGTON PROPOSED INDEPENDENT /ASSISTED LIVING RETIREMENT COMMUNITY Benches, typ. TATTEN1:3ARGEE A A ,. HI I t I S IF • 8, • o Riverton Creek Assisted Living Residence Orchard.' Oha lnjit NOM W /'.. . Black vinyl data. along proparty.11n., typ•; LIVING CARE SENIOR HOUSING DEVELOPMENT LLC 2819 ELLIOTT AVENUE, SUITE 200 SEATTLE, WA 98121 Cedar Pence Chain link Fare! ;4. � i Hefx' 1S it;. :ra P DesignnRevew :.^ : .4 • ligirtant JANUARY 29, 2002 III Ili 111 11V Ijl 111 111 �1, ill ill 1l1 ,11 ;.I 4 1U 111 111 111 I 111 5 1 111 I IIlI1jl1111� ma I I, I 11 I I I : 21 I I .., ... .. .7.. "^1 , . St t Ct ZI tt Ot 0 B C' 0 'G F C t I IYa I1111111III% IIII11111111111111111111I1111111IIIIII1111111IIIIIIIIIII11111111IIII111111I111111111IIIIIIIIIIIiIIiIIIIIlIIIIIiIII1 IIIIIIIIIIIiII STATE OF WASHINGTON REGISTERED LAN CAPE ARCHITE•T DENISE LIFTIN C RTIFICATE NO. 3 TRIAD ASSOCIATES 11814 Kirkland, WA 98034 425.821.8448 2 PLANTING PLAN . L2 PROPOSED INDEPENDENT /ASSISTED LIVING RETIREMENT COMMUNITY SCALE: 1" = 20' 0 10 20 40 RIVERTON CREEK LODGE TUKWILA, WASHINGTON • 11AIV EN ARGE14 A R C H I T E C T S IP • r„ • 8, 41 1 I...:; r;.r :: 1 SITE OF I t7T... /N 1 COMMUNITY HOSPITAL 1 1 r CB 7154 RIM (N)= 362.88' IE 12" CONC 5361.30' IE 12 " CONC N= 361.23' 1 �- 1 1 1 1 A I M I 1 1 1 1 1M 1 1 1 1 1 1 1 1 1 1 1 12" CONC 1E-360.63 LIP 12" CONC IE- 364.38' LIVING CARE SENIOR HOUSING DEVELOPMENT LLC 2819 ELLIOTT AVENUE, SUITE 200 SEATTLE, WA 98121 LOT 1 • ■ 1 I cv ".CSP 0;'8(J ., 1 032110521 CB 7879 RIM (W)- 322.20' IE 8" CMP W-320.64' CB 7884 RIM N =336.16 IE 8" PVC S= 331.07' IE 8" CMP NNW - 330.39' CB 7877 RIM S = 327.40 IE e" CMP E=325.63' lE 8' CMP 5 =325.63' IE r CMP W 325.81' 0 &7853 RIM (8)- 33344 IE 36" CMP N•328.06' CB 76.14 RIM 8).339. I7 IE 12" CMP W- 335.35' IE 12" CMP E- 335.26' (OUTI"ALL NOT LOCATED) 0 SSMH 7103 RIM = 366.18' 8' CONC N/S MIDCHANNEL= 359.66' NOTE: NO FLOW AND NO SSMH FOUND NORTH CB SSMH 7921 RIM N -294.65 IF 8" PVC S IE 8- PVC N IE MID - CHANNEL - 288.02' W S \ \ •D I t J• J• y I'[V'1 \ 1 1 �I V \ \ \ � 1 \ t � 1 \ t 1 1 , \ J•I d 1 • II Ii A j . I yI il t \ \ v ' \ \ J'\ \ \ 0. l' I I 1 m\ 1,\ W 1 y 1 . 1 d•• W 1 I yI W y -260 I \J i • 1 • I T'41NIT`....- y'_.._ j I \y\ \ . \ s __ W 7 D✓... •1 d 4 , \4 \\ .... y .....4 y y • ' . PARCEL "1", Kt7 P 10 714 148948 rew NOTE: PRIVATE SANITARY SEWER LINE RUNS FROM SSMH 7921 TO SSCO AT OFFICE BUILDING TO 714E SW BUT INFORMATION IS INSUFFICIENT TO DETERMINE THE EXACT LOCATION. ` . . 1489 '0 PLAT OF RIVERTON .ACRE TRACTS VOL. 11, PO. 100 JANUARY 28, 2002 TIP NDSCAPED RTYARD I 1 i ♦• ,,u// . 1- _ .\ 1 t 1 =- X891800.' ` ucHr i --1 YP Y9285'' wn ramo. �.;. 1 4T� y`��'7���� %�.�Y/�• '� I ,: � ..7., � I � :1 . %: � I I.. +r»ut� � � 451 'g— _ --• p `1 _ \ 1 \ t \ ' If 'a -NQ9 ' ' , •' 41 AM/l G • \ P� GA wtsTCOTT" F, q r , -. ll IIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII% IIIIIIIIIIIIIIIIIIIII01111IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII l am % • • • 11 iji 11i i "(1 Ili 111 in Jt 111. Ijj it i11 ill Ili ill III 111 ill Ill 111 Ill tll llY Il mal� jilt)! ,I I I zl I I � I .. I I e) l I I I 6l 770.21' 'f ' i *, i• , " y j • • ''• • • •\ ' \'• \ 144.. .... \. ♦ \ \ _•__\ SOUTH LINE OF THE NE 1/4 NE 7/4 SECTOR I6 \\ \ �\ • \ \ � ' ` • i / \ \ \ r y 1 \ W, \ \ • \ 4 \.•may - -\ d \ 'P • I 1J• ♦ • y \ 5 \ y\ ` y \\ W\ J y `I•\\ y\\ 4 4 \ y`..•••• \L 1 \Y W W y \ \ 4# \\ d y 4. 4 II' y\ yA d \\ y ''!A + 1 A • E WETLAND y -4 ` 1 ; m ; I �1 I I W �-•. d d 111f •. • \` ) s - ••. I\ \\ ' ✓Y I ` \Q) I j4 •mo d.. `I' ill W• /4 1 \_•1: " a• I y W •4 •Y 1 IV I 276 '\ •1• y y i tM *) \, • I EWPIIRE& 10/22/02 //2e /a IE 1.5' PIPE •257.84' STREAM FLOWS NE ABOVE GROUND y y� CB 508 RIM (N).28575 IE 12 CONC W- 28597' IE 12" CMP 5.285,99' IE 12" CMP 6■285.62' TRIAD ASSOCIATES 11814 115th Ave NE .. Kirkland, WA 98034 425.821.8448 of PROPOSED 60x905114.5' DEEP • M85 OUTLET 28050 BIM VAULT 28000 DRAINAGE ACCESS AND LANDSCAPE EASEMENT • 501/H 7509 RIM E - 286.95 IE 12" CMP W28550' IE 12" CUP E= 281.90' 50/AN 7528 RIM N -258.78 IE 12" CUP N= 254.78' IE 12" CONC S.255.08' IE 12" CUP E= 254.78' RIVERTON CREEK LODGE TUKWILA, WASHINGTON PROPOSED INDEPENDENT /ASSISTED LIVING RETIREMENT COMMUNITY PRELIMINARY UTILITY PLAN C2 SCALE: 1" = 50' 0 25 60 100 CAUTION LOCATION OF EXISTING U77U7/ES SHOWN IS APPROXIMATE AND MAY NOT BE ACCURATE OR ALL INCLUSIVE. IT IS 7HE . . CONTRACTOR'S RESPONSIBILITY 70 FIELD VERIFY LOCATION OF U7IU77ES PRIOR 70 PROCEEDING M1TN CONSTRUCTION. NOTE'. YOU MUST CALL 1- 800 - 424 -5555 NOT LESS THAN 48 . HOURS BEFORE BEGINNING EXCAVATION WERE ANY UNDERGROUND UTILMES MAY BE LOCATED. FAILURE TO DO SO COULD MEAN BEARING SUBSTANTIAL REPAIR COSTS (UP' 70 THREE TIMES 714E COST OF REPAIRS 70 THE SERVICE). ?ATfENBARGER Ant . 'I I . T L T S f0 • L4 • 6. . • 100 1 • * * * + •. 4. / I * • * * * 4. 4. I I * * '. * 4' * / * * * * * * 4 1 * •• * •4• * . *1 * * * * * / ) * * * * '&. I g. .. 4. * * * 1 .4. •4• .4. * /* * ( * * * * * * * * EX. .rETLAN.8 * •A 1 * * * * • •4* \ I 4' • * * * 4, r * \ * * Ni * * * . * 4' 7 7 . 4. . 4. t * 4. NY 4. * \* •• •o • • * / r N89 46 00 W 640,00! I A \ MAIN FLOOR ELEVATION = 315.25' BASEMENT ELEVATION 304.5' BUILDING MAIN FLOOR ELEVATION .319' GARAGE ELEVATION o= 319' REVISIONS N8946'00"W 292.85' • * * * ". *4' .4. 4. 4 •P‘ \ **** ......... .. ....... ....... •••• ................................ ... ■•`• I 11 70■16- N4 \Mk "AttMINIMINN■sli 1 4,Nttal■. raw.' N89'46 00 W 278,68 PROJECT 123 UNIT 'OPUS OMENS • NRENTON ow a 22 UNIT ' TI CRLEKSIDE' • LOCATION MUTANT 110AD SOUTH. TUNIIRLLA. WA 011111:11 , =DOT CAPITAL WV CONTRACTOR .• 1 I 1 I 1 111141 [1141 11 I 1 1 1 1 11 1 ! 1. 7 1.,),..i . 1... - 11 • 2 ' ' • ' . -..-•.. 3 ''..: •••. - •:`• : '••'•' , !''"' 4 1.1 . 7'4 . , , ,,r”..1 5 • • 6 III III III IHil I I I 11111 1 i 1 I 1 1 1 I II 1 1 1.1•14. 1 ,..I.., 1 1),L . . . ., A) `'' , . . 1 Inch I, IC — , : ' • H. 1 , • 1 1 1 1 I 1 - 1 1 1 9 I 1 In . r, r, II it. L 1 I. 1 zr i 1 op. 6 9 L 9 . . , I, 1111 1111 1111 1111 1111 1111 1111 1111 1111 111111110111111111111111111111111111111111111111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 1111 firrtNiN617705 MI IMO' WS IT, IR MN 41. N.\ EDGE' OF NETLAND (TYP) GE RANO CHARLES. MORGAN Sc ASSOCIATES A RCHITECTS "TS CAM '' 1 'r .., . . ,, I * 'V * * .4. 1 * . • t• * • .1 * 1. . k. i i. . . . *1 . ,..... . .. . . .,... , . . . I .r. ,1 4. * 4. * * * * 1 .4 . I . . 1 . . . . • 1 . . t' 1 / . * I . • .! . . * * * . . . . . 'p 1 /- . . I . . . . I. .. . EX. WETLAND //' 4 Nle * * *1 ... I L .. .... ' . 1 • i * * * • 1* * / ,1 * * * * *1 * 1* * * * * 1* * r * •3:' • • • . ...i * • • * 4 * * * * * • 41 * 8 I 4 8 4 ' * * * b 8 p ... ............................................... \ . + • t * 4 • •ir .4, SITE PLAN 0.1 1 \ - REVISIONS tr RIVERTON CREEK WOW 11.I4 uNdimAArNW LWIns ;94. It 276.66 J I W W W '1' • * * I I W W W W * W I I W * W 4 W W I* 'Y W * W W ,✓ W W W `Y 4 W ) W * • W W * W Jr W W .Y * /* * 44 W * * * * W W W * * W ,y EX. 4YETLAN4T W d W 4 4 W W W 1 I * W * W W * W 40 4 W 4 * W V W •Y E W W W W W d' W W , Y I W W W W W W W W W W W f W W * * / � W W * * * * • \W NIOJ[CT 123 UNIT "OPUS WOOS • MERTON CAW & 22 UNIT • TNL mow LOCATION MUTANT ROAD SOWN. TUKWILLA. WA MI R =SENT CAPITAL INV contaeroil N 69• 46 00 "W 640.00 L 4 4Y W W Jr 4 W * * 1 IY ' W �Y * * W 1 W 1 I , I Ir W 1 W W W W * r N. I W W 1 I k W W W W * 1 * 1 tik W W . W W * • * W ^ W * � W * * �! y�iC * * W I W * W * * * W W • `_"' _ W W W W 1 ,r \ W / /' W W W I W W * W 1 • \ * * * * V. * / of * * * * 1 1 W W W 4 * 4 I \ W . 1 \ 4 , * 4 4 / * * W * 1 W I W * W * y � y 1 . W • .. I W W r , 'N* * /W W • * * WI W T • EDGE OF NETLAN 1L * * N * 1 W W // 1 W EX. WETLAND * * W / / I 1 I ` * * * * I. * ,�Y W W W W *1 * I �4 W .. . .. I. .. r . * W W W W ,W W I • * * * * * * 1 W , 4; W W * * W 1V * I \* W . W W W * W * * * * 1 * `a W �Y * * * W l lY * * * W W • . \ �Y * * 4 * ,j i 1 ,t. I* W W * I * 4,, W W , W I I \1* * * * Wh * J rrL rr*Y LALM lit. Lr Orr CHARLES MORGAN & ASSOCIATES RCHITECTS II Lau MM.ar.►w. W W W * W I v W W * 1. W F I W • * 1 \4 * ' W �Y W p W I * 1 1 4 I r I r tri L —J 1 - - -i 1 1 1 I � LANDSCAPE PLAN bAL[ 1 • r.0 e+TI OMR 0.1 .. 1•1i 111 .111 I 1 11 Il.i III 1I.i I � L .i' � 11 ii i IJi 111 I i11 I 11i 11,1 11r 111 1jI iji I1I I 111 I IIL1 LII Inch • L1G I 1 ( I 21 1. (''3 ,., . , l l 5 .. 6 , I p t = STCOTT® ` Sinrcnyz . , .. . „Jt 9I t,I • £I6 . ZIL 6Il 6I4 . ... Iy 11 . I lI. WTI II 1 11111111 111111111 111111111 IIIIIIIII III111111 II1111111 I linllln I 111111111 I� 111111111 I 111111111 111111111 IIIIIIIIJ � 111111III 1 11111111 111111111 '� - -� ���� �� ,111 li��il ['!» � � 1. i �I i ilial l'nii ll r "VIII !!JI Et= Illl� : ,.�ii�i! �e x ' 1 1 I iiii= = Ii11 ii��i =_ 1- 1 �► SOUTHWEST ELEVATION NORTHWEST ELEVATION �► t..la...I I.M., HIM - Nair MIN .t. i c - tram -- ara.Illa.rt ulM,=w PI 110011 ISO 011.11' ..00 .x1.1 01.,• SOUTHWEST ELEVATION — 4 - --- 4a.& mo. MOP, NOM Mt —1 ❑1 NxE.110. .n1q - ONI SIDI ° sp i n iamt. ° NERIP ° 1212,1W" .. PION - ".or MC rc - 10.111 11srw..rtr -N.1r. IrlaW R an=h7r Kg. =sat O IMO w.. O.. - RL1' COMM na. -itu' 0 0 °Px 11.0.M ° otam„MI um maw MOW. WSW MEOW t.. L - maw NILE./ I_ - tram ELEVATIONS OQALI iir 1' -0• PROJECT 123 UNIT 'OPUS OAIOENS • RIVERTON CHEEK' LOCATOR NIUTART ROAD ROUTN. TUKMIRA, WA MEN CIIEfENT CAPITAL INY CONTRACTOR CHARLES MORGAN & ASSOCIATES ARCHITECTS Olt1 snomx IAI. IYt WI. MN.rxI.Mw. RATE 14 MAY 02 a4:1 I1Lililiiililijililililiiilil� ,0.2 'i,( .�1I1.11: 011. I' IIIIII1I11h1cl 1 ,1ililllililililiillililljillll III 1 4 fr ) ; 5 Inch ., t/16 WESTCOTT Since )872 p..., d YI4 C I- . ZIP GI . ... I . I IL .. I9 . . ly Ib I .. IZ I4 W u I{IIIII i I I Ilnlull nllllln Inllinl l inlnil O Ilalllill 6 liiiliiii iiiilini niiliiii iiiilln l nllllln Ii.iil11II Iu�lllnl IIIII1 l Inllnn I iiii, ---- + .,• I r r� III I Ilia IIII ��' iiii II II li :i II • IIIIRi• i��1111 "" " "' i iii IM1119.111111 111 4 NORTHEAST ELEVATION �► NORTHEAST ELEVATION iJlll�l ii 11111 1 .11 ��'�"i iiii. liiiil -I Urn 11 - =IIII = liiii AVE STCOTT Since 1872.. III J1 :';,; i11,1l111 ' MI 11 111 ll �!il iii ii i■ =1lILJl1 ililJI 4 SOUTHEAST ELEVATION 02111044 IOVI.O - MM Ylml ° EfeCratvari. a . w ,rl O Iii O IttatiMarm Inch t,16 , � I I : 1 51 I I - 1 61 II IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII.IIIIIIIII liiilnli Inillni IIIIIIIII iniliiii IIIIIIIII nnll�ll IIJ!IIIII IIIIIIIII IIIIIIIII MS i J nr O ROMOII. YR/L OMAN NOM a0 MOOR INN 11111 -JM.Ir M.IR IRR LIME NOM NEON MY. WO - 141, X10 - mar tow Mr= Il j ��'/. ■■ l iii!i i■ i�� iiii■ = .__, ii 1 111111.11.1A MOIL o0..1 IT IRO[ 1R - 818.11 M_, ..R W. - B.O.I. MO , ON_ SU& .. ROME 8110 IR 11001 z PY. PUN BMW - ROR NNW ROM - 84d' YR n.M -IR.r IR RO= -81P' ..M PUN WW1 - SOLI' 61100 ROM -M4r — R.O -BY.r ■i PUN MN 11000 - 840' a M _ mut 1„ a ELEVATIONS SCALE t /E• - t' -fl• a4.2 REVISIONS 1111 1111 - 111■ 1111 li i lii i I� �I== I i I lii i • :�7Y, VOW* { sip! • sr iea: Vii " i IATIt * vrispi. � ) /1i`i l:!T tp; r : r., :�\ ✓ ,.,:/\r :I. rl \ : _r•, r. .di :. r.n...r :. r,.nl.5r .�f.1i �i:1.�.. r.... r yC: li; ,•/ .-w,: r .0 : :. :.. r....ti .r.:tr! � r!:r: �'! :`i :r:5 � Jw :r :iiA :`�� : :ri \ f.1 • �! :`i.. �. i! -;• JOB. NO. DATE 2 MAY 02 DRAWN BY CHECKED 4 ► SOUTH ELEVATION 46 NORTH ELEVATION �► EAST ELEVATION 4 WEST ELEVATION PROJECT 22 UNIT "THE CREEKSIDE" LOCATION MILITARY ROAD SOUTH, TUKWILLA, WA OWNER • CRESENT CAPITAL INV CONTRACTOR IMO1pT 111002 1.912 - 74470' aD IMMO KW MOM MONTANA WOW* CALWORWA COMM NEVADA masa= WAN MtIf01N 11301013 INOM A M101E11T 21.0011 - 711.00 HM2R7T NOR 171E - 74.70' 1n ROOM - 72,.00' I I 114111101T FLOOR - 711.00' .I 0 CIM1roin0M worm - 6IMM a¢DI � TO 7TCN r 1/911/1 M/1T CA, r 710114.1T 410024 0 I ! OOIOM 10 Y 3 2 MR In Wm owe. ITN! O CWM 1111101.(! wawa MIN MOO( a IT/1W 211011000 COLOR ❑1 ME4 M0001� M n1 "MI > i "Id CHARLES MORGAN & ASSOCIATES A RCHITECTS 7301 MOLY LANE MM. WA 61206 PHONE 426 -05S•7RN FAX 426-4M -0234 CWL 1MM0MmM110A.M11M 4 ELEVATIONS SCALE ve• • 1 %0' a4.1 iii III riI Ij'I�ii II ilk �aJi:. i�. I.I!..!.t! !.!.ili�i iii III iIIli�i ijI iii II iii iIi III III l I I I . I ..,., l I I I I.I Inch 1116 2 3' 4 ..� ,., 5 6 'W; STC,OTT® 9ll ti CII. Z l 111 0ll I I9 IL I9 • IS Ih I I I l W ° I ' I I l nll uulllll nllllnl nlllurn Inllnll nnllili nilluil Inllllli iinllin nlllin1 I�Illnll iilllllll Inlllnl REVISIONS N89'46'00 " "W 278.68 N89'46'00 "W 640.00' I 4 W W .Y .I' 4' W 14' 4' 4 •Y W 4 4 / I 4 4 4' m 4 W / 4 • •Y W 4. •Y 4 / 4 4 4 W W • y/ I 4' W 4' +Y 4' W I % 4 , W 4' W 4 +Y' ( W W 4 W W EX. ,NETLAAV W ,, W W1 W W .Y 4 W 4' \ I ' •, 4' +Y •Y 4 4 \ v, .4. '' 4' P W y W 4 'I • W 4 `Y W 4 •1' 4 4 y W 4' 4 .Y 41' / 4 4 4 W 4 .Y/ \, 4 +Y W +Y 4 J A 4 4 4, 4' • / % \ \_\/ \.1' . PROJECT 123 UNIT "OPUS GARDENS 0 RIVERTON CREEK" & 22 UNIT " THE CREEKSIDE" LOCATION MILITARY ROAD SOUTH, TUKWILLA, WA . OWNER CRESENT CAPITAL INV CONTRACTOR gl�ili Tl7�i lull I T I l l i nl�'ji jl�I 14 ji II.IIIli ili ill ill Ili III Ili Ijflp HI 1 7�..I I. J . 4 �J� 1 I s1 I I I a1. • .�1fS1• OT• T .' pp �_ . L•' ... :%+ . . ! IIIIIIIIIIIIIIIIIIII ' IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII�IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII�IIIII . W W W W . `Y W W ‘.1 y t4:1:1' W W +Y W '1' •1' W 4' +Y 4' J' 4. \.l' W `Y W W J' W + Y +Y W 'Y W \ 4 W J' •Y A NO 'l' •1' .Y y I �W W •Y +Y W y • W W y y p V[ •Y W 'I 4' • W W E X 1 W W' �.�p W W �V W W W •Y '' \ � \ J W W r W W W W W' / W W W J' / W W •1' 4 `Y 4 / 11L ' p I /. y .Y 4 4 •' W p I \ W W W J' ' 4 ' W W EDGE P WETLAND W I W W •1' J' 4' EX. WETLAND 1 W EDGE OF WETLAND • W BUFFER (TYP) H R� V 4 O ` W \. ;y • �•t: 3 D \ MAIN FLOOR ELEVATION = 316.00' BASEMENT ELEVATION = 304.5' BUILDING MAIN FLOOR ELEVATION = 329' GARAGE ELEVATION = 319' N-- 89 8 . �RETA NING WALL (T Y 8 - ' - � ' W 11 O FY W ' , ` 1 Z CHARLES MORGAN &':ASSOCIATES RCHITECTS ' PHONE uO- 153-2233 7301 SWIRLY LANE roc 425-341-1334 ' EVIIETT, WA 11203 . ,.... , , , EMAIL . InfoIamaamh.00m . I - J I -� -J. I • I I � W W W y W y 4 W 4' 4' •1' •1' W + W Y 00 DATE 1V '' IV y W W H '' 4 W W W J' 4, 23 JULY 02 SHEEP SITE PLAN SCALE 1' • 30'•0' a1.1 52 Incl�c�s •ti4 Dd'�.... -1 4,2 1A2 AP0 '1'4aI, A »4"- At?emw. -7 /614/Qa REVISIONS RIVERTON CREEK LODGE Retirement and Assisted Living CREEKSIDE ACgmmuNty for the Memory Impaired J PROJECT LOCATION OWNER CONTRACTOR W W W 4 .. 40.1110., _ 11, -.. ... . w .. . n!:. .• 0,44 - - 4In I ' � e i ' 11.4 % .•n ) . ..,..,,,, EWkrd':vs /� : . !!ca,;a1O.•e:. y'Syd: t � ': : d7a10'. rE ..:1, v:: •-• i id• �. . .... . <:.: ....... : ,... -... / -_ ........ N89'4. 0t 'W 278.68 W EX. ` WETLANN W W 4 W W W W 4 W 4 / W W 4. / I W 4. W 4' 4, W W W W I W W W W W I W W W W W W W W W 1 W W 4 4' W W 4' W W W W W W W W W W 4 W 4 W W W W W W W 4 W W W -( W W W W W W '' W W \ W 4 \ , 4 ., f� . W 123 UNIT "OPUS GARDENS 0 RIVERTON CREEK" & 22 UNIT " THE CREEKSIDE" MILITARY ROAD SOUTH, TUKWILLA, WA CRESENT CAPITAL INV �4. I ,.... w .,,, N89 46'00 "W 640.00 7301 BEVERLY LANE • EVEIC% WA 98203 \ 1 Y W W W W W W W W W W Opus Gardens 0 Riverton Creek Assisted Living Residence W W `I' WI W W 1' W ‘4' ., W W 1 W W 4 41 W W W t " W W .y J/1 W W W I W I� APAVA■ OW* roe / aA•s.� � l� - _o. Y 'I[w,�;ri ssr. i {'�oY'.J •n��<� 4 o, — *B9;€6 4`*- - -` / j EDGE OF WETLAND (TYP) CHARLES MORGAN & ASSOCIATES A RCHITECTS PHONE 423 -383 -2888 FAX 428 -348 -1234 MAIL Intollomoaroh.oam W W W W W W W W W W W W W W 4 W 4 W W W W W W W W 4 W W W W W W W W 4 W W W W W W W W W W W W W W W W W W W W W W W W W W W EX. WETLAND W W W W W W W W W W W W W W W W W W W W W W W W W W W 4 W W W W W W W W W W W W W W W - - I- - -� I W W DATE •Y II W W W W W W W W W W W W 23 JULY 02 LANDSCAPE PLAN SCALE 1 • 90 -0 SHEET L1.1 Iioiil 111111111111111 Nt Civil i o iii lioi'i 1 .... I 13 11111111 [MI S. _._ n �n ri Iii II °I NI III L_ NORTHWEST ELEVATION AO` 1°4111111 - Eji Iiio � Iii oil a o I�. o � .; L, (IIIIIII ..�111111111111IIII ,.... N. �, t ii == .O► SOUTHWEST ELEVATION "III VI f6 I�il 0 � 1. IIIIIIIIIIIIII 11111111111111 r ■ ■r ,I 171r EE SOUTHWEST ELEVATION �► ORIGINAL DESIGN HIGHEST RIDGE LINE — 349.16' HIOHEST RIDGE LINE — 346 .95' lII III IIIII ��i� .ii; iIiii llbIi ii ! L V IhP1!i l I � 1t�1 1161 Its 1�1 —� II II11 II IIII n O 1I ,3S7P.a:'I�3'r�HSID47na.P MIDPOINT HIOHEST ROOF — 340.10 BUILDING HEIONT LIMIT — 336.0 2110 FLOOR — 325.73' 2ND FLOOR — 325.76' 191 FLOOR - 556.00' OOUND PLANE DATUM — 305.5' GROUND FLOOR — 304.5' PROJECT 123 UNIT "OPUS GARDENS 0 RIVERTON CREEK" LOCATION MILITARY ROAD SOUTH, TUKWILA, WA OWNER CRESENT CAPITAL INV CONTRACTOR I 111111111i1i 111 1I l"I"'1":'1' I A W 1 11!I 9�I�Ii 111111111 P�I�I IIII)11111111111111II IIII11111 1 7 "� •• 4 . 1 1'1 5 8 . IIIIII1111IIIIIIIl (IIIII olIIII II 11: 1IIII5151IIIIII1111IIII IIIIIIIIIII1NIIII 1111111IIIIIIIIIIIIII4 rI E� 0 17 7301 DEVERLY LANE EVERETT, WA ❑I COMPOSITION ROOFING - DARK CRECN Ex WOOD GRIM A FACIA PA PAINTINT CO. ED WLIITE RAIN TO SHIMMATCH MER' C PARKER W002W g VERT VINYL SIDING W/ 20" O.C. 6 ATTENS 49 5U B COf0N 44O R T M T £ERTAINIEED 00006E WH ❑4 HORIZONTAL VINYL SIDING COLOR TO MATCH C E R TAIN TEED MONOGRAM "PRAIRIE SAND" ❑S FIBER CEMENT COMPOSITE SIDING STAINED CEDAR SHINGLES TCH 2ND FLOOR — 325.76' 1ST FLOOR — 316.00' ORIGINAL DESIGN HIGHEST RIDGE LINE — 349.16' HIGHEST R LINE — 348.85' MIDPOINT HIGHEST ROOF — 34010' I�I Own HEIGHT LIMIT — 336.0' 240 FLOOR - 3xs.�s' GOURD PLANE DATUM — 306.5' GROUND FLOOR — 304.5' 0 M • © CULTURED STONE VENEER . LAKESHORESRIVER PRODUCTS CORP. ❑ j WOOD ED BE REDAMS STAINWOOD COLOR 6 VIIITL WINDO W MULL INSERT HEAD 10 BC WS WOOD E 47,11M �1" VINYL TRI 47,11M REDWOOD OLOR C CHARLES MORGAN & ASSOCIATES A RCHITECTS 86203 PHONE 425 -373 -2666 FAX 425- 340 -6234 EMAIL InfoOomaaroh.aam ORIGINAL DESIGN HIGHEST RIDGE LINE — 349.16' HIGHEST RIDGE LINE — 346.95' MIDPOINT HIGHEST ROOF — 340.10 60110190 HEIGHT LIMIT — 336.0' 1ND FLOOR — 323.75' ONO FLOOR — 325.73' 0 0 1O 15T FLOOR — 316.00' GOUND PLANE DATUM — 306.5' GROUND FLOOR — 304.5" DATE ELEVATIONS 14 MAY 02 SCALE 118• • 1' -0• SHEET a4.1 - =1i4if °Ii01' III111111111 = 111111111111111 l iu� IIIIIIIIIIIIIII I, liillllllll \ al �iill�llllll�lll�l +in ,VoY . IIIIIIIIIIIIIII 1 1 i ii II_fllll 11 li i l 1111 1111 111 Illlllll liuiil plllllllllllllll. MUNI =U 111111IIIIIIIII- 11;Ii1==i ;1- AO' NORTHEAST ELEVATION NORTHEAST ELEVATION PROJECT LOCATION OWNER CONTRACTOR 123 UNIT "OPUS GARDENS 0 RIVERTON CREEK" MILITARY ROAD SOUTH, TUKWILA. WA CRESENT CAPITAL INV .O► SOUTHEAST, ELEVATION 11 COMPOSITION ROOFINO - DARK GREEN O PAINEORWHTE TUINATCH PARKER PAINT CO. 'RAIN SHIMMER' CWOD2W 12] VERTICAL VINYL SIDING W/ 20' 0.0. BATTENS CO }OR TO MATCH 4ERTAINIEED MONOGRAM DORMER WHEAT 1] HORIZONTAL VINYL SIDING COLOR TO MATCH CERTA INTEED MONOGRAM 'PRAIRIE S O PAT R CO OR SHI TO G MATCH STAINED CEDAR NLES 7301 BEVERLY LANE EVERETT, WA 00203 VENEER CULTURED M E MATCH STONE PRODUCTS CORP. LAKESHORE RIVER ROCK I] STAINED REDWOOD COLOR p6 VINYL WINDOWS W/ L INSERT JAMB H SILL TO BE MU 3 -L I/2' VINYL TRIM HEAD TO BE WOOD TRIM E OECRATIVE METAL HANDRAIL TO MATCH REDWOOD COLOR i� il lI lI I 1.11 llR'll 111 1)D� I J Ii 11111111111111 111111111111111 www I i •i 111111111111111 RIM IIII l it IGIi 11111111111111111 / '�iGt� F�IIo ii I- 11111;111111111 KIM PHONE 423 -353 -2666 FAO 425 - 340 -8234 EMAIL In19lomaaroh.99m 1ST FLOOR - 316.00' ORIGINAL DESIGN HIGHEST RIDGE UNE - 319,16' HIGHEST RIDGE UNE - 348.95' lurl ,opur �+ � r1 nann m 1 - -- - _ ISIa11161B11I$ 1t1 i n r — -- __ -- - 1 1 m ■ u1nF l E m '11111 1 � In na�nl �n� il�mam L 1rl II Blalnn tnl !p mwmn uan nL n n Ienu man un r 6 mnmmw mm� mmnnum n Will.__ — -�- � -1 i � w..�l ���m uLwu,1 l saii� _ Mal IIIII �� 111ad NiamINIIININIIIIIIM — I liu�ii I'� 1� III° lil IIINIIMIL � „ii ll`i11' ,1�� 1f 11 11 � �I III�IIIIIIIIIIIIIII IIIII III ,,, . 11 1111 ____ `. ■� ill n i ill - . ri - iiiiil_= =l iuii = N1( IQII 1-°111211M-2: ' I II, liu�il _ � IIIIIIIIIIII = — 111111111111 =_ ;11111111111111 = ... Illlllllllllllllf= 11111111111111111, = ..�� .... a•�aaaaa�� = 1ifl I CI�I� = - r 11s, -T H � r 11 ni uLnw �Illna _© 1a11rn n w I p� ��EE�� mn uanr6r 1 �oiwEUnLEBwaw ilin _ �- 1 ` �Ll1� .i ul i Dili IIIIIIIIIIIIU111� © 11.11 r 111111111111111111 ORIGNIAL DESIGN HIGHEST RIDGE UNE - 319.16' HIGHEST RIDGE UNE - 318.85' MIDPOINT HIGHEST ROOF - 340.10 BUILDING HEIGHT LIMIT — 3 38.0' 2ND FLOOR - 325 000ND PLANE DATUM - 300.5' GROUND FLOOR - 304.5' ORIGINAL DE51011 IGHEST RIDGE LINE - 318.16' H IGHEST RIDGE UNE - 316.93' MIDPOINT HIGHEST ROOF -- 3/0,t0' r� BUILDING HEIGHT MOT - 338.0' I 200 FLOOR - 325.70' IND FLOOR - 325.70' 1ST FLOOR - 516.00' GOURD PLANE DATUM - 308.5' GROUND FLOOR - 301.5' - MIDPOINT HIGHEST ROOF — 31E1 BUILDINO HEIGHT WIT - 3387 ND FLOOR 325.73' ND FLOOR _325.75' ST FLOOR - 310.00' O UND PLANE 0AT514 - 308.5' R OUND FLOOR - 304.5' 14 MAY 02 ELEVATIONS SCAL 1/8' • 1' -0' I'1 JI II 'I'1'II' I I I 1 1 1 1 11 1 1 1 f •IIIIp I • AVISTCOIT' . .. IilnuLu7ind9n�nnlnulunLni�indm�iiulun�iuduuliullnH�iwhul�nnlnu�nulllDlinlbulliudnu�imhm�iuJnli� REVISIONS JOb. EAST ELEVATION 4N SOUTH ELEVATION JOB. NO. PROJECT 22 UNIT "THE CREEKSIDE" DATE 24 JUNE 02 LOCATION MILITARY ROAD SOUTH, TUKWILLA, WA DRAWN BY OWNER CRESENT CAPITAL INV CHECKED CONTRACTOR III Ij llllllll IIIIIIIIIIII ♦1 Itl il!{11 1II11 IIIII IIIII,III III IIII II IIIiI IIII111 Illllh : i 111III IIII 11I1II IIIINII111II III III IIII IIII III I III lIl IIIIHIIII IIIIINI lltil I Ill1Il IIIIII III III III I III III III IIII111111I III IIII IIIIIIII IIII IIII III STATES IICFNSED: WASHINGTON' ARIZONA IDAHO NEW MEXICO MONTANA WYOMING CALIFORNIA COLORADO NEVADA NEBRASKA UTAH MISSOURI ILLINOIS INDIANA 7301 BEVERLY LANE EVERETT, WA 98205 HIGHEST RIDGE UNE — 349.70' HIGHEST RIDGE UNC — 349.70' 15T FLOOR — 329.00' NT FLOOR — 319.00' BASEMENT FLOOR — 319.00' F Ol COMPOSITION ROOFING — DARK GREEN ❑2 RAENTE9 WHItE TO MARCH PARKER PAINT CO. - RAIN SHIMMER CW002W VERTICAL VINYL SIDING 0/ 20" O.C. MONOGRAM '�SUMMER 0 HORIZONTAL VINYL SIDING COLOR TO MATCH CERTAINTEED MONOGRAM "PRAIRIE SAIID 0 PATTERN A COLOR TO 4KT SIDING H STAINED CEDAR SHINGLES ❑4 CULTURED STONE VENEER LAKESHORE RO CORP. ❑7 WOOD BEAYS STAINED REDWOOD COLOR a JAYS A SI TO 3- I/2N TRIM HEAD TO BE WOOD TRIM CHARLES MORGAN & ASSOCIATES A RCHITECTS PHONE 423 - 333 -2889 FAX 42S- 349 -8234 EMAIL InloO0moorch.09m ELEVATIONS SCALE 1/B' • 1' -0• • SHEET a4.1 s REVISIONS Atk SOUTH ELEVATION o WEST ELEVATION NORTH ELEVATION JOB. NO. PROJECT 22 UNIT "THE CREEKSIDE” DATE 24 JUNE 02 LOCATION MILITARY ROAD SOUTH, TUKWILLA, WA DRAWN BY OWNER CRESENT CAPITAL INV CHECKED CONTRACTOR .41 Tyji•ITI .• r I I I NVESItOU:' ' •. ; WASHINGTON AIMIOHA IDAHO NOV. MEXICO MONTANA • • WYOMING CAUFORNIA COLORADO NEVADA • NENRASKA UTAH " MISSOURI !LUND'S • • INDIANA HIGHEST 11100E UNE — 340.70' 1ST FLOOR — 320.00 7301 BEVERLY LANE • • EVERETT. WA 95203 BASEMENT FLOOR — 319.00' HIGHEST RIDGE UNE — 349.70 • 1ST FLOOR — 320.00 ' BASEMENT MOOR — 310.00' ' • COMPOSITION ROOFING — DARK GREEN ▪ iITIREITNNITE PARKER PAINT CO. "RAIN SHIMMER' CW002W E] VERTICAL VINYL SIDING W/ BATTENS 51.0.T WERMO 20" O.C. T SERTAINIEED AT El 82r.RALITOMITAL OUP c ' WEED MONOGRAM 'PRAIRIE SENO" g FIBER CEMENT COMPOSITE SIDING PATTERN & COLOR TO MATCH STAINED CEDAR SHINGLES ID CULTURED STONE VENEER TO MATCH STONE PRODUCTS CORP. LAKESHORE RIVER ROCK ' ▪ GTAVEO COLOR RIHYL WINDOWS W/ N. R 3 U - 1 1" 31/2 VINYL 1R115 JARS 0 SILl. TO HEAD TO BE WOOD TAM ELEVATION S • I SCALE 1/8 • V-0' CHARLES MORGAN & ASSOCIATES ARCHITECTS 'l PHONE 423-353-25111 FAX 425-340-1234 EMAIL InIcOomaarch.corn SHEET a4. • INNENI 0 OIA tin NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEARtHAN THIS NOTICE IT IS DUE TOTHE QUALITY OF THE DOCUMENT. mss:• _. Riverton Creek Lodge - City of Tukwila SE „hecklist FOR AGENCY USE ONLY Purpose of Checklist: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help the City of Tukwila's Responsible Official and any other agencies with jurisdiction to identify impacts from a proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the City of Renton decide whether an EIS is required. A. BACKGROUND 1. Name of proposed project, if applicable: Riverton Creek Lodge 2. Name of proponent: Living Care Senior Housing Development, LLC 3. Address and phone number of proponent and contact person: Proponent: Contact Person: Richard J. Creamer, Vice President Living Care Senior Housing Development, LLC 2819 Elliott Avenue, Suite 200 Seattle, WA 98121 Michael Matheson, PE Triad Associates 11814 — 115 Avenue NE Kirkland, WA 98034 (425) 821 -8448 Phone (425) 821 -3481 Fax 4. Date checklist prepared: Originally Prepared: July 12, 2001 Revised: October 22, 2001, January 24, 2002, and January 25, 2002 5. Agency requesting checklist: City of Tukwila, Department of Community Development 6. Proposed timing or schedule (including phasing, if applicable): The proponent will begin construction upon receiving all necessary approvals and permits. It is anticipated that the proposed project will be constructed in one phase. 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes please explain. There are no plans for any future expansions or additions at this time. " tial.:'., Riverton Creek Lodge - City of Tukwila A Checklist FOR AGENCY USE ONLY 8. List any information you know about that has been prepared, or will be prepared, directly related to this proposal. • Level 1 Offsite Drainage Analysis • Geotechnical Analysis • Wetland Study 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by this proposal? No. 10. List any governmental approvals or permits that will be needed for your proposal, if known. • SEPA Threshold Determination, City of Tukwila • Clearing and Grading Permit, City of Tukwila • Demolition Permit, City of Tukwila • Building Permits, City of Tukwila • Right -Of -Way Use Permit, City of SeaTac • Sanitary Sewer Construction Approval, Val Vue Sewer District • Water System Construction Approval, Water District 125 • Hydraulic Permit Application, State Department of Fish and Wildlife 11. Give brief, complete description of the proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposed project consists of two buildings on a 10.42 -acre site; an independent and assisted living building and a special needs residence for individuals with Alzheimer's and similar disease. The buildings will include approximately 145 units. The project is a special combination of housing, supportive services, and personalized assistance, designed to respond to the individual needs of the those age 65 years and older who require some basic help with activities of daily living, or have special needs related to memory impairment or other related dementias. Units are furnished with their own personal effects, and are equipped with an emergency intercom system and fire /smoke detection system. The special needs residence for individuals with Alzheimer's and similar disease is a single -story building with central kitchen and dining. It includes approximately 25 bedrooms with private bathrooms, 395 to 495 square feet. Residents residing in the Special Needs Residence, have the added security of an enclosed courtyard monitored by specially trained staff members. 12. Location of the proposal. Provide a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if available. The project site is located on property controlled by Living Care Senior Housing Development and currently owned by Highline Community Hospital adjoining their Specialty Center located at 12844 Military Road South. B. ENVIRONMENTAL ELEMENTS 2 ' L` LCL�'4+'l •'� o w..».u...:. +�:. Y1G'yy'S.liL'urs�:0Kn1)r:'Mr C . z IZ w _J U O 0 CD tn J H to w w u _ a u 1— 0 Z ~ O - ❑ 1— wW 1— t L O ..z W U= O ~ z Riverton Creek Lodge - City of Tukwila SE . Checklist FOR AGENCY USE ONLY 1. Earth a. General description of the site (circle one): flat, rolling, hilly, steep slopes, mountainous. b. What is the steepest slope on the site (approximate percent slope)? The steepest slopes on the site is approximately sixty (60) percent c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, and muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. g. Geotechnical investigation revealed about one (1) foot of topsoil underlain by glacial till. The geotechnical study indicated that the site is not at risk for deep- seated failures. The steep slopes are at risk for shallow surface failures, and the geotechnical engineer has recommended a 25 -foot setback for structures. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading of the site will be necessary to clear an existing asphalt driveway and cul -de -sac and prepare the site for construction and utility improvements. The amount of material involved for grading and filling activities (excluding stripping) includes approximately 15,053 cubic yards of cut and 12,190 cubic yards of fill. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Some erosion could occur on -site as a result of construction activities; however, temporary erosion and sedimentation control measures to be approved by the City of Tukwila will be employed to reduce erosion impacts. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately twenty (22) percent of the site will be covered with impervious surfaces after construction. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: During construction, the contractor will follow an approved temporary erosion and sedimentation control plan meeting City of Tukwila standards. Typical measures, which may be employed, include the use of silt fences, straw bales, and temporary erosion control traps. Hydroseeding, mulching and covering exposed soils during and after construction will also reduce the potential for erosion. 3 J:& ;1wf 5i tst�A tcMw:s"rfT :.?«44v`iaq' - ;'14 Riverton Creek Lodge - City of Tukwila t. A Checklist FOR AGENCY USE ONLY 2. Air 3. Water a. What types of emissions to the air would result from the proposal (Le., dust, automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Emissions and dust particulates generated primarily by construction equipment will be produced during the construction phase of this project. The amount of emissions to the air will be minimal and will occur during the actual grading and construction of the assisted care structures. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. No. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Watering of the site during the construction phase would help reduce production of airborne dust and other particulates. a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year -round and seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it Flows into. There are three Class 1 wetlands onsite that are tributary to Riverton Creek. 2) Will the project require any work over, in or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. The project will require clearing, grading, construction of buildings, utilities and roadways within 200 feet of the onsite wetlands. As seen on the Preliminary Utility Plan of the accompanying plan set, an eight -inch sanitary sewer line will be installed within a Class 1 wetland buffer. Disturbed area will be replanted with City- approved plant material, which will serve as mitigation for this disturbance. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No filling or dredging of surface water or wetlands is anticipated. 4 aiti:AV «ew;z z w J 0 00 U) 0 U.1 - f- w w 0 � = • d 1— w Z = 1.— 1— 0 Z I— w w O 5 2 � H w H= U. O . w z 0 0~ z l tit Lira Riverton Creek Lodge - City of Tukwila SL . Checklist FOR AGENCY USE ONLY 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. The completed project will not result in groundwater withdrawals or discharges to ground water. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals; agricultural; etc.) Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The source of runoff is direct precipitation onto the project site. Stormwater will be collected by catch basins and tightlined to an underground detention vault and discharged to a roadside ditch on the west side of 32 Avenue South. 2) Could waste materials enter ground or surface waters? If so, generally describe. Any construction waste or contaminated soils from accidental spills during construction would be contained and removed from the site to an approved disposal location. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: A stormwater detention vault constructed to meet the 1998 King County Surface Water Design Manual standards is proposed, meeting "Level 2" detention. A "stormceptor" or approved equal is proposed as water quality mitigation. 5 Riverton Creek Lodge - City of Tukwila . A Checklist FOR AGENCY USE ONLY' 4. Plants a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, hemlock, pine, other shrubs grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage water plants: water lily, eelgrass, milfoil, other: b. What kind and amount of vegetation will be removed or altered? c. List threatened or endangered species known to be on or near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: 5. Animals Construction of the assisted care structures, utilities, and access will result in the removal of some vegetation and trees. None known. The site will be landscaped to meet the code requirements of the City of Tukwila. The existing vegetation in the wetland and wetland buffers will also be retained. a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other mammals: deer, bear, elk, beaver, other: rabbits, raccoons, rodents fish: bass, perch, salmon, cut throat trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None known. c. Is the site part of a migration route? If so, explain. No. d. Proposed measures to preserve or enhance wildlife, if any: None. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. 6 Riverton Creek Lodge - City of Tukwila St_. Checklist FOR AGENCY USE ONLY Electrical energy will be the primary source of power serving the needs of the project and natural gas will be made available for the purpose of heating and other needs associated with assisted living facilities. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The new assisted living care facilities will meet or exceed the applicable residential and commercial energy conservation /consumption requirements in the City of Tukwila and the Uniform Building Code. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. None known. 2) Proposed measures to reduce or control environmental health hazards, if any: None. b. Noise 1) What types of noise exist in the area, which may affect your,project (for example: traffic, equipment operation, other)? The predominant source of noise in the area is from vehicles traveling on Military Road South, located just west of the property. The traffic noise is not project related or generated. Aircraft noise is detectable from the Sea - Tac Airport. 2) What types and levels of noise would be created by or associated with the project on a short -term or a long -term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term impacts would result from the use of construction equipment during site development. Construction would occur primarily during the daylight hours and in compliance with the City of Tukwila Noise Standards. Heavy equipment, hand tools, and the transporting of construction equipment generate construction noise. 3) Proposed measures to reduce or control noise impacts, if any: Construction activity will be limited to permitted construction hours and construction equipment will not be allowed to idle for continuous periods 7 Riverton Creek Lodge - City of Tukwila A Checklist FOR AGENCY USE ONLY of time, which will help to mitigate the impacts of potential construction noise. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currently occupied by one single - family residence. b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. There is one single - family residential unit and an attached garage on site. d. Will any structures be demolished? If so, what? Construction of driveways, utilities and the assisted living facilities will result in the demolition of the existing single - family home. e. What is the current zoning classification of the site? g . The site is zoned Low Density Residential (LDR) and Medium Density Residential (MDR). f. What is the current comprehensive plan designation of the site? According to the City of Tukwila Comprehensive Land Use Map, the area is designated as low and medium density residential. If applicable, what is the current shoreline master program designation of the site? N /A. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes. There are three Class 1 wetlands located on the site, which are considered to be critical areas. i. Approximately how many people would reside or work in the completed project? Approximately 160 people within the entire project. The will provide 24 -hour care, managed in three shifts. The day shift (7AM — 3PM) will have approximately 19 employees, the evening shift (3PM — 11PM) will have approximately 13 employees and the graveyard shift (11 PM — 7AM) approximately 7 employees. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: None. 8 -.-..... `:.::"...fti..w * . Z = z F' w -i O 0 N -ii U w w gQ co = a �w Z = t-- z I- til 0 O • - • I— LLS Li. u W Z U= 0 H z Riverton Creek Lodge - City of Tukwila SE Checklist FOR AGENCY USE ONLY I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: 9. Housing The project will be developed in accordance with applicable City of Tukwila development and land use codes to ensure the project is consistent with the goals and policies of the Comprehensive Plan and applicable Development Regulations in effect at the time of a complete application. a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. Approximately 145 units. It is anticipated that the housing will be middle and low- income housing. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low- income housing. One single - family residential unit and garage will be demolished as part of the proposed action. c. Proposed measures to reduce or control housing impacts, if any: None. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The tallest height of any proposed building is 30 -feet. The principal exterior building material proposed is vinyl. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: The proposed project will be designed to limit visibility from the second and third story to neighboring LDR properties. Landscape plans will include screening to obstruct the second and third story units from being visible to neighboring residential properties. 11 Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Any light and glare from the proposed structure will be screened by landscaping or angled to reduce potential impacts. b. Could light or glare from the finished project be a safety hazard or interfere with views? Not under normal circumstances. 9 4. 0 .tF': Mat ' Riverton Creek Lodge - City of Tukwila : A Checklist c. What existing off -site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Common open space and courtyards are proposed for the residents of the proposed project. b. Would the proposed project displace any existing recreational uses? If so, describe. The project would not displace any existing recreational uses. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The project would not displace any existing recreational uses. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. To the best of our knowledge, there are no landmarks or evidence of any significant historic, archaeological, scientific or cultural resources known to be on or next to the site. c. Proposed measures to reduce or control impacts, if any: None. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The proposed assisted living and special needs facilities will ingress and egress from Military Road South via a pan handle. 10 FOR AGENCY • USE ONLY • Riverton Creek Lodge - City of Tukwila S; Checklist FOR AGENCY USE ONLY b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? g. Metro bus service is available along Military Road South. c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project would have approximately 90 parking stalls. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes, the proposed project will require construction of new, 24' paved access roadway, which will be private. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Based on a typical assisted living facility of this size and operation, approximately 1.73 weekday average trips per unit. Proposed measures to reduce or control transportation impacts, if any: The proponent will build frontage improvements to Military Road South as prescribed by the City of SeaTac. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. The completed project may result in a very slight increased need for police and fire protection as well as emergency medical service. b. Proposed measures to reduce or control direct impacts on public services, if any. None. 11 w: ,`.u?i Ga3: tf r 1 u:as Gi33asi 5:; n; L5 3i1 .ti f •.. Riverton Creek Lodge - City of Tukwila A Checklist 16. Utilities a. Indicate utilities currently available at the site: b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. C. SIGNATURE Signature: Electricity, Natural Gas, Water, Telephone, Sanitary Sewer, Septic System, Refuse Service, Other. All utilities will be extended to the project. Sanitary Sewer: Val Vue Sewer District Water: Water District 125 Electricity: Puget Sound Energy Natural Gas: Puget Sound Energy Telephone: U.S. West Communications Cable TV: ATT Broadband Refuse Service: City of Tukwila The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its d cision. Date Prepared: Date Revised: George Newman, AICP Planning Director 12 1 -2s'- 42. July 12, 2001 October 22, 2001, January 24, 2002, January 25, 2002 .i.:� %'cise:Y.� „���r` inn':._ . v�'t��i`?'� %�i:�ei��i4:n;�"�` Mi. ",•SVtL�1GLta5hiLi: hits 'f&+�4f,'rnn�ia�idi::�:.YC:a�., ��.;_� Y�r�1iH :E:'S!!S ^alu'G:�':'ii%,�:s`2:e FOR AGENCY • USE ONLY" TO: Jack Pace, Planning Manager FROM: Nora Gierloff, Associate Planner RE: Riverton Creek Lodge DATE: January 28, 2001 Project File: E01 -019 Associated Files: Attachment: A. Site Plan Project Description: City of Tukwila Department of Community Development Steve Lancaster, Director L01 -052 BLA L01 -056 Design Review L01 -057 PRD MEMORANDUM Applicant: Living Care Senior Housing Development Project Location: 13112 Military Road South Parcels #162304 -9001 and -9179 Studies submitted with the applications include: Traffic Impact Analysis by Transpo dated December 2001 Wetland Report by Adolphson dated July 2001 Level 1 Downstream Analysis by Triad Associates dated 5/4/2001 Geotechnical Investigation by Redmond & Associates dated 11/20/2000 Steven M. Mullet, Mayor The completed project will provide 145 units of senior housing in two buildings on a 10.42 acre site. A special needs residence will house 25 individuals with Alzheimer's disease and an assisted living facility will contain 120 apartments. The site contains steep slopes and three Class 1 wetlands. Approximately 15,000 cubic yards of cut and 12,000 cubic yards of fill will be required to create building sites. Agencies With Jurisdiction: City of SeaTac Washington State Department of Ecology 6300 Soutlicenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Va1Vue Sewer District Water District 125 Comments to SEPA Checklist: None. Summary of Primary Impacts: 1. Earth - During construction the site will be graded and some structural fill will be placed. A retaining wall will be built adjacent to the wetland buffer along the northeastern edge of the project. Minor soil erosion during construction is a possibility, but this will be controlled with a temporary erosion and sedimentation control plan. Approximately 22% of the site will be covered by impervious surfaces after construction. No negative earth impacts are expected to result from the project. 2. Air - There will be exhaust emissions from construction equipment and trucks carrying the cut and fill soil and construction materials during the project. The project's air emissions when complete will consist of automotive traffic to and from the site. A traffic impact analysis was submitted as part of the environmental review. 3. Water — The site contains three Class 1 wetlands that are tributary to Riverton Creek. The 100 foot wetland buffer and 15 foot building setback will be maintained except for a 320 foot section adjacent to wetland C. The Applicant is preparing a mitigation plan in exchange for a 50% buffer reduction. The plan will have to meet the criteria and standards in Tukwila's Sensitive Areas Overlay District. An underground detention vault and water quality feature will be constructed in the southeastern corner of the site. Water from the vault will be discharged into a roadside ditch along the west side of 32 Avenue South. No hazardous wastes are expected to be released during or after construction. 4. Plants — Approximately 50% of the site will retain tree canopy cover after development. New landscaping will be installed along the west and south edges of the site, around the buildings, and throughout the parking areas. 5. Animals — Other than the wetlands the site does not contain significant animal habitat. The on- site wetlands are tributary to the salmon - bearing Riverton Creek. 6. Energy and Natural Resources - The project will require energy for construction equipment, vehicles coming to the site and building operation after completion. The project will be required to meet current energy codes. 7. Environmental Health — Construction activities and all HVAC equipment must meet Tukwila's noise ordinance. 8. Land and Shoreline Use - The proposed project will not affect the shoreline as the Green/Duwamish River is approximately'/ of a mile east of the site. A small portion of the site is zoned LDR (single family) and the rest is zoned MDR (multi- family). 9. Housing - The proposal will provide housing for up to 160 senior citizens. One vacant single family house will be demolished. 10. Aesthetics - The project is subject to the Design Review and Planned Residential Development processes including a hearing before the City Council. The building permit drawings and constructed project must agree with the BAR approved design. 11. Light and Glare - Site lighting will be provided by new light standards along the driveway and parking areas. Light levels are expected to vary from 0 up to 1 footcandle at the residential property line. The project will need to balance site lighting to enhance safety without causing negative impacts to the residential zone to the south. 12. Recreation - The proposal will not affect existing recreational facilities and will provide both indoor and outdoor recreation for its residents. 13. Historical and Cultural Preservation - The site is not known to have any historical or cultural significance. 14. Transportation - A traffic impact analysis by Transpo was submitted showing that no off -site traffic mitigation measures are warranted. The left turn pockets on Military Rd. requested by the City of SeaTac are still being discussed and Tukwila is still waiting for the issue to be resolved. Tukwila will not require any traffic mitigation fees for the project. Pedestrian paths will be provided between and around the buildings. One driveway is planned onto Military Road with a second for emergency vehicles only onto 32nd Avenue. 15. Public Services - The project will slightly increase demand on public services as up to 160 residents will be added to the site. 16. Utilities - The project will increase the use of utilities on site. The site is in the Val Vue Sewer District and Water District 125. Power is available from City Light and natural gas from Puget Sound Energy. Recommended Threshold Determination: Determination of non - significance. far:- ..u '' ,{ i,•;,+.,�. k.:;.� •;y 1 � s4 ; 46...utu ` Yeir1 , TO: '"N r)e ADDRESS: e (*) ATTENTION: WE ARE SENDING YOU THE FOLLOWING E Attached COPIES SIGNED: /L CC: City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188-2599 (206) 431-3670 Fax: (206) 431-3665 . 1 7 1 e in( 1 • El Under separate cover DESCRIPTION DATE: 1 REGARDING: " ) THESE ARE TRANSMITTED O For approval E] For review and comment LE For your use and information O As requested El Other COM/vIENTS: 14 e -, c\ . -) I.— I> " YVN, r, f• L./ L . c"/ (1., e (TT LETTER OF TRANSMITTAL 1 cr 1 TITLE: z < • re 2 —1 0 O 0 O 0 • W _.! • u_ w 0 I— ILI Z 0 Z I- UJ11j 0 O — • O I— W w • 0 b 0 0 1— z TO: I .:c. AD /i /4 1% —" A✓ /t(- WA '3&7. / A Li ElNTION: IM Q.,(\; L; C-1-c n WE ARE SENDING YOU THE FOLLOWING © Attached El Under separate cover COPIES DESCRIPTION M - SIGNED: /__ cc: City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 -2599 (206) 431 -3670 Fax: (206) 331 -3665 O rC 6'1 e r-1 ,J DATE: I l l D f v� REGARDING: e La-c� J'a .. LETTER OF TRANSMITTAL • COMMENTS: • THESE ARE 'i RANSMITTED ❑ For approval ❑ For review and comment ❑ For your use and information 3 As requested ❑ Other V/ 47 I J t Cs- I TITLE: 4 6 5 Qs z TI- w re 00 wz LL w LL Q I w Z = h Z Lu 0 o - o I- w - w Z 0 0 z 3 January 2002 Nora Gierloff Associate Planner City of Tukwila, Dept of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 -3665 RE: Riverton Creek Lodge Nora, I have received your list of design issues dated 27 December 2001. Thank you for offering to meet to discuss them. I have distributed your comments to the design team for their response. We will take them up in our next meeting. I will be out of the office January 10 through the 23 Larry Johnson is the Project Manager in our office assigned to this project. You may be hearing from him in my absence. With Kind Regards, WATTENBARGER ARCHITECTS PLLC Ross A. Jones, AIA Principal Cc: Denis Bryant- LC Richard Creamer- LC Larry Johnson- WA Mick Matheson- Triad RC20104.2/Ph l /Letter /BO.020I03.doc WATT ENBA lit; LR 'A R•CH"t.T E C"T 275 118th Avenue SE #208 • Bellevue WA 98005 Tel 425 - 453 -0606 • Fax 425 - 453 -4772 ■ inbox @wattenbarger.com A."06:, 4'165.1"4 z • Z • W 0 0 . C0 J H • u-. w o 2 g l=— _ z �. z O. 2 • Di U 4 I ._ Z U' ▪ . tL 0 O z. Outstanding Issues on Riverton Creek Lodge Questions for the Applicant z • A more specific landscape plan is required that shows actual plant species rather than a i I. plant palette. The plant sizes and spacing specified do not meet the minimum standards w in the multi - family design guidelines (see attached). n JO 00 • The landscaped courtyard of the assisted living building does not show any plants. w J • Please provide additional information about the evergreen hedge along the property line. co u.. w • T here should be a sidewalk from the buildings out to Military Road. This is shown on L" the Site Lighting drawing but not on any of the other plan views. u. j • The southwestern wing of the assisted living building puts residents' windows very close I- i to parking spaces. Evergreen trees would be more appropriate for that location than the Z }` deciduous accent trees specified. w o ul • The buildings do not meet the maximum building length requirements (TMC 18.50.083). v Additional modulation must be provided and a request for modification to the 0 D- requirement under the PRD provisions should be submitted. w w =U H • Please confirm the final material choices. p w z • Please provide designs for the exterior lighting fixtures. How will the pathway between o 1.= the parking area and the assisted living complex be lit? Please show the light standards on the landscape plan to verify that the proposed trees will not interfere with the site lighting. • Where will the trash enclosures be located? • I don't see a loading zone. How will residents move their furniture in and how will deliveries be handled? • The retaining walls are not shown consistently between the site plan and cross sections. What material will be used for the walls? Will a fence be needed along the top? • Please provide a wetland mitigation plan to support your request for a wetland buffer reduction. • Are the cut and fill numbers in the SEPA checklist still accurate? • The SEPA checklist and design narrative reference 147 units rather than the 160 listed on the drawings. Please confirm the intended number of units and revise the narrative if incorrect. a a a -Fig. 31: Landscaping along street frontages should be high quality and reflect three tiers of plants. a a a a I I I I I a; a; I; I 1. 1. I . 1. III. LANDSCAPE /SITE TREATMENT Fig.`32: Perimeter landscaping along the side and rear lot lines provide year -round buffering and transition. Nv 02, PARKING BUMPI -R OVERHA '0 10 Z 1 7/4' CALIPER a 21 sumps are installed under each tree to a minimum 36 inch depth, or the subgrade soil beyond the planting pit is rototilled to a 9 inch depth to the drip line or edge of planter, whichever is less. Front yard plant material should reflect the following: • shrubs, 2 gallons at time of planting • deciduous trees to be minimum 21/2 inch caliper at time of planting, balled and burlapped • evergreen trees to be 8 - 10 feet in height at time of planting, root balled and burlapped • or equivalent per Board of Architectural Review. Side and rear yard plant materials should reflect the following: _ • shrubs, 2 gallons at time of planting • deciduous trees (i.e. maples and ash) to be spaced an avg. of 30 feet on center and 2 -1/2 inch caliper- at time of planting, balled and burlapped • evergreen trees (i.e. pine and fir) to be spaced an avg. of 25 feet on center and 7 feet in height at time of planting, balled and burlapped • or equivalent per Board of Architectural Review. Perimeter landscaping around parking areas should reflect the following: • tree planting 20 - 30 ft. on center depending upon size (i.e., smaller species such as Japanese flowering cherry should have 20 ft. o.c. spacing) • perimeter shrub screen • shrubs to be 2 gallons at time of planting, spaced to achieve year -round screening to a 3 ft. height in five years • or equivalent per Board of Architectural Review. Plant materials within parking areas should reflect the following: • evergreen trees to be 8 feet at time of planting, balled and burlap • deciduous trees to be 2 inch caliper at time of planting • 2 gallon shrubs. Plants used for screening outdoor storage should consist of shrubs, minimum of 18 inches in height (1 gallon or larger) at the time of planting, spaced a minimum of 24 inches on center (or greater if larger plant material used). September 17, 2001 Dear Richard, City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION w 6 00 U) 0 • LU J = 0) u_ w 0 2 gj = W _ z � I— 0 w ~ O • 52 0 ) -- Your application for the Riverton Creek Lodge senior housing development located at 13112 i Military Road South has been found to be complete on September 17 for the purposes of meeting state mandated time requirements. The next step is for you to install the notice board z on the site within 14 days of the date of this letter. You received information on how to install the v cn sign with your application packet. If you need another set of those instructions, please call me. o I Once you have notified me that the notice board has been installed I will post it with a laminated z copy of the Notice of Application and the comment period will start. Richard Creamer Living Care Senior Housing Development 2819 Elliott Avenue Suite 200 Seattle, WA 98121 RE: E01 -019 SEPA Checklist L01 -056 Design Review L01 -057 Planned Residential Development This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. The Public Works Department has determined that a traffic impact analysis will be required for the project based on the submitted trip generation study that indicated a PM peak hour generation of more than 5 new trips. The analysis must include accident analysis, distribution of peak hour trips through the street network, LOS analysis at all intersections impacted by 5 or more project peak hour trips for both year of opening and year of opening plus 6 years. Concurrency impact fees may be collected as defined in the Comprehensive Plan, SEPA impacts may also be required to be mitigated. Tukwila's concurrency ordinance applies, therefore the report must show compliance. The report must be signed by a licensed PE in Washington state. We are open to the idea that an assisted living facility will generate less traffic than the ITE trip generation manual may indicate, but the TIA will need to justify the change. C:Nora's Files \RivertonCreek \COMPLETE.DOC 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 eggk ;Av4.' This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. If you have any questions feel free to call me at (206) 433 -7141. Sincerely, Nora Gierloff Associate Planner cc: Jill Mosqueda, Public Works C:Wora's Files \RivertonCreek \COMPLETE.DOC i 1 - 11.- w 2 U O CO a = J f- • u w 0 g ¢. _ d = w t— zt.- }-0 z I— . w uj U O U � 0 H: 2 U LL F- -0 .. z w • = O ~' z Living Care Senior Housing Development LLC September 7, 2001 Nora Gierloff City of Tukwila 6300 Southcenter Blvd. Tukwila WA 98188 Dear Nora, RECEWED SEP 0 7 2001 COMMUNITY DEVELOPMENT LETTER OF TRANSMITTAL RE: E01 -019 SEPT Checklist L01 -052 BLA L01 -056 Design Review L01 -057 Planned Residential Development Regarding your Notice of Incomplete Application dated August 24, 2001, enclosed please find: a. A recent title report listing all encumbrances and easements on the property; b. A completed ESA screening checklist; c. Locations of proposed screening for all mechanical equipment; and d. Copy of the geotechnical report prepared by Redmond and Associates in 2000. Item d of your letter — Schematic designs for water and sewer service is not needed as you requested based upon a telephone conversation with Mick Matheson of Triad. Apparently that item was included in my original application and was overlooked by your staff. Very truly, LIVING CARE SENIOR HOUSING DEVELOPMENT, LLC ichard J. Creamer Vice President Business Development 2819 Elliott Avenue Suite 200 Seattle WA 98121 Tel: 206.441.1770 Fax 206.g41.1977 Date: 5effe,ityt,bGr 7 2c0 DIRECTIONS City of T'u Ala ESA Screening Checklist City of Tukwila Endangered Species Act Screening Checklist RECEIVED SEP 372001 COMMUNITY DEVELOPMENT Applicant Name: PtCkaYd, GAune,t- Street Address: 2-8 t { 1.10 -tt 1€- � e Zo v City, State, Zip: WA Telephone: C2-fl ,) 44/ /77 i. This Screening Checklist has been designed to evaluate the potential for your project to result in potential "take" of chinook salmon, coho salmon, or'cutthroat trout as defined by Section 9 of the Endangered Species Act. The checklist includes a series of "Yes" or "No" questions about your project, organized into four parts. Starting with Part A on Page 1, read each question carefully, circle "Yes" or "No," and proceed to the next question as directed by the checklist. To , answer these questions, you may need to refer to site plans, grading and drainage plans, critical areas studies, or other documents you have prepared for your project. The City will evaluate your responses to determine if "take" is indicated. January 25, 2001 1 1 -0 Will the project require any form of grading? Grading is defined as any excavating, filling, clearing, or creation of impervious surface, or any combination thereof, which alters the existing ground surface of the earth (see Tukwila Municipal Code (TMC) Chapter 18.06, Zoning Code, Page 18 -11). Please circle appropriate response. NO - Continue to Question 2 -0 Continue to Question 1 -1 (Page 3) 2 -0 Will the project require any form of clearing? Clearing means the removal or causing to be removed, through either direct or indirect actions, any vegetation from a site (see Chapter 18.06, Page 18 -8). Please circle appropriate response. . NO - Continue to Question 3 -0 6 . 5) Continue to Question 2 -1 (Page 4) 3 -0 Will the project require work, during any time of the project, below the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers or in wetlands? Ordinary high water mark is the mark that is found by examining the bed and banks of a stream and ascertaining where the presence and action of waters are so common and usual as to distinctly mark the soil from that of the abutting upland, in respect to vegetation (see TMC Chapter 18.06, Page 18 -15). Please circle appropriate response. NO - Continue to Question 4 -0 YES - Continue to Question 3 -1 (Page 5) • 4 -0 Will the project result in the processing or handling, storage, or treatment of hazardous substances? This does not include the proper use of fuel stored in a vehicle's fuel tank. Hazardous substances are any liquid, solid, gas, or sludge, including any material, substance, product, commodity, or waste, regardless of quantity, that exhibits the characteristics or criteria of hazardous waste as defined by Washington Administrative Code 173 -303 (see TMC Chapter 18.06, Tukwila Zoning Code, Page 18 -11). This includes fuel or other chemicals stored on -site during construction. Please circle appropriate response. ,�t ) Continue to Question 5 -0 YES - Continue to Question 5 -0 5 -0 Will the project result in the withdrawal, injection, or interception of groundwater? Examples of projects that may affect groundwater include, but are not limited to: construction of a new well, change in water withdrawals from an existing well, projects involving prolonged construction dewatering, projects installing French drains or interceptor trenches, and sewer lines. For the purpose of this analysis, projects that require a geotechnical report pursuant to the requirements of TMC 18.45.060 and 18.45.080E.4, or would require a geotechnical report if not exempt under TMC 18.45.080A, should answer Yes. Please circle appropriate response. NO - Continue to Question 6 -0 - YES - ontinue to Question 6 -0 City of Tu' « 'a ESA Screening Checklist Part A: Please review and answer each question carefully. Consider all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. January 25, 2001 7 Part-A (continued) City of Tun la ESA Screening Checklist 6 -0 Will the project involve landscaping or re- occurring outdoor maintenance that includes the regular use of fertilizers, pesticides, or herbicides? This does not include the one -time use of transplant fertilizers. Landscaping means natural vegetation such as trees, shrubs, groundcover, and other landscape materials arranged in a manner to produce an aesthetic effect appropriate for the use of the land (see TMC Chapter 18.06, Tukwila Zoning Code, Page 18- 13). For the purpose of this analysis, this includes the establishment of new lawn or grass. Please circle appropriate response. NO — Checklist Complete YES, Checklist Complete Part B: Please answer each question below for projects that include grading. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1 -1 Will the project involve the modification of a watercourse bank or bank of the Green/Duwamish or Black Rivers between the ordinary high water mark and top of bank? This includes any projects that will require grading on any slope leading to a river or stream, but will not require work below the ordinary high water mark. Work below the ordinary high water mark is covered in Part C. Please circle appropriate response. �` j Continue to Question 1 -2 YES - Continue to Question 1 -2 1 -2 Could the construction, operation, or maintenance of the project result in sediment transport off site or increased rates of erosion and /or sedimentation in watercourses, the Green/Duwamish rivers, or the Black River? Most projects that involve grading have the potential to result in increased erosion and/or sedimentation as a result of disturbances to the soil or earth. If your project involves grading and you have not prepared a Temporary Erosion and Sedimentation Control Plan specifically designed to retain 100 percent of the runoff (including during construction) from impervious surface or disturbed soils, answer Yes to this question. If your project is normally exempt under the Tukwila Municipal Code and would not require the preparation of a Temporary Erosion and Sedimentation Control Plan, BUT may still result in erosion or sediment transport off site or beyond the work area, answer Yes to this question. Please circle appropriate response. NO - Continue to Question 1 -3 Continue to Question 1 -3 1 -3 Will the project result in the construction of new impervious surfaces? Impervious surfaces include those hard surfaces which prevent or restrict the entry of water into the soil in the manner that such water entered the soils under natural conditions prior to development; or a hard surface area that causes water to run off the surface in greater quantity or at an increased rate of flow from the flow presented under natural conditions prior to development (see TMC Chapter 18.06, Tukwila Zoning Code, Page 18 -12). Such areas include, but are not limited to, rooftops, asphalt or concrete paving, compacted surfaces, or other surfaces that similarly affect the natural infiltration or runoff patterns existing prior to development. Please circle appropriate response. NO - Continue to Question 2 -0 (Page 2) Continue to Question 1 -4 January 25, 2001 3 2 -1 Will the project involve clearing within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response. NO - Continue to Question 3 -0 (Page 2) eall Continue to Question 2 -2 2 -2 Will the project involve clearing of any trees within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? A tree is defined by TMC 18.06.845 as any self - supporting woody plant, characterized by one main trunk, with a potential diameter - breast- height of 2 inches or more and potential minimum height of 10 feet. Please circle appropriate response. NO - Continue to Question 2 -3 M j Continue to Question 2 -3 2 -3 Will the project involve clearing of any evergreen trees from within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis evergreen means any tree that does not regularly lose all its leaves or needles in the fall. Please circle appropriate response. NO - Continue to Question 2 -4 te Continue to Question 2 -4 2 -4 Will the project involve clearing within 100 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response. NO - Continue to Question 3 -0 (Page 1) a rED Continue to Question 2 -5 2 -5 Will the project involve clearing within 40 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response. NO Continue to Question 3 -0 (Page 2) YES - Continue to Question 3 -0 (Page 2) Part B (continued) City of Tuk' a ESA Screening Checklist 1 -4 Will your project generate stormwater from the creation of impervious surfaces that will not be infiltrated on site? For the purpose of this analysis, infiltration includes the use of a stormwater treatment and management system intended to contain all stormwater on site by allowing it to seep into pervious surface or through other means to be introduced into the ground. If your project involves the construction of impervious surface and does not include the design of a stormwater management system specifically designed to infiltrate stormwater, answer Yes to this question. Please circle appropriate response. NO - Continue to Question 2 -0 (Page 2) ontinue to Question 2 -0 (Page 2) Part C: Please review each question below for projects that include clearing. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. January 25, 2001 4 3 -1 Will the project involve the direct alteration of the channel or bed of a watercourse, the Green/Duwamish rivers, or Black River? For the purpose of this analysis, channel means the area between the ordinary high water mark of both banks of a stream, and bed means the stream bottom substrates, typically within the normal wetted -width of a stream. This includes both temporary and permanent modifications. Please circle appropriate response. NO - Continue to Question 3 -2 . , YES - Continue to Question 3 -2 3 -2 Will the project involve any physical alteration to a watercourse or wetland connected to the Green/Duwamish River? For the purpose of this analysis, 'connected to the river means" flowing into via a surface connection or culvert, or having other physical characteristics that allow for access by salmonids. This includes impacts to areas such as sloughs, side channels, remnant oxbows, ditches formed from channelized portions of natural watercourses or any area that may provide off channel rearing habitat for juvenile fish from the Duwamish River. This includes both temporary construction alterations and permanent modifications. Watercourses or wetlands draining to the Green/Duwamish River that have a hanging culvert, culvert with a flap gate, diversion, or any entirely man -made or artificial structure that precludes fish access should answer Yes to this question. Please circle appropriate response. NO - Continue to Question 3 -3 YES - Continue to Question 3 -3 3 -3 Will the project result in the construction of a new structure or hydraulic condition that could be a barrier to salmonid passage within the watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, a barrier means any artificial or human modified structure or hydraulic condition that inhibits the natural upstream or downstream movement of salmonids, including both juveniles and adults. Please circle appropriate response. NO - Continue to Question 3 -4 YES - Continue to Question 3 -4 3 -4 Will the project involve a temporary or permanent change in the cross - sectional area of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, the cross- sectional area is defined as a profile taken from the ordinary high water mark on the right bank to the ordinary high water mark on the left bank. Please circle appropriate response. NO - Continue to Question 3 -5 YES - Continue to Question 3 -5 3 -5 Will the project require the removal of debris from within the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, debris includes, but is not limited to fallen trees, logs, shrubs, rocks, piles; rip -rap, submerged metal, and broken concrete or other building materials. Projects that would require debris removal from a watercourse or the Green/Duwamish or Black Rivers as part of a maintenance activity should answer Yes to this question. Please circle appropriate response. NO - Continue to Question 3 -6 YES - Continue to Question 3 -6 f City of Tukwi2.• ..ESA Screening Checklist Part.D.: Please review each question below for projects that include work below the ordinary high water mark of watercourses or the Duwamish /Green or Black Rivers or in wetlands. Review each question carefully, considering all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. January 25, 2001 5 Part D (continued) January 25, 2001 City of Tuk 'a ESA Screening Checklist 3 -6 Will the project result in impacts to watercourses or wetlands that have a surface connection to another watercourse or the Green/Duwamish or Black Rivers but do not contain habitat conditions that support salmonid use? Such areas may include, but not be limited to hillside seeps and wetlands isolated from the watercourse or river that have a surface water connection . to the watercourse or river but are not assessable, nor would be assessable to salmonids under natural conditions. Wetlands with a "functions and values" rating for baseflow /groundwater support of 9 and above (or moderate) as described in Cooke (1996) should be included. Please circle appropriate response. NO - Continue to Question 3 -7 YES - Continue to Question 3 -7 3 -7 Will the project include the construction of artificial waterways or wetlands connected to a watercourse containing salmonids? For the purpose of this analysis, the construction of artificial waterways or wetlands includes wetlands, channels, sloughs, or other habitat feature created to enhance wildlife use, particularly waterfowl use, or may be attractive to wildlife, particularly waterfowl. Please circle appropriate response. NO - Continue to Question 3 -8 YES - Continue to Question 3 -S 3 -8 Will the project include bank stabilization? For the purpose of this analysis, bank stabilization includes, but is not limited to, rip -rap, rock, log, soil, or vegetated revetments, concrete structures, or similar structures. Please circle appropriate response. NO - Continue to Question 4 -0 (Page 2) YES - Continue to Question 4 -0 (Page 2) Sent By: Wattenbarger Architect; 425 453 4772; To: Living Care At: 2064411977 RECE F! ED SEP 0 7 2001 TRANSMITTAL COVER SHEET COMMUNITY DEVELOPVIEN' DATE: 4 September 2001 TOTAL PAGES SENT: 1 (INCLUDING COVER SHEET) TO: Rich Creamer COMPANY: Living Care LLC CC: FROM: Ross A. Jones PROJECT NUMBER: Riverton Creek Lodge MEMO: Regarding Item c. of the City of Tukwila's Notice of Incomplete Application, let's plan to put the mechanical equipment on the roof in recessed pens. In contrast to Visalia where the pens are visible, this recessed pen would run the entire ridgeline of the building. The sketch below describes the technique. ./ ./I L7 - .r. TC7P 2 Sep -4 -01 3:56PM; Page 1/1 WATTENBARGER A R CAT 1 T E C T •5- 2/5118m AvOnUe SE, SUICe 20R • Bellevue, W ' 9k$005 • 142S) 453.0606 . SX ;d2S14S .4772 • F•MAIL wattenLarr)67 cor • • for Geotechnical Investigation Proposed Tukwila Assisted Living Facility Site Tax Lot No. 162304, 13112 Military Road Tukwila (King County), Washington REDMOND & ASSOCIATES Mountain West Investment Corp. Project No. 314.023.G November 20, 2000 RECEIVED SEP 0 7 2001 COMMUNITY DEVELOPMENT r'• 1 1. November 20, 2000 Mr. Ben Settecase Mountain West Investment Corp. 245 Commercial Street, SE Suite 200 Salem, Oregon 97301 Dear Mr. Settecase: Re: Geotechnical Investigation, Proposed Tukwila Senior Housing Site, Tax Lot 162304, 13112 Military Road, Tukwila (King County), Washington INTRODUCTION REDMOND & ASSOCIATES Project No. 314.023.G Page No. 1 In accordance with the request of Mr. Ben Settecase of Mountain West Investment Corp., we have completed our Geotechnical Investigation at the above subject senior housing site. The proposed building site, a rectangular to irregular shaped property encompassing approximately 8.57 total acres, is located to the east of Military Road and directly behind other existing commercial and /or medical office buildings in Tukwila (King County), Washington. We understand that present plans are to develop the site by constructing a new senior building and /or structure. Specifically, we understand that the project will consist of an approximate 50,000 to 55,000 square feet structure which may range from a one -story to three - story structure constructed with wood - framing. Additionally, due to the existing sloping site grades, we anticipate that the new senior housing structure will be constructed with partial and /or below grade walls and supported on conventional continuous and/or individual spread footings with concrete slab -on -grade floors. Structural loading information, although presently not available, is anticipated to be fairly typical for this type of wood -frame construction and should produce maximum dead plus live continuous footing and column footing loads on the order of about 2.5 to 4.0 kips per lineal foot (kpf) and 50 to 125 kips, respectively. Other associated site improvements are anticipated to include asphaltic concrete pavements for both automobile parking and drive areas, underground utility services, concrete curbs and sidewalks, and landscaping. SITE DESCRIPTION The proposed senior development site, located within Township 23 North, Range 4 East, and Section 16 of the Willamette Meridian, is generally unimproved and consists primarily of an open hillside. P.O. Box 301545 • Portland, OR 97294 • Phone: 760 -1060 • Fax: 760 -1372 r r •• L U f 6r: Project No. 314.023.G Page No. 2 Topographically, the site is characterized as gently to moderately sloping terrain descending down from the west to the east/northeast with overall topographic relief across the site estimated at about 60 to 70 feet and is sited at about Elevation 300 feet. Vegetation across the site z includes a moderate to dense growth of grass, weeds and brush across much of the site although = I—; some small to large sized trees are also located at the site. ,E— w re SCOPE OF WORK 6 m 0 The purpose of our Geotechnical studies is•to,evaluate the overall site subsurface soil and co 0 ground water characteristics as well as any associated impacts or concerns with regard to the w I planned construction and development of the site. Specifically, our Geotechnical investigation u) u_ included the following scope of work items: w 0 2 1. Site exploration by means of four (4) exploratory drilled test boring excavations. The 5 exploratory test borings were drilled at various locations across the site as shown on the u- Site Exploration Map, Figure No. 2 to depths of about 23.0 feet beneath existing site = a grades. Detailed logs of the exploratory test boring excavations, presenting conditions H _ encountered at each location explored, are presented on the Boring Log, Figure No's. 5 ? i— through 8. Additionally, representative samples of the subsurface soils were collected and z O returned to our laboratory for further examination and testing. u1 w 2. A laboratory testing program to assess the pertinent physical and engineering v characteristics of the subsurface soils. The laboratory program consisted of tests to o r— evaluate the natural (field) moisture content and dry density, gradational properties, and in w Atterberg Limits as well as direct shear strength tests. Results of the moisture content F v and dry density tests are shown on their respective test boring log, Figure No's. 5 through u- ~O 8. Results of the gradation, Atterberg Limits and direct shear strength tests are shown z graphically on Figure No's. 9 through 11. o 0I- 3. Recommendations and our final written report presenting the results of our investigation. z Our report includes recommendations for site preparation and grading including any overexcavation of unsuitable materials revealed by the explorations, placement and compaction of any required structural fill(s), suitability of the on -site soils for use as structural fill as well as criteria for import fill materials, and preparation of pavement and foundation areas. 4. Recommendations for foundation support and design including allowable contact bearing pressures for proportioning footings, minimum width and embedment depths, and estimates of foundation settlement as well as recommended asphaltic concrete pavement sections for both parking and drive areas. SUBSURFACE CONDITIONS Our understanding of the subsurface conditions which underlie the site was developed by means of four (4) exploratory test borings drilled on November 3, 2000 with truck- mounted, mud -rotary drilling equipment at the approximate locations shown on Figure No. 2. The test borings revealed that the site is underlain by native soils. Specifically, the site was generally found to be underlain by native soil materials comprised of moist to very moist, medium dense to very dense, clayey, silty, gravelly sand to sandy gravel with cobbles and possible boulders (Glacial Till) to the maximum depth explored of about 23.0 feet beneath existing site grades. REDMOND & ASSOCIATES r u e. c C L r Project No. 314.023.G Page No. 3 These clayey and silty, gravelly sand to sandy gravel glacial till subgrade soils and /or bedrock deposits are best characterized by relatively high strength and low compressibility. Ground water was not encountered at the site during our exploration work. However, topsoil materials were encountered across the site consist of about 10 to 14 inches of organic, clayey and sandy silt to silty sand. All soils encountered at the site were classified in accordance with the Unified Soil Classification System (USCS) which is outlined on Figure No. 4. CONCLUSIONS AND RECOMMENDATIONS From a Geotechnical Engineering and constructability standpoint, we are of the opinion that the site is suitable for the planned new senior housing development provided that the recommendations contained within this report are properly incorporated into the design and construction of the project. The primary features of concern at the site are 1) the relatively dense to very dense characteristics of the glacial till subgrade soils and /or bedrock deposits and 2) the moderately steep slope gradients across the site. With regard to the dense to very dense glacial till subgrade soil conditions, we envision that moderately hard digging and/or excavation conditions will be encountered during construction and that boulder sized rock fragments may also be encountered. However, we anticipate that most or all excavation work for the project should be able to be performed with large trackhoe equipment with rock teeth. In regard to the moderately steep sloping site conditions, we anticipate that portions of the proposed senior housing structure will include partial and/or below grade levels. As such, we are of the opinion that below grade and /or retaining wall drains will be required around the upslope perimeter wall foundations to prevent the buildup of hydrostatic pressures. However, provided that ground water seepage is not encountered at the site during the site grading and earthwork operations, we do not envision that an underslab drainage system will be required. The following sections of this report present specific recommendations for site preparation and grading as well as foundation design and construction for the senior housing project. SITE PREPARATION In general, we recommend that all planned structural improvement areas for the new senior housing building and pavements be stripped and cleared of any existing fill materials, vegetation, topsoil materials, and any deleterious materials present at the time of construction. In general, we envision that about 10 to 14 inches of topsoil stripping may be required to remove existing topsoil materials. Holes resulting from the removal of any buried obstructions (if present), should be backfilled and compacted with structural fill materials. Areas resulting in deeper stripping and removals should be evaluated at the time of construction by the Geotechnical Engineer. The stripped and cleared materials should be properly disposed of as they are generally not considered suitable for use /reuse as structural fill. Following the stripping and clearing operations, and prior to the placement of any required structural fills and/or structural improvements, the exposed subgrade soils within the planned building and pavement areas should be inspected by the Geotechnical Engineer and possibly proof - rolled with a half - loaded dump truck. Areas found to be soft or otherwise unsuitable for support of structural loads or improvements should be scarified and recompacted or overexcavated and replaced with structural fill. During wet or inclement weather conditions, proof - rolling as recommended above may not be appropriate. REDMOND & ASSOCIATES Project No. 314.023.G Page No. 4 The on -site native gravelly sand to sandy gravel subgrade soils are considered suitable for use /reuse as structural fill provided that they are free of organic materials, debris, and rock fragments in excess of 6 inches in dimension. If grading is conducted during wet weather, the use of the on -site subgrade soils may be difficult due to the amount of fine grained soil particles, Z fill material q 1 ri D er7 we recommend i + z and the use of an import granular �li� ma ►�� �Qi may be required. In g..n,,...1, :�., that a z Z free - draining (clean) granular fill (sand & gravel) containing no more than about 5 percent fines ' ILI be used during wet weather grading. Representative samples of the material(s) to be used as structural fill should be submitted to our laboratory for approval and to determine the maximum 0 dry density and optimum moisture content for compaction. o p co w In general, we do not recommend that site grading and earthwork construction be performed H during wet or inclement weather conditions due to the moisture sensitivity of the near surface 2 u- clayey and silty subgrade soils at the site. However, should wet weather grading and w O construction be planned or required, the use of a granular working surface of at least 12 inches as well as possibly a geotextile fabric such as Mirafi 600nx may be needed to protect the 5 11. Q sensitive subgrade soils from disturbance due to repetitive wheel loading. cn a All required structural fill materials placed within any of the building and pavement (structural) Z i areas should be moistened or dried as necessary to near (within 3 percent) optimum moisture i— O conditions and compacted by mechanical means to a minimum of 92 percent of the maximum i z i-- dry density as determined by the ASTM D -1557 (AASHTO T -180) test procedures. Fill materials n 0 should be placed in lifts (layers) such that when compacted do not exceed about 8 inches. v o 0 22 FOUNDATION SUPPORT a 1— w W Based on the results of our investigation, it is our opinion that the proposed new senior housing i_ H structure may be supported directly on the native medium dense to very dense gravelly sand to u_ O sandy gravel glacial till subgrade soils or by properly compacted structural fill materials with Ili z conventional continuous and individual spread footings. U • O As such, were foundations are supported by the native medium dense to very dense gravelly • Z sand to sandy gravel glacial till subgrade materials, an allowable contact bearing pressure on the order of 3,500 pounds per square foot (psf). However, should structural fill materials be required for foundation support, we recommend that an allowable contact bearing pressure of approx- imately 2,500 psf be used for design purposes. Additionally, foundation excavations which extend into the medium dense to very dense glacial till deposits may result in some surface disturbance where cobbles are present. As such, recompaction of the exposed bearing surface is generally recommended. These allowable contact bearing pressures are intended for dead loads and sustained live loads and may be increased by one -third for the total of all loads including short-term wind or seismic loads. In general, continuous strip footings should have a minimum width of at least 16 inches and be embedded at least 18 inches below the lowest adjacent finish grade (includes frost protection). Individual column footings (if required) should be embedded at least 16 inches below grade and have a minimum width of about 24 inches. Total and differential settlements of foundations constructed as recommended above and supported directly by approved native subgrade soils or on properly placed and compacted structural fill materials are expected to be within tolerable limits for this type of structure and should generally be less than about 1 -inch and 1/2 -inch, respectively. REDMOND & ASSOCIATES ' Project No. 314.023.G Page No. 5 Allowable lateral frictional resistance between the base of the footings and the gravelly sand to sandy gravel glacial till or a crushed rock granular subgrade soil can be expressed as the applied vertical load multiplied by a coefficient of friction of 0.40 and 0.45, respectively. In addition, lateral Toads may be resisted by passive pressures on footings poured "neat" against in -situ native soils or properly compacted structural fill materials. For passive earth pressure resistance we recommend that an equivalent fluid density of 300 pounds per cubic foot (pcf) be used for design. FLOOR SLAB SUPPORT In order to provide uniform subgrade reaction beneath concrete slab -on -grade floors, we recommend that the floor slabs be underlain by a minimum of 6 inches of free - draining (less than 5 percent passing the No. 200 sieve), well- graded, crushed rock. The crushed rock should provide a capillary break to prevent migration of moisture through he slab. Additional moisture protection can be provided by using a 6 -mil visqueen vapor barrier covered with a 1 -inch protective layer of sand on the top and bottom. The base course materials should be compacted to at least 95 percent of the maximum dry density obtainable by the ASTM D -1557 (AASHTO T -180) test procedures. BELOW GRADE/RETAINING WALLS Below grade walls should be designed to resist lateral earth pressures imposed by native soils or granular backfill materials as well as any adjacent surcharge Toads. For walls which are fully restrained from rotation at the top and supporting level backfill, we recommend that•at -rest earth pressures be computed on the basis of an equivalent fluid density of 50 pcf and 60 pcf for granular backfill or clayey soil backfill, respectively. However, for walls which are free to rotate at the top and retaining level backfill, we recommend that active earth pressures be computed on the basis of an equivalent fluid density of 30 pcf and 35 pcf for granular backfill and clayey soil backfill, respectively. These above recommended lateral earth pressure values assume that the walls will be adequately drained to prevent the buildup of hydrostatic pressures. Where wall drainage will not be present and/or if adjacent surcharge loading or sloping conditions are present, the above recommended lateral earth pressure values will be higher. Non structural backfill materials behind walls should be compacted to 85 percent of the maximum dry density as determined by the ASTM D -1557 (AASHTO T -180) test procedures. Where structural backfill is required, the degree of compaction should be at least 90 percent of the maximum dry density. However, special care should be taken to avoid overcompaction near the wall(s) which could result in higher lateral earth pressures than those indicated herein. In an area within three (3) to five (5) feet behind walls, we recommend the use of light hand operated compaction equipment. PAVEMENTS Flexible pavement design for the project was determined on the basis of projected traffic volume and loading conditions relative to assumed subgrade soil strength characteristics. Based on an assumed subgrade "R" -value of 40 •(CBR = 4.5) and utilizing the Washington Department of Transportation Flexible Pavement Design Procedures, we recommend that the asphaltic concrete pavement sections for automobile parking and drive area use at the site consist of the following: REDMOND & ASSOCIATES z w o!� 00 co o co IA J = U) LL w 0 g 0 0 _ I - w z 1- 0 Z 1— W U • D O - O 1— ww u- O w z U O ~ z r , G P EXCAVATIONS Automobile Parking Areas Automobile Drive Areas SURFACE DRAINAGE /GROUND WATER Project No. 314.023.G Page No. 6 Asphaltic Concrete Crushed Base Rock Thickness (inches) Thickness (inches) 2.5 8.0 3.0 10.0 Note: Where heavy vehicle traffic is anticipated, we recommend that the automobile drive area pavement section be increased by adding 0.5 inches of asphalt and 2.0 inches of aggregate base rock. The above recommended pavement section(s) assume that the subgrade will be prepared as recommended herein, that the exposed subgrade soils will be properly protected from rain and construction traffic, and that the subgrade is firm and unyielding at the time of paving. Additionally, it assumes that the subgrade is graded to prevent any ponding of water which may tend to accumulate in the base course. Further, the above recommended flexible pavement • section(s) assumes a design life of about 20 years. Pavement base course materials should consist of well - graded 11/4 -inch and /or 5/8 -inch minus crushed base rock having less than 5 percent fine materials passing the. No. 200 sieve. The base course and asphaltic concrete materials should conform to the requirements set forth in the latest edition of the Washington Department of Transportation, Standard Specifications for Highway Construction. The base course materials should be compacted to at least 95 percent of the maximum dry density as determined by the ASTM D -1557 (AASHTO T -180) test procedures. The asphaltic concrete materials should be compacted to at least 90 percent of the theoretical . maximum density as determined by the ASTM D -2041 (Rice Gravity) test method. Temporary excavations within native gravelly sand to sandy gravel glacial till subgrade soils of up to four (4) feet in depth are expected to remain fairly stable at near vertical inclinations. Excavations to depths of between four (4) feet to ten (10) feet should be properly braced and shored or backcut to inclinations of about 1/2 to 1. Where excavations are planned to exceed ten (10) feet, this office should be consulted. Additionally, at present levels, we do not anticipate that ground water will be a factor during construction except perhaps where excavations extend below a depth of about ten (10) feet. We recommend that positive measures be taken to properly finish grade the site so that drainage waters from the building and landscaping areas as well as the adjacent properties or parking areas are directed away from the new building. All roof drainage should be directed into conduits that carry runoff water away from the building to a suitable outfall. Roof downspouts should not be connected to any foundation drains. A minimum ground slope of about 2 percent away from the building is generally recommended in unpaved areas around the building structure. During our field exploration work, ground water was not encountered at the site. In this regard, based on our current understanding that the proposed new building may contain at least partial and /or below grade floor levels, we are of the opinion that an underslab drainage system is not required unless ground water seepage is encountered during the site excavation work. However, we recommend that a perimeter footing /foundation drainage system be constructed around the exterior perimeter of the new building and any below grade walls. A suitable perimeter footing /foundation drainage system is shown on Figure No. 3. REDMOND & ASSOCIATES r C r� L SEISMIC CONSIDERATIONS USE OF REPORT LEVEL OF CARE REDMOND & ASSOCIATES Project No. 314.023.G Page No. 7 Subgrade acceleration coefficients for the project were obtained from the seismic hazard /design mapping project performed by Geomatrix Consultants. Geomatrix mapping indicates that a peak ground acceleration on bedrock soils in the area of the site are 0.19g with a return period of about 500 years. The UBC seismic zone factor (Z) for the subject site is 0.30. Additionally, the soil profile type for the subject site is recommended at Sc. Liquefaction is a phenomenon in which loose,. granular soils and some silty soils located below the water table develop high pore water pressures and lose strength. Soils located above the ground water table will not liquefy. Our review of the exploratory boring soil blow count data for the project indicates that the site is underlain by medium dense to very dense granular soils. Additionally, ground water was not encountered at the site during our field exploration work. As such, we are of the opinion that the potential for seismic - induced liquefaction to occur at the site is very low. This report is intended for the exclusive use of the addressee and their representatives to use to design the proposed new senior housing structure and its associated site improvements described herein and to prepare any construction documents. The data, analyses, and recommendations may not be appropriate for other structures or purposes. We recommend that parties contemplating other structures or purposes contact our office. In the absence of our written approval, we make no representation and assume no responsibility to other parties regarding this report. Services performed by the Geotechnical Engineer for this project have been conducted with that level of care and skill ordinarily exercised by members of the profession currently practicing in the area under similar budget and time restraints. No warranty, either expressed or implied, is made. CONSTRUCTION MONITORING AND TESTING We recommend that Redmond & Associates be retained to provide construction monitoring and testing services during all earthwork operations: The purpose of our monitoring services would be to confirm that the site conditions which are encountered are as anticipated, provide field recommendations as necessary based on the actual conditions encountered, and document the activities of the contractor and assess his /her compliance with the project specifications and recommendations. It is important that we meet with the grading contractor prior to any site grading work to establish a plan that will minimize costly overexcavation and site preparation work. Of primary importance will be observations made during the site preparation, structural fill placement, footing preparation and construction and retaining wall backfilling. z `~ w cc 2 6 00 CO 0 co - _ t-- 2 LL . w 0 g Q . _ I- In Z = I- 0 w O • S • I-- w I- u'O .. z w U = H 1 O — z r .:.::, We will be pleased to provide such additional assistance or information as you may require in the balance of the design phase of this project and to aid in construction control or solution of unforeseen conditions which may arise during the construction period. Sincerely, L Daniel M. Redmond, P.E. President/Principal Geotechnical Engineer REDMOND & ASSOCIATES Project No. 314.023.G Page No. 8 L E h : u Project No. 314.023.G DES MOINES' QUADRANGLE WASHINGTON -KING CO. 7.5- MINUTE SERIES (TOPOGRAPHIC - BATHYMETRIC) SCALE 1:24 000 .5 D KILOMETERS 1 100E 0 METERS .5 6 MILES 1DOC 0 1000 2000 3000 4000 5000 0000 7000 DDDD 9000 10000 1000 FEET CONTOUR INTERVAL 25 FEET NATIONAL GEODETIC VERTICAL DATUM OF 1929 SITE VICINITY MAP PROPOSED TUKWILA ALF SITE 2 2D0C Figure No. 1 Z Z 2 UO W 111 U cD J H W W O E . a = • w Z I— O Z w • W U� O � O 1- wW 2 I- Lt'O W Z U 2 i- _ O ~ Z Y b. f' •�1J —• �•_ —• -- 428 5 + —• -- - -• - -•' 4 B-4 Legend No Scale SITE EXPLORATION MAP No. 314.023.G 7 PROPOSED TUKWILA ALF SITE Indicates approximate location of exploratory drilled test boring Figure No. z • W 6 J O O CO 0 • W J = H CO W Q O I— W Z H O Z I— w OP— 0 W w 2 I- O .. w z U= O~ z L BELOW GRADE/RETAINING WALL DRAINAGE Project No. 314.023.G J PROPOSED TUWILA ALF SITE [Figure No. 3 K Undersiab drain 5' from wail line 0o Asphalt or landscaping soil as required (slope surface to drain) — see Note 3 1t_ 2 SCHEMATIC - NOT TO SCALE 6' seal of compacted native soil (landsca • =•• areas only) General Backfill . Chimney Drainage Zone 12' minimum cover over pipe, 6" minimum cover over footing Filter Fabric Drain Gravel Preferred Perforated Drain Pipe Location NOTES: 1. Filter Fabric to be non -woven geotextile (Amoco 4545, Mirafi 140N, or equivalent) 2. Lay perforated drain pipe on minimum 0.5% gradient, widening excavation as required. Maintain pipe above 2:1 slope, as shown. 3. Ail - granular backfill is recommended for support of slabs, pavements, etc. (see text for structural fill). 4. Drain gravel to be clean, washed ' /." to 1 gravel. 5. General backfill to be on -site gravels, or' /."-0 or 114 " -0 crushed rock compacted to 92% Modified Proctor (AASHTO T-180). 6. Chimney drainage zone to be 12" wide (minimum) zone of clean washed, medium to coarse sand or drain gravel if protected with fitter fabric. Alternatively, prefabricated drainage structures (Miradrain 6000 or similar) may be used. PRIMARY DIVISIC ; GROUP SYMBOL SECC "'FIARY DIVISIONS Q - (I) 2 p , Q ° N Cl) 2 p 0 u. Z w w Z � C N J W ~ 0 '` m W as Q e N cn < 0 w J O N 0 GRAVELS MORE THAN HALF COARSE FRACTION IS LARGER THAN NO. 4 SIEVE CLEAN GRAVELS (LESS THAN 5% FINES) G Well graded gravels, gravel -sand mixtures, little or no fines. G P Poorly graded gravels or gravel -sand mixtures, little or no fines. GRAVEL WITH FINES GM Silty gravels, gravel -sand -silt mixtures, non - plastic fines. GC Clayey gravels, gravel- sand -clay mixtures, plastic fines. SANDS MORE THAN HALF OF COARSE FRACTION IS SMALLER THAN NO. 4 SIEVE CLEAN SANDS (LESS LESS T HAN 5% FINES ) SW Well graded sands, gravelly sands, little or no fines. S P Poorly graded sands or gravelly sands, little or no fines. SANDS WITH FINES SM Silty sands, sand -silt mixtures, non- plastic fines. ' SC Clayey sands, sand -clay mixtures, plastic Sines. FINE GRAINED SOILS MORE THAN HALF OF MATERIAL IS SMALLER THAN NO. 200 SIEVE SIZE SILTS AND CLAYS LIQUID LIMIT IS LESS THAN 50% ML Inorganic silts and very fine sands, ock our, silty o clayey fine sands or clayey silts w slig plasticit y C L Inorganic clays of low to medium plasticity, gravelly clays, sandy clays, silty clays, lean clays. OL Organic silts and organic silty clays of low plasticity. SILTS AND CLAYS LIQUID LIMIT IS GREATER THAN 50% MH Inorganic silts, micaceous or diatomaceous fine sandy or silty soils, elastic silts. CH Inorganic clays of high plasticity. fat clays. OH Organic clays of medium to high plasticity, organic silts. HIGHLY ORGANIC SOILS Pt Peat and other highly organic soils. DEFINITION OF TERMS U.S. STANDARD SERIES SIEVE • CLEAR SQUARE SIEVE OPENINGS 200 40 10 4 3/4" 3" 12" SILTS AND CLAYS SAND GRAVEL COBBLES BOULDERS FINE MEDIUM COARSE FINE COARSE GRAIN SIZES SANDS,GRAVELS AND NON- PLASTIC SILTS ' • BLOWS TOOT CLAYS AND PLASTIC SILTS = STRENGTH ' BLOWS /FOOT • VERY LOOSE LOOSE • MEDIUM DENSE DENSE VERY DENSE 0 - 4 4 - 10 10 - 30 30 - 50 OVER 50 VERY SOFT 'SOFT FIRM STIFF VERY STIFF HARD 0 - 1/4 1/4 - 1/2 1/2 - 1 1 - 2 2 - 4 OVER 4 0 - 2 2 - 4 4 - 8 8 - 16 16 - 32 OVER 32 RELATIVE DENSITY CONSISTENCY t Number of blows of 140 pound hammer falling 30 inches to drive a 2 inch O.D. (1 -3/8 inch I.D.) split spoon CASTM D- 1586). 4 Unconfined compressive strength in tons /sq. ft. as determined by laboratory testing or approximated by the standard penetration test CASTM D- 1586), pocket penetrometer, torvane, or visual observation. • RE p REDMOND & ASSOCIATES ASSOCIATES P.O. Box 301545 • Poi11AND, OR 97294 KEY TO EXPLORATORY BORING LOGS Unified Soil Classification System CASTM D -2487) PROPOSED TUKWILA ASSISTED LIVING FACILITY Tukwila, Washington PROJECT NO. DATE Figure 4 314,0,23.G Nov. 20, 2000 r. r - :ti r L L r C DRILLING COMPANY: Subterranean, Inc. RIG: Mobile B -61 DATE: 11/3/00 BORING DIAMETER: 3.5" DRIVE WEIGHT. 140# DROP: 30" ELEVATION: > DEPTH (FEET) RAG SAMPLE DRIVE SAMPLE BLOWS /FOOT DRY DENSITY (pct) MOISTURE CONTENT (%) SOIL CLASS. (U.S.C.S.) SOIL DESCRIPTION BORING NO. B-1 0 ML/ SM SM / GM Dark brown, very moist to wet, soft to medium stiff, organic, clayey, sandy SILT to silty SAND — (Topsoil) ._ _ x _ 5 - - x 10 - _ - x _ 15- _ _x! 50/3" 20 - x • 95/9 ' 50/3 50/5 ■ I 1 • 50/2 " " " " 13.7 12.8 Medium brown to light brown, medium dense to very - dense', very moist, clayey, silty, gravelly SAND to__ sandy GRAVEL with cobbles and possible boulders .. - Hard drilling from 10 to 11 feet - - - - - — ' 25 - I I I I Total Depth = 23.0 feet No ground water encountered at time of drilling - _ - _ - 30 BORING LOB PROJECT NO. 314.023.G JPROPOSED TUKWILA NO. 5 I'S ASSIS LIVING FACIL , FIGURE r• r• REDMOND &• ASSOCIATES DRILLINGCOMPANY: Subterranean, Inc. RIG: Mobile B-61 DATE: 11 /3/00 BORING DIAMETER: 3.5" DRIVE WEIGHT: 140#. DROP: 30" ELEVATION: -..". ui w it 0 . w 0 w ..J a. 14 0 < cc; w a 0 2 0 w ?O E -1 i , co >• I- iii z — a. >- cc 0 w cc D r ... Z u) L o (..) < • _, cl L , c) _i oi. 2 — SOI DESCRIPTION BORING NO, B-2 — o MLA M SM/ GM Dark brown, very moist to wet, soft to medium stiff, organic, clayey, sandy SILT to silty SAND (Topsoil) - - 5 -... x lo — -x 15— - x 20 — 82 97/9 " 1 50/5" 1 50 / 5" 50/4 " Medium brown to light brown, very moist, medium dense to very dense, clayey, silty, gravelly SAND to sandy GRAVEL with cobbles and possible boulders • I - - -, - - - r" - -- - 25 — Total Depth = 23.0 feet No ground water encountered at time of drilling - -. 30 BORING LOG PROJECT NO, 314.023.G PROPOSED TUKWILA ASSISTED LIVING FACIL FIGURE NO 6 . r r r L L REDMOND & ASSOCIATES z ce 2 6 = c.) 0 0 (1 0 • w W I —J U) w 0 E cY g u_ < w z Z I- 0 w w n 0 O 2 • I— w w I - 0 z o 2 O . DRILLING COMPANY: Subterranean, Inc. RIG: Mobile B-6) DATE: 11/3/00 BORING DIAMETER: 3.5" DRIVE WEIGHT. 140# DROP: 30" ELEVATION: SOIL DESCRIPTION BORING NO. B-3 Li 0 ML/ M SM/ GM Dark brown, very moist to wet, soft to medium stiff, organic, clayey, sandy SILT to silty SAND T i - _ _ 5 ---r. — 10 — — 15 — 20 — — • x 88 91/8 1 50/6 50/5 50/3 " " . I " 14.4 12.5 Medium brown to light brown, very moist, medium dense to very dense, clayey, silty, gravelly SAND to sandy GRAVEL with cobbles and possible boulders . . _ - 25 — Total Depth = 23.0 feet No ground water encountered at time of drilling 30 • BORING LOG PROJECTNO. 314.023.G PROPOSED FIGURENO. 7 .4 4 "111010 &AIL AM L U fl :33 r Er: REDMOND &ASSOCIATES . DRILLINGCOMPANY: Subterranean, Inc. RIG: Mobile B-61 DATE: 11 /3/00 BORING DIAMETER: 3.5" DRIVE WEIGHT: 140# DROP: 30" ELEVATION: p w 1.ti I- t . w 0 0 w I L I i- ..) . 0 a. 2 0 < Cn iii V) L 1 i o >0 a co p m >- - (7) Z ••-• ILI 11 0 CI >- 0 tu ire Z CA LLI 3 u 6 5 t' 5 d . 6 = 2 — SOIL DESCRIPTION BORING NO. B-4 ML/ Dark brown, very moist to wet, soft to medium stiff, organic, clayey, sandy SILT to silty SAND (Topsoil) 10 . 15 - — 20 — 1 I • 11 x 111 93/5 1 1 1 M II x 1 1 88/5 I I n II x II 5 0 / 4 1 I I • x 0 50/4 II m I 1 11 5°13 " " " ' M SM/ GM I Medium brown to light brown, very moist, medium • dense to very dense, clayey, silty, gravelly SAND m to sandy GRAVEL with cobbles and possible boulders' 1 - 1 I I I I I I I ' I . 1 I I . I 25 — 30 1 I I 1 1 I Total Depth = 23.0 feet No ground water encountered at time of drilling 1 1 1 1 1 BORING LOG PROJECT NO. 314.023.G PROPOSED T(JKWILA ASSISTED LIVING FACIL FIGURE NO. 8 Li r !! • r r REDMOND &ASSOCIATES v PLASTICITY INDEX C %) O a J 8 0 0 0 0 0 • .:wait \ CH 'P �� CL• MH or OH CL ML or i OL •►r� /W�� "NW .ML 0 10 20 30 40 50 60 70 80 90 100 LIQUID LIMIT C %) • KEY SYMBOL BORING NO. SAMPLE DEPTH Cfeet) NATURAL WATER CONTENT % LIQUID LIMIT % PLASTICITY INDEX ° K PASSING NO. 200 SIEVE % LIQUIDITY INDEX UNIFIED SOIL CLASSIFICATION SYMBOL O B - 1 B -3 3.5 8.5 13.7 12.5 9.8 7.4 4.1 3.7 12.7 6.2 SM /CzM C4 /SM REDMOND & ASSOCIATES P.O. Box 301545 • PORTLAND, OR 97294 PLASTICITY CHART AND DATA PROPOSED TUKWILA ASSISTED LIVING FACILITY Tukwila, a, Washing PORTLAND, PROJECT NO. DATE 9 314.023.G Nov. 20, 2000 Figure L_ UNIFIED SOIL CLASSIFICATION SYSI ..M (ASTM D 422.72) . U. S. STANDARD SIEVE SIZES 100 7 6 3 1 3/ to 1/4 1 t 10 16 20 30 40 5060 40 100 200 32.5 0 70 W 70 N d0 - Sc y 40 20 70 t0 0 10 20 30 , K, 2 SD _ 60 'Z 70 NO 00 too a >t I= - — X521 \ - -••1=01111 II � —MM.= ••111111=111111 II IsoO NM= =11Z616 INIMNINNIMMINII In MINIS ___11__ II II I 111 RAMP EMI MUM 1------- ■._ — IIIMINIIIIIIMINNIANINNI ---------- _MI■111 _- 11111- - - - -- IIIMINSs-NNIIIIIIMINNII_M=M�— a�— a_���= MN = is � N _ M � =IMO IMI �1.��1a•M�-��a• —•� M -•� imm∎ -ow — ==MIIIII! �7—_ �N�• —�� NIMININIM ��M .II1 —� � � 11�ti-N-- — -- �M�M �����►•��� — smo.IB■eN . tmlillasimmiui 1•�� ∎MIMI fit_ —.t —l—a_ momeme-swas— — NON=NINNIIIINUMNOINMM 1�� N-- ___— M - - MA.-.__ .MM•����� _ M 13M r a_ MIN-- ••=111=Miall .IM=B—MEINI -- •INN- - S 1s111LO•.ZIMINIII■MINNIMI --Sa .INNIMIMON • - -� .- vsomssmisetz•AF.: 1•os•i_.•_1_••111=NNM SIN11111111111111/M=ItZMNIMMIMININIMIIIIIIIIIIINIMIIIININIINIMIN Tow —.1 M=IIIIMMINNOMINIIM =I IMMIMMMIIIIIIIIIIIMMI IN WRENN -I 1111=1111111111111111111111=111=1111111•1111M ONIIIIIMINIMMIIIIMMIMmINIIMMIS . .osso=1•111==—N: =sm000s— .s mom —� 0100111=111•01040 I=1 IINSIN=■•• 1111•11=11 1=1:111110■MME1=1111111MAIMINIMINIMISMNINIIII SIB MOO= .7.11WRIIIIMI1=111111=011•11=111111=1 NOM 1_ININNINNI.IIII-- oimmIsmIllOmMoommNommINIO 1■1■- .11.. 100 1M—•• I••tM1asom1.1 50 ININI — IIM /1.11mllu1.1. 111mo1. 10.0 5.0 _MLA 11111ti__►•_- ta— MINIMN IMM PARTICLE 1m---• M IIN-■■ 1.0 SIZE - 0.3 IN _ --w_ 1 1-- MILLIMETERS _ &'_ N• ■ _ —C_ AIIIIIIIIM •=11111•=11111111111111=111111M 0.1 .03 .01 — MM■ .005 _rrr .001 GRAVE. SANC SILT AND CLAY COBBLES COARSE FINE COARSE MEDIUM INE • KE1 SYMBOL BORING NC. SAMPLE DEDTN beet ELE1'. Meet UNIFIED SOIL CLASSIFICATIOI.' SYMBOL SAMPLE DESCRIPTION B -1 3.5 8.5 SM /GM GM /SM Light brown, clayey, silty gravelly SAND to sandy GRAVEL Light brown, clayey, silty, sandy GRAVEL to gravelly SAND • B -3 --— • REDMOND & ASSOCIATES P.O. Box 301545 • Poxn»m, OR 97294 GRADATION TEST DATA PROPOSED TUKWILA ASSISTED LIVING FACILITY Tukwila, Washington PROJECT NO. DATE • FIGURE 10 314.023.G Nov. 20, 2000 L. r • • L r• f . TEST DATA TEST NUMBER 1 2 3 4 NORMAL PRESSURE IKSFI 0.5 1.5 2.5 SHEAR STRENGTH (KSF! 0.45 1 .25 2.10 INITIAL H:O CONTENT ( °o, 12.0 1 2. 0 12.0 FINAL 1110 CONTENT ( %) 12.8 1 2. 2 11.5 INITIAL DRY DENSITY (PCFI 98.0 98.0 98.0 FINAL DRY DENSITY (PCFi 99.4 101.5 103.3 STRAIN RATE. 0.02 inches per minute SAMPLE DATA DESCRIPTION: Light brown, clayey and silty, gravelly SAND BORING NO.: B -1 DEPTH (It.): 3.5_ ELEVATION III)• TEST RESULTS APPARENT COHESION (C): psf APPARENT ANGLE OF INTERNAL FRICTION (0). 39° r 2.5 2.0 05 0.0 0.0 REDMOND & ASSOCIATES P.O. Box 301545 • Portland, OR 97294 0.5 1.0 1.5 2.0 NORMAL PRESSURE (KSF) DIRECT SHEAR TEST DATA PROPOSED TUKWILA ASSISTED LIVING FACILITY Tukwila, Washington PROJECT NO 314.023.G DATE Nov. 20, 2000 2.5 3.0 Figure 11 Iora Gier o = �t�iverton CreeC From: Cyndy Knighton To: Jill Mosqueda Date: 8/29/01 1:06PM Subject: Riverton Creek Jill, I've not been able to get a hold of a checklist for a TIA but I will still require one for the Riverton Creek Lodge. The report must include desription of the existing condition, description of the proposed , development, and an analysis of the impacts of the new development. The analysis must include accident analysis, distribution of peak hour trips through the street network, LOS analysis at all intersections impacted by 5 or more project peak hour trips for both year of opening and year of opening plus 6 years. Concurrency impact fees may be collected as defined in the Comp plan, SEPA impacts may also be required to be mitigated. Tukwila's concurrency ordinance applies, therefore the report must show compliance. Report must be signed by a licensed PE in washington state. In other words, a pretty standard report. I am quite open to the idea that an assisted living facility is generating less traffic than the ITE trip generation manual my indicate, but the TIA will need to justify the change. My determination that this proposal is subject to concurrency is based on their submitted trip generation study that indicated a pm peak hour generation of more than 5 new trips. Cyndy � rnm Page 1 August 24, 2001 Richard Creamer Living Care Senior Housing Development 2819 Elliott Avenue Suite 200 Seattle, WA 98121 RE: E01 -019 SEPA Checklist L01 -052 BLA L01 -056 Design Review L01 -057 Planned Residential Development Dear Richard, City of Tukwila Department of Community Development Steve Lancaster, Directo, NOTICE OF INCOMPLETE APPLICATION Steven M. Mullet, Mayo; As you have requested we are treating your permits for Riverton Creek Lodge as a consolidated application. This allows you to have only one hearing and perform consolidated public notice. This letter is to inform you that we are missing some items from these applications. In order to be complete the following materials must be submitted: a. A recent title report listing all encumbrances and easements on the property. b. A completed ESA screening checklist (attached). c. Locations and proposed screening for all mechanical equipment. d. Schematic designs for water and sewer service. e. Copy of the geotechnical report prepared by Redmond and Associates in 2000. Public Works is reviewing the need for a traffic impact analysis. Upon receipt of these items, the City will re- review them for completeness and will mail you written notification of completeness or incompleteness within 14 days. These applications will expire if we do not receive the additional information within ninety days of the date of this letter unless an extension is granted pursuant to Section 18.105.070(E). If you have any questions with this matter please call me at (206) 433 -7141. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 z i~ w CL J U U O cn w= 1- U) w 0 u _ 1 Z = 1- O Z I- LL! in 2 • o U co O — o 1- wW 'IIO w z U S' 0 z , 0 5 0 4 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEARfiHAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 5 0 Living Care Senior Housing Development LLC August 21, 2001 Nora Gierloff City of Tukwila 6300 Southcenter Blvd. Tukwila WA 98188 Re: Design Review & Planned Residential Development Riverton Creek Lodge — Retirement and Assisted Living Community Dear Nora, Enclosed please find: 8 Design Review Applications 8 Planned Residential Development Applications 8 sets of Full Size Civil Plans 4 sets of 8 V2 x 11 size Civil Plans 8 sets of Full Size Luminaire Plans Check No. 5733 in the amount of $900 for the Design Review Fee Check No. 5734 in the amount of $1,700 for the PRD Fee 1 written discussion project consistency with design criteria (under separate cover) Very truly, LIiWNG CARE SEN OR HOUSING DEVELOPMENT, LLC q_ ichard J. Creamer Vice President Business Development Enclosures RECEIVED AUG 2 1 2001 COMMUNITY DEVELOPMENT LETTER OF TRANSMITTAL 2819 Elliott Avenue Suite zoo Seattle WA 98121 Tel: 206.441.1770 Fax: 206.441.1977 City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 -2599 (206) 431 -3670 Fax: (206) 431 -3665 LETTER OF TRANSMITTAL TO: / ;✓ Ccrt, DATE: �'6 /9 /o ( ADDRESS: .. Au. . o'Zcp C) REGARDING: 2-me ro. tL 9g(z-1 ATTENTION: 2; WE ARE SENDING YOU THE FOLLOWING Attached ❑ Under separate cover COPIES DESCRIPTION THESE ARE TRANSMITTED ,r1 J. (r ❑ For approval � e-s ❑ For review and comment For your use and information ❑ As requested ❑ Other COMMENTS: A. I v v • a-�- v� r ��r-� .-L f,J o - _, n 4-- 41 re_ - -o-- y v,J �1 �.( � -U-�e SL �o�� • 1 A .G-SL_ t ✓'- — Sr, c/4 S L1 v / 7 O c , e / I v''`et SIGNED: kJ e -I 1'LE: f-ssc- cc: FOR STAFF USE ONLY Sierra Type P -BAR Planner: ky0 rr,.. ( e _) File Number: 2_, 1 I _L Lo Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: L 3) _ 67 - 2/2 CITY OF TUIKTILA COMIViUNn Y Department of Community DevelopmePg VELOPMENTDESIGN 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us NAME OF PROJECT/DEVELOPMENT: - RtVeXiD t Cn e-i( Lodqe. e( ive. l+ and k s[sa'ea Livi� Comm 0613 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. 131 l2 Yv l i v r t�caad (6,230 100 44.44. a7' r‘ -9f7q Quarter: Section: 16 Township: Range: 4e (This information may be found on your tax statement.) G :IAPPHAN\L.ANDUSE.APP\BAR2.DOC, 06!16100 RECOVED AUG 2 1 2001 Date: 7 -r2'©( REVIEW 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: `P t A ct c ammo( ( C/0 Lv In CAwz: Sljy 11Uo.S j DeAt Address: 2 ( 1 io�" SU.e*€ loo SP�e.{ to V4 L C'�� 7- l tCV 1 i Phone: 20G \1110 FAX: ( ��(' (� �� Signature: P • z iI- w JU 00 ND CO W J W • 0 co = W F- _ z � zF- W W O co O — 0 I- W W O Z W U= 0 z �= t AMMO Riverton Creek Lodge August 2001 1. SITE PLANNING z The proposed project adjoins property zoned Office, Medium Density Residential as well as property zoned Low Density Residential (LDR). There are five LDR sites that physical adjoin w re 2 the proposed project site. With this in mind the proposed project was designed with a tree lined boulevard type approach and other landscape screening to provide ample privacy for both the -I p proposed project as well as for the neighboring residential properties. Also, there are two co 0 buildings designed for the site. One building, the Special Needs Residence, is a one -story J F. building over a daylight basement parking garage. The other building, the Assisted Living Residence, is a primarily a two -story building with a daylight basement. The proposed project is w O designed with sensitivity to the need for privacy for both the residents of the proposed g community and the neighboring LDR properties. a The proposed project is designed to blend harmoniously with the natural environment. The E — _ z � O Z (- Natural features including existing significant trees and stands of trees and wetlands shall be 1.1J o U O - 0H The proposed project is designed to provide an integrated linkage from pedestrian and vehicular = w facilities to building entries. Surface parking includes pedestrian sidewalks to the primary building entries and exits. Cover parking includes continuous covered walkways to building L I O z entries. v cn E-_ There is only one access driveway off of the main arterial servicing the proposed project, thus z minimizing interruptions in the right of way and enhancing pedestrian and vehicular traffic safety. exterior finish materials are a cultured stone base, a cedar shingle gable and a composition roof. preserved and enhanced. The proposed project is designed to provide varying degrees of privacy of the individual residences. The arrangement of the building provides a variety of outlooks, the wetland views to the north, the mountain views to the south, and both views to the east. This design encourages the resident to move about the building's community areas to seek the setting that suits their needs. The landscape design fills in to screen local views of the adjacent LDR sites and between walkways and residential units on site. The parking and service areas are designed with screening in reduce the visual impact of a large paved area. Rather than the typical perimeter parking normally associated with suburban assisted living projects, the parking is largely internal. The majority of parking is in the day - lighted garage below the Special Needs Residence. The surface parking, largely for guests and service is found adjacent to the main entries to the two buildings and the service area of the Assisted Living Residence. This surface parking is screened from the neighboring LDR by landscaping. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long -term structures. Although the proposed building form is large with respect to the neighboring LDR, it provides an appropriate transition in scale and use from the hospital and 1 office buildings also adjacent to this site. The Lodge concept employed here as an architectural parti, is compatible with the slopes, wetlands and wooded nature of the site. Both buildings are set into the hillside and seem to extend out into the trees as the natural grade falls away. This permits the residents to connect with the landscape at grade and from a higher bird's -perch perspective within the building. The scale of the individual buildings is softened by modulation and the use of natural looking materials. F- z 2. BUILDING DESIGN The proposed project's architectural style, building texture, shape, lines and mass harmonize v v0 with the surrounding neighborhood. Rather than mimic the design elements and building scale of co w the adjacent LDR, which would not result in a configuration compatible with the needs of seniors J = or accessibility requirements, the Lodge concept we employ reinforces the value of the natural cn setting in the vicinity. The combination of a simple building form with modest modulation, high w o quality building finishes and muted earth tone colors will coalesce into a building that will look at home in the tall trees that are in the backdrop. u- d The proposed project's building components (windows, doors, eaves, parapets, stairs and decks) _ are integrated into the overall building design. Large roof overhangs, heavy timber framing, and Z lightweight decorative iron railings are balanced in proportion to the building modulation. A w o Lu simple palette of two or three widow types and casing styles will prevent monotony, and enrich the overall composition. o O— c) H The overall color scheme works to reduce building prominence and blends in with the natural = w environment. The color scheme intends provide camouflage of the buildings' scale with some h- limited complimentary accent colors closer to finished grade floors levels. L IO z w U - The proposed project is designed to break up uniform vertical and horizontal planes with building modulation to create additional architectural variety. Although the long ridgeline z appears unbroken on the elevation drawings, gable roofs over the projecting bays will eclipse the ridgeline and obscure it from view from the surrounding finished grade. The overall composition strives to balance the long ridgeline associated with Lodge construction with vertical bays that mimic the treed setting. 3. LANDSCAPE AND SITE TREATMENT The proposed project's existing natural topographic pattern and significant vegetation contributes to the natural beauty of the area and assists in defining a sense of place. Toward the wetland the proposed landscape leaves the natural setting intact with clear views from the building interior and exterior community spaces. The proposed landscape design provides dense screening between the Special Needs Residence and the adjacent office buildings, as well as layered screening between the proposed project and the adjacent single - family residences. This layered screening will also soften the presence of the proposed buildings. The proposed project's landscape treatment shall enhance existing natural features, help separate public from private spaces, strengthen vistas and views, provide shade to moderate the effects of large paved areas and break up visual mass. The wetland area will have the effect of a preserved green belt with the implied privacy associated with such features. The proposed landscape will be more manicured. The contrast will be in part what helps to define public from private similar 2 to most single- family residences. The landscaping of the courtyards will provide transitional zones. Walkways, parking areas, terraces and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, and to on -site recreation areas shall be provided. Walkways will be lighted with low scale light standards with controls that limit light spillover to adjacent properties. cc w Appropriate landscape transition to adjoining properties is provided through careful selection of plant materials with respect to performance and mature growth. c.) 0 Lu J = F- 4. MISCELLANEOUS o The proposed project shall provide adequate screening of service areas through plant selection 2 and architectural screening devices. Mechanical equipment on roof or ground shall be screened from view and shall be designed as w an integral part of the architecture and landscaping. z = F- 1— 0 Exterior lighting standards and fixtures are designed and sized consistent with safety, building w w architecture and adjacent area. Lighting is designed to shield and restrain with no off -site glare 2 o spill over. 0 co 0 H 5. CONSISTENCY WITH ADOPTED PLANS AND REGULATIONS i 0 . T proposed project 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, w z the City of Tukwila's Development Regulations and other official laws, policies and objectives o of the City of Tukwila. 0 1 — 3 z OPERATIONAL STATEMENT Riverton Creek Lodge August, 2001 PROJECT OVERVIEW Living Care Senior Housing Development, LLC is a development company that specializes in developing full service retirement and assisted living facilities exclusively with hospitals and health systems. The proposed project will be owned by Riverton Creek Lodge, LLC, a Washington limited liability company. The company is proposing the development of a 147 -unit full service retirement and assisted living community. The proposed community is designed to meet the housing and other special needs of the elderly while at the same time encouraging and enabling the resident to maintain as much dignity and independence as possible. The performance goals for the proposed community are: 1. The community is resident - centered, performance- oriented and responsive to quality of life issues. 2. Riverton Creek Lodge is known as a center for excellence in senior health and housing services and helps complete the continuum of care services that Highline Community Hospital presently offers to senior citizens. Riverton Creek Lodge residents may still be very independent but may desire the added security and the amenity services of living in this congregate setting, such as 24 hour security, an emergency call system, and housekeeping services. However, the typical resident will most likely require assistance with at least two (2) of the five (5) basic Activities of Daily Living (ADLs): dressing, eating, bathing, toileting, and transferring. These services are available in addition to three meals daily, medication assistance and monitoring, assistance with walking outside, transportation, and social and recreational activities. Individuals typically range in age from the mid 70's to over 90, however anyone aged 65 years and older may qualify for residency at Riverton Creek Lodge. These individuals are generally ambulatory, but some may need the assistance of a walker or a cane. The typical resident in an assisted living facility has difficulty or is unable to function successfully in their own private home, but does not have sufficient health care needs to necessitate care in a skilled nursing facility. Assisted living services are available to each individual resident based on their individual needs. The proposed project consists of two buildings, an independent and assisted living building with 121 apartment units, and a special needs residence designed to accommodate the special needs of 39 residents who may suffer from memory impairments and related dementia. This area, secured for the safety of the residents, will have an enclosed courtyard allowing residents exposure to outside activity in a monitored and safe environment. The security of 24 -hour staffing provides reassurance for family members who are involved in the care of their aging family members. The congregate setting encourages socialization and encourages visitation of family and friends. PROJECT DESCRIPTION The proposed project is a special combination of housing, supportive services, and personalized assistance, designed to respond to the individual needs of those age 65 years and older who require some basic help with activities of daily living, or have special needs related to memory 1 impairment or other related dementias. Basic support services are available 24 -hours per day, seven days per week in order to meet scheduled and unscheduled needs. The individuals reside in their own units, controlling access with their own key. Units are furnished with their own personal effects, and are equipped with an emergency intercom system and fire / smoke detection systems. Three meals per day are prepared on site in the commercial kitchen and served restaurant style in a central dining room. QI- The proposed project consists of two buildings and will contain a total of 135,891 square feet. cc ILI 1. The Retirement and Assisted Living Building will contain 121 living units. 6 0 Unit types and mix as follows: 0 0 (42) Studio Units 388 to 435 square feet each u) 0 w UJ (70) One Bedroom Units 593 to 614 square feet each (9) Two Bedroom Units 838 to 976 square feet each. u - All units have kitchens and bathrooms. w o g ¢ 2. Special Needs Residence: The Special Needs Residence for individuals with Alzheimer's and similar disease is a single story building with central kitchen and dining. It includes 26 bedrooms z with private bathrooms (no individual kitchens) 395 to 450 SF each. Residents residing in the Z Special Needs Residence, have the added security of an enclosed courtyard monitored by 0 specially trained staff members. Entry to and exit from the Special Needs Residence is closely w E- monitored 24 hours per day to ensure the safety of the memory- impaired residents who may tend o to wander or may not recognize or be able to identify visitors. 0 cn 0 All buildings will be of high quality wood framed construction with attractive wood and vinyl = 0 siding. A fire sprinkler and smoke detection system, as well as 24 -hour staffing with an i ; emergency call system will service all aspects of the project. w z U Cj) Other features will include multiple dining rooms, activity areas, social lounges, beauty salon, o gift shop, business offices, fitness center, wellness center, library and laundry facilities. z Transportation will be provided to take residents on local sightseeing outings, to cultural events, to doctor's appointments and shopping excursions and will provide scheduled transportation. Exterior features will include walking paths, tenant garden areas, covered parking and attractive spacious landscaping. Attractive fencing will provide a combination of privacy and security as well screening for the neighboring residential properties. The exterior of the building will be conducive with the neighborhood. LICENSING & REGULATION The proposed project will be licensed under Boarding Homes Chapter 18.20 WAC, and Contracted Residential Care Services: Assisted Living Services Chapter 388 -110 WAC, State of Washington, Department Health Services SITE INFORMATION The proposed project consists of two parcels, comprising approximately 11 acres and is generally located at 13122 Military Road South within the City of Tukwila. .43 acres of the site is designated on the Official Zoning Map of the City of Tukwila for LDR residential use. The remaining 10.57 -acre is designated for MDR residential use. The subject site is further described, as Assessor's Parcel Numbers 162304- 9001 -92 and 162304- 9179 -07. A project site plan prepared by Wattenbarger Associates, dated May 15, 2001 depicts the proposed site and related improvements. 2 NEIGHBORHOOD IMPACTS The proposed project will not cause any adverse environmental impacts. The proposed project will not produce levels of noise or glare that is not typical of a residential use. The proposed project is designed to limit visibility from the second and third story to neighboring LDR properties. There are five LDR sites that physical adjoin the proposed project site. The special needs residence is a one -story building. The assisted living building is a combination of two and three stories. The landscape plan includes landscape screening to obstruct the second and third story units being able to view the neighboring residential properties. The landscape screening will provide ample privacy for both the proposed project as well as for the neighboring residential properties. Traffic will be primarily generated from employees, visitors and service vendors of the site. According the 1997, Assisted Living Residences — A Study of Traffic and Parking Implications, prepared by American Seniors Housing Association (ASHA), (see attached copy of study) resident vehicles do not contribute measurably to traffic volumes generated by assisted living residences. This is because the age and physical limitations of the residents do not permit them to drive. Also, transportation will be provided to take residents on local sightseeing outings, to cultural events, to doctor's appointments and shopping excursions and will provide scheduled transportation. According to the aforementioned study, although employee vehicles contribute 56 percent of this volume, most employees are full -time staff; the traffic generated by part-time employees is minimal. Additionally, since this facility will schedule employees in three shifts to provide constant staffing, employees typically begin and end their shifts during non -peak driving hours. The impact of visitors on traffic volume is moderate, since visitors usually visit throughout the day during the week and on weekends. Therefore, visitors, who make up on average 29 percent of a facility's traffic, also contribute little to traffic during peak driving hours. Service vehicles contribute 15 percent of the traffic volume generated by an assisted living facility. Most service vendors are contracted and scheduled to arrive and depart during non -peak hours. The provision of mini -bus transportation provided by the facility to assists its residents with transportation further reduces the parking need. Approximately 90 stalls are proposed. Overall, the proposed project will produce just a fraction of the traffic generated by traditional housing. According to the aforementioned study, traffic volume generated by assisted living facilities during a typical weekday averages 1.73 trips per unit, compared to 9.57 trips per unit for single - family detached housing and 4.20 trips unit for a high -rise apartment. Parking requirements for senior residential care facilities (assisted living) falls below those of other types of housing, with facilities requiring 0.22 parking space per unit during peak weekday driving hours. On average, facilities provide 0.56 space per unit. The proposed project will create garbage and recycling volumes, which limit the need for commercial sized dumpsters. The assisted living facility (ALF) will provide a commercial dumpster as required. The other buildings will not require commercial dumpsters. The Special Needs Residence (SNR) is essentially a "large house ". It does not have any commercial facilities, as does the ALF. Therefore, the SNR will not provide a commercial dumpster. The SNR will provide a 10' x 10' enclosure for one -half the size of the commercial dumpster. Separate containers will be used, one for garbage and one for recycling. 3 STAFFING PLAN Proposed Project Community Staffing Plan: The community is staffed 24 hours a day as follows: General and Administrative Staff (All full time positions) (8 AM - 5 PM) Administrator, Administrative Assistant, Activities Director, Marketing Director, and Maintenance Manager Day Shift (7 AM - 3PM) Resident Care Staff Dementia Care Staff Food Service Staff Housekeeping Staff Evening Shift (3 PM - 11 PM) Resident Care Staff Dementia Care Staff Food Service Staff Graveyard Shift (11 PM - 7 AM) Janitorial Staff Resident Care Staff Dementia Care Staff 4 full time, 2 part time 4 full time, 2 part time 1 full time, 3 part time 3 full time 4 full time 4 full time, 2 part time 1 full time, 2 part time 1 full time 2 full time 4 full time A state - licensed administrator will be employed and will be responsible for the day -to -day operations. The proposed project will be staffed on a 24 -hour basis with specially trained care assistants. These assistants will aid the residents in performing their ADL's. A Dietary Specialist and supporting kitchen staff will participate in meal service. An Activities Director will direct resident activities and Housekeeping and support staff will provide housekeeping services. A full time nurse is contracted who will be available on an on -call basis 24 -hours per day. The nurse will supervise the assistants, supervise medication administration and monitor resident medical status. The nurse will also be responsible for maintaining all medical documentation required by the state and by facility policies and procedures. ECONOMIC IMPACTS ON THE LOCAL COMMUNITY Total estimated project cost is $10.5 million. The construction team will include local trades and suppliers as well as the applicant's construction management team. Seniors residing at Riverton Creek Lodge are typically large consumers of health care services. Therefore, the proposed project will provide a significant source of health care referrals to Highline Community Hospital. Since Riverton Creek Lodge is a taxable entity the proposed project will add significant tax base to the local jurisdictions through property taxes. Riverton Creek Lodge intends to employ 34 Full Time Equivalents including seven salaried employees in higher paying administrative positions. Total annual payroll is estimated at $770,000. 4 R1VERTON CREEK LODGE C' HOSPITAL • •• mRK .lo• w /T LEGEND MW,O O CR.NrO Ar.O O»,Ir ni mt n o • • .nl� a mn • mN L. • .m AO. we A Arrow LAStvhr OAP. NY • Mr( *Own.. CoArSPO• Pl/ Y Tome awa•s vim •m.m Y 1 tr_, at tort Any* • uat•un An, • A._ roe • r • ,.. Cw C•$•• 7LaI1 •CZ __ • - mw Palnu.•w moo w I, MAN Ua.M I IITI • CP W. wTI MIRK MO ∎∎ ••Ol Mello AIr row MM. AM .Lm (.174111f m1C.R OfflIM AV.< MUM, MLA' • MANI IOW Off „ mw oar mar ..: MAIM • ••••• Nv mom mama so LOT 1 LO F ?:(.'SP 919102 $907720052 2i POR. NE 1/4, SEC. 16, TWP. 23 N., RGE. 4 E„ W.M. Y � _.unar _ „•„J \ ^ ' �..t L,.,••, ` \.:.•,• ...... p , p1` .. F. !Die!. TOO •TIC T?LOCTS KV- 10 00 t... lit 1 `•: P 'RECEIVED AUG 2 1 2001 COMMUNITY DEVELOPMENT Nmm.Y00•w 770 71• i • mY I w.1 INDEX CLI PRELIMINARY CRAMNC PLAN CL2 PRELIMINARY UTTLITr PLAN C2.1 CONCEPTUAL PLANTING PLAN C2.2 PRELIMINARY TREE RETENTION PLAN • I OP I TOPOGRAPHIC SURVEY TAME ON OP TASTING UTILITIES SNOmi IS AI•PROANA II Al10 MAY NOT RE ACLVRATC CP ALL INLYUSIYf. IT l5 nit CON IRACRl4'S RESPONSIB,LITY 10 FIELD l N,FY LOCATION OP UTIURFS PROP TO PROCCCOHC MM CONSINUCNON la'�Y NOTE: YOU MUST CALL I- 800 -424 -5505 NOT LESS MAN 40 HOURS BEFORE °CONIINS (ACAVA RCN °HERE ANT UNDERGROUND URURES MAY Of LOCATED. FAILURE TO 00 SO COULD MEAN BLARING SUBSTANTIAL REPAIR COSTS (UP TO MITT TIES THE COST Of REPAIRS TO THE SERMCC) SCALE' 1- IL 1.19 Onto ma.• •••o•L MAD ASSOCIATES NA 11..1111 •arN m►M r �L�31 rwLtT [�m7rp Voinata illinalleiraraifffe LU LL 111.1, m.,/, 7/12/OT MO PT 1Yt OLIN tom a rem '°""°. 01 -055 1 ' '' r: : • C WCSTO71 Y V STALL GARAGE , SITE OF WM:a COMMUNITY noserrm. T.! 1:: LOT 1 XIS?' 675702 70032604 • .. •• ........ •• • • •• •• • • noixerv'w TI285: • "' 7 T 'F1 • • • • • --- 2114 1 - POR. NE 1/4, SEC. 16, TWP. 23 N., RGE. 4 E., W.M. PAIICEL ''11 RCS!' TOTEITZ • ••• •••. PLAT CP RIVERTON ALPE TEA voi.• 11. PO. 711 7 21 . • •)•,. • • • . • • .. '"gr7 RECEIVED AUG 2 1 2001 COMMUNITY DEVELOPMENT r..1117.",1 11(70.7•18 0177 • • • ..... • %ALE: NJ • 1. •• ■•• CUE& LOCATION OE EASING ununts (77711 'S APPROARIATE AND NAY 1101 7,1 ACCURATE OR ALL INLZUSIVE 71 6 PK CON1RACTOR'S ITYSACN994.17r 10 75(70 WRITE LOCATION OE UTILITIES PRIOR 10 PRIKTEDINC 11777 co7a7RuCnOk NQ75 705 UUS7 CALL 1-400-424-5555 1101 7(55 DIAN 48 14751115 DETORE EIELVANING EXCAVATION ',PERE pm' UNDERCPCINO UTILIRES OAT SC LOCATTD FAILURE TO 00 SO COLILO NEAN KARMIC SVOSTANFIAL PCPAR COWS (UP 70 :WU 717775 77,71 cosr OP REPAIRS 10 MC 51:R11CC) on* MAD MIMMIIMIMMUMMISIMMINIM TRIAD ASSOCIATES the, 1.1 4.“ .111., ..1110 ••• ••• • gR1.1.191.1.• .1•LANG SWIM% enul....ma. IMEN■MMINi 71111 01,lor KA. true.* •oo.r. IIMMIM■IMM 7AP/0 MY. MI lab MUM t 1.717170 01-055 I Z < • ec 2 6 n .J C) 00 .U) W I --1 w 0 u_ < — Cf W I— z w UJ n 10 - CI I- 1.11 1- z yes j;'.7• {spy..: c w Median Planting Annual Planting PRELIMINARY' PLANT LIST 0 STREET TREES WALL • 1• CAL TT. K!R 0!•,,5.0 /INS. 054 1.e•TLvANC4•••• 0 LARGE DECIDUOUS SHADE TREES WALL •X CAL TT. ACL'R gttltRtfl 1%!04.2 OCTLA JACO.CICNTNJKOO10R11 01444 !AT•* eCNLLdLIA TSM 1R.CCM CLId'orwrua, JAr0H1D.LY TD.AA T1�! PAC. OTLYATCCAMMOrCM DCCCM 3L3CN* 0V44VRY,WICAK.TSC4 4.014 alaar rK1AT1E4Th OA0 0*.I. 111tR41QD O. DECIDUOUS ACCENT TREES MTALL • 3 C47- TT. ACM LOILDLOVVO. MO SE ALEN 4R.OnTfRTe aMAILA ACV% r•N•11.11/Mracc K A Re C0K* mw CLOY COM M, 1WlYCL4 x 457!014. 1100100 6741444=1. 1147.0L■ •TILLATMTAR NA4IIXIA n40A0LY x s0LA 0644.714.04 OI TVOOwn 4lmwauT40.04t00 MY* MALOICR110 4.1.54 4Mt0M11A OYA1AMOJRAN 07114 M• STUN 015■6111.4014elneXT bYLOOLL E ldstin g Ve 1 D remain Limit of Cicanng Non Irrigated Meadow - type seed Perimeter Buffer Evergreen Hedge CONIFEROUS TREES u•liKl • 4' Kt. IT, CILDClP•n neCL l.*n. C1NN 0104. UDR* 10•00A [SO. Cw4L1eTA.et e470w4CT TIT* PIMA .I *MJSTUw aKJC r.! 31•4440 PLICAT44IST7■1 Pe0 CIO•. VINES I • a GALL. 401X014 .GLGTKTA CtO1ATI5 Tx. LOUCAA J•C6CNJAPA•ee 00!01 RPM TX. 0C11DK. 001751 0TLR IA ILORIyJ0M.0317A GROUNDCOVER 0•14L7. e• •074 • 'A• OC AItN N 40.144.1 rOOOKAL COLOR MCTCOTAr••1.1.00 .11.. 4..004• .K 04.4.414 MLAARD.CAt,CR 4ALOCR4 r1a00•E177V11M04R2w 0*0.74.00044L0440ALK 114404.4. I417V076•OO1.2M 0141044 POLTOTKALM HhIMY0. 10 FLTIMAI NON IRRIGATED MEADOW SEEP ) I / Wetland (. • • Deciduous street trees, typ. Evergreen Hedge r.. M.Rr4. •0 SHRUB PLANTING Foundation shrub planting around buildings >..., - 4.40 04 14 0= 14.4e• 57. M4 TOR 7444.04 STYX! I • 7 •44.4.04 PDX 7.00 0004.4 7.10700 4Tnu714 1•*0010704.45r0T yin• CAItLU e46Aw4aeaev4444 Ye2l1A 0.16•! 00004 •date0.n4 D•••••• 1463■••• C4+4.4t41L0 MOO.* KOTaP..SM yM 1101177106 74•0440A64•106•710 110070.06 800414 11Kt1.1.4441C4414/07 44.44.74 w,OPOKL• 11•4.LT10tL400LI• 51 0/44•• te0 CRN.AT4 lent 1Rry J•••eN 1.0.4.7 44VA101L4 MO.a77CLIAMI 1e +40111025 LO. 00* 47044'04 40470.4110 •••••■ DO•1e7C•••••••1 n5•1G0 0014474* DEL4Y4tVMV 474* 04.•16 J4r004.L *Y o 740 444.007 Y•n rM* nm nm'n0.•N r14.* r.a 1.444•0G0t.0.01 71DEAerr 1C04000* •04•1215•• 414144701 0440000004 60144 JAr0•CA PPM MA 741.01.010744.1 0714404 7104.00031 M1IGL171e1 R0•IITC J 171717 1f4.2•L1 41.404414 .100014 C4RIM.4C 404 07122 4.0044 6:::D EXISTING TREES TO REMAIN •.I ..I • \ • Wetland • • • • 1 ' • i j NOTE • Wetland '0 4.000101 4440 /.0[.1 4W 14041l.441e0011.000 S•ALL 00 *41 H124 ulw M NI 7 M1,G .71,:4704. Oretet4 7.1 t•t70 n 1 NO.1T,4A704 0•00• Y•.\4. eC Lou .M.1 IAL rL•470. di YM14. DC Ire•0:4tFD TU•r0•G"tT CV.. RMI 001•714.1Yf7447 RECEIVED AUG 2 1 2001 COMMUNITY DEVELOPMENT 010.1 1 47,106.5 TRIAD ASSOCIATES ft 7100 0011110 NMI 300 Le NM 1r "" �5NN 1 x° "" m C2.1.4 �S '. • TREE RETENTION CALCULATIONSIakzo a+ rr Of n■Kon.A coo( 1854 von) TOTAL 311C ARCA 485.554 1'/11.14 AC uptiMUM TREE CANOPY RECORCO 97.110 ST/2.2J AC (10X OF ThE .91( ARCA) EXISTINO MCC CANOPY PROPOSED TO BC SAPID 249.84.1 $TA74 AC (21.5z Cr RtC SITE ARCA) CASTING TRLT CANOPY RECEIVED AUG 2 1 2001 COMMUNITY DEVELOPMENT Or. rur TAD AINIOCIATF-• ,••■ :•• lAlt. • Of. • ...Me .1•1•1.01 tall Nor =Aar,. we Pm* ma •=1111•■•••••■••• •11=IIMIZI■11•1••••••• itt ret OLS2 MAO 411, blflI 01-055 wIm r2.2. 4 11 • < Z ' IX 6 /j C.) C) 0 U) LU 1.1.1 U) LL ui 0 2 g cn — 0 I-- ILI Z 0 Z I- LL% al C) C) 0 0 1- LLJLIJ 0 p L I 0 . Z CLI c.) 0 aTY OF TUKYMLA, WASHINGTON KING COUNTY, WASHINGTON BOUNDARY LINE ADJUSTMENT NO ' DECLARATION KNOW ALL MEN BY THESE PRESENTS, THAT WE THE UNDERSIGNED. OWNER(S) OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A BOUNDARY LINE ADJUSTMENT THEREOF PURSUANT TO RCW 58.17.060. THE UNDERSIGNED FURTHER DECLARE THIS BOUNDARY LINE ADJUSTMENT TO BE THE GRAPHIC REPRESENTATION OF SAID BOUNDARY LINE ADJUSTMENT, AND THE SAME IS MADE VAN THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF 7HE OWNER(S). IN WITNESS WelEREOF WE HAVE SET OUR HANDS AND SEALS. NAME: (TITLE) STATE OF WASHINGTON) COUNTY OF KING) CITY OF TUKWILA SS ON THIS DAY PERSONALLY APPEAREO BEFORE ME 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. GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS DAY OF SIGNATURE: NAME AS COMMISSIONED: TITLE: MY APPOINTMENT EXPIRES CITY OF TUKWIAL APPROVAL RENEWED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILING THIS DAY OF , 2001. CHAIR, SHORT SUBDIVISION COMMITTEE APPROVAL DEPARTMENT OF OEVCLOPM£NT AND ENVIRONMENTAL SERVICES APPROVED THIS ____ DAY Of SENIOR LNWfEER. PLATTING UNIT. LAND USC SERVICES DIVISION KING COUNTY DEPARTMENT Or ASSESSMENTS EXAMINED k APPROVED THIS ___ DAY OF , 20__ IO COUNTY ASSESSOR DEPUTY KING COUNTY ASSESSOR PACE I Or 2 FXISTINr. IFCAL (IESCITIPRTYIS t,RSI AYF•CAN ODt mSURMC( DRDCR HO 503669 - C7, DAILD LA1 1, 7001 Al 7.30 Au, PAACCL 11 LOT 1 Of IIINC C000TI S.,CR+ Pt. .1 410, 10771., ACC000NC TO SnORI PLAT RCCOROCD 04101 13. 1970 UNDER RCCOR00C ND 700)1X1!60, al RING caN7,, PASnmCIUN PAACCL a THAI POR110A Cr 1N4 1WD.EAS1 DJARRR Cr Mt NCRTHLASI WARIER Or SECDD, 16, 10M45.1W 23 NORM. AMC(, CAST, ow, IN RING CW•ir, PASHIHCTOO, 005CRI005 AS tO LOOS: C(V•CHONG Al THE alRRSECnbI Cr THE SWTH IIRC Cr SND 51001140/ NTH Tot CAS1(Rl7 DARON Cf %M1M, ROAD. AS CSIABUSHCO DT CON0C0HATID. PROCCCONCS I0 01NG COUNT, SUPERIOR COURT CAUSC 1.0 739736. THENCt (AS1C AAO.G SNO SWTH[R10 salt 10 A PAN! 561 rtcl toll Or THE SCLIHKST CORNER Cr SNO SuBOWSO., II.00CC 10RTHCRLT 06000 A 5151 A 0104 +Mats TD 500 501110 UN[ 6. r(CI: MC0CC POST NCHC A UK PARALLEL 0TH Int SOUTH UK Cr SOD Su00HS0. 10 A FOOT 04 ME EASTCRL, 1.ARON Or SOD 1.1LIIMT ROAD: MEHCC 5011MRL• ALC.0 SAID CASTER1 1.0000 10 04 POOL Cf BCO50A,OC NFW IFCAI DT'SFRiPM7N4 K• LOT I: ALL 0001 PCR00. Or P00C(t I Cr KING CWnl• SHORT Rol NO 1077111, ACCCROAC 10 5.001 PLAI RCCORC(D 0410. 13. 1170 UOOCR RCCORONC nuuBCR 700300560. IA 0m4 CDINI,• PASHINCIOO AN0 T.AI PIr1110. Of MC 1.0010(051 CA/MICR a 1■1 NCATKAST WARTTR 7 511150. le. ICIAAS.iP 73 NOEL. A.NCC . EAST. AU. 10NG CWNl,..10100(100, 00500000 AS 10.105 DC0N7alG 01 THE INT[RSECDOI Or DIE 50114, LIST Cr 505 5080115.0.1 011. lo[ CASI(RLT UK O' O611■, ROOD, AS C5IABLI5.40 Br CC.00u0ADE1. PROCC(OSCS II KIST CWNTT SuP(A.W CW91 CAUSE A0. 738736: TNtlCC SCUM 99 [AST 0000 SAD S0.15. UNt, A DSTAOCC Cf 67004 rttl 10 1.[ KS1 UNC d• Toot CAS1 3000 11E1 Or SAD 00901E011 WARIER Cr Tot 1.CHToCASI 011111(0. DANCE AORTA 01 toll ALONC 51.5 HEST VAC , A 051ANCC Or 641.07 rCEI. :Ku= NORM 09 0051 PMACLC. NM Tot 50,1114 GIN[ Cf SND 5600115.0.. A ()51001 Cr 710.01 f((1, TNENCC SOUTH 01 NCS7. 05100CC Cr 7.7.78 rttl TO MC NORMCASI COINER ACV. (r AC 410 070107. AS RCCORDCD RECCRONC NuuSA 7503190179. RCC(NDS Cr RING CWNTt, PASAACIC . MIMS SWM 31 COST 010.1 Mt (051 slot 7 S1.D 5.1011 PLAT. A O101N.CC 5.f 0563 ft(T: M(0CC COITN1IOC ALO.0 51.0 (AST ON.t. SC011, 01•.7 K51, A DSTLOCI Df 7.340 ;ELI 70 A PDNT b. TIC 0.0110 UNC Or INC 5W011 6. 00 CCU Or 500 S0RIKASI WARIER 0 M[ 1.0RM(ASI 0.16/7150 0 SND SCC00. 16, INCNCE .CRT. 09'09'00 ?CST 61.045 SND AORTA UNE, A OSIMCE Cl 70785 MI 10 TM CA5110.0 u410N Cr 115.1001 ROAD, ■0111 SCUD, 10 CAST ALD.B SND (A51(RE1 10005 A OS1A0Ct Or 8518 'ICI ID ME POST Or BCONNINC CCTNMNC 110 ACM Or SAAO. MOH C oC55 K• LOT 101 1 Or 0160 CWNTT 510001 PL0I 50 10111.,. ACCtAIDNC 10 S.CAI PLAT AC[0l000 0410, 13, 1670 0N0C11 PECMONC 0000ER 7033130560. 141 1104 COLT?, PAsAANcl0. CAECA? MAT POMP. 1114 5011 or Toot 00.500.0 005000I0 VAC: Bt0SSISC AI THE 011ERSECPC. Cf IN( 5.DIP. •INE ft 50.0 5081111110. NTH TNC CA51(RST VAC OC 61101AR? ROAD. AS (SI430So(0 B, CC.C(ONODCH PROCCIONCS In KING C0.1, 56PCRICR CWRI•cOUSC N0. 739736: TAENCC SWr? 01•.6'00 IASI AL000 SND 50111H Lard, A O57ANCC Or 10109. 00(1 10 MC SWI0(021 CORNER SAID 00000(051 0 ,1:71 Or Int. NCRIHCAST WARTER, TAt0a AORTA 01 CAST A0(0C lot CAST oh( TACKY'. A 451A0CE Cr 6.107 CCEI 11. ME mmut P0111 Or otos: ANC. THENCE 004TH 91'11'00' KS1 PARALsCL NI. THE 50.110 Lad Of SND 5080115104. 051MCC Cr 770.20 r(C7, M[ICC 50.110 01 K5I. A OSIAHCC O 717 70 OCCI 10 1HE HORMta51 C0101A O ICSP 00. 670107. AS RCCCNOCO 00000 RLCl/IOoC 1.01.0(0 7103790679, RC(O10S V MINA CWnf,, 0,460010A A00 Int I(RUmul Or 0015 on( C011NHISC 15.7 ACRES Cr 5IN0 1010 OR LESS {RECEWED AUG 2 1 2001 COMMUNITY DEVELOPMENT 9'%"+f�Fa$44�STC9G C 0 o a W K aq rowa CONCRETE UCNRCNI w CASE 11111 IAN 6 LEAD SET 1.2' BELOW RM. 8 9 STAMPED: 17116 3/9/01 57 16 COUNT CONCRETE UCHIN(HT IN CASE MM 7' BRASS Cl 00TH PUNCH SET Le BELOW RIM. STAMPED 17116 7/9/0 AIM e SCALE: r - 1000' 0' 500• 1000 2030' GRAPHIC SCALE (SECTION DRAYANG ONLY) NOTE: DISTANCES ARE GROUND. SCALE: 1' - 200' 0' 100' 700' 400' GRAPHIC SCALE 1 FE T ▪ TRIAD RCBAR/CAP O 50.1M0 CORNER, AS 60100 17 112111 KCAS 111177 7!74.76' KCAS 1097•51 H1979'4AY 5 2676.43' KCAS PLAT OF RIVERTON COURT VOL. 69. PC. 85 KCAS N6971fAT( 1117 R/CAP i 9 L � 1617.31' L5 219587 -16 • Npi'J9'0)'w -- 11]SJS' -- 1110 500000 '1' S4 1'91' LEAD SODUDRC 105 01 CCNC. UDR 1 6 CASE • 5111. 71111 AL[ S. I 126711 51. (7- 00 -01) r f} P90 91 SE C01C 1 115)1 6 CASE C111-SAC /170 (3-01-01) L/ SEC 1 70/160661 / � '•RC NICRANT rO1P.0 CONCRETE YONLNE147 6 CASE MTH I SO. LEAD VAIN SCRIBED 'I' SET 1.2' 60LOw RN. 3/9/01 9 KCAS 116/'31 11/9'79'07'* tup 'A 2626.64' 7590.79' KCAS 2500.37' PO1.ID CONCRETE YONUYEMI 6 CASE ROTN 1(7.0 0110 TOOL 5E1 0.3' ODD* 011. 5'2 11 /01 1. 3Y 16 71 rmoso CONCRETE IICMOSC111 IR CASE KIN 7' BRASS OSK OCT 1.e• BELOR RIO. 3/1/01 �I 119 9')9'07 w 13 2'00110 CONCRETE MONUM(NI 6 CAS( 6111 3' BRASS OSA AND PUNCH SC1 0.4' 0(L011 Rlu SIARPED. 16 IS'. 7 /6 /DI • I.6.61' . n � 1 TY KCeP 171107 70.710671 1- Y1 D R /CAP N LS (6017 0.51 S n .. 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U 4 tc O e 1 a a a C - Me r•1 Ma 1000 e• MIN 01 -055 1.1 it Z W 6 J U U U U J H � W 2 W j ci W H = Z � I- Z f" W • W 0 0 I-- W • W I W Z U = O ~ Z CITY OF TUKWILA NOTICE OF APPLICATION PROJECT INFORMATION Living Care Senior Housing Development has filed applications for development of a 121 bed assisted living and 26 bed special needs residence to be located at 13112 Military Road South. Permits applied for include: L01 -056 Design Review L01 -057 Planned Residential Development Other known required permits include: Hydraulic Project Approval by the State Department of Fish and Wildlife Studies required with the applications include: Wetland 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: L01 -052 Boundary Line Adjustment L01 -056 Design Review L01 -057 Planned Residential Development E01 -019 SEPA Checklist OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., October 26, 2001. A meeting to provide you with information on the project has been scheduled on Thursday, October 18, 2001 from 6 :00 to 7:00 p.m. at the Tukwila City Council Chambers, 6200 Southcenter Blvd., Tukwila. Opportunity for additional spoken and written public comments will be provided at a public hearing before the City Council. Notice of the hearing date will be mailed and posted at least 14 days prior to the hearing. To confirm the date, call the Department of Community Development at (206) 431 -3670. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. For further information on this proposal, contact Nora Gierloff at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: 7/23/01 Notice of Completeness Issued: 9/17/01 Notice of Application Issued: 10/05/01 pal 950-[ 0 curt a. a3z 1Qa.G ST1 a airs "`..1.1,1V412" ' r!/HQ %r»rrip O 11919 1 gwvin air I I% 131V1301 TV MULL `S3, Onf• n.N r..3 T ..'I3:1.7Ta91G3 1W'J 9.11'O 1 Coi131 •• Q I J2 'l••G _a .L.••• 391.]:9 M: A :Y•. MCC. C]:•9.a. row ].a - 133.1 3..1 1.illaG .o::••a», r*lnO1f`• W •111 a1.1 ?b, a2 puel1a,11 ca "I I l 101 31ON 1 \\ p •\ NI7t.: =d GS 5 =31 9Nil5f%c3 .t•ilY.. 3}M wI3.9,.wGi7•IJ ta•.blpM .ali.A.n i1TN'WVC a plxa..01.11•0,1 L.Ila.Oc >a>••G c..YNUU,xLa2Ywl •M3.G >:9w•rruw ,,0000 •v n0,11 + v..v�.,...v 1900 •0.0.1000>t ..r a9.: 2•.. 2. . sir,. }y c .'r.T.ln•r a.w 1,. .9nn1•.• -ia 0 o'a.v0 ••3•7a• xo21■0aa. 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Sip'I4 ua151aq -� cc ' 1 2 • 15 0 JULY 2001 LIVING CARE SENOR HOUSING FACILITY WETLANDS STUDY TUKWILA, WASHINGTON Prepared for LiiAng Care Senior Housing Development, LIZ 2813 Elliott Avenue, Suite 200 Seattle, Washington 98121 Prepared by Adolfson Associates, Inc. 5309 Shilshole Avenue NW, Suite 200 Seattle, Washington 98107 ADOLFSON z • < • 2 Z • • 2. O 0 • U) ' W u j 0, g < a. 1- 1 . 1 - 1 Z I-0 z1-: • Cy O r „ 0 ww 2 .1- w Z • cp: p o • 1 TABLE OF CONTENTS PROPOSED PROJECT Project Impacts Conceptual Mitigation LIMITATIONS Adolfson Associates, Inc. Living Care Senior Housing Facility Wetlands Study EXECUTIVE SUMMARY I TABLE OF CONTENTS I PROJECT AUTHORIZATION AND SCOPE OF WORK 2 SITE DESCRIPTION 2 WETLAND DEFINITION AND REGULATIONS 2 METHODS 3 Review of Existing Information 3 On -site Investigation 3 WETLAND CHARACTERISTICS 4 Hydrology 4 Soils 5 Vegetation 5 Wetland Functions and Values 5 FINDINGS 6 Existing Information 6 Wetlands Determinations 6 Functions Assessment 7 Off -Site Wetlands 10 Streams 10 Upland Description 10 Wildlife Observations 11 REGULATORY IMPLICATIONS 11 Local Regulations 9 State Regulations 9 13 REFERENCES 13 APPENDIX A: GLOSSARY OF TERMS A -1 APPENDIX B: COMMON & TAXONOMIC PLANT NAMES B -1 APPENDIX C: FUNCTIONS ASSESSMENT C -1 APPENDIX D: DATA SHEETS D -1 page ii EXECUTIVE SUMMARY At the request of the Living Care Senior Housing Facility (Living Care Facility), Adolfson Associates, Inc. (Adolfson) performed a wetlands study and prepared this technical report for a proposed Living Care Facility in the City of Tukwila, King County, Washington. The Scope of Work for this project included wetland determinations, delineations, a brief discussion of regulatory implications and permitting considerations, and conceptual mitigation. The subject property, an approximately 11 -acre parcel, is located at 12844 and 13112 Military Road South, in the City of Tukwila, King County, Washington (Section 16, Township 23 North, Range 4 East) (Figure 1). The site is located east of Military Road, west of 32nd Avenue South, north of 132 " Street South. A row of residential homes line the south boundary of the property, Highline Community Hospital lies to the northwest, and 32 Avenue forms the east property boundary (Figure 2). Topographically, the southern portion of the site is moderately sloping, descending from the west to the east, with overall topographic relief across the site estimated at about 60 to 70 feet (Redmond and Associates, 2000). To the north, the site slopes steeply to a ravine, which extends north- easterly beyond the property boundary. This site is largely undeveloped. The portion of the site immediately east of the medical buildings and parking lots may historically have been used as an orchard, and is currently used as a yard waste dumping site. Three wetland areas were identified on the site. •Wetland A is 30,114 square feet in size within the property boundary and occurs within the ravine beginning in the northwest corner of the site. Wetland B is 23,655 square feet within the property boundary, and Wetland C is 57,678 square feet within the property boundary. All three wetlands are associated with several hillside seeps. The Living Care Facility property is located within the Tukwila City limits. Sensitive areas within the City of Tukwila have been recorded in City of Tukwila Water Resource Rating and Buffer Recommendations (May 1990). This document identifies a wetland (Wetland 21) east of the hospital as a Type 2 wetland according to Tukwila Municipal Code. Wetland A, B, and C are all part of this larger off -site wetland. It is our opinion that, under the Tukwila Municipal Code (TMC) Chapter 18.45 — Sensitive Areas Overlay, Wetland A, B, and C are considered Type 1 wetlands, as all three are associated with the larger wetland that extends offsite. This wetland is greater than 5 acres in size and has at least 3 wetland classes (emergent, scrub - shrub, and forested) and therefore can be classified as a Type 1 wetland (TMC 18.45.020.C.1). The standard buffer for Type 1 wetlands is 100 feet (TMC 18.45.040.C.1). The standard building setback is 15 feet from the buffer edge (TMC 18.45.040.C.3a). Pursuant to TMC, certain alterations and exemptions are allowed (TMC 18.45.040.4), but only in those areas which do not contain slopes 20 percent or greater. Several seeps are evident in Wetlands A, B, and C, within the property boundary. While there were no streams identified on the subject property, these seeps form streams off site, which flow northeastward to Riverton Creek. Stream buffers on Riverton Creek are not likely to extend past wetland buffers on the subject property. Adolfson Associates, Inc. page i Living Care Senior Housing Facility Wetlands Study •8 PROJECT AUTHORIZATION AND SCOPE OF WORK At the request of the Living Care Senior Housing Facility Development (Living Care Facility), Adolfson Associates, Inc. (Adolfson) performed a wetland delineation and prepared this technical report for the Living Care Facility site, located in Tukwila, Washington. All rights -of- entry to the subject property for the purpose of conducting this study were granted by the Living Care Senior Housing Facility Development. The boundaries of the study area were established based on a preliminary site map provided by Living Care Senior Housing Facility Development. The Scope of Work for this project included wetland determinations and delineations, summarized in this technical report. A brief discussion of regulatory implications and permitting considerations is also included in this report. An analysis of potential wetland impacts and the development of a mitigation plan were not included in this Scope of Work. SITE DESCRIPTION The Living Care site, an approximately 11 -acre property, is located at 12844 and 13112 Military Road South, in the City of Tukwila, Washington (Section 16, Township 23 North, Range 4 East) (Figure 1). The site is located east of Military Road, west of 32nd Avenue South, north of 132 Street South. A row of residential homes line the south boundary of the property, Highline Community Hospital lies to the northwest, and 32 Avenue forms the east property boundary (Figure 2). Topographically, the site is generally moderately sloping, descending from the west to the east, with overall topographic relief across the site estimated at about 60 to 70 feet (Redmond and Associates, 2000). To the north, the site slopes steeply to a ravine, which extends north - easterly beyond the property boundary. WETLAND DEFINITION AND REGULATIONS Wetlands are formally defined by the Corps of Engineers (Corps) (Federal Register 1982), the Environmental Protection Agency (EPA) (Federal Register 1985), the Washington Shoreline Management Act (SMA) (1971) and the Washington State Growth Management Act (GMA) (1992) as "... those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas" (Federal Register, 1982, 1985). In addition, the SMA and the GMA definitions add: "Wetlands do not include those artificial wetlands intentionally created from non - wetland site, including, but not limited to, irrigation and drainage ditches, grass -lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, and landscape amenities, or those wetlands created after July 1, 1990 that were unintentionally created as a result of the construction of a road, street, or highway. Wetlands may include those artificially created wetlands intentionally created from non - wetland areas to mitigate the conversion of wetlands ". Adolfson Associates, Inc. Living Care Senior Housing Facility Wetlands Study page 2 Numerous federal, state, and local regulations govern development and other activities in or near wetlands; at each level, there are typically several agencies charged with such powers (Washington State Department of Ecology, 1994). Specific regulatory implications concerning the subject property are summarized within this report. z w cc 2 METHODS J U U Two levels of investigation were conducted for the analysis of wetlands on the subject property: a 0 ai review of existing information and an on -site investigation. w �w w 0 Review of Existing Information u.¢ A review of existing literature, maps, and other materials was conducted to identify wetlands or = a site characteristics indicative of wetlands on the subject property. Note that these sources can only indicate the likelihood of the presence of wetlands; actual wetland determinations must be Z !' based upon data obtained from field investigations. w i— Several documents were available for this review: O 5 2 • U.S. Geological Survey, 1:25,000 scale, Topographic Map, Burien Quadrangle w w 1983. - � u. o • Soil Survey of King County Area, Washington. (Snyder, Gale, and Pringle, 1973). w � . U — • National Wetland Inventory, Burien Quadrangle. (U.S. Fish and Wildlife Service, z E- 1988). • Hydric Soils of the State of Washington. (Soil Conservation Service, 1991). • City of Tukwila Water Resource Rating and Buffer Recommendations. (Jones and Stokes, 1990). • City of Tukwila Watercourse Rating Data Sheets (Jones and Stokes, 1990). On - site Investigation Methods defined in the Washington State Wetlands Identification and Delineation Manual (Washington State Department of Ecology, 1997), a manual consistent with the Corps of Engineers Wetlands Delineation Manual ("1987 Manual ") (Environmental Laboratory, 1987) were used to determine the presence and extent of wetlands on the subject property Washington state and all local governments must use the state delineation manual to implement the SMA and/or the local regulations adopted pursuant to the GMA. The methodology outlined in the manual is based upon three essential characteristics of wetlands: (1) hydrophytic vegetation; (2) hydric soils; and (3) wetland hydrology. Field indicators of these three characteristics must all be Adolfson Associates, Inc. Living Care Senior Housing Facility Wetlands Study page 3 I - 1 present in order to make a positive wetland determination (unless problem areas or atypical situations are encountered). The "routine on -site determination method" was used to determine the wetland boundaries. The routine method is used for areas equal to or less than five acres in size, or for larger areas with relatively homogeneous vegetative, soil, and hydrologic properties. Formal data plots were established in areas of relatively homogeneous vegetation, where information regarding each of the three wetland parameters (vegetation, soils, and hydrology) was recorded. Dominant herbs and saplings /shrubs within a 5 -foot radius, and dominant trees and woody vines within a 30 -foot radius from the data plot center were recorded on the data form (Washington State Department of Ecology, 1997). This information was used to distinguish wetlands from non - wetlands. If wetlands were determined to be present on the subject property, the wetland boundaries were delineated. Wetland boundaries identified with sequentially - numbered colored flagging imprinted with the words "WETLAND DELINEATION." Data plot locations were marked with colored flagging. WETLAND CHARACTERISTICS Hydrology Living Care Senior Housing Facility Wetlands Study Water must be present in order for wetlands to exist; however, it need not be present throughout the entire year. Wetland hydrology is considered to be present when there is permanent or periodic inundation or soil saturation for more than 12.5 percent of the growing season (typically two weeks in lowland Pacific Northwest areas). Areas that are inundated or saturated for between 5 and 12.5 percent of the growing season in most years, may or may not be wetlands. Areas inundated or saturated for less than 5 percent of the growing season are non - wetlands (Ecology 1997). Indicators of wetland hydrology include observation of ponding or soil saturation, water marks, drift lines, drainage patterns, sediment deposits, oxidized rhizospheres, water - stained leaves, and local soil survey data. Where positive indicators of wetland hydrology are observed, it is assumed that wetland hydrology occurs for a significant period of the growing season. Soils Hydric soils are indicative of wetlands. The Natural Resources Conservation Service (NRCS), formerly known as the Soil Conservation Service (SCS), has defined hydric soils as soils that are saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part of the soil profile (SCS, 1987). The NRCS, in cooperation with the National Technical Committee for Hydric Soils, has compiled lists of hydric soils of the United States (SCS, 1987, 1991). These lists identify soil series mapped by the NRCS that meet hydric soil criteria. It is common, however, for a map unit of non - wetland (non - hydric) soil to have Adolfson Associates, Inc. page 4 INS 3aa Living Care Senior Housing Facility Wetlands Study inclusions of hydric soil, and vice versa; field examination of soil conditions is therefore important to determine if hydric conditions exist. Due to anaerobic conditions, soils exhibit certain characteristics, collectively known as "redoximorphic features," that can be observed in the field. Redoximorphic features include: high organic content, accumulation of sulfidic material (rotten egg odor), greenish- or bluish -gray color (gley formation), spots or blotches of different color interspersed with the dominant(or matrix) color (mottling), and dark soil colors (low soil chroma). Soil colors are described both by common color name (for example, "dark brown ") and by a numerical description of their hue, value, and chroma (for example, 10YR 2/2) as identified on a Munsell soil color chart (Munsell Color, 1992). Soil color is determined from a moist soil sample. Vegetation Plants must be specially adapted for life under saturated or anaerobic conditions to grow in wetlands. The U.S. Fish and Wildlife Service (USFWS) has determined the estimated probability of each plant species' occurrence in wetlands and has accordingly assigned a "wetland indicator status" (WIS) to each species (Reed, 1997). Plants are categorized as obligate (OBL), facultative wetland (FACW), facultative (FAC), facultative upland (FACU), upland (UPL), not listed (NL), or no indicator status (NI). Definitions for each indicator status are listed in the Glossary (Appendix A). Species with an indicator status of OBL, FACW, or FAC are considered adapted for life in saturated or anaerobic soil conditions. Such species are referred to as "hydrophytic" vegetation. A ( +) or ( -) sign following the WIS signifies greater or lesser likelihood, respectively, of being found in wetland conditions. Areas of relatively homogeneous vegetative composition are primarily characterized by "dominant" species (see Glossary in Appendix A). The indicator status of the dominant species within each vegetative strata is used to determine if the plant community of the area may be characterized as hydrophytic. The vegetation of an area is considered to be hydrophytic if greater than 50% of the dominant plant cover is comprised of species having an indicator status of OBL, FACW, or FAC. Common plant names are used throughout this text. The common and taxonomic (scientific) names and wetland indicator status for each plant noted is presented in Appendix B. Scientific nomenclature of all plant species encountered follows that of Reed (1997). Where the taxonomic names of plant species have been recently changed, former names (synonymies) are included in Appendix B. Wetland Functions and Values Wetlands play important roles that provide valuable benefits to the environment and society. Detailed scientific knowledge of wetland functions is limited, so that evaluations of the functions of individual wetlands are qualitative and dependent upon professional judgment. Wetland functions and the methodology that is used to assess these functions for a particular wetland area are described in Appendix C. On the Living Care Facility property all three wetlands were evaluated together since they are connected off -site. Adolfson Associates, Inc. page 5 per+ ux muttu o ?t x, umx :v me<ro s: T . sa m-arser -., FINDINGS Wetlands Determinations Wetland A Adolfson Associates, Inc. Living Care Senior Housing Facility Wetlands Study The following sections describe the results of the field investigation conducted on the Living Care Facility site on March 14, 2001. These sections describe the wetland(s) found on the site, streams and upland habitats, and observations of wildlife. Nine data plots were established within relatively uniform areas of vegetation on the site. Data sheets, which correspond to formal data plots, are provided in Appendix D. Existing Information The City of Tukwila Water Resource Rating and Buffer Recommendations (Jones and Stokes, 1990) indicated the presence of wetlands on the subject property (Figure 3). While there were no streams indicated on the subject property, the City of Tukwila Watercourse Rating Data Sheets indicate Watercourse 16 -1 begins directly north of the site. The USDA has not mapped soils in the vicinity of the site because the area is largely urbanized. The National Wetlands Inventory (NWI) did not indicate any wetlands on the subject property. King County GIS data shows three drainages within the property boundary. The Riverton Creek Salmon Habitat Restoration map (City of Tukwila, 1990) maps stream restoration along Riverton Creek in an adjacent site and shows Riverton Creek as originating on the Living Care Facility site. The map indicates the presence of springs on the Living Care Facility site. Three wetlands were identified on the property. The wetlands appear to be part of a larger wetland that extends offsite to the north. The following describes each of the wetlands and the upland habitats found on the site. Location and Geomorphic Setting. Wetland A is located in the northwest corner of the subject property. It is 30,114 square feet (0.69 acre) in size on the subject property and extends off site to the north and east as part of an approximately 10 -acre wetland. Wetland A occurs at the base of a steep -sided ravine and includes several seeps originating on the ravine slopes. Wetland A is characterized by Data Plot A - 1 (Figure 4). Hydrology. The hydrology in Wetland A is characterized by hillside seeps that flow northeast to form a stream channel. This stream (Riverton Creek) flows off -site to the north and then flows east under Highway 99. The soils were saturated to the surface during the March site visit and water in DP A -1 rose rapidly to eight inches during the March site visit. Based upon groundwater at eight inches, this area was assumed to meet the criterion for wetland hydrology. Soils. Soils in Wetland A were black (1OYR 2/1) gravelly sandy loam from 0 to 9 inches, and from 9 to 16 inches they were gray sandy loam. There was also a sulfidic odor to the soils when the test plot was dug. The sulfidic odor, and low chroma soil horizons indicate hydric soils. page 6 :`:C;'�'"" + + v, � ` • ��Lii° w�ianii .:ir..�;+s...+.:+.,r..u«..a F.4 cia i Pia ram 4w� 4=4 ! m ! t; _,a Living Care Senior Housing Facility Wetlands Study Vegetation. The vegetation in Wetland A is dominated by salmonberry and skunk cabbage. There was an overstory of big leaf maple originating on the slopes of the ravine, but not rooted in the wetland. This area meets the wetland vegetation criterion. Wetland B Location and Geomorphic Setting. Wetland B is located in the northcentral portion of the subject property (Figure 4). It is 23,655 square feet (0.54 acre) in size on the subject property and extends off site to the north and east to join with Wetland A as part of an approximately 10 -acre wetland. Wetland B is represented by Data Plots B -1, B -2, B -3 and B -4 (Figure 4). Hydrology. Several hillside seeps flow together to form a stream drainage within Wetland B. During our March site visit water was encountered at eight inches below the ground surface and soils were saturated. Based upon the presence of groundwater, this area was assumed to meet the criterion for wetland hydrology. Soils. Soils in Wetland B were black (1OYR 2/1) organic loam from 0 to 10 inches. Based upon low chroma soils and organic content this area meets the criterion for wetland soils. Vegetation. The vegetation in Wetland B was characterized by waterleaf, salmonberry, nettle, alder, cottonwood, lady fern and skunk cabbage. This area meets the wetland vegetation criterion. Wetland C Location and Geomorphic Setting. Wetland C is located in the northeastern portion of the subject property. It is 57,678 square feet (1.32 acres) in size on the subject property and extends off site to the north and east as part of an approximately 10 -acre wetland. It occurs at the lowest topographic area on the site along the eastern property boundary. Wetland C is characterized by Data Plot C —1 (Figure 4). Hydrology. The hydrology in Wetland C is characterized by seeps contained by uncapped wells. These flow northeast to form a stream drainage which joins those flowing from Wetlands A and B, and then flows east under Highway 99. The soils were saturated to the surface during the March site visit and water in DP C -1 rose rapidly to eight inches during the March site visit. Based upon saturated soils and groundwater at eight inches, this area was assumed to meet the criterion for wetland hydrology. Soils. Soils in Wetland C were black (10YR 2/1) gravelly sandy loam from 0 to 9 inches, and from 9 to 16 inches they were gray sandy loam. There was also a sulfidic odor to the soils when the test plot was dug. The sulfidic odor, and low chroma soil horizons indicate hydric soils. Vegetation. The vegetation in Wetland C is dominated by salmonberry, cattail, purple loosestrife, and skunk cabbage, with an overstory of black cottonwood and red alder. This area meets the wetland vegetation criterion. Adolfson Associates, Inc. page 7 i Living Care Senior Housing Facility Wetlands Study ' r a Functions Assessment t i All three wetlands extend off site to the north and are likely connected by Riverton Creek, therefore the functions assessment addresses all three wetlands together as one. The wetlands functioned HIGH for flood/storm water control and water quality improvement. For base flow / l ground water support and natural biological support they functioned MODERATE to HIGH. l Specific habitat functions and overall habitat functions scored MODERATE. Cultural and socio- economic functions scored LOW. I. Off -site Wetlands A large wetland system exists adjacent and north of the subject property. This wetland is labeled I . : p as "Wetland 21" in the City of Tukwila Water Resource Rating and Buffer Recommendations (Jones and Stokes, 1990). It is an approximately 10 -acre palustrine emergent, scrub /shrub, and forested wetland system. Wetlands A, B, and C identified on -site are all part of this wetland 4 system. This wetland is the headwaters of Riverton Creek. :1 Stream Description While there were no regulated streams observed on the subject property, there are several drainages and seeps originating in all three on -site wetlands. These seeps and drainage ways all from tributaries to Riverton Creek, which flows into the Duwamish River. Riverton Creek has been rated as a Type 2 watercourse in the City of Tukwila Watercourse Rating Sheets (Jones and Stokes, 1990). The Riverton Creek Salmon Habitat Restoration map (City of Tukwila, 1990) shows Riverton Creek originating near the Living Care Facility site. The map notes the use of Riverton Creek by coho salmon and cutthroat trout. Under TMC, streams used by salmonids are rated as Type 1 watercourses. Upland Description The upland areas of the subject property are undeveloped but disturbed. A geotechnical report on the property prepared by Redmond and Associates in November 2000, reports subsurface soils as moist to very moist, medium dense to very dense, clayey, silty gravelly sand to sandy gravel with cobbles to possible boulders. No groundwater was encountered during their field investigation. Upland characteristics are represented in Data Plots B -1, C -1, D -1, D -2, and E -1. In general the hydrology in these plots was moist to dry, with no evidence of standing water. The soils in the upland data plots were dark brown and dark yellowish brown silt loam and sandy loam. The vegetation found in the upland plots was typified by bleeding heart, false lily -of- the - valley, English ivy, swordfern, English holly, vine maple, cherry and apple trees, Scot's broom and Himalayan blackberry. Adolfson Associates, Inc. page 8 Wildlife Observations Bird species observed during the March 2001 delineation site visit include stellar's jay, red - tailed hawk, bushtits, black - capped chickadees, American crows, flickers, and American robins. While there are few coniferous trees on the site, there are mature black cottonwood, red alder and big - leaf maple trees which offer significant habitat value. REGULATORY IMPLICATIONS Wetlands are regulated at the local, state, and federal level. Agencies with jurisdiction include, the City of Tukwila, Washington State Department of Ecology (Ecology), and the U.S. Corps of Engineers. Regulatory implications associated with development in wetlands include, but may not be limited to, those discussed in this section. All applicable permits should be obtained prior to developing or otherwise altering wetlands. Local Regulations Living Care Senior Housing Facility Wetlands Study The Living care property is located within the Tukwila City limits. Sensitive areas within the City of Tukwila have been recorded in City of Tukwila Water Resource Rating and Buffer Recommendations (May 1990). This document identifies the wetland located to the north (Wetland 21) as a Type 2 wetland. Wetland A, B, and C are associated with this wetland. It is our opinion that, under the Tukwila Municipal Code (TMC) Chapter 18.45 — Sensitive Areas Overlay, Wetland A, B, and C are considered Type 1 wetlands, as all three are associated with the larger wetland that extends offsite. This wetland is greater than five acres in size and has at least three wetland classes (emergent, scrub - shrub, and forested) and therefore can be classified as a Type 1 wetland (TMC 18.45.020.C.1). The standard buffer for Type 1 wetlands is 100 feet (TMC 18.45.040.C.1). The standard building setback is 15 feet from the buffer edge (TMC 18.45.040.C.3a). Pursuant to TMC, certain alterations and exemptions are allowed (TMC 18.45.040.4), but only in those areas which do not contain slopes 20 percent or greater. Several drainages and seeps originate in Wetlands A, B, and C, within the property boundary. The drainages flow northeastward to Riverton Creek, which has been rated as a Type 2 watercourse in the City of Tukwila Watercourse Rating Sheets (Jones and Stokes, 1990). Riverton Creek however, is noted in the Riverton Creek Salmon Habitat Restoration map (City of Tukwila, 1990) as used by salmonids (coho salmon and cutthroat trout) and would therefore be considered a Type 1 stream with a 70 -foot buffer. Stream buffers are not likely to extend past wetland buffers. State Regulations Section 401 of the Federal Clean Water Act directs each state to certify that proposed in -water activities will not adversely affect water quality or violate state aquatic protection laws. Ecology is responsible for administering the state certification program. The state certification process is usually triggered through a Section 404 permit application. The response from Ecology may be approval, approval with conditions, denial, or a request for delay due to lack of information. Any conditions attached to the 401 Certification become part of the Section 404 permit. Adolfson Associates, Inc. page 9 •:y; �.+ � °—v xM}�k4cr. . - d +�;ix�:�:r.rT:J�t -; • at �� ��,.W) x -g',.� +;'j,� �t'.�;*"'a'�,'. . -J Identified Impacts Mitigation Concepts Adolfson Associates, Inc. Living Care Senior Housing Facility Wetlands Study PROPOSED MITIGATION FOR PROJECT IMPACTS The proposed project involves the construction of a senior assisted living facility located adjacent to Riverton Hospital. There are no anticipated impacts to wetlands as part of the proposed project. All development will be contained in the southern half of the subject property. However, to adhere to all of the development regulations for the City of Tukwila, to make the site work for the development needs, and to create an aesthetically pleasing facility, a portion of the buffer for Wetland C is proposed for reduction. A 100 -foot buffer is typically required for Type 1 wetlands such as Wetlands A, B, and C. The project as proposed will reduce the wetland buffer 50% on the northeast portion of the site, only on the south and west side of Wetland C (Figure 4). The entire amount of wetland buffer on the subject property is 159,887 square feet (3.67 acres). The anticipated amount of buffer proposed for reduction totals 18,902 square feet (0.43 acres). The minimum wetland buffer would be 50- feet around wetland C, and a 100 -foot wetland buffer would be retained around Wetlands A and B. The 50 -foot wetland buffer would be protected and enhanced as compensation for lost or diminished buffer functions. The proposed wetland buffer reduction will result in loss of approximately 0.43 -acres of wetland buffer. The existing wetland buffer is partially forested with upland species such as big -leaf maple, red alder, and cottonwood. The majority of the buffer is dominated by invasive and/or exotic species such as Himalayan and evergreen blackberry, scots broom, and English ivy. These invasive species typically out - compete native and less vigorous vegetation, and provide few benefits for wetlands or wetland buffers. The tree species found in the wetland buffer are opportunistic species that self -seed well, and typically have vigorous growth habits. To offset the proposed wetland buffer impacts, mitigation has been evaluated at a conceptual level. To mitigate for the wetland buffer impacts to Wetland C, we propose buffer at a 1:1 ratio, of approximately 0.43 -acre of the existing wetland buffer around Wetland B and C. Conceptual mitigation shall include planting native vegetation that provides functional support for wildlife habitat, water quality, and diversity within the vegetative community adjacent to the wetland. These are functions that the current buffer provides at a low to moderate level. Removal of invasive plant species will be one of the main goals of buffer enhancement. Addition of coniferous trees will be another goal of enhancement. Typical plant species may include Douglas fir, western red cedar, hawthorn, bitter cherry, Pacific crabapple, serviceberry, and Oregon Grape. page 10 Living Care Senior Housing Facility Wetlands Study Monitoring of the buffer enhancement would occur for a period of three to five years. Monitoring reports would be prepared on a yearly basis and submitted to the City. They would include photos, field observations, maintenance suggestions, and contingencies if necessary. A split -rail fence will be installed at the buffer edge. If the City is willing to give preliminary approval on this concept we would prepare a formal 6 mitigation plan. This mitigation plan would include construction details, planting details, c) contingency plans, meetings, comprehensive monitoring plan, and bonding requirements. � o • W =' J i LL WO LL Q _ d '. I— W Z � F— O Z IQ D. 0 H: W W LL —O ui z - = Z Adolfson Associates, Inc. page 11 u �mmi.�tu s.:w.•:aaW:rt�*a, S`d di LIMITATIONS Living Care Senior Housing Facility Wetlands Study It should be recognized that the delineation of wetland boundaries and functional value assessments are inexact sciences; wetland professionals may disagree on the precise location of wetland boundaries or the functional value of a wetland. The final determination of wetland boundaries is the responsibility of the resource agencies that regulate activities in and around wetlands. Accordingly, all wetland delineations performed for this study, as well as the conclusions drawn in this report, should be reviewed by the appropriate regulatory agencies prior to any detailed site planning or construction activities. Further, wetlands are by definition transition areas; wetland boundaries may change with time. We therefore recommend that this wetlands study be verified with the appropriate regulatory agencies as soon as practical. Within the limitations of schedule, budget, and scope -of -work, we warrant that this study was conducted in accordance with generally accepted environmental science practices, including the technical guidelines and criteria in effect at the time this study was performed, as outlined in the Methods section. The results and conclusions of this report represent the authors' best professional judgment, based upon information provided by the project proponent in addition to that obtained during the course of this study. No other warranty, expressed or implied, is made. Adolfson Associates, Inc. page 12 REFERENCES Living Care Senior Housing Facility Wetlands Study Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service. Publ. # FWS /OBS- 79/31. 131 p. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y -87 -1, US Army Engineer Waterways Experiment Station, Vicksburg, MS. Federal Register. 1980.40 CFR Part 230: Section 404(b)(1) Guidelines for Specification of Disposal Sites of Dredged or Fill Material. Vol. 45, No. 249, pp. 85352- 85353, U.S. Govt. Printing Office, Washington, D.C. Federal Register. 1982. Title 33: Navigation and Navigable Waters; Chapter II, Regulatory Programs of the corps of Engineers. Vol 47, No. 138, p. 31810, U.S. Govt. Printing Office, Washington, D.C. Federal Register. 1986.40 CFR Parts 320 through 330: Regulatory Programs of the Corps of Engineers; Final Rule. Vol. 51. No. 219. pp. 41206- 41260, U.S. Govt. Printing Office, Washington, D.C. Jones and Stokes. 1990. City of Tukwila Water Resource Rating and Buffer Recommendations. City of Tukwila, Washington. Jones and Stokes. 1990. City of Tukwila Watercourse Rating Data Sheets. City of Tukwila, Washington. Hitchcock, C.L., and A. Cronquist. 1973. Flora of the Pacific Northwest. Univ. of Washington Press, Seattle. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, MD. Reed, P.B., Jr. 1997. Revision of the National List of Plant Species that Occur in Wetlands: National Summary. U.S. Fish and Wildlife Service, Washington, D.C. 253 pages. Reppert, R.T., W. Sigles, E. Stakhiv, L. Messman, and C. Meyers. 1979. Wetlands Values: Concepts and Methods for Wetlands Evaluation. Inst. for Water Resources, U.S. Army Corps of Engineers, Fort Belvoir, VA. Res. rpt. 79 -R1. Snyder, D.E., P.S. Gale, and R.F. Pringle. 1973. Soil Survey of King County Area, Washington. U.S. Soil Conservation Service, Washington, D.C. Soil Conservation Service (SCS). 1991. Hydric Soils of the State of Washington. U.S. Soil Conservation Service, Washington, D.C. Adolfson Associates, Inc. page 13 • hi1V.M1 „ 'uaY :4dtN.a w'i+w�w�.�.+'rv,�k:...:;'(LY�' ... /�y�.�•�n��yy v, A,2. Y f::G:.WSS it'agri. a esditila 71 • j Adolfson Associates, Inc. Living Care Senior Housing Facility Wetlands Study Soil Conservation Service (SCS). 1987. Hydric Soils of the United States. In cooperation with the National Technical committee for Hydric Soils. U.S. Soil Conservation Service, Washington, D.C. Washington State Department of Ecology . 1997. Washington State Wetlands Identification and Delineation Manual. Washington State Department of Ecology, Publication No. 96 -94. Washington State Department of Ecology. 1994. Wetlands Regulations Guidebook. Washington State Department of Ecology, Publication No. 88 -5. page 14 ADO L P S O N 1711 AY S ' —/(12111 . ... t . _„ �� 12TH J129TH -il ST / CO N T $ ' w --I S 14TH PL S AV S S AV 15600 0 ' N I S S Pis t rTH P S . . N y � N ^' 14TH S 130TH _ j/� -� ly - j- F6' ____ I `� 4:: MEMORIgL H ' I ' - 14TH 1 fi r t V S � ' ' ° � e r . I ' O i l � 7 : `,, . 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Salmon $ Habitat — ,c Restoration ,G v't Area Remote Site Salmon Egg Incubator Location 1 S 126 S 128 St S 130 St 0 / ADOIPSON NORTH No Scale File name: 21044salmon.ai Original graphic by: ACT Edits by: Date: 4/5/01 Source: City of Tukwila; 1990. FIGURE 3. RIVERTON CREEK SALMON RESTORATION LIVING CARE TUKWILA SITE TUKWILA, WASHINGTON /.44e WW1MAJell /SI NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR ThAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. °2 i • t ml Ovsk t!� CrN NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. Living Care Senior Housine Facility Wetlands Study agricultural wetland - areas where wetland soils and hydrology remain, but hydrophytic vegetation have been removed to allow a crop to be grown. best management practices (BMP's) - physical, structural, and /or managerial practices that, when used singly or in combination, prevent or reduce pollutant discharges. buffer - a designated area along the perimeter of a stream or wetland which is regulated to control the negative effects of adjacent development from intruding into the aquatic resource. emergent - a plant that grows rooted in shallow water, the bulk of which emerges from the water and stands vertically. Usually applied to non -woody vegetation. emergent wetland - in the USFWS classification system (Cowardin et al., 1979), a wetland characterized by erect, rooted, herbaceous hydrophytes, excluding mosses and lichens. enhancement - an improvement in the functions and values of an existing wetland. forested wetland - in the USFWS classification system (Cowardin et al., 1979), a wetland characterized by woody vegetation that is six meters (20 feet) tall or taller. 404 permit - a permit issued by the U.S. Army Corps of Engineers under Section 404 of the federal Clean Water Act which allows an activity (filling) within a wetland. A 404 permit usually requires compensation or mitigation for the allowed use in a wetland. herbaceous - with the characteristics of an herb; a plant with no persistent woody stem above ground. hydric soil - a soil that in its undrained condition is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions that favor the growth and regeneration of hydrophytic (wetland) vegetation. hydrology - the properties, distribution, and circulation of water. hydrophyte - any plant growing in water or on a substrate that is at least periodically deficient in oxygen as a result of excessive water content. hydrophytic vegetation - see hydrophyte. in - kind compensation - compensation for lost wetland habitat with a replacement wetland of the same habitat type. invasive plant species - those species which become established easily in disturbed conditions, reproduce readily, and often establish monocultures. Most invasive plants are non - native species (i.e. were introduced to the northwest intentionally or unintentionally, by humans) Examples of common invasive species in the Pacific Northwest are: Scot's broom, Canada thistle, hedge bindweed, English ivy, reed canarygrass, purple loosestrife, and soft rush. Adolfson Associates, Inc. page A -1 +fl reach - a length of channel with uniform characteristics. Living Care Senior Housing Facility Wetlands Study restoration - to improve a disturbed or altered wetland by returning wetland parameters which may be missing. The restoration may return an original wetland habitat or may alter the wetland for some other desired outcome. riverine - in USFWS classification system (Cowardin et al., 1979), freshwater (less than 0.5 parts per thousand ocean - derived salts) areas that are contained within a channel and which are not dominated by trees, shrubs, and persistent emergents, for example, rivers and streams. scrub - shrub - in USFWS classification system (Cowardin et al., 1979), areas dominated by woody vegetation less than 6 meters (20 feet) tall. The species include tree shrubs, young trees, and tress or shrubs that are smaller stunted because of environmental conditions. section 404 permit - see "404 Permit ". sub - catchment - a subdivision of a drainage basin generally determined by topography. synonymy - different scientific names for the same species. wetland - transitional lands between terrestrial and aquatic systems, where the water table is usually at or near the surface or the land is covered by shallow water. Wetlands must have one or more of the following attributes: (1) at least periodically, the land supports predominantly hydrophytes; (2) the substrate is predominantly undrained hydric soil; and (3) the substrate is non -soil and is saturated with water or covered by shallow water at some time during the growing season of each year. wetland hydrology - the total of all wetness characteristics in areas that are inundated or have saturated soils for a sufficient duration to support hydrophytic vegetation. wetland indicator status (WIS) - categories of plant species based upon the estimated probabilities (expressed as a frequency of occurrence) of a species occurring in a wetland or non - wetland. Wetland indicator statuses include the following: • Obligate (OBL): species that almost always occur wetlands under natural conditions (estimated probability >99 %). • Facultative wetland (FACW): species that usually occur in wetlands (estimated probability 67 to 99 %), but are occasionally found in non - wetlands. • Facultative (FAC): Species that are equally likely to occur in wetlands or non - wetlands (estimated probability 34 to 66 %). • Facultative upland (FACU): species that usually occur in non - wetlands (estimated probability 67 to 99 %), but are occasionally found in wetlands. Adolfson Associates, Inc. page A -3 Adolfson Associates, Inc. Living Care Senior Housing Facility Wetlands Study • Upland (UPL): species that almost always occur in non - wetlands under normal conditions (estimated probability >99 %). • Not listed (NL): species that are not listed and are presumed to be upland species. • No indicator status (NI): species that have not yet been evaluated. A ( +) or ( -) following the WIS signifies a greater or lesser likelihood of being found in wetland conditions. page A -4 1 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT... COMMON NAME Adolfson Associates, Inc. SCIENTIFIC NAME SCIENTIFIC NAME Living Care Senior Housing Facility Wetlands Study SPECIES LIST FOR THE LIVING CARE SITE IDENTIFIED ON JANUARY 19, 1999 big -leaf maple bitter cherry black cottonwood Douglas fir one fruited hawthorn Oregon ash Pacific crabapple red alder western hemlock western red cedar Acer macrophyllum Prunus emarginata Populus balsamifera Pseudotsuga menziesii Crataegus monogyna Fraxinus latifolia Malus fusca Alnus rubra Tsuga heterophylla Thuja plicata FACU FACU* FAC FACU* ORN FACW FACW FAC FACU- FAC beaked hazelnut black hawthorn clustered rose currant devil's club Douglas' spiraea English holly Corylus cornuta Crataegus douglassi Rosa pisocarpa Ribes spp. Oplopanax horridus Spiraea douglasii Ilex aquifolium FACU FAC FAC FAC -FAC+ FAC+ FACW NL page B -2 English ivy evergreen blackberry Himalayan blackberry huckleberry Indian plum long - leaved Oregon grape Nootka rose ocean spray one -seed hawthorn Pacific blackberry Pacific ninebark Pacific willow red -osier dogwood salal salmonberry Scot's broom Scouler's willow Sitka willow snowberry tall Oregon grape thimbleberry vine maple wood rose Hedera helix Rubus laciniatus Rubus discolor Vaccinium spp. Oemleria cerasiformis Berberis nervosa Rosa nutkana Holodiscus discolor Crataegus mono gyna Rubus vitifolius Physocarpus capitatus Salix lasiandra Cornus stolonifera Gaultheria shallon Rubus spectabilis Cytisus scoparius Salix scouleriana Salix sitchensis Symphoricarpos albus Berberis aquifolium Rubus parviflorus Acer circinatum Rosa gymnocarpa NL FACU FACU NL -OBL FACU NL FAC NL FACU +* NI FACW- FACW+ FACW FACU* FAC+ NL FAC FACW FACU NL FAC- FAC- FACU Adolfson Associates, Inc. Living Care Senior Housing Facility Wetlands Study page B -3 ;HERBS.: �, .... COMMON NAME Living Care Senior Housing Facility Wetlands Study bedstraw bluegrass bracken fern colonial bentgrass common plantain creeping buttercup dandelion dock English plantain horsetail lady fern Pacific bleedingheart pig -a- back -plant purple loosestrife reed canarygrass skunk cabbage stinging nettle sword fern thistle water parsley white trillium Galium SDn. Poa spp. Pteridium aquilinum Agrostis tenuis Plantago major Ranunculus repens Taraxacum officinale Rumex spp. Plantago lanceolata Equisetum spp. Athyrium filix femina Dicentra formosa Tolmiea menziesii Lythruin salicaria Phalaris arundinacea Lysichitum americanum Urtica dioica Polystichunz munitum Cirsium spp. Oenanthe sarmentosaa Trillium ovatum UPL -FACW+ NL -FACW FACU FAC FACU+ FACW FACU FAC -.OBL FAC FAC -OBL FAC FACU* FAC* FACW+ FACW OBL FAC+ FACU FACU -OBL - OBL FACU* Adolfson Associates, Inc. SCIENTIFIC NAME WIS page B -4 ,•U.aMU :.,�r�. ..sar?I,' WIS (Wetland Indicator Status) OBL (Obligate): species that almost always occur wetlands under natural conditions (est. probability >99 %). l >�) FACW (Facultative wetland) : species that usually occur in wetlands (est. probability 67 to 99 %), but are occasionally found in non - wetlands. FAC (Facultative): Species that are equally likely to occur in wetlands or non - wetlands (est. probability 34 to 66 %). l "1 FACU (Facultative upland): species that usually occur in non - wetlands (est. probability 67 to 99 %), but are occasionally found in wetlands. ,ra UPL (Upland): species that almost always occur in non - wetlands under normal conditions (est. probability >99 %). { NL (Not listed): species that are not listed and are presumed to be upland species. + indicates a species that is more frequently found in wetlands t . indicates a species that is less frequently found in wetlands * identifies a tentative assignment based upon either limited information or conflicting, reviews t ,.ap }G� !` rai Living Care Senior Housing Facility Wetlands Study Adolfson Associates, Inc. page B -5 .aarM. `l aF'Yl'ICOUI '2'e✓J 344 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR 1THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. Living Care Senior Housing Facility Wetlands Study A methodology developed by the Corps (Reppert et al., 1979), and modified by Cooke (1996) as well as work by Adamus (1983) and Adamus et al. (1987) <DELETE LAST CLAUSE IF NO W.E.T.> were the primary basis for evaluating wetlands for the following wetland functions and values: (1) flood and storm water control; (2) base flow and ground water support; (3) erosion and shoreline protection; (4) water quality improvement; (5) natural biological support, (6) overall habitat functions; (7) specific habitat functions; and (8) cultural and socioeconomic characteristics. Flood and stormwater control refers to a wetland's ability to reduce or modify potentially damaging effects of storm and flood flows. This function is evaluated according to such parameters as size and category of wetland; type of outlet, amount of forested cover; and position in the drainage. Baseflow and groundwater support is defined as "...the role which a specific wetland area plays in maintaining the stability and environmental integrity of the entire system to which it is physically and functionally related" (Reppert et al., 1979). This function is evaluated according to parameters such as size and location of the wetland; proximity to other palustrine, riverine, or lacustrine systems; hydroperiod; and presence of flow - sensitive fish.. Erosion and shoreline protection refers to a wetland's ability to mitigate the effects of wave effects and storm damage, and thus increase shoreline stability and limit erosion. This function is evaluated according to such features as type, structure, and density of vegetation; width of the vegetative area and buffering capacity; and amount of development in the sub - catchment (see glossary). Water quality improvement refers to a wetland's ability to purify water through a variety of physical, biological, and chemical processes. This function is evaluated according to such characteristics as size and type of wetland; nature and density of vegetation; hydroperiod; and proximity to pollution sources. Natural biological support refers to a wetland's ability to provide habitats for a diversity of species. This function is evaluated according to such parameters as type, diversity, and amount of vegetation; proximity to other habitats; prevalence of invasive species; amount of organic accumulation and export; type, diversity, size, and amount of habitat features, width of buffer; and connectivity to other habitats. Overall habitat function refers to the likelihood of the presence of uncommon plant communities or associations of rare animal species. This function is evaluated according to characteristics of size, amount of habitat diversity, and the presence or absence of a wildlife refuge or sanctuary. Specific habitat function evaluates the wetland's capacity to provide habitat for invertebrates, amphibians, fish, mammals, and birds. This function is evaluated by parameters which include presence of surface water, connectivity to other aquatic features, diversity of vegetative communities, and proximity to other habitats. Adolfson Associates, Inc. page C -1 4,1 1 T kAi Living Care Senior Housing Facility Wetlands Study Cultural and socioeconomic characteristics, based upon the value of the wetland to humans, are evaluated by assessing parameters including opportunities for education or recreation, aesthetic value, presence of commercially valuable natural resources, historical or archaeological value, and proximity to open space. Wetlands in this report are rated "LOW," "MODERATE," or "HIGH" for each wetland function. For the purposes of the functional assessment each function is assigned a maximum total of points based upon the number of criteria used in the evaluation. The ratings of "LOW ", "MODERATE ", or "HIGH" correspond to the low, middle and higher third of the point scale for each function respectively. For example, the highest possible points for the water quality improvement function is 12. Therefore for this function a score of four to six is LOW, a score of seven to nine is MODERATE, and a score of 10 to 12 is HIGH. Adolfson Associates, Inc. page C -2 . •.G k, �: : = ,� 6 s , ,. ri ,A, iC.'. . C:t c -'.; 5 ' - . .W .. 4 .. ,, g , .,tsr r e. < (r} . 1 � - Xtt�:i nF� 4 T � �,p ' j1 r r{ Y` 5 ff- ^;�',�.5� ° 1 i'"tr. .. ..f, {;'. =b.1lJ x . �r 1 , - t y , .... � : ; l Y ai I "" l"' ,y, .ifb(� �.raan.r�t�. ^- r r yr,s 4 a /` v } }c'• , ,, i` },„ r r �' +.�'� ir' .t ' ast g} i � "' t y.�. ,�f - r'.k':a Y�rrnteJiti�n ��:LuriLa�u,xiikl A�waPA.(Gi+� rL'6a4Frnsar'6s�v"�T'a'� rict'F �q4� . e4 N; 4� h; Y x >c e 3Ci � Z... ti'Y: Nix.. �Yy�� -•�a� Flood/ Storm Water Control Size < 5 acres 2 Size 5 - 10 acres :7o Size > 10 acres Riverine or lakeshore wetland Mid - sloped wetland 3 Depressions, headwaters, bogs, Flats < 10% forested cover 10 - 30% forested cover 3 > 30% forested cover Unconstrained outlet 2 Semi - constrained outlet Culvert/benned outlet Located in lower 1/3 of drainage Located in middle 1/3 of Drainage 3 Located in upper 1/3 of drainage Points (Max 15): Base Flow/ Ground Water Support Size < 5 acres 2 Size 5 - 10 acres Size > 10 acres Riverine or lakeshore wetland Mid - sloped wetland 3 Depressions, headwaters, bogs, Flats Located in lower 1/3 of drainage Located in middle 1/3 of drainage 3 Located in upper 1/3 of drainage Temporarily flooded or saturated 2 Seasonally or semi - permanently flooded or saturated Permanently flooded or saturated, or intermittently Exposed No flow - sensitive fish populations on -site or downstream 2 Small populations of flow - sensitive fish on -site or downstream Large populations of flow - sensitive fish contiguous with site in highly permeable strata Points(Max 15): Erosion/ Shoreline Protection N/A Sparse grass /herbs or no veg Along OHWM Sparse wood or veg along OHWM Dense wood or veg along OHWM Wetland extends < 30 m from OHWM Wetland extends 30 - 60 m from OHWM Wetland extends > 200 m from OHWM Highly developed shoreline or Subcatchments Moderately developed shoreline or subcatchment Undeveloped shoreline or Subcatchment Points (Max 9): Water Quality Improve- 'Went Rapid flow through site 2 Moderate flow through site Slow flow through site < 50 % veg cover 2 50 - 80% cover >80% veg cover Upstream in basin from wetland is undeveloped 2 < 50% of basin upstream from wetland is developed > 50% of basin upstream from wetland is developed I Holds < 25% overland runoff Holds 35 - 50% overland runoff 3 Holds > 50% overland runoff Points (Max 12): Natural Biological Support Size < 5 acres 2 Size 5 - 10 acres Size > 10 acres Ag land, low veg structure Two level veg 3 High veg structure Seasonal surface water 2 Permanent surface water Open water pools through Summer One habitat type PAB POW PEM PSS PFO EST Two habitat types PAB POW PEM PSS PFO EST 3 > Three habitat types PAB POW PEM PSS PFO EST Low plant diversity (< 6 Species) 2 Moderate plant diversity (7 - 15 species) High plant diversity (> 15 species) > 50% invasive species 2 10 to 50% invasive species <10% invasive species Low primary productivity 2 Moderate primary productivity High primary productivity Low organic accumulation 2 Moderate organic accumulation High organic accumulation Low organic export 2 Moderate organic export High organic export Few habitat features 2 Some habitat features Many habitat features Buffers very disturbed 2 Buffers slightly disturbed Buffers not disturbed Isolated from upland habitats Partially connected to upland 3 Well connected to upland _ Points (Max 36): • • Adolfson Associates, Inc. Functional Assessment for Wetlands A, B, and C Living Care Senior Housing Facility Wetlands Study page C -3 • a i , t` ( .(. 1 �, �L._:.'�a1 - J� y ry -ryX .�..ta`.�:S:s�..'i: 1 a {,jt f : :)�� ;'7.r'' .. ♦ Ft�f }'K i�: j i � ` (4 4 t'rr.thiY '{ . }t t i v. -�. .3.• .,J . „,'mil` �, :.e.r i 7(.1 R� 11 N <r t'3_ F �s a �' •d �� u n3 : "f y f 3 .,• {h X r" � , v.? i xr `Lr'^�"'y i. tL. .'. ,^ '.. � I t ;� � "1 1r R t C . y,, �, i J 4 t'`i+rK seU ai r . � S Y v3 ?t ) Y ... 1. . , n . ( �. R , �nflt t f • y ...,,,,' ,_` '..�.: .' ..t.1:_liL, Overall Habitat Functions C f � .,.1 ^.{ r. . r, t R•' �f , f /] :' ;v.'Lx` r (1R :1I i it ;G.L'..,..- .. . ;� � .. �-� a ;-�;i A r s i 6 4 ' ;z .. :5 ..« 2 ' [ 5 li: x f � .' � r ar 4` �' 3.'yf • �3 F7� .,lJ ' Jl '1 . ✓ !,[ .,4 . �J.t•- r l - 1 k'o -Malt «... - L fisa.::a...�' �'�s �. .. +}�'- Size > 10 acres Size < 5 acres Size 5 - 10 acres Low habitat diversit 2 Moderate habitat diversit Hi • h habitat diversi Low sanctu or refuse 2 Moderate sanctua or refu • e Hi • h sanctu or refu • e :Points (Max' 9): '. , '._. . Specific Habitat Functions Low invertebrate habitat 2 Moderate invertebrate habitat Hi h invertebrate habitat 1 Low am.hibian habitat Moderate am•hibian habitat Hi • h am hibian habitat 1 Low fish habitat Moderate fish habitat Hi • h fish habitat Low mammal habitat 2 Moderate mammal habitat Hi h mammal habitat Low bird habitat 2 Moderate bird habitat Hi -h bird habitat 'Points :(Max 15):: .. , Cultural Socio- Economic I Low educational opportunities - Moderate educational 0. .ortunities - High educational opportunities Low aesthetic value 2 Moderate aesthetic value Hi:h aesthetic value 1 Lacks commercial fisheries, a:riculture, renewable resources - Moderate commercial fisheries, a • riculture, renewable resources - High commercial fisheries, a •riculture, renewable resources I Lacks historical or archeological resources - Historical or archeological site - Important historical or archeolo • ical site 1 Lacks passive and active recreational opportunities - Some passive and active recreational opportunities - Many passive and active recreational o. ortunities 1 Privately owned Privately owned, some public Access Unrestricted public access Not near o.en s.ace 2 Some connection to o.en s.ace Directl connected too ens ace Points.(Max;21):: t t� Adolfson Associates, Inc. N/A = NOT APPLICABLE; N/I = NO INFORMATION AVAILABLE Living Care Senior Housing Facility Wetlands Study page C -4 r,:. n :U..tires "f.: a :. :�'•..i c ^ y ' , ., 6 Z Z I— • H W O 0 u o W = H • LL W 0 ? . cn I Z � Z 0 W U • � • 52 ca W I I— IL ;— .. W O - O h- Z L NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. Project Site: Living Care Senior Housing Applicant/Owner: Living Care Senior Housing Development, LLC Investigator(s): Amy Dearborn, Nancy Job Date: 3 -14 -01 County: King State: Washington S/T/R: 16/23N/4E Do normal circumstances exist on the site? Yes Is the site significantly disturbed (atypical situation)? No Is the area a potential problem area? No Community ID: WETLAND Transect ID: Plot ID: A -1 VEGETATION Dominant Plant Species Stratum Percent cover Indicator Dominant Plant Species Stratum Percent cover Indicator Rubs spectabilis S 60 FAC Tolmiea menziesii H 40 FAC Urtica dioica H 30 FAC+ Lysitchion americanum H 20 OBL Acer circinatum S T FACU+ HYDROPHYTIC VEGETATION INDICATORS: • % of dominants OBL, FACW, & FAC: 100% Check all indicators that apply & Regional knowledge of plant communities Physiological or reproductive adaptations Technical literature explain below: X Wetland Plant List (Natl or regional) Morphological adaptations Wetland plant data base . X OTHER. _ Hydrophytic vegetation present: Yes No Rationale for Decision/Remarks: Dominant vegetation is considered hydropyhtic. HYDROLOGY Is it the growing season: Yes Based on: Evidence of new growth Water Marks: Yes No Sediment Deposits: Yes No Drift Lines: Yes No Drainage Patterns: Yes No Dept. of inundation: 8 inches Depth to free water in pit: 8 inches Depth to saturated soil: 0 inches Oxidized Root (live roots) Channels <12 in. Yes No Local Soil Survey: Yes No FAC Neutral: Yes No Water- stained Leaves: Yes No Check all that apply & explain below: Stream, lake or gage data: Other: Aerial photographs: Other: Wetland hydrology present? Yes No Rationale for decision/remarks: There was evidence of hydrology in this soil plot. rfa E <� DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Profile Description Depth (inches) Horizon Matrix color . (Munsell moist) Mottle colors (Munsell moist) Mottle abundance size & contrast Texture, concretions, structure, etc. Drawing of soil profile (match description) 0 -9 A 10YR 2/1 none none Gravelly sandy loam 9 -16 B 10YR 2/f none none sandy loam Hydric Soil Indicators: Histosol (Check all that Epipedon Odor moisture regime conditions or low - chroma apply) Concretions content in surface layer of sandy soils in sandy soils Hydric Soils List Hydric Soils List in remarks) Histic High organic Sulfidic Organic streaking Aquic Listed on Local Reducing Listed on National Gleyed colors Other (explain Hydric soils present? Yes No Rationale for decision/remarks: Indicators of hydric soil were present. • Wetland Determination (circle) Is the sampling point within a wetland? Yes No Hydrophytic vegetation Hydric soils present? Wetland hydrology present? present? lYes No ties No f Yesl No Rationale/Remarks: This data plot contains all three wetland parameters. tam F�1 t SOILS Map Unit Name Unmapped (Series & Phase) Drainage Class N/A Field observations confirm Taxonomy (subgroup) N/A mapped type? N/A NOTES: Z 2 • 6 ~ W J U U O to 0 0) III - W • O I I . O • I— W w H I I I O li l Z U= O 1— Z Project Site: Living Care Senior Housing Applicant/Owner: Living Care Senior Housing Development, LLC Investigator(s): Amy Dearborn, Nancy Job Date: 3 -14 -01 County: King State: Washington S/T/R: 16/23N/4E Do normal circumstances exist on the site? Yes Is the site significantly disturbed (atypical situation)? No Is the area a potential problem area? No Community ID: UPLAND Transect ID: Plot ID: B -1 VEGETATION Dominant Plant Species Stratum Percent cover Indicator • Dominant Plant Species Stratum Percent cover Indicator Olemaria cerasiformis S 60 FACU Dicentra formosa H 40 FACU Geranium sp. H 20 - Rubus discolor S 60 FACU- Ilex aquifolium S Trace NL HYDROPHYTIC VEGETATION INDICATORS: • % of dominants OBL, FACW, & FAC: 0% Check all indicators that apply & Regional knowledge of plant communities Physiological or reproductive adaptations Technical literature explain below: X Wetland Plant List (Natl or regional) Morphological adaptations Wetland plant data base X OTHER , Hydrophytic vegetation present: Yes No Rationale for Decision/Remarks: Dominant vegetation is invasive and not considered hydropyhtic. HYDROLOGY Is it the growing season: Yes Based on: Evidence of new growth Water Marks: Yes No Sediment Deposits: Yes No Drift Lines: Yes No Drainage Patterns: Yes No Dept. of inundation: >14 inches Depth to free water in pit: >14 inches Depth to saturated soil: >14 inches Oxidized Root (live roots) Channels <12 in. Yes No Local Soil Survey: Yes No FAC Neutral: Yes No Water- stained Leaves: Yes No Check all that apply & explain below: Stream, lake or gage data: Other: Aerial photographs: Other: Wetland hydrology present? Yes No Rationale for decision /remarks: There was no evidence of hydrology in this soil plot. h aY 4 DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manu al) Profile Description Depth (inches) Horizon Matrix color (Munsell moist) Mottle colors (Munsell moist) Mottle abundance size & contrast Texture, concretions, structure, etc. Drawing of soil profile (match description) 0 -5 A 10YR 3/3 none none Silt loam 5 -14 B 10YR 4/4 none none Silt loam Hydric Soil Indicators: Histosol (Check all that apply) Epipedon Odor moisture regime conditions or low - chroma colors Concretions content in surface layer of sandy soils in sandy soils Hydric Soils List Hydric Soils List in remarks) Histic High organic Sulfidic Organic streaking Aquic Listed on Local Reducing Listed on National Gleyed Other (explain Hydric soils present? Yes No Rationale for decision /remarks: No indicators of hydric soil were present.. Wetland Determination (circle) INol o o Is the sampling point within a wetland? Yes No Hydrophytic vegetation present? Yes Hydric soils present? Yes Wetland hydrology present? Yes Rationale/Remarks: This data plot was missing all three wetland parameters. t t i ,te SOILS Map Unit Name (Series & Phase) Unmapped Drainage Class N/A Field observations confirm Taxonomy (subgroup) N/A mapped type? N/A NOTES: i5: =' s:v:i iiti`S:!,L.tix�;sr 4 ::: 'W' : 5 .• S: tG.:.:-«_ s...: ..— .,..,n.....�..,,»,,....�.�.. •••■■ . Project Site: Living Care Senior Housing Applicant/Owner: Living Care Senior Housing Development, LLC Investigator(s): Amy Dearborn, Nancy Job Date: 3 -14 -01 County: King State: Washington S/T/R: 16/23N/4E Do normal circumstances exist on the site? Yes Is the site significantly disturbed (atypical situation)? No Is the area a potential problem area? No Community ID: WETLAND Transect ID: Plot ID: B -2 VEGETATION Dominant Plant Species Stratum Percent cover Indicator Dominant Plant Species Stratum Percent cover Indicator Rubs spectabilis S 60 FAC Athyrium filix- femina H 40 FAC Urtica dioica H 20 FAC+ Alnus rubra T 10 FAC Populus balsamifera T 40 FAC HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC: 100% Check all indicators that apply & Regional knowledge of plant communities Physiological or reproductive adaptations Technical literature explain below: X Wetland Plant List (Natl or regional) Morphological adaptations Wetland plant data base X OTHER. Hydrophytic vegetation present: Yes No Rationale for Decision/Remarks: Dominant vegetation is considered hydropyhtic. HYDROLOGY Is it the growing season: Yes Based on: Evidence of new growth Water Marks: Yes No Sediment Deposits: Yes No Drift Lines: Yes No Drainage Patterns: Yes No Dept. of inundation: 12 inches Depth to free water in pit: 12 inches Depth to saturated soil: 6 inches Oxidized Root (live roots) Channels <12 in. Yes No Local Soil Survey: Yes No FAC Neutral: Yes No Water- stained Leaves: Yes No Check all that apply & explain below: Stream, lake or gage data: Other: Aerial photographs: Other: Wetland hydrology present? Yes No Rationale for decision/remarks: There was evidence of hydrology in this soil plot. 64 .d: DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Cor Wetland Deline Manual) Profile Description Depth (inches) Horizon Matrix color (Munsell moist) Mottle colors (Munsell moist) Mottle abundance size & contrast Texture, concretions, structure, etc. Drawing of soil profile (match description) 0 -4 A 10YR 2/2 none none Organic loam 4 -6 Coal / burn layer 6 -14 B 10YR 2/1 Organic loam Hydric Soil Indicators: Histosol (Check all that Epipedon Odor moisture regime conditions or low - chroma apply) Concretions content in surface layer of sandy soils in sandy soils Hydric Soils List Hydric Soils List in remarks) Histic High organic Sulfidic Organic streaking Aquic Listed on Local Reducing Listed on National X Gleyed colors Other (explain Hydric soils present? Yes No Rationale for decision/remarks: Indicators of hydric soil were present. Wetland Determination (circle) No No Is the sampling point within a wetland? Yes No Hydrophytic vegetation Hydric soils present? Wetland hydrology present? present? 1Yes1 1Yesi IYesl No Rationale/Remarks: This data plot contains all three wetland parameters. to,i SOILS Map Unit Name (Series & Phase) Unmapped Drainage Class N/A Field observations confirm Taxonomy (subgroup) N/A mapped type? N/A NOTES: Project Site: Living Care Senior Housing Applicant/Owner: Living Care Senior Housing Development, LLC Investigator(s): Amy Dearborn, Nancy Job Date: 3 -14 -01 County: King State: Washington S/T /R: 16/23N/4E Do normal circumstances exist on the site? Yes Is the site significantly disturbed (atypical situation)? No Is the area a potential problem area? No Community ID: WETLAND Transect ID: Plot ID: B -3 VEGETATION Dominant Plant Species Stratum Percent cover Indicator Dominant Plant Species Stratum Percent cover Indicator Rubs spectabilis S 35 FAC Athyrium filix- femina H 60 FAC Urtica dioica H 20 FAC+ Alnus rubra T 40 FAC Lysichiton americanum H 20 OBL Acer circinatum H 20 FACU+ HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC: 80% Check all indicators that apply & Regional knowledge of plant communities Physiological or reproductive adaptations Technical literature explain below: X Wetland Plant List (Natl or regional) Morphological adaptations Wetland plant data base X OTHER . Hydrophytic vegetation present: Yes No Rationale for Decision/Remarks: Dominant vegetation is considered hydropyhtic. HYDROLOGY Is it the growing season: Yes Based on: Evidence of new growth Water Marks: Yes No Sediment Deposits: Yes No Drift Lines: Yes No Drainage Patterns: Yes No Dept. of inundation: 8 inches Depth to free water in pit: 8 inches Depth to saturated soil: 0 inches Oxidized Root (live roots) Channels <12 in. Yes No Local Soil Survey: Yes No FAC Neutral: Yes No Water- stained Leaves: Yes No Check all that apply & explain below: Stream, lake or gage data: Other: Aerial photographs: Other: Wetland hydrology present? Yes No Rationale for decision/remarks: • There was evidence of hydrology in this soil plot. • DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual s� 1 .F44086et+a z arec _. . Profile Description Depth (inches) Horizon Matrix color (Munsell moist) Mottle colors (Munsell moist) Mottle abundance size & contrast Texture, concretions, structure, etc. Drawing of soil profile (match description) 0 -10 A 10YR 2/1 none none Organic loam Hydric Soil Indicators: (Check all that apply) Histosol Concretions X Histic Epipedon High organic content in surface layer of sandy soils Sulfidic Odor Organic streaking in sandy soils Aquic moisture regime Listed on Local Hydric Soils List Reducing conditions Listed on National Hydric Soils List X Gleyed or low - chroma colors Other (explain in remarks) Hydric soils present? Yes No Rationale for decision/remarks: Indicators of hydric soil were present. Wetland Determination (circle) Hydrophytic vegetation present? Hydric soils present? Wetland hydrology present? Yes' Yes Yes No No Is the sampling point within a wetland? Yes No No Rationale/Remarks: This data plot contains all three wetland parameters. FA • (4a SOILS Map Unit Name Unmanned (Series & Phase) Drainage Class N/A Field observations confirm Taxonomy (subgroup) N/A mapped type? N/A NOTES: Project Site: Living Care Senior Housing Applicant/Owner: Living Care Senior Housing Development, LLC Investigator(s): Amy Dearborn, Nancy Job Date: 3 -14 -01 County: King State: Washington S/T/R: 16/23N/4E Do normal circumstances exist on the site? Yes Is the site significantly disturbed (atypical situation)? No Is the area a potential problem area? No Community ID: WETLAND Transect ID: Plot ID: B -4 VEGETATION Dominant Plant Species Stratum Percent cover Indicator Dominant Plant Species Stratum Percent cover Indicator Rubus spectabilis S 90 FAC Dicentra formosa H 20 FACU Populus balsamifera T 70 FAC Alnus rubra T 40 FAC HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC: 50% Check all indicators that apply & Regional knowledge of plant communities Physiological or reproductive adaptations Technical literature explain below: X Wetland Plant List (Natl or regional) Morphological adaptations Wetland plant data base X OTHER . Hydrophytic vegetation present: Yes No Rationale for Decision/Remarks: Dominant vegetation is considered hydropyhtic. HYDROLOGY Is it the growing season: Yes Based on: Evidence of new growth Water Marks: Yes No Sediment Deposits: Yes No Drift Lines: Yes No Drainage Patterns: Yes No Dept. of inundation: >15 inches Depth to free water in pit: >15 inches Depth to saturated soil: >15 inches Oxidized Root (live roots) Channels <12 in. Yes No Local Soil Survey: Yes No FAC Neutral: Yes No Water- stained Leaves: Yes No Check all that apply & explain below: Stream, lake or gage data: Other: Aerial photographs: Other: Wetland hydrology present? Rationale for decision/remarks: There was no evidence of hydrology Yes No in this soil plot. fa DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual oiae tit auk Profile Description Depth (inches) Horizon Matrix color (Munsell moist) Mottle colors (Munsell moist) Mottle abundance size & contrast Texture, concretions, structure, etc. Drawing of soil profile (match description) 0 -7 A 10YR 2/1 none none Loam 7 -15 B Gley 6 /10Y 10YR 5/8 Small, abundant, and distinct Clay loam Hydric Soil Indicators: Histosol (Check all that Epipedon Odor moisture regime conditions or low - chroma apply) Concretions content in surface layer of sandy soils in sandy soils Hydric Soils List Hydric Soils List in remarks) Histic High organic Sulfidic Organic streaking Aquic Listed on Local Reducing Listed on National X Gleyed colors Other (explain Hydric soils present? Yes No Rationale for decision/remarks: Indicators of hydric soil were present. Wetland Determination (circle) No No Is the sampling point within a wetland? Yes No R. Hydrophytic vegetation present? IYesi Hydric soils present? 1Yesi Wetland hydrology present? Yes Rationale/Remarks: This data plot contains vegetation and soil wetland parameters, but lacks hydrology. This plot was on the edge of the wetland. 4 AC SOILS Map Unit Name Unmapped (Series & Phase) Taxonomy (subgroup) N/A Drainage Class N/A Field observations confirm mapped type? N/A NOTES: ?rc:atiidifJ:w':k:�:4atSL:a. Project Site: Living Care Senior Housing Applicant/Owner: Living Care Senior Housing Development, LLC Investigator(s): Amy Dearborn, Nancy Job Date: 3 -14 -01 County: King State: Washington S/T/R: 16/23N/4E Do normal circumstances exist on the site? Yes Is the site significantly disturbed (atypical situation)? No Is the area a potential problem area? No Community ID: UPLAND Transect ID: Plot ID: C -1 VEGETATION Dominant Plant Species Stratum Percent cover Indicator Dominant Plant Species Stratum Percent cover Indicator Rubus lacianatus S 60 FACU+ Rubus spectabilis S 15 FACW- Polysitchum munitum H 20 FACU Rubus discolor S 20 FACU Alnus rubra T 30 FAC HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC: 25% Check all indicators that apply & Regional knowledge of plant communities Physiological or reproductive adaptations Technical literature explain below: X Wetland Plant List (Natl or regional) Morphological adaptations Wetland plant data base X OTHER. Hydrophytic vegetation present: Yes No Rationale for Decision/Remarks: Dominant vegetation is invasive and / or is not considered hydropyhtic. HYDROLOGY Is it the growing season: Yes Based on: Evidence of new growth Water Marks: Yes No Sediment Deposits: Yes No Drift Lines: Yes No Drainage Patterns: Yes No Dept. of inundation: >12 inches Depth to free water in pit: >12 inches Depth to saturated soil: >12 inches Oxidized Root (live roots) Channels <12 in. Yes No Local Soil Survey: Yes No FAC Neutral: Yes No Water- stained Leaves: Yes No Check all that apply & explain below: Stream, lake or gage data: Other: Aerial photographs: Other: Wetland hydrology present? Yes No Rationale for decision /remarks: There was no evidence of hydrology in this soil plot. PAA r , . MAO DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Cor Wetland Delineation Manua Profile Description Depth (inches) Horizon Matrix color (Munsell moist) Mottle colors ( Munsell moist) Mottle abundance size & contrast Texture, concretions, structure, etc. Drawing of soil profile (match description) 0 -12 A 10YR 3/2 none none Gravelly sandy loam Hydric Soil Indicators: Histosol (Check all that Epipedon Odor moisture regime conditions or low - chroma apply) Concretions content in surface layer of sandy soils in sandy soils Hydric Soils List Hydric Soils List in remarks) . Histic High organic Sulfidic Organic streaking Aquic Listed on Local Reducing Listed on National Gleyed colors Other (explain Hydric soils present? Yes No Rationale for decision/remarks: No indicators of hydric soil were present except the low chroma. Wetland Determination (circle) to No Is the sampling point within a wetland? Yes No to Hydrophytic vegetation present? Yes Hydric soils present? 'Yes' Wetland hydrology present? Yes Rationale/Remarks: This data plot was missing vegetation and hydrology parameters. frZA I _, fl SOILS Map Unit Name Unmapped (Series & Phase) Taxonomy (subgroup) N/A Drainage Class N/A Field observations confirm mapped type? N/A NOTES: Project Site: Living Care Senior Housing Applicant/Owner: Living Care Senior Housing Development, LLC Investigator(s): Amy Dearborn, Nancy Job Date: 3 -14 -01 County: King State: Washington S/T/R: 16/23N/4E Do normal circumstances exist on the site? Yes Is the site significantly disturbed (atypical situation)? No Is the area a potential problem area? No Community ID: UPLAND Transect ID: Plot ID: D -1 VEGETATION Dominant Plant Species Stratum Percent cover Indicator Dominant Plant Species Stratum Percent cover Indicator Rubus lacianatus S 50 FACU+ Spirea douglasii S 80 FACW Pteridium aquilinum S 70 FACU Rubus discolor S 50 FACU Oemlaria cerasiforis S 20 FACU HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC: 20% Check all indicators that apply & Regional knowledge of plant communities Physiological or reproductive adaptations Technical literature explain below: X Wetland Plant List (Nat) or regional) Morphological adaptations Wetland plant data base X OTHER . Hydrophytic vegetation present: Yes No Rationale for Decision/Remarks: Dominant vegetation is not considered hydropyhtic. HYDROLOGY Is it the growing season: Yes Based on: Evidence of new growth Water Marks: Yes No Sediment Deposits: Yes No Drift Lines: Yes No Drainage Patterns: Yes No Dept. of inundation: >12 inches Depth to free water in pit: >12 inches Depth to saturated soil: >12 inches Oxidized Root (live roots) Channels <12 in. Yes No Local Soil Survey: Yes No FAC Neutral: Yes No Water- stained Leaves: Yes No Check all that apply & explain below: Stream, lake or gage data: Other: Aerial photographs: Other: Wetland hydrology present? Yes No Rationale for decision/remarks: There was no evidence of hydrology in this soil plot. DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual .�: .az „. Project Site: Living Care Senior Housing Applicant/Owner: Living Care Senior Housing Development, LLC Investigator(s): Amy Dearborn, Nancy Job Date: 3 -14 -01 County: King State: Washington S/T/R: 16/23N/4E Do normal circumstances exist on the site? Yes Is the site significantly disturbed (atypical situation)? No Is the area a potential problem area? No Community ID: UPLAND Transect ID: Plot ID: D -2 VEGETATION Dominant Plant Species Stratum Percent cover Indicator Dominant Plant Species Stratum Percent cover Indicator Rubus discolor S 50 FACU Malus sp. T 50 - Cytisus scoparius S 70 NL • HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC: 0% Check all indicators that apply & Regional knowledge of plant communities Physiological or reproductive adaptations Technical literature explain below: X Wetland Plant List (Natl or regional) Morphological adaptations Wetland plant data base X OTHER . Hydrophytic vegetation present: Yes No Rationale for Decision/Remarks: Dominant vegetation is not considered hydropyhtic. This plot was in old orchard area. Malus sp. is cultivated species. HYDROLOGY Is it the growing season: Yes Based on: Evidence of new growth Water Marks: Yes No Sediment Deposits: Yes No Drift Lines: Yes No Drainage Patterns: Yes No Dept. of inundation: >10 inches Depth to free water in pit: >10 inches Depth to saturated soil: >10 inches Oxidized Root (live roots) Channels <12 in. Yes No Local Soil Survey: Yes No FAC Neutral: Yes No Water- stained Leaves: Yes No Check all that apply & explain below: Stream, lake or gage data: Other: Aerial photographs: Other: Wetland hydrology present? Yes No Rationale for decision/remarks: There was no evidence of hydrology in this soil plot. DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual ; i,CF�%?��IaFSi'PR ; � j $ SK irY:; p1iQ� :i� ?il °�>�i}�'�i7:es4s�!?HYxf ✓h��n.Yia;.str. Profile Description • Depth (inches) Horizon Matrix color ( Munsell moist) Mottle colors (Munsell moist) Mottle abundance size & contrast Texture, concretions, structure, etc. Drawing of soil profile (match description) 0 -10 A 10YR 3/3 none none sandy loam 10+ B 10YR 4/4 none none sandy loam Hydric Soil Indicators: Histool (Check all that apply) Epipedon Odor moisture regime conditions or low - chroma colors Concretions content in surface layer of sandy soils in sandy soils Hydric Soils List Hydric Soils List in remarks) Histic High organic Sulfidic Organic streaking Aquic Listed on Local Reducing Listed on National Gleyed Other (explain Hydric soils present? Yes No Rationale for decision/remarks: No indicators of hydric soil were present. Wetland Determination (circle) Ito 4�v o Is the sampling point within a wetland? Yes No Hydrophytic vegetation present? Yes Hydric soils present? Yes Wetland hydrology present? Yes Rationale/Remarks: This data plot was missing all three wetland parameters. SOILS Map Unit Name (Series & Phase) Taxonomy (subgroup) Unmapped N/A Drainage Class N/A Field observations confirm mapped type? N/A NOTES: Project Site: Living Care Senior Housing Applicant/Owner: Living Care Senior Housing Development, LLC Investigator(s): Amy Dearborn, Nancy Job Date: 3 -14 -01 County: King State: Washington S/T/R: 16/23N/4E Do normal circumstances exist on the site? Yes Is the site significantly disturbed (atypical situation)? No Is the area a potential problem area? No Community ID: UPLAND Transect ID: Plot ID: E -1 VEGETATION Dominant Plant Species Stratum Percent cover Indicator Dominant Plant Species Stratum Percent cover Indicator Juncus effusus H 5 FACW Rumex crispus H 10 FACW Circium sp. H 10 - Rubus discolor S 60 FACU Poa sp. H 50 FACU- FAC HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC: 0% - 50% Check all indicators that apply & Regional knowledge of plant communities Physiological or reproductive adaptations Technical literature explain below: X Wetland Plant List (Nat) or regional) Morphological adaptations Wetland plant data base X OTHER . Hydrophytic vegetation present: Yes No Rationale for Decision/Remarks: Dominant vegetation is invasive and / or is not considered hydropyhtic. HYDROLOGY • Is it the growing season: Yes Based on: Evidence of new growth Water Marks: Yes No Sediment Deposits: Yes No Drift Lines: Yes No Drainage Patterns: Yes No Dept. of inundation: >10 inches Depth to free water in pit: >10 inches Depth to saturated soil: >10 inches Oxidized Root (live roots) Channels <12 in. Yes No Local Soil Survey: Yes No FAC Neutral: Yes No Water- stained Leaves: Yes No Check all that apply & explain below: Stream, lake or gage data: Other: Aerial photographs: Other: Wetland hydrology present? Yes No Rationale for decision/remarks: There was no evidence of hydrology in this soil plot. 411 at K -:r DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) �l -�� a'..p'�L.�7�`k"is.�,�•,'*_ `' a.3`�•..,": Profile Description Depth (inches) Horizon Matrix color ( Munsell moist) Mottle colors (Munsell moist) Mottle abundance size & contrast Texture, concretions, structure, etc. Drawing of soil profile (match description) 0 -10 A 10YR 4/2 none none Gravelly sandy loam Hydric Soil Indicators: Histosol (Check all that apply) Epipedon Odor moisture regime conditions or low - chroma colors Concretions content in surface layer of sandy soils in sandy soils Hydric Soils List Hydric Soils List in remarks) Histic High organic Sulfidic Organic streaking Aquic Listed on Local Reducing Listed on National Gleyed Other (explain Hydric soils present? Yes No Rationale for decision /remarks: No indicators of hydric soil were present except the low chroma. Wetland Determination (circle) Is the sampling point within a wetland? Yes No Hydrophytic vegetation present? Yes Hydric soils present? Yes Wetland hydrology present? Yes o 10 Rationale/Remarks: This data plot was missing all three wetland parameters. IAA SOILS Map Unit Name Unmapped (Series & Phase) Field observations confirm Taxonomy (subgroup) N/A mapped type? Drainage Class N/A N/A NOTES: — � /iSw\L�an 111l11111111mil - I L!1t!!!! I1 — •fir-= :' � __ — uii!lulllf ���IIII,�r1'li�I I .II U���� : Ill '� �III_i �I I 1111 = 1111 111 =J111= a!J l'i 1!I 4 ; N , = t I illl -1111 1111 IIII' i+ % i:. — ! - 'O SOUTHWEST ELEVATION 111;==1x111 NORTHWEST ELEVATION PM.. 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LL w 0 LL • a ss- i ZF- Z0 w :3O 0 0 — cn F— w W u .. z w — I O z SOUTH ELEVATION NORTH ELEVATION EAST ELEVA 10 d ON . 009 140407 RIDGE UNE - 348_70' 150 FLOOR - 178.00' 1ST FLOOR - 325.00' HIGHEST RIDGE LINE - 110_70' ` BASEMENT FLOOR - 117.00' I■ lyFV�{{s i3 �C' � �j1:1: '{ i{ lj41 ?y4 {1 +1y? 51 ;. L 5'SL: S�1'LI.1A.L1 5'Sks __ —_ 111 II1I = IIII= �� LIU � I - .. iii �IIII {N , (> , Y , ,, MOW 11 ifilltECESEMMORNE El HIGHEST RIDGE UNE - 140.70' 137 110011 - 125.00' BASEMENT 8000 - 115.00' 1110HES1 HOGE LINE - 110.70' OI 00MP09N05 8001150 - DARN GREEN 2 WOOD TRIM 0 FACIA PAINTED tort 10 MATCH FARM PAINT CO. 845 7HWME8' 0800I0 ❑ j vconoAE vont. 500150 W 5o' o.c. BATTENS C0V08 TO MAT W CCE11TA0REE0 MONOGRAM 50480111}IEAI' ❑ A 110111208741. 251511 510190 COLOR TO WATCH CEITAIIIEE0 MONOGRAM PRAIRIE SAND E5 FIBER CEMENT COMPOSITE 90150 70 MATEN STAINED CE040 1HI00.03 ❑1 cuUUaO non MEIN 10 1ANESH040 Nv01 BOCK CORP. El W000 BEAMS 51111X00 8008000 00E011 a A WIDOW, SM0 80 Su II/O SE 070*. T8N HEAD TO BE W000 TAM 5' • NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.