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Permit L2000-058 - BOEING REALTY - DESIGN REVIEW
, „ • • • • L2000-058 BOEING REALTY 8625 E. MARGINAL WY. S. 110.10•170 5 • J.'Mark Luc:ka, AIA Principal • mlud tka @ ca llison. tm. CALLISON CALLISON ARCHITECTURE, INC. 1 4 2 0 FIFTH AVENUE #2400 SEATTLE, WASHINGTON 98101 -2343 T 206 623 4646 F 206 623 4625 www.caIlison.com '6=' U- O (CO W J am;. W (L W 0. u_ Q CS d. Z 1-;. ,I- 0.. Z • 111;. 2 (3 CI W W: u' Oi W cos AFFIDAVIT OF PUBLICATION Charlotte Ann Kassens, first duly sworn on oath states that he /she is the Legal Clerk of the SOUTH COUNTY JOURNAL 600 S. Washington Avenue, Kent, Washington 98032 a daily newspaper published seven (7) times a week. Said newspaper is a legal newspaper of general publication and is now and has been for more than six months prior to the date of publication, referred to, printed and published in the English language continually as a daily newspaper in Kent, King County, Washington. The South County Journal has been approved as a legal newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form attached, was published in the South County Journal (and not in supplemental form) which was regularly distributed to the subscribers during the below stated period. The annexed notice, a Planning Commission Public Hearing as published on: 12/1/00 The full amount of the fee charged for said foregoing publication is the sum of $63.65, charged to Acct. No. 8053210. Legal Le • .I Clerk, South County Jo ubscribed and sworn before me on this -2-14-ay of ���N���Ill S�1�/ _ • . Y = ` sill- _ • '• p PUB 0, p,;' 'iOF \\\\\\\\\\\\\\\ 411111110 ��� "OF TUKWJIJ► PUBLIC NOTICE ` Notice is hereby giving :that the-City or :, ':Tukwila Planning Commission will be holding; a public. hearing at 7:00 p m �: on December 14,;2000;:1ocated:at :City= Hail, :6200 °Southcenter Blvd , :, ` discuss:the following. ;,;;;,, PLANNING COMMISSJON.PUBL I :" HEARING. :APPLICATION :,:TheBoeing Company, REQUEST To construct' a 212,000:sq'' building and do other site !. improvements LOCATION :; 8625 East'Margin�al.Wa South Tukwila, WA ,: ; • ,CASE NUMBER: :L2000 -0 APPLICATION:: SprintPC,,; ;:., .; REQUEST To::install antennae anu i associated equipment on the.roof of'an `existing hotel building. ; ;::, ., .. S{LOCATION 6638 West.Valle "Highway; Tukwila, .WA i s -; Persons,wishmg to comment on- the'.,; above cases may,:do so by.wntten statement, or by "appearing at the public hearing.,lnformation,on.the' above.,?: cases may be.obtained at the Tukwila Planning;Divlsion`at 431 ;3670 The Citj1 • encourages „you to” notify your neighbors; and: other. persons you believe would be affected by the:above, ", items.: , 2000 :::Published in.the:South County,Journaf•: December 1,' 2000. 6476 Notary Public of the State of Washington residing in Renton King County, Washington .,- ..,.r,.,...,, - s,.. �n-. r., r.. R.!>+ w. ex;± xrxa ^.�,i,Y"K•±r°�:danMC^�:.rw >��§. To: -b1.) City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF DECISION December 15, 2000 • Len Zickler(applicant) • Richard Arscott, The Boeing Company (owner) • King County Assessor, Accounting Division This letter serves as a Notice of Decision and is issued pursuant to TMC 18.104.170. At their December 14, 2000 public hearing, the Planning Commission approved the applicant's request to construct a 212,000 square feet industrial building at 8625 East Marginal Way South with the following conditions: 1. Prior to issuance of building permit, applicant shall submit a revised landscaping plan that includes shrubs and groundcover in the required perimeter landscape strip along East Marginal Way South. Also, the revised landscape plan must meet all shoreline permit conditions as they relate to native vegetation along the Duwamish. 2. The building design must be revised to include the following items: a) South facade will be revised to include vertical articulation at the door locations. b) In addition to the reveals, additional color and textural variation will be introduced along the entire building to break the monotony of blank walls and add some visual interest. Overall, the color variation must be made more distinct. c) The building also must include a stronger coping element at the top edge of the building. d) CMU screen wall must include some articulation by providing different color bands or panels. Articulation of the CMU wall must be consistent with the main building. Also, CMU material must be introduced along the entire site. This may be done by using CMU as an accent element for benches, planters or other amenities. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Z. C4 w. J U, U 0: w= J H cn u.. w0 g Q. co I_ z �.• E- 0: z t- Lu U � O —: O H ww z U LL o` ..z =: O z • December 15, 2000 L2000 -058- Notice of Decision Page 2 of 3 PROJECT BACKGROUND FILE NUMBER: APPLICANT /OWNER: L2000 -058 The Boeing Company AGENT FOR APPLICANT: AHBL, Civil & Structural Engineers and Planners REQUESTS: Design Review approval of development of a site with a 212,000 square feet industrial building ASSOCIATED PERMITS: Development Permit Shoreline Substantial Development Permit was issued on December 7, 2000 with conditions. 8625 East Marginal Way South LOCATION: COMPREHENSIVE PLAN/ ZONING DESIGNATION: Manufacturing Industrial Center/ Heavy (MICIH) SEPA DETERMINATION: Planned Action Determination issued on December 1, 2000. Property owners affected by this decision may request a change in valuation for property tax purposes notwithstanding any program of revaluation. The period for administrative appeals is 14 days, starting from the issuance of this Notice of Decision. The administrative body hearing the appeal is the City Council. All appeal materials shall be submitted to the Department of Community Development. Appeal materials shall contain: 1. The name of the appealing party, 2. The address and phone number of the appealing party, and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to received notices on the appealing party's behalf, and z _I-. Z'. u6= 00 0 w= J � LL w 0' 2 J u.Q co —a = w' F- z �. 1--0 z U • 0 In 0 r CI I. ww • U' H �' O id z'. U =: O z December 15, 2000 L2000 -058- Notice of Decision Page 3 of 3 3. A statement identifying the decision being appealed and the alleged errors in that decision. The Notice of Appeal shall state specific errors of fact or errors in application of the law in the decision being appealed, the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. The public notice sign must be removed from the site by the applicant after the appeal period has expired, unless an appeal is filed with the City. Project materials including the application, any staff reports, and other studies related to the permit(s) are available for inspection at the Tukwila Dept. of Community Development; 6300 Southcenter Blvd.; Suite 100; Tukwila, WA; from Monday through Friday, between 8:30 AM to 5:00 PM. The project planner is Minnie Dhaliwal, who may be contacted at 206 -431 -3685 for further information. Minnie Dhaliwal City of Tukwila Associate Planner z • _- moZ. 6 JU U O U 0i • wi J 1-. WO u_ ¢ ,= Ci t— • o` Z Ao V 0' wW z I— V - o w z U u) am,. O z Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director HEARING DATE: NOTIFICATION: STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED DECEMBER 7, 2000 December 14, 2000 On October 23, 2000, Notice of application was posted on site and mailed to surrounding property owners and occupants. Notice of Hearing was posted on site; mailed to surrounding property owners and occupants on November 30, 2000. It was published in the South County Journal on December 1, 2000. �o o U) 0 w =. CD u- wo gar Lt. _. - d =W I- _. Z� I- FILE NUMBER: � o: o �. APPLICANT /OWNER: i o �: WT. Lif AGENT FOR APPLICANT: AHBL, Civil & Structural Engineers and Planners �': • Z, REQUESTS: Design Review approval of development of a site with a 212,000 v - square feet industrial building L2000 -058 The Boeing Company ASSOCIATED PERMITS: Development Permit Shoreline Substantial Development Permit was issued on December 7, 2000 with conditions. LOCATION: 8625 East Marginal Way South COMPREHENSIVE PLAN/ ZONING DESIGNATION: Manufacturing Industrial Center/ Heavy (MIC /H) SEPA DETERMINATION: Planned Action Determination issued on December 1, 2000. STAFF: Minnie Dhaliwal C:\Mvdocuments...2000- 058Boci ngl saacsonSR 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206 - 431 -3665 _. e..,.....•,.... R«:., R«.-,. u.rnnra,�m'?;rr�'Y�'Rr1�'1+t".� z Staff Report to the L2000 -0058 Board of Architectural Review Boeing /Isaacson Project ATTACHMENTS: A. Drawings: West elevation perspective, site plan, east elevation, west elevation, north/south elevation, landscape plans B. Applicant's responses to Design Review application C. Planned Action Determination dated December 1, 2000. D. Shoreline Permit approval dated December 7, 2000. E. Material /color board (presented at hearing) ∎3%.i+.ti;W ".; F', c�a. <; s�_..- .s.c•:s.a4rui: ;� ".::r,:_:.w42=a1rr: Staff Report to the L2000 -0058 Board of Architectural Review Boeing /Isaacson Project FINDINGS VICINITY /SITE INFORMATION Project Description The proposal is to construct a 212,000 square feet building and 150 parking stalls along with other site improvements at 8625 East Marginal Way South. The existing buildings on the subject site were demolished in 1989 and the site is currently all paved. The subject site is zoned Manufacturing Industrial Center/ Heavy (MIC/H) and a portion of the proposed project is within 200 feet of the ordinary high water mark of the Duwamish River and hence is subject to Design Review. The project was also reviewed for consistency with the Duwamish Corridor Redevelopment Design Guidelines that were created as part of the EIS process. The existing site is approximately 12.29 acres. A boundary line adjustment is proposed where the south property line will be moved approximately 75 feet north so that the existing 2.45 acres of parking used by Boeing along the south side will no longer be part of this project. After the boundary line adjustment, the total site area will be reduced to 9.84 acres. The proposed building is setback more than 100 feet from west property line. This setback area is proposed as an open space that includes landscaping, pedestrian trail for employees only, benches and a grass -crete path to be used as fire access road. There is an approximately 40 feet wide wooden pier with asphalt between the subject site and Duwamish River and is labeled as a Commercial Water District lease area on the survey drawing. The proposal does not include any improvements or alteration of this wooden pier, which is adjacent to the subject site and owned by Port of Seattle. Issues related to this pier were addressed as part of Shoreline permit. Shoreline permit was issued with two conditions: 1) access to pier must be provided for any future restoration work 2) landscaping along the river must include more native vegetation. Surrounding Land Uses The project area is part of a developed industrial site along the Duwamish River. The site is located between the Boeing Engine Manufacturing Plant to the south, and a steel manufacturing plant to the north. To the west is the Duwamish River and to the east is East Marginal Way and Boeing Field. DESIGN REVIEW CRITERIA This project is subject to Board of Architectural (BAR) design approval under Tukwila Municipal Code (TMC) Section 18.60.030 due to its location in MIC/H zone and proximity to the Duwamish River. 3 e im*!r i,,∎. xti r: l 2rh, :r +sorta,m n Staff Report to the L2000 -0058 Board of Architectural Review Boeing /Isaacson Project In the following discussion the Board of Architectural Review criterion is shown below in bold, followed by staff's comments. For the applicant's response to the criteria, see Attachment B. 18.60.050 General Review Criteria 1. Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement; b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; c. The height and scale of each building should be considered in relation to the site. The project will provide landscaping along east and west side of the site providing an interesting streetscape along East Marginal Way South and a large landscaped area along the Duwamish. The project will provide twenty feet wide landscaping strip along the east property line that adjoins East Marginal Way South. However no street trees were required as part of this project as there is an existing rail road track in the public right of way on East Marginal Way South. The twenty feet wide landscaping strip is proposed with a 4:1 earth berm and as proposed includes only trees planted at 20 feet on center. Per TMC Section 18.52.020, the perimeter landscaping must include shrubs planted at 5 feet on center and groundcover to cover 90% of area. The building is setback more than 100 feet from the west property line. This setback area is proposed as an open space that includes landscaping, pedestrian trail for employees only, benches and a grass -crete path to be used as fire access road. The shoreline permit for this project was issued with a condition that the proposed row of Poplar trees in the landscape area along the river must be substituted by planting more native trees, shrubs and groundcover. No improvements are proposed on the adjoining wooden pier, which is owned by Port of Seattle. A colored concrete pedestrian path connects the main entrance of the building to the sidewalk along East Marginal Way South. A pedestrian path is also provided along the entire row of parking along the north property line. Landscape islands are provided after every nine parking stalls in order to moderate the visual impact of the large paved area. Benches and other amenities are also proposed along this path. As required by Shoreline regulations, no parking is provided along the river. The height of the proposed building is 32 feet on the east and west end and 28 feet for the remainder of the building. The maximum height allowed in the 200 feet shoreline area is 35 feet and it is 125 feet for the rest of the site. The proposed building is setback more than 100 feet from the west and east property lines. 4 • z i� z w O 0 WO f/)W J H • U_. w0 =a �.w z= ►-o z U • � O I- w w t—F' O wz Staff Report to the L2000 -0058 Board of Architectural Review Boeing /Isaacson Project 2. Relationship of Structure and Site to Adjoining Area. a. Harmony on texture, lines and masses is encouraged; b. Appropriate landscape transition to adjoining properties should be provided; c. Public buildings and structures should be consistent with the established neighborhood character; d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The site is located between the Boeing Engine Manufacturing Plant to the south, and a steel manufacturing plant to the north. The subject site is part of a developed industrial area along the Duwamish. The site is zoned MIC/H and the general nature of adjoining development is industrial. The proposed building will be a fit in the general context of the adjoining area. Considering the industrial nature of the project area, TMC does not require any perimeter landscaping along the side property lines. The main access to the site is proposed as a shared access with the Boeing building on the south side of the site, which is a controlled intersection. Providing a shared access is preferred by the City's Public Works Department. The secondary access along East Marginal Way South is proposed as a right in/right out only. No additional frontage improvements on the East Marginal Way South are required as part of this project. A pedestrian trail for employees only along with landscaping and other site amenities like benches is proposed along the west property line adjacent to the Duwamish River. 3. Landscaping and Site Treatment. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combina- tion; 5 Staff Report to the L2000 -0058 Board of Architectural Review Boeing /Isaacson Project g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used; h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. z JU The existing site is currently all paved. Due to the proximity of the site to the Duwamish, U o relationship of this building to the river is important. Approximately 100 feet of the west w 111 side of the subject site is proposed as an open space with pedestrian trail for employees. Landscaping and other site amenities are also proposed for this area. w 0 Foundation landscaping is proposed on the east and west facades, which are more u prominent facades as they front East Marginal Way South and the Duwamish River. The = a foundation landscaping includes evergreen trees to screen and provide interest along the 1— _ blank walls. Twenty feet wide landscaped strip is provided along East Marginal Way z ~' South. A separate truck aisle is proposed on east side of the site parallel to East Marginal w O Way South. The truck aisle is proposed to be separated from the parking area by a landscape strip. o N Pedestrian and vehicular areas are separated. Parking areas are connected by pedestrian = 0 0 .z Generators and other mechanical equipment is proposed on the north side of the building v and is proposed to be screened by a Concrete Masonry Unit (CMU) block wall. The p H proposed generators must meet all noise standards as established by TMC. z paths. Lighting fixtures are proposed in all paved areas. Wall mounted lights are also indicated for the north facade. Lights are also shielded to eliminate off -site glare. The lighting plan must meet all site lighting standards listed under TMC 18.50.100. 4. Building Design. a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments; c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; d Colors should be harmonious, with bright or brilliant colors used only for accent; 6 wixays..s.n'Mwpi4etD Staff Report to the L2000 -0058 Board of Architectural Review Boeing /Isaacson Project e. f g. Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view; Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The proposed building is a large 212,000 square feet concrete tilt -up building with approximately 1112 feet long north and south facades. The east and west facades are approximately 240 feet long. The east and west facades are more important in the context of site plan as they are visible from East Marginal Way South and the Duwamish River respectively. Both east and west facades incorporate facade modulation that helps break up the facade. The east facade has an entry element that helps define the entry. Pedestrian plaza with benches, planters and bicycle parking is also proposed at the entrance. The west facade includes a canopy to link the inside of the building with the outdoors. Both east and west facade include foundation landscaping that includes evergreen trees to help soften the blank walls. Applicant did not want to incorporate additional windows or other openings in these facades because the proposed use of the building is for Internet Data Center, which will have very few employees. In case the proposed use of the building changes, the concrete panels are so designed that future windows could be incorporated in these facades. The height of the building is 32 feet at the east and west end of the building and 28 feet for the remainder of the building. This creates some visual interest on the south facade, which is otherwise a long (more than 1000 feet) wall. Different colors are proposed for the ends, which are 32 feet high than the portion of the wall that is 28 feet high. A reveal pattern is also proposed on the 32 feet high portion to create a parapet effect. Vertical reveals are also proposed to create some vertical interest. However the colors variation is not strong enough to create a distinction. Further the site plan shows exit doors on the south facade but the elevation drawing does not show them. Based on conversations with the applicant, the south elevation will be revised to show the exit doors and a pattern of colors designed to create vertical columns at the door locations. The doors will be painted the same color as the vertical columns. The vertical pattern will also help break up the long horizontal facade. CMU split face screen wall is proposed along the north facade to screen outdoor mechanical equipment. The CMU wall will provide some textural variation along that facade. However the wall itself is more than 800 feet long. In order to provide visual interest, the CMU wall must include some articulation and patterns by including different color bands. Additionally the 7 Staff Report to the L2000 -0058 Board of Architectural Review Boeing /Isaacson Project CMU must be continued as an element along other facades. This may be incorporated by using CMU as an accent element for benches, planters or other amenities. The building design does not include a strong coping element to help define the top edge of the building. Additional color and textural variation is needed to articulate the long facades and z provide some visual interest. • 1 z w -J D S. Miscellaneous Structures and Street Furniture. 0 0 to 0 co w a. Miscellaneous structures and street furniture should be designed to be -J1-- CO IL, part of the architectural concept of design and landscape. Materials w o should be compatible with buildings, scale should be appropriate, colors 2 should be in harmony with buildings and surroundings, and proportions should be to scale; co b. Lighting in connection with miscellaneous structures and street • _ furniture should meet the guidelines applicable to site, landscape and z ♦- buildings. z z w ui D o' As referenced earlier the screen wall will be constructed of CMU. As referenced earlier, p i- - this material could be introduced along the entire site for planters and other amenities. w w The proposal includes picnicking facilities, benches and lighting along the Duwamish • F. Waterway, and lighting around the building. Per applicant's letter, the furniture and — 0 z fixtures will be of compatible design and compliment the building design character. v w'. — 2 0 I- CONCLUSIONS (1) Relationship of Structure to Site. Traffic flow, pedestrian access and circulation on the site work well. The site plan takes advantage of the river amenity and west end of the site is designed as landscaped open space with a trail for the employees. Twenty feet wide landscape strip along the east property line provides an interesting streetscape for this site and must include shrubs and groundcover to meet TMC 18.52.020 requirements. The site is designed to incorporate pedestrian paths linking the sidewalk and other parking areas within the site. The proposed building meets all height and setback requirements. (2) Relationship of Structure and Site to Adjoining Area. The site is part of developed industrial area along the Duwamish and is consistent with the general context of the adjoining area. No landscaping buffers are required along north and south property lines. The site does include a large landscape area along the river. 8 z Staff Report to the L2000 -0058 Board of Architectural Review Boeing /Isaacson Project (3) Landscaping and Site Treatment. The proposed landscape plan provides an interesting streetscape, breaks up the parking lot and softens the east and west facade. The area along the river provides an attractive outdoor landscaped area. Per shoreline permit approval the landscape plan must be revised to include more native vegetation along the river instead of a row of Poplars. Perimeter landscaping strip along East Marginal Way South also must include shrubs and groundcover to meet TMC 18.52.020 requirements. (4) Building Design. The building is designed as a large box, which serves the function of the proposed use. The east and west facades are more important in the context of the site plan because of visibility from East Marginal Way South and the Duwamish. East and west facades incorporate modulation, foundation landscaping and entrance elements. Vertical reveals are provided to create visual interest. In addition to the reveals, additional color and textural variation is required to avoid a monotonous design. Overall, the color variation must be made more distinct to add more visual interest. Also, the building must incorporate a stronger coping element to help define the top edge. Based on conversations with the applicant, the south elevation will be revised to show the exit doors and a pattern of colors designed to create vertical columns at the door locations. The doors will be painted the same color as the vertical columns. The vertical pattern will also help break up the long horizontal facade. The CMU wall will provide some textural variation along the north facade. However the wall itself is more than 800 feet long. In order to provide visual interest, the CMU wall must include some articulation and patterns by including different color bands. Additionally the CMU must be continued as an element along other facades. This may be incorporated by using CMU as an accent element for benches, planters or other amenities. (5) Miscellaneous Structures and Street Furniture. The proposal includes benches and lighting interspersed throughout the site. The design of street furniture has not been finalized yet. Administrative review of such elements will ensure that they are consistent with the overall design concept. 9 Staff Report to the L2000 -0058 Board of Architectural Review Boeing /Isaacson Projcct RECOMMENDATIONS Staff recommends approval of the Design Review application with the following two conditions: 1. Prior to issuance of building permit, applicant shall submit a revised landscaping plan that includes shrubs and groundcover in the required perimeter landscape strip along East Marginal Way South. Also, the revised landscape plan must meet all shoreline permit conditions as they relate to native vegetation along the Duwamish. 2. The building design must be revised to include the following items: a) South facade will be revised to include vertical articulation at the door locations. b) In addition to the reveals, additional color and textural variation will be introduced along the entire building to break the monotony of blank walls and add some visual interest. Overall, the color variation must be made more distinct. c) The building also must include a stronger coping element at the top edge of the building. d) CMU screen wall must include some articulation by providing different color bands or panels. Articulation of the CMU wall must be consistent with the main building. Also, CMU material must be introduced along the entire site. This may be done by using CMU as an accent element for benches, planters or other amenities. INFORMATIONAL ITEMS Also, please be aware the followings items must be submitted prior to building permit issuance: 1. Boundary line adjustment application to move the south property line must be approved and recorded prior to issuance of building permit. 2. A noise report demonstrating that all TMC noise regulations are met for the generators. 3. A revised lighting plan that demonstrates that all TMC 18.50.100 requirements are met. 10 z ~w cc 2 U. C.) OQ: J 2 H • LL wo 2 ? • d, _ z1 1- 0 Z U • � - O I- W W. • U. -LL: O. w Z O _' o I- z. . PRINCIPALS: GEOFFREY HODSDON, P.E., S.E. ALLAN E. BESSETTE, P.E., S.E. GEORGE J. LINDSAY, P.E. SEAN M. COMFORT, P.E. PAUL B. McCORMICK, P.E., S.E. THOMAS R. HICKS, P.E., S.E. DOREEN S. GAVIN, P.E. Z LEN ZICKLER, AICP, ASLA • = Z' ASSOCIATES: C4 2 September 8, 2000 DANIEL L. BOOTH, P.E., S.E. J U: JAMES R. CARLSEN, P.E. U 0 Ms. Carol Lumb Senior Planner W O Department of Community Development City of Tukwila u.. J¢ 6300 Southcenter Boulevard, Suite 100 .. 1 _ •r)-)r. = C=l Tukwila, WA 98188 -2545 _, z F—; Project: Isaacson, Our File No. 99339.30, Task 31 I- O. Subject: Review Guidelines and Design Review Criteria Q' Dear Ms. Lumb: ;p Di W W', The attached summary identifies the project's consistency with the City of Tukwila Comprehensive �— U Plan, Shorelines Management Regulations, City of Tukwila Design Review Guidelines, and the -- O, Boeing- Duwamish Corridor Redevelopment Design Guidelines Checklist that are applicable to the w N Isaacson site. The evaluation is based upon the criteria provided by you at the pre - application meeting and /or faxed to our office. We appreciate your consideration of our application for the z Isaacson site and look forward to the design review process. If you have any questions or comments, please feel free to contact Brad Medrud or myself at (253) 383 -2422. Sincerely, Len Zickler, AICP, ASLA Vice President LZ /wst c. Walter Warden, Boeing Realty Corporation Attachment B M .`�?i•!4+, fib ' v'tiAN'$lia9{�l"w:s'r Pt.,i City of Tukwila Design Review Criteria September 8, 2000 Page 2 Policy — Improvement Duwamish River Access 11.1.8 Improve public access and use of the west side of the river, protecting owners' rights to reasonable use and enjoyment, improve employee access to the east side of the river, and emphasize restoration on both sides of the river. Comment: The Isaacson site plan establishes employee access to the east bank of the Duwamish river. Access will be provided by a pedestrian trail and will include benches, picnic tables, and limited "cut-off" style lighting. The shoreline of the Duwamish along the east side will be restored with riparian plant materials. CRITERIA FOR PROJECTS SUBJECT TO THE CITY OF TUKWILA SHORELINE REGULATIONS (GENERAL SHORELINE REGULATIONS- TMC18.44.110) The Isaacson site plan and building designs will conform to the shoreline regulations of the City of Tukwila and King County. The following narrative discussion addresses the review criteria for shorelines. The proposed Isaacson use is in conformance with the regulations of the City of Tukwila Manufacturing /Industrial Center. Further, the proposed use does not conflict with the goals and policies of the Shoreline Master Program for either the City of Tukwila or for King County in terms of goals, policies, or development regulations. No structures or accessory facilities are proposed over or directly adjacent to the river, and there will be no disruption of existing trees or vegetation along the Duwamish River environment. Further, landscape restoration is proposed along the Duwamish to include a mix of riparian trees, shrubs, and groundcover. The project does not propose the discharge of effluents into the Green River or to the Duwamish River, and all state and federal water quality regulations will be achieved. Further landscape planting as proposed will enhance wildlife habitat along the Duwamish River. Erosion control best management practices will be employed, conforming to the City of Tukwila Development Regulations to ensure water quality during construction of the project. All necessary permits have and will continue to be obtained from federal, state, county, and municipal agencies. No dredging is proposed as part of this project. No mining or solid waste disposal is proposed along the shoreline as part of this project. The Isaacson project proposal does not propose land dedicated for public use. Further, no landfill is proposed and no cottonwood tree is proposed for removal along the shoreline environment. bCAt'.RiALiYr' s+e..+.. City of Tukwila Design Review Criteria September 8, 2000 Page 3 DESIGN REVIEW CRITERIA — CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC18.60.050 (A)) 1. Relationship of Structure to Site The Isaacson project is proposed as a 212,000- square -foot light industrial warehouse project with associated office spaces. The project, as designed, will allow the building to be divided for use by at least two potential future occupants. The project, as proposed, will have approximately 370 lineal feet of frontage along East Marginal Way. The building, parking, and landscaping along this elevation of the site will be designed to accomplish a number of objectives as follows: a. Generous street tree planting and frontage improvements will be incorporated to establish a streetscape appearance that does not exist at the present time. Sidewalks will be incorporated along the street frontage when necessary to facilitate pedestrian circulation along the site. b. One driveway, primarily for truck access, will be separated from the main parking area and parallel to East Marginal Way to facilitate safe, convenient circulation to the truck loading area along the north elevation of the building. The driveway and the parking area will be separated by a 10- foot -wide landscape strip, which will include buffer plantings to help soften the parking areas. Broad -leaf shade trees will also be incorporated into the parking lot layout on this side of the building. A second right -in and right -out driveway will enter the northeast corner of the site. c. Landscaping along the east elevation of the building will help soften the appearance of the warehouse building facing East Marginal Way. Evergreens and flowering shrubs will be incorporated around the front of the building to soften its appearance and enhance the office portion of the project. The height of the proposed building will fit well within the envelope established by the City of Tukwila's Zoning Code. Building offsets are proposed along East Marginal Way, which will further reduce the scale of the proposed building. 2. Relationship of Structure and Site to Adjoining Area The proposed industrial building with associated office uses will establish a character that generally does not exist along this stretch of East Marginal Way. The site is located between the Boeing Engine Manufacturing to the south, and a steel manufacturing plant to the north. Landscape amenities, attractive architectural features, and landscape transitions do not exist on these adjacent parcels. Therefore, the Isaacson industrial project will help establish an architectural character along this frontage. Automobile and circulation patterns as proposed on this project, have been identified to separate pedestrians from the truck environment as efficiently as possible. A fire lane will be provided along the west elevation of th.6 project to facilitate fire access to this portion of the building. A no -build zone and fire lane will also be provided along the south elevation of qt. !a��.twKa�rva+.�ryv City of Tukwila Design Review Criteria September 8, 2000 Page 4 the building via an easement with the adjacent Boeing site. The west elevation of the project will also incorporate a landscape transition between the Duwamish Waterway and the site. Park -like landscaping, including pedestrian amenities, will be incorporated along this elevation. 3. Landscape and Site Treatment The site context for the proposed Isaacson project does not have an established landscape character upon which to build. Therefore, this projectwill establish that landscape character. Street trees and extensive road frontage and parking lot landscaping is proposed. Landscape treatment along the Duwamish Waterway is proposed. Landscape areas along the Duwamish Waterway will include landscape enhancements through a planting of trees, shrubs, and groundcover, as well as the incorporation of a trail network to facilitate viewing, picnicking, and other outdoor activities for site users. Exterior lighting for the project will be carefully coordinated with the building architecture and muted. The intent of lighting along the Duwamish Waterway and along East Marginal Way would be to enhance architectural features and provide safety lighting within parking areas. Along the north elevation of the building, cutoff, wall pack lighting, will be utilized to enhance visibility near dock doors. 4. Building Design The proposed project is for a light industrial warehouse building of approximately 220,000 square feet. As such, the majority of the building will function as a large box with minimal internal openings to facilitate movement and storage. However, the east and west elevations of the building will incorporate substantial architectural features to help establish a streetscape appearance and an attractive front to both the Duwamish River and East Marginal Way. Reveals and color changes are proposed to enhance the building's character, particularly along the west and east elevations. The architectural features will wrap around the building's office frontage at the east and west ends. Architectural detail in the form of reveals and an attractive paint scheme will be provided along the south and north elevations. The paint scheme proposed for the project will include accent colors of neutral tan at the base and the parapet of the building, as well as a lighter beige color for the body of the building. A blue accent color will be utilized at building entrances, canopies, and other areas where accent is appropriate. 5. Miscellaneous Structures and Street Furniture The project proposes picnicking_facilities benches, lighting along the Duwamish Waterway, and lighting around the building. The furniture and fixtures chosen will be of compatible design and compliment the building design character. ORMIZEIMMENEEMEMsemtone=tp.r.mv,rfrm.,"m*,,,,,,”."1*.,','"1 ,am+.'"s g Kary rr wntrn�T� 1. Pl i�nt.ot7^?'st� rron City of Tukwila Design Review Criteria September 8, 2000 Page 5 6. Consistency with adopted plans and regulations (TMC 18.100.030) The narrative discussion in the comprehensive plan and shoreline regulations sections identified above demonstrates the project's consistency with the City of Tukwila goals, policies, and regulations. BOEING- DUWAMISH CORRIDOR REDEVELOPMENT DESIGN GUIDELINE CHECKLIST 1. Design feature: Development adjacent to public right -of -way. The Isaacson project will be located adjacent to East Marginal Way, a public right -of -way. As such, the proposal will conform to Guideline ROW 1. The main access to the Isaacson site will be via a shared access driveway at the southeast corner of the property. The existing access is controlled by a traffic light. Access will be shared with the Boeing Engine Facility south of the proposed project. An alternative driveway is proposed at the northeast corner of the project. An internal roadway, located parallel to East Marginal Way, is proposed to facilitate access between the two properties, and to separate auto traffic from truck traffic. A second right -in, right -out entrance will be built on the northeast corner of the site. Guideline ROW 2 Turning movements into and out of the proposed alternative driveway in the northeast corner of the property will be limited to right -in, right -out movements. 3. Guideline ROW 3 The use of high occupancy vehicles and other forms of mass transit will be encouraged in the Isaacson project by the incorporation of drop -off areas. Guideline ROW 6 Street trees and streetscape landscaping will be provided along East Marginal Way. The landscaping will consist of street trees and shrub and groundcover plantings, consistent with other facilities along East Marginal Way. 5. Guideline ROW 10 A parking lot is proposed between the building frontage and East Marginal Way. This parking lot will be screened from view by the landscaping proposed along East Marginal Way. A landscape strip 20 feet wide, incorporating a berm, street trees, and shrub plantings will help screen the parking lot. City of Tukwila Design Review ..riteria September 8, 2000 Page 6 6. Guideline ROW 11 The project proposal will conform to right -of -way landscaping Type C. As stated above, the proposal includes a 20 -foot landscape area along East Marginal Way separating driveway and z parking areas from the streetscape. This landscape area will incorporate a berm and street tree, shrub, and groundcover plantings. w tC 2 DESIGN FEATURE: DEVELOPMENT ALONG SHORELINES vo U o The proposal is considered a "substantial development" that will be located within 200 feet of the w ordinary mean high -water mark of the Duwamish Waterway. U) w O. 2 The proposal includes a pedestrian trail and viewpoints along the shoreline of the Duwamish • d Waterway. A trail approximately 370 feet in length will be provided with the direct I=— connection to the proposed building. Pedestrian amenities including benches and picnic ? E-- tables will be incorporated into the design. z O w w U � - O O 1- Variety and design will be provided along the Isaacson shoreline. A variety of landscape w materials will be proposed including a shoreline restoration zone incorporating riparian plant • U. materials, as well as ornamental landscaping, which will favor park -like use by employees at L!- p the Isaacson site. I i z. O ~ 1. Guideline SL 1 2. Guideline SL -2 3. Guideline SL -5 Riparian vegetation will be proposed along the Duwamish Waterway shoreline. Riparian vegetation will include a mix of native trees, shrubs, and groundcover. 4. Guideline SL -7 Design of Buildings Adjacent to Shoreline The Isaacson project will be designed in a way that will connect the walkway associated with the building with the shoreline trail proposed for employee use. Windows will be oriented toward the river, and pedestrian entrances will also face the river. 5. Guideline SL -8 Any fencing proposed as part of the project will facilitate views of the Duwamish Waterway. No modification of the Duwamish River shoreline is proposed. The project would conform to the specifications of shoreline -type C. z City of Tukwila Design Review Criteria September 8, 2000 Page 7 DESIGN FEATURE DEVELOPMENT INTERNAL TO BOEING SITES 1. Guideline IN -1 The proposed Isaacson site plan includes an internal roadway circulation system that will facilitate efficient and safe access on site. 2. Guideline IN -2 An internal walkway network is proposed that will facilitate access from East Marginal Way through the property and to the shoreline area. While shoreline access will be limited to employees only, internal circulation for pedestrians is well defined and provides safe routes for walking and exercise. BUILDING DESIGN 1. Guideline IN -5 The height of buildings proposed as part of the Isaacson proposal will be well within the 150 -foot height limit of the Manufacturing /Industrial Center zone. 2. Guideline IN -6 The scale in appearance of the building at the major pedestrian entrances has been reduced through the use of significant facade modulation, color, and landscape treatment at pedestrian and office entrances. 3. Guideline IN -7 Design variety will be provided between buildings, parking lots, and roadways use of landscaping. Emphasis will be on broad -leaf shade trees, evergreen shrubs and groundcovers. Annual color and flowering shrubs will be provided for accent. 4. Guideline IN -8 Subsurface stormwater biofiltration systems will be provided at the Isaacson site. The current proposal will be to store on -site storm drainage and release into a mechanical water quality treatment system. INTERNAL CIRCULATION It is not anticipated that pedestrian access will occur along the internal circulation road. The driveway will be located adjacent to East Marginal Way and facilitate truck and delivery traffic to the dockside doors of the proposed building. A modification of internal roadway class "D" is proposed to accommodate truck maneuvering. The driveway will be 30' wide. City of Tukwila Design Review Criteria September 8, 2000 Page 8 Direct pedestrian access from East Marginal Way will be facilitated via a walkway connecting the public walk at East Marginal Way with the building entrance facing East Marginal Way. Either paint or a different construction material, such as concrete will be used to identify the walkway. CONCLUSION We trust the narrative discussion provided above responds to the goals and policies of the comprehensive plan, the policies of the Shorelines Management Program, and the design guidelines for both the City of Tukwila and the Boeing - Duwamish Corridor Redevelopment Design Guidelines. Z ,z u6= 00 co w= WO g LL. = W. Z� F- 0 w ~" U • � ,O N. W W • V; —O • Z fri 1=- _ Off'' Z. City of Tukwila Steven M. Mullet, Mayor J Department of Community Development Steve Lancaster, Director NOTICE OF DECISION December 1, 2000 To: Len Zickler, Applicant King County Assessor, Accounting Division State Department of Ecology, SEPA Division This letter is issued pursuant to Tukwila Municipal Code (TMC) Section 21- 04.156 and serves as a notice of decision that the application for constructing a 212,000 square feet building at 8625 East Marginal Way South is designated as Planned Action and no further SEPA review is required. Project Background FILE NUMBER: E2000 -018 APPLICANT: The Boeing Company REQUEST: Determine that construction of a 212,000 square feet building along with other site improvements is a Planned Action and all impacts have been mitigated as part of 1998 EIS. LOCATION: 8625 East Marginal Way South PROJECT DESCRIPTION: The proposal is to construct a 212,000 square feet building and 160 parking stalls along with other site improvements. DETERMINATION: The project is designated as a Planned Action and no further SEPA review or threshold determination is required. This decision is final with no administrative appeals. ZONING /COMPREHENSIVE PLAN DESIGNATION: Manufacturing Industrial Center/ Heavy Project materials including the application, staff report and other studies related to the permit are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila WA from Monday Through Friday, between 8:30 am and 5:00 pm. The project planner is Minnie Dhaliwal who may be contacted at 206 - 431 -3685 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes notwithstanding any program of revaluation. Decision issued by: Steve Lancaster Director, Community Development Attachment C 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST Boeing/Isaacson project at 8625 East Marginal Way South File No: E2000 -018 I. SUMMARY OF PROPOSED ACTION The proposal is to construct a 212,000 square feet building and 160 parking stalls along with other site improvements at 8625 East Marginal Way South. The existing buildings on the subject site were demolished in 1989 and the site is currently all paved. A portion of the proposed project is within 200 feet of the ordinary high water mark of the Duwamish River and hence is subject to Shoreline Substantial Development Permit. II. GENERAL INFORMATION Project Name: Boeing/Isaacson project. Applicant: The Boeing Company Location: 8625 East Marginal Way South Zoning: MIC/H Comprehensive Plan Designation: MIC/H The following information was submitted as part of the application. 1. SEPA Checklist, dated received September 11, 2000. 2. Site Plan, Landscaping Plan, Elevations, Lighting Plan prepared by AHBL. 3. Survey drawing, Storm drainage /grading plan, Water and Sewer Plan and Technical Information report dated July 14, 2000, prepared by Barghausen Consulting Engineers. 4. Geotechnical Engineering report prepared by Geoengineers dated August 10, 2000. 5. Soil reports prepared by The Boeing Company for Department of Ecology for No further Action Determination dated November 2000. NOTE: Technical reports and attachments referenced above may not be attached to all copies of this decision. Copies of exhibits, reports, attachments, or other documents may be reviewed and/or obtained by contacting Minnie Dhaliwal, Associate Planner, 6300 Southcenter Boulevard, Tukwila, Washington, 98188, Phone: 206 - 431 -3685. III. REVIEW PROCESS This proposal was identified as a potential Planned Action as it met the requirements listed under Tukwila Municipal Code (TMC) Section 21.04.152. The current proposal is to build an industrial building or an Internet data center. Both these uses are permitted uses in MIC/H zone. As part of this Planned Action review process, the proposed project is analyzed to ensure that all impacts have been mitigated and also if the proposal is consistent with the Tukwila Comprehensive Plan. IV. BACKGROUND/PROPOSAL Tukwila's Manufacturing and Industrial Center (MIC) is an important regional center of industrial activity. Industrial development over the most of the sub -area was evaluated in multi -site environmental review. In 1992, a programmatic environmental impact statement (EIS) was prepared for the Duwamish Corridor master plan, a proposal to redevelop Boeing properties in the MIC over a 10 year period. In 1998, sub -area plan/EIS updates extended the previous analysis of the corridor's Boeing properties (about 650 acres) to the entire MIC sub- area (about 1,370 acres). As part of this Planned Action review for the current proposal, the impacts of the current proposal are compared to 1998 Integrated GMA Implementation Plan and Final Environmental Impact Statement in order to ensure that all impacts have been mitigated. The proposed use of this building will be industrial/warehouse or an Internet data center containing a large number of computer switches and servers. For the purposes of this Planned Action determination, the most intensive use will be analyzed. All other impacts except traffic will be similar for both uses. Industrial/warehouse use will likely have more traffic related impacts than an Internet data center. Hence traffic impacts of industrial/warehouse use shall be analyzed for this Planned Action determination. V. CONSITENCY WITH COMPREHENSIVE PLAN The City of Tukwila Comprehensive Plan identifies the area surrounding the Isaacson site as a Manufacturing Industrial Center/Heavy. The proposed project meets the goals and policies listed in the Comprehensive Plan for MIC/H area. Specifically, the proposed project meets the following goals and policies: Goal 11.1: Support the existing industrial activities in the MIC and development of new industrial activity in order to maximize the employment and economic benefits to the people to Tukwila in the region, while minimizing impacts on residential neighborhoods. Policy 11.1.5: Allow uses that are commonly associated with manufacturing and industry, including those directly supporting such activity, such as offices and laboratories, while prohibiting unrelated uses. Policy 11.1.8: Improve public access and use of the west side of the river, protecting owner's rights to reasonable use and enjoyment, improve employee access to the east side of the river and emphasize restoration on both sides of the river. V. REVIEW OF THE ENVIRONMENTAL CHECKLIST The following lists the elements contained within the Environmental Checklist submitted for the proposed project. The numbers in the staff evaluation correspond to the numbers in the Environmental Checklist. If staff concurs with the applicant's response, this is so stated. If the response to a particular item in the checklist is found to be inadequate or clarification is needed, there is additional staff comment and evaluation. A. BACKGROUND: 1 -6 -- Concur with checklist. 7 — The address of the subject site is 8625 East Marginal Way South. 8 — The subject site is within 200 feet of Ordinary Highwater Mark of the Duwamish River. It is subject to King County Shoreline regulations and a Substantial Development Shoreline Permit is required for this project. B. ENVIRONMENTAL ELEMENTS: 1. Earth: a -b -- Concur with checklist. c — Applicant shall meet all Washington State Department of Ecology and Environmental Protection Agency regulations related to contaminated soils. d-h -- Concur with checklist. 2. Air: a -c–Concur with checklist. 3. • Water: a(1)-a(2)—The site is situated along the Duwamish River Channel. An approximately 40 feet wide wooden pier with asphalt owned by the Port of Seattle separates the subject site from the river. No work will take place either over or in the Duwamish. The project is subject to Shoreline Substantial Development Permit and will meet all shoreline regulations. a(3)-(6) -- Concur with checklist. b(1) and (2) -- Concur with checklist. c (1) and (2) -- Concur with checklist. d -- Concur with checklist. 4. Plants: a -d -- Concur with checklist. 5'. a--In addition to the animals listed in the checklist the following have been observed on or near the site: Birds- Bald eagle Mammals- River Otter Fish- Chinook, Cho, Chum, Steelhead, and Bull Trout b—Bald Eagle, Chinook Salmon, and Bull Trout are threatened species observed near the site. c—Chinook salmon use river for migration route and rearing. d -- Concur with checklist. r-. co ±" a I– z 0 z I- LL/ uj 0 2 D. i0 0 !- Wm Wu, LI 0. J. Z ao r-- 0 z • •■ 6. Energy and Natural Resources: a -c -- Concur with checklist. z 7. Environmental Health: w a – The applicant will be required to meet all established state and federal regulations _Jo related to contaminated soils. Applicant is responsible for obtaining all required co 0 permits from Washington State Department of Ecology and Environmental w =' Protection Agency to address any contaminated soils issues. Compliance with state and federal standards will mitigate any potential environmental health hazards. ui o ga a(1) -(2)— Concur with checklist. u_ <'. _d b (1) and (2) -- Concur with checklist. w z�: 1- o b (3) -- Compliance with applicable local, state and federal noise regulations will z in mitigate any potential adverse noise impacts, associated with the project. 0 1– 2V'. H � 8. Land and Shoreline Use: a -e – Concur with checklist. f – The current comprehensive plan designation for the site is Manufacturing 0 F- Industrial Center. 1– Housing: a -c -- Concur with checklist. 10. Aesthetics: a —The proposed building is 35 feet in height. b -c – The proposal is subject to Design Review by the City of Tukwila and all impacts related to aesthetics will be addressed during Design Review. 11. Light and Glare: a -d -- Concur with checklist. 12. Recreation: a -c – Concur with checklist. 13. Historic and Cultural Preservation: a -c -- Concur with checklist. 14. Transportation: a -g -- Concur with checklist. 15 Public Services: a -b -- Concur with checklist. 16. Utilities: a -b -- Concur with checklist. CONCLUSION The current proposal to build a 21,000 square feet building is consistent with Comprehensive Plan. It is also determined that all impacts associated with the current proposal have been mitigated pursuant to the environmental impact statement. Prepared by: Minnie Dhaliwal, Associate Planner Date: November 30, 2000. z 2. .6_ UO• .NO • • u) W. W =. _J H WO Lt.Q =a mo w. . z•. z� z o, o:. • w W; • =- U` ui z' • O. • • • City of Tukwila Steven M. Mullet, Mayor Department of Community Development STAFF REPORT TO THE DIRECTOR DEPARTMENT OF COMMUNITY DEVELOPMENT Project: File Number: Applicant and Owner: Agent for the applicant: Request: Associated Permits: Comprehensive Plan/ Zoning Designation: Staff: The following information December 7, 2000 Steve Lancaster, Director Boeing/Isaacson Project L2000 -0059 - Shoreline Substantial Development Permit The Boeing Company AHBL, Civil & Structural Engineers and Planners. Shoreline Substantial Development Permit to build a 212,000 square feet building along with 160 parking stalls and other site improvements. The subject site lies within 200 feet of the Duwamish River. Planned Action SEPA Design Review Development Permit Manufacturing Industrial Center/Heavy (MIC/H) Minnie Dhaliwal was submitted as part of the application. 1. SEPA Checklist dated received September 11, 2000. 2. Site Plan, Landscaping Plan, Elevations, and Lighting Plan prepared by ABEL. 3. Survey drawing, Storm drainage /grading plan, Water and Sewer Plan and Technical Information report dated July 14, 2000, prepared by Barghausen Consulting Engineers. 4. Geo- technical Engineering report prepared by Geoengineers dated August 10, 2000. 5. Soil reports prepared by The Boeing Company for Department of Ecology for No further Action Determination dated November 2000. 6. Letter dated November 21, 2000, from Gerald Bresslour, the Boeing Company clarifying that Boeing has no interest over wooden pier. 7. Report by the applicant analyzing the project's consistency with Comprehensive Plan, Shoreline Management Regulations and Design Guidelines. Attachment D 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 STAFF REPORT TO THE DIRECTOR DEPARTMENT OF COMMUNITY DEVELOPMENT Project: File Number: Applicant and Owner: Agent for the applicant: Request: Associated Permits: Comprehensive Plan/ Zoning Designation: Staff: December 7, 2000 Boeing/Isaacson Project L2000 -0059 - Shoreline Substantial Development Permit The Boeing Company "AHBL, Civil & Structural Engineers and Planners. Shoreline Substantial Development Permit to build a 212,000 square feet building along with 160 parking stalls and other site improvements. The subject site lies within 200 feet of the Duwamish River. Planned Action SEPA Design Review Development Permit Manufacturing Industrial Center/Heavy (MIC/H) Minnie Dhaliwal The following information was submitted as part of the application. 1. SEPA Checklist dated received September 11, 2000. 2. Site Plan, Landscaping Plan, Elevations, and Lighting Plan prepared by ABBL. 3. Survey drawing, Storm drainage /grading plan, Water and Sewer Plan and Technical Information report dated July 14, 2000, prepared by Barghausen Consulting Engineers. 4. Geo- technical Engineering report prepared by Geoengineers dated August 10, 2000. 5. Soil reports prepared by The Boeing Company for Department of Ecology for No further Action Determination dated November 2000. 6. Letter dated November 21, 2000, from Gerald Bresslour, the Boeing Company clarifying that Boeing has no interest over wooden pier. Report by the applicant analyzing the project's consistency with Comprehensive Plan, Shoreline Management Regulations and Design Guidelines. 1. z i -z. U. U O' co wI J H. CD o w 2 co = z w ' 1- O Z 1— U� CI E-' w W: U. LL — 0 ui z; U Ns O z L2000 -0059 - Shoreline Permit Boeing/Isaacson project December 7, 2000 III. Shoreline Regulations Following are the relevant review criteria as contained in the King County Shoreline Regulations as applied by the City of Tukwila: King County Code (KCC) Section 25.16.030 General Requirements: A. Non -water related development shall not be permitted waterward of the Ordinary High Water Mark (OHWM). Response: The proposed building and all other site improvements are located landward of the ordinary high water mark. B. ...No structure shall exceed a height of a thirty-five feet ... Response: Maximum height of the proposed building within 200 feet of OHWM is 32 feet. Thus the proposed building meets the maximum height requirements. C. All development shall be required to provide adequate surface water retention and sedimentation facilities during the construction period. Response: The proposed project does not add any new impervious surface and will meet all King County Surface Water Design Manual requirements for retention and sedimentation facilities during the construction period. D. Development shall maintain the first fifty feet of property abutting a natural environment as required open space. Response: This criteria is not applicable, as the King County shoreline environment designation adjacent to this site is "Urban Environment ". However as proposed the building is setback more than 100 feet from the subject site's property line. This setback area is proposed as an open space that includes landscaping, pedestrian trail with benches for employees only and a grass -crete path to be used as fire access road. Further, there is an approximately 40 feet wide wooden pier (owned by Port of Seattle) in between the subject site and Duwamish River. At this time, no alterations are proposed to the wooden pier. But it is recognized by the Port of Seattle as a future potential restoration site. E (1) Parking areas must be located beneath or upland of the development... E (2) Any outdoor parking area perimeter...must be maintained as a planting area with a minimum of five feet. 3 z Z. 000 to 0 w1- u_ W0 u. z� I-- 0 zF- w CI I— W ,-2. Z ui U N: I I. 0 z L2000 -0059 - Shoreline Permit Boeing/Isaacson project December 7, 2000 Response: The proposed building is setback more than 100 feet from the subject site's property line. Further, there is an approximately 40 feet wide wooden pier (owned by Port of Seattle) in between the subject site and Duwamish River. Thus the proposal meets-minimum setback requirement of fifty feet from OHWM. The setback area on the subject site is proposed as an open space that includes landscaping, pedestrian trail with benches for employees only and a grass -crete path to be used as fire access road. At this time, no alterations are proposed to the wooden pier, which is not part of this subject site. IV. Comprehensive Plan Shoreline Policies The site is located within the Manufacturing/Industrial Center along the Green/Duwamish River. The Tukwila Comprehensive Plan establishes the following priorities in this shoreline environment: • Redevelopment of under - utilized areas and development of intensive commercial and industrial activities; • Enhancement and restoration of access to the river; and • Protection and restoration of natural environment features and riverbank characteristics, where compatible with development. The project area is part of a developed industrial site along the Duwamish River. The existing buildings on the subject site were demolished in 1989 and the site is currently all paved. The site is located between the Boeing Engine Manufacturing Plant to the south, and a steel manufacturing plant to the north. The proposed project establishes employee access to the east bank of the Duwamish River. Access will be provided by a pedestrian trail and will include benches and picnic tables. No building is proposed within 100 feet of the west property line, instead the area will be maintained as a landscaped area with pedestrian trail and other amenities. V. Comments Verbal comments were received from George Blomberg, Environmental Management Section, Port of Seattle. He made the following points: 1. The wooden pier appears to lie within the Duwamish Channel and thus would be owned by Port of Seattle. 2. It is a future potential mitigation site and thus access may be necessary from the subject site to this pier in case of a restoration project. 3. If a restoration project is ever planned for this wooden pier, it may be beneficial to incorporate more native vegetation within the landscape area on the subject site adjoining the wooden pier. 5 z z w 00 0) 0 J H • w w0 L ?. za F_ z F_ I— 0 Z �— 0 N, o Z U. tL O Z w U =, O~ z It Shoreline Management Act of 1971 PERMIT FOR SHORELINE MANAGEMENT. SUBSTANTIAL DEVELOPMENT File Number: L2000 -059 Status: APPROVED Applied: 09/11/2000 ,. Approved: 12/07/2000 Expiration: 12/07/2002 Pursuant to RCW 90.58, a permit is hereby granted to: BOEING REALTY to undertake the following development: CONSTRUCTION OF A 212,000 SQUARE FEET INDUSTRIAL BUILDING. upon the following property_:.7. Address: 8625 EAST,MARGINAL WY S Parcel No: 000160 -0014 Sec /Twn /Rnge: 33- 24. -04' THE PROPOSED PROJECT WILL BE WITHIN THE AREA OF THE GREEN RIVER AND ITS'ASSOCIATED WETLANDS;.. WHICH IS A SHORELINE OF STATEWIDE SIGNIFICANCE AND IS DESIGNATED AS AN URBAN ENVIRONMENT. The following master program provisions are applicable to this development: King County- Shoreline' Master' -" Program :- Development pursuant to this permit shall be undertaken pursuant to the attached terms and'conditions. This permit is granted pursuant to the Shoreline Management Act of 1971 an nothing in this permit shall excuse the applicant from compliance with any other Federal, State -,or local statutes, ordinances or regulations applicable to this project, but not inconsistent w i'th the Shoreline Management Act (Chapter 90.58 RCW). This permit may be rescinded pursuant to RCW 90.58.140(8) in the event the permittee fails to comply with the terms or conditions hereof. CONSTRUCTION PURSUANT TO THIS PERMIT WILL NOT BEGIN OR IS NOT AUTHORIZED UNTIL TWENTY- ONE•'(21) DAYS FROM. THE DATE OF FILING WITH THE DEPARTMENT OF ECOLOGY AS DEFINED IWRCW 90.58.140(6) AND WAC 173 -14 -090, OR UNTIL ALL REVIEW PROCEEDINGS INITIATED WITHIN TWENTY -ONE (21) DAYS FROM THE DATE OF SUCH FILING HAVE TERMINATED; EXCEPT AS PROVIDED IN RCW 90.58.140(5)(a)(b)(c). Date: Q.C.ewka a� 8 1000 ^x, - - -- Steve Lancaster Director, Planning Department Construction or substantial progress toward construction must begin within two years from date of issuance, per WAC 173 -14 -060. z ` w re 0 0 CO o. J = H w0 g co =a w z1._ zoo w U� 0- 1-- w w = :- U. — Z' U! 0 ~: z REVIEW OF THE PROPOSAL FOR CONSISTENCY WITH DUWAMISH CORRIDOR REDEVELOPMENT DESIGN GUIDELINES: z In addition to the Design Review Criteria listed under TMC 18.60.050, the project was reviewed 1-- w for consistency with the Duwamish Corridor Redevelopment Design Guidelines document that 6 = was created as part of EIS process for this area. The proposal meets the design guidelines of that v 0 document by incorporating the features listed below. Applicable design guideline number is cn o UJw, included in the parenthesis. � � N_ Li.' • Sharing the main access to the site with an adjoining site. (ROW1) w • Limiting the secondary access to the site to right turn in/right turn out. (ROW2) Li- = a: • A bermed 20 feet wide landscape strip along East Marginal Way South to screen the parking. z F (ROW6, 10, 11) 0 z F— a• Providing landsca p ed open space with a pedestrian trail for employees along the river. ( SL1 ) o` ° 0 O .; • Including riparian vegetation along the shoreline. This guideline will be met as the shoreline h' 111 u permit was issued with a condition that riparian vegetation must be included in the := v. 1--- landscaped area along the river. (SL5) LL p. Li z t • Creating an internal circulation system that provides separation of vehicular and pedestrian v =; movement. (IN1) O I—; z • Providing landscaping and benches along the long walkways. (IN2) • Using landscaping and different paving materials to provide variety between buildings, parking lots and roadways. (IN7) 10 .. yr »� -�-� �r,.y nm�wnwY MHWM!A�`!�1iYNtl4fJA'NI Port of Seattle ...1.7 December 8, 2000 Steve Lancaster, Director Department of Community Development City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, Washington 98188 Reference: City of Tukwila, Shoreline Permit, File Number L2000 -059 Planning Commission, Design Review, File Number L2000 -058 Boeing Company— redevelopment of former Isaacson Steel Works site Steve Lancaster: DEC 15 2000 JEVELOPMEN This will acknowledge receipt of notice of the referenced shoreline permit application and design review action, for property on the east shoreline of the Duwamish Waterway, approximately river mile 4.3, in the City of Tukwila, King County, Washington. The proposed Boeing Company project has the potential to affect shoreline in the Duwamish Waterway and it is important to carefully review the land use and environmental elements of the proposal. The Port of Seattle owns approximately 0.5 acres of upland and shoreline adjoining the west margin of the proposed Boeing Company project at 8625 East Marginal Way. Port-owned shore land includes filled former aquatic area and structural shoreline stabilization constructed as part of the former industrial use at the site, Isaacson Steel Works. It is the port's understanding that the proposed project does not include any use of port-owned property. However, it is the Port of Seattle's request that the following conditions apply to industrial uses and activities approved by the City of Tukwila for the upland site development described by File Numbers L2000 -058 and L2000 -059. 1. Future development on property owned by the Boeing Company, including any cleanup or remediation of site contamination, must not result in adverse effects on port-owned upland or aquatic area in the vicinity. Construction activities and subsequent use, operation, and maintenance of new facilities at the site must ensure that adverse changes to storm water and ground water conditions and aquatic area sediments will not result. 2. Construction of new facilities, including landscape area, at the site must not foreclose potential use of port- owned shore land adjacent to the site for restoration of fish and wildlife habitat or environmental remediation. A construction and maintenance easement allowing for access to port property through the proposed development site is, therefore, necessary. It is important to note that the present proposal includes landscape area separating structures planned for the site from the port's Duwamish Waterway shore land and aquatic area property. The landscape area will be a valuable asset to the upland portion of the site, east of port property. Future use of port property west of the development site has the potential to complement landscape /open space area included in the present proposal as well as providing substantial fish and P.O. Box 1209 Seattle, WA 98111 U.S.A. (206) 728 -3000 Fax (206) 728 -3252 www.portseattle.org Steve Lancaster City of Tukwila L2000 -058 and L2000 -059 Page 2 wildlife habitat improvements in the Duwamish Waterway. It is, therefore, important that future use of port-owned shore land at the site for restoration activities not be impeded by the present proposal. This is to request that this letter be placed on record. Please contact me at 728 -3071, or Geo. Blomberg, environmental management, at 728 -3194, if you require additional information. Sincerel Ray 1~ laherty Manager, Seaport Real cc: T. Goodwin, Legal Z • Z` Wes, J 0' 00: CO 0; w w J I- N u.; Lu OC -j J' LL Q: w I." _;. Z � I-0 Z UJ U p! U' tL 0' Z U= 0~ I Jack Pace - Boeing's Isaacson Site Page 1 From: "Arscott, Richard T" < Richard.Arscott @PSS.Boeing.com> To: "'jpace @ci.tukwila.wa.us "' <jpace @ci.tukwila.wa.us... Date: 9/28/00 9:47AM Subject: 'Boeing's Isaacson Site As requested, I am following up from our phone conversation the other day. My question is simply a matter of use. Assuming an industrial building and site plan are designed and approved by the City of Tukwila, meeting all municipal and state requirements (including shorelines), can this building be filled by occupants similar to those moving into Sabey's lntergate projects? I am specifically speaking to telecom, telecom hotels, co- location, web hosting, and the like. The MIC /H zone allows "telephone exchanges" and I see the above - mentioned uses to fall under this classification or are at least "similar in nature ". Thanking you in advance for your help in this matter. Richard Arscott Boeing Realty Corporation (206) 544 -5463 99 SITE ,w f 99 599 NTS A HBL C I V I L & S T R U C T U R A L ENG1NEERS•PLANNERS u�NMaOr Irk NO raw w w.o ran wt•►m Co CON a►•on f. 8 wt.w+wr.sra VICINITY MAP ;fl Isaacson Vicinity Map .�- ...v++.rwww�pnw++�e� M` rnt�. Y+/ �+ I' li "bM1w?�'+IwixW�O!+*'e•^W %MNfwm�n �w.+ne..w.+..,..� 1 «.SrMnmtmm:/cWwa' .41.1011- IaIYr K*tY4F: ,2\ Z Q nc Z n/ w J U oo CO CI CO - LL W 0. ga — C7 �. W Z I- 0' W� W. U 0. ,O Ni 0 I-: W W. 2 -o 0 I- .. Z w z j Minnie - We've' Moved!' From: "Arscott, Richard T" <richard.t.arscott @boeing.com> To: "Andrew T Robinson (E- mail)" <tpaseattle @email.msn.com >, "Anna Vogt (E- mail)" <avogt @appraisalinstitute.org >, "Arie Salomon CCIM (E- mail)" < asalomon @pugetsoundproperties.com >, "Bhartzell @Cbrichardellis.Com (E- mail)" <bhartzell @cbrichardellis.com >, "Bruce C. Allen (E- mail)" <bcallen @bcallen.com >, "Carla C. Wigen (E- mail)" <carla.wigen @nwtrust.com >, "Carrie Vann (E- mail)" <cvann @appraisalinstitute.org >, "Chad Campbell (E- mail)" <tullywest @home.com >, "Charlie Mills (E- mail)" <cmills @kmsoncor.com >, "Chuck Henschel (E- mail)" < CHenschel @CenterPoint- Prop.com >, "Craig A. Wrench (E- mail)" <CWrench @LoweEnterprises.com >, "Curt Ghan (E- mail)" <cghan @kmsoncor.com >, "Dan Foster (E- mail)" <dan @pacific- re.com >, "David Blanchard (E- mail)" <dblanchard @htland.com >, "David L Magee (E- mail)" <dmagee @seattle.cushwake.com >, "David L. Reifman (E- mail)" < david .reifman @piperrudnick.com >, "Denise Lane (E- mail)" <dlane @bcallen.com >, "Derek W. Trulson (E- mail)" <dtrulson @staubach.com >, "Doug McFadyen (E- mail)" <dmc @brockerigrp.com >, "Ed Curtis (E- mail)" <edc @wapartners.com >, "Ed Hogan (E- mail)" <ehogan @cbrichardellis.com >, "Eric Thompson (E- mail)" <ericthompson @home.com >, "Erin M. O'Donnell (E- mail)" <erin @ci.chi.il.us >, "Ernie Velton (E- mail)" <erniev @jshproperties.com >, "Fred A. Ezra (E- mail)" <fezra @corelocation.net >, "Cartwright, Frederick L" < frederick .l.cartwright @boeing.com >, "Garth Q. Olsen (E- mail)" <garth_olsen @cushwake.com >, "Austin, Gary E" <gary.e.austin @boeing.com >, "Gary Volchok (E- mail)" <gvolchok @cbrichardellis.com >, "Towe, Gary W' <gary.w.towe @boeing.com >, "Bresslour, Gerald L" < gerald.l.bresslour @boeing.com >, "Gordon K. Buchan (E- mail)" <gbuchan @kmsoncor.com >, "Grant M. Freeman (E- mail)" <gfreeman @cushmanrealty.com >, "Greg Gotthardt (E- mail)" <gregory.gotthardt @ey.com >, "Howard, Heather" <heather.howard @boeing.com >, "J. Mark Ludtka (E- mail)" <mludtka @callison.com >, "J. P. (Jack) Rader (E- mail)" <jackr @ intra- corp.com >, "Jack P. Pace (E- mail)" <jpace @ci.tukwila.wa.us >, "James Kerrigan (E- mail)" <james.kerrigan @aventis.com >, "James McLaughlin (E- mail)" < cjmc laughlin @cushmanrealty.com >, "Janet Best (E- mail)" <janet @betconline.net >, "Jay S. Grubb P. E. (E- mail)" <jay_g @barghausen.com >, "Jeffrey N. - CHI Owen (E- mail)" <Jeffrey.Owen @piperrudnick.com >, "Jeffrey S. Lyon CCIM, Sior (E- mail)" <jslyon @kmsoncor.com >, "Falcone, Jennifer J" < jennifer.j.falcone @boeing.com >, "Jim Burgess (E- mail)" <jim.burgess @hokburgess.com >, "Jim Carrol (E- mail)" <jc j2co @msn.com >, "Jim O'Dea (E- mail)" <jodea @tvfanfare.com >, "John Arscott (E- mail)" <john.arscott @mendes.com >, "John C. Cushman III (E- mail)" <jcushman @cushmanrealty.com >, "John Pietromonaco (E- mail)" <HRP_Prop @MSN.COM >, "John S. Teutsch (E- mail)" <jteutsch @teutsch.com >, "Joseph E. Pilewski (E- mail)" <joseph.pilewski @ey.com >, "Kevin D. Daniels (E- mail)" <kevin @nsco.com >, "KIP EA. Durrell (E- mail)" <kip @pacific- re.com >, "Larry C. Almeleh (E- mail)" <larrya @wapartners.com >, "Laura N Whitaker (E- mail)" <whitl @perkinscoie.com >, "Len Zickler (E- mail)" <Izickler @ahbl.com >, "Leslie R. Boudwin (E- mail)" <les @pacific- re.com >, "Lisa Kabot (E- mail)" <Ikabot @amb.com >, "Luis Beimonte (E- mail)" <lbelmonte@amb.com>, "Marily Sande (E- mail)" <marily_sande @cushwake.com >, "Mary Green (E- mail)" <mgreen @abnetllc.com >, "Matt C. Anderson (E- mail)" <manderson @hrtland.com >, "Michael A. Hemphill (E- mail)" <mhemphil @ricochet.net >, "Michael Valerian Shigley (E- mail)" <MShigley @trammellcrow.com >, "Minnie Dhaliwal (E- mail)" <mdhaliwal @ci.tukwila.wa.us >, "Nick Pavlakovich (E- mail)" < npavlakovich @cushmanrealty.com >, "Pat Cochranne (E- mail)" < pat.cochrane @us.gases.boc.com >, "Palmerteam @cbrichardellis. Com (E- mail)" <palmerteam @cbrichardellis.com >, "Pat Malley (E- mail)" <pat.malley @wrecol.com >, "Paul A. Karas (E- mail)" <pkaras @219.com >, "Patricia J. Loveall SIOR (E- mail)" <ploveall @kmsoncor.com >, "Paul Bottge (E- mail)" <PaulB @intra- corp.com >, "Peter K. Shorett (E- mail)" <pshorett @kmsoncor.com >, "Renee A. Betzelos (E- mail)" <rbetzelos @cushmanrealty.com >, "Reynolds R. Haas (E- mail)" <reynolds_haas @cushwake.com >, "Rick A. Osterhout (E- mail)" <ricko @kmsoncor.com> Date: 9/28/01 4:56PM Subject: We've Moved! Boeing Realty Corporation has moved their offices. The new address and my new phone numbers are below Mail: Boeing Realty Corporation PO Box 3707, MC 1 F -58 Page Inform Won Required »May;be.waived :in.unusual cases, upon approval 'o:fbath Public Works and`Planning K r - Information. .. ' Waived . PbWk %Ping Office U,seOn1y.:: Comments & Conditions 18. 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 calcs, invert depth, valve locations or the like are needed). 19. Document sewer and water availability if provided by other than the City of Tukwila. ' 20. Storm drainage: -- Proposed 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). . • 21. Storm 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 Requirements. 22. Fire hydrant: -- Locate the nearest existing hydrant and all proposed hydrants (adequate fire flow demonstrated in the "water availability" documentation). 23. Schematic road design. 24. King County Health Dept. approval if using septic systems (Min. lot size = 15,000 s.f.). 25. Lot Sizes (e.g., 6,500 sf for LDR) and average width of each proposed lot (min 50 ft.). 26. For Short Plats of 5 to 9 lots, a landscape plan which includes at Least one tree in the front yard of each lot & which meets Public Works standards per TMC 17.20.030(G). 27. 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). ✓ G:4 APPHAMLANDUSE .APP\SIITPLTPT.DOC. 06/15/00 ycL4.;t:at'4L Yirt .ni:'.sN4VCls'iu"f1H.:w�#Y�': N+71f+ .14:46 +.mow 17? rMinnie Dhaliwal -We've Moved] YL µ Seattle, WA 98124 -2207 Overnight: Boeing Realty Corporation 7755 E Marginal Way S, MC 1 F -58 Seattle, WA 98108 Assistant: Arlene Rice 206 - 662 -1403 Richard Arscott Director, Corporate Real Estate Boeing Realty Corporation (206) 662 -1295 - Phone (206) 662 -1355 Fax richard.t.arscott@boeing.com Page 2 z W JU • 00 co o • J H . u. W o' cn a .1_ W. H=.. 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ATTENTION The next image may be a duplicate of the previous image. Please disregard previous image. Please disregard previous 2 images. Please disregard previous 3 images. Other: z :F- Z. ce W; _10 . 00. W= J W0 q. LL.Q: F- W. I- 0' Z • 2 Si2. W W •2 V: • Z 0 Z CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan(i ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly swom and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents engineers, contractors or other representatives the right to enter upon Owner's real property, located at 41803 - 1/22 3 �,, • i yy /.s c. /� for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. The City shall, at its discretion, cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. ss EXECUTED at i7,-; ..r/0 o 4rt (city), Coq (state), on ;(c� 20.eV (Print Name) (Address) nil va ber) (Signatu On this day personally appeared before me +1.t.1). (ti JO k executed the foregoing• instrument and acknowledged tl purposes mentioned SUBSCRIBED ANOW6I ie7I):5 :BpFOIiE ME ON THIS . `S ti• . l t` 1�5 O y, to me known to be the individual who 1 ie he signed the same a siher voluntary act and deed for the uses and DAY OF `IL( 2001 tld�- u.--< 1( _. Q 3;. c. : - - F:: Q�- residi Y PUBLIC in an for the State of Washington at etla My Commission expires on ( -2 -bi AHSL CI V ILaSTRUCTU,RAL ENGINEERSAPLANNERS September 11, 2000 v PRINCIPALS: GEOFFREY HODSDON, P.E., S.E. ALLAN E. BESSETTE, P.E., S.E. GEORGE J. LINDSAY, P.E. SEAN M. COMFORT, P.E. PAUL B. McCORMICK, P.E., S.E. THOMAS R. HICKS, P.E., S.E. DOREEN S. GAVIN, P.E. LEN ZICKLER, AICP, ASLA A ASSOCIATES: DANIEL L. BOOTH, P.E., S.E. JAMES R. CARLSEN, P.E. A Ms. Carol Lumb City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 -2545 Project: Boeing - Isaacson, Our File No. 99339.30, Task 31 Subject: Shoreline Management Permit, Design Review, and SEPA Planned Action Applications Dear Ms. Lumb: Thank you for your assistance during the preparation of the enclosed project submittal for the Isaacson site. Based on the pre- application meeting with the City on June 1, 2000, we are submitting for a Shoreline Management Permit, Design Review and a SEPA Planned Action. Our intention in this letter is to briefly describe the project and to emphasize its compatibility with the development vision outlined in the Duwamish Corridor Red lopnentProposal EIS. The project involves the construction of a 212,000 - square -foot light industrial and warehouse distribution facility on a 12.29 -acre site between East Marginal Way and the Duwamish Waterway. Of the total 212,000 square feet of building area, approximately 34 percent, or 72,000 square feet, is proposed for light industrial. A boundary line adjustment will be completed during the building permit review. Once the boundary review is complete, the existing 2.45 acres of parking used by Boeing along the south side of the site will no longer be part of the project and the total site area will be reduced to 9.84 acres. The project site is designated in the City of Tukwila Comprehensive Plan as industrial and is zoned Manufacturing Industrial Center /Heavy Industrial (MIC /H). The April 1993 Drszer,tinish Corridor Ralerdop nentProposal EIS identified our project area as the northern half of the of the Thompson- Isaacson site. The EIS for the Thompson- Isaacson site identified 500,000 square feet of manufacturing and office space. Our proposal would be within the 500,000 square feet of manufacturing proposed for the site as defined by the EIS for the site. The site is located at 8500 East Marginal Way, Tukwila, Washington. The site will have direct access to East Marginal Way via a controlled intersection and joint access with the Boeing- Thompson property to the south and a right -in, right -out entrance on the northeast corner of the site. The site has approximately 377 lineal feet of shoreline frontage along the Duwamish Waterway. 2215 NORTH 30TH STRE>= r SUITE 300 TACOMA, WA 98403 PH (253) 383 -2422 FAX: (253) 383 -2572 ahbl_inc @ix.netcom.com z ce 6 U. 00 co U% w J = 1.- CD u. wo =d I- III Z I- 0 Z~ 2 0 0- CI —O co --- 0 1- z Ms. Carol Lumb September 11, 2000 Page 2 The site is currently paved and includes a number of underground utilities. Contaminated soils from previous industrial activities have been stabilized and capped on -site. Boeing is currently working with the United States Environmental Protection Agency (EPA) to ensure that existing contaminated soils remains in a stable condition. Existing soils would remain on -site, and continue to be stabilized and capped by proposed building and parking uses. The project proposes to maintain a minimum 50 -foot, no -build zone along the Duwamish Waterway, measured from the ordinary high -water line, as required by the City of Tukwila Shoreline Management Program. An access drive around the building will be built within the next 50 -foot Shoreline Low - Impact Environment, and building and driveway activities will be located within the last 100 -foot High- Impact Environment. Parking for the proposed light industrial, warehouse and distribution facility would be at the east end of the site and along the north property line. Fire access, conforming to the City of Tukwila standards, would be provided around the entire perimeter of the building. Exiting and fire hydrant locations would also conform to the City of Tukwila Fire Code. Landscape amenities will be added to the proposed site plan to help mitigate the scale of the parking and building uses. The April 1993 Duzeranish Corridor RadaelopmentProposal EIS identifies shoreline access to the waterway to be provided for employees of the Thompson- Isaacson site. Our proposal will provide a pedestrian walkway, tables, benches, and additional landscaping to enhance the no- build area within the shoreline setback. Additionally, our proposal will also follow the design guidelines and standards incorporated in the redevelopment proposal. Water, sewer, and storm drainage facilities already exist around and on the site. The proposed building will utilize existing utilities. Storm drainage water quality features will be incorporated into the project, in conformance to the City of Tukwila storm drainage standards. Based on the use we are proposing for the site, our project does not exceed the traffic impact levels identified in the EIS. If you have any questions, please call me at (253) 383 -2422. Sincerely, Brad Medrud Land Use Planner BM /jlg Enclosure c. Gene Warden, Boeing Realty Corporation Len Zickler, AHBL, Inc. lumb09.110 HBL z z LAJ 0 co 0 w (f)i w O ga (j)_a Fw z� t— 0 z E--. 2• o 0 N o I--1 _ v. U. z ui O /- z CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us DESIGN REVIEW APPLICATION G1,cvO - -v /- NAME OF PROJECT/DEVELOPMENT: l5RAcson/ 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. $Soo E45-r MAIW AIRL 1,04 TAX t_o7" AAMII E one)160 -Do, y Quarter: — Section: 33 Township: 2 y M Range: y (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: 84AD Me-04v.0 / A1-13L, /NG. Address: 22 is N. 30TH 5 TkEFT, 5t) iTE 300, T7 co M4 w4 9Foy °3 Phone: (25-3) .3 y.3 -2V z FAX: (2.5.3) 32t3_2572 Signature: % �1 Date: 5-e-Prms4 A FR /1 , 20 0o G.\APPHAMLANDUSE, APPtBAR..DOC. 06/07/00 FOR STAFF USE ONLY Planner: File Number: i, 7 / 1 [ 1 / 0 —oa Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: 2 -),Vv\7 _off' QLL e G1,cvO - -v /- NAME OF PROJECT/DEVELOPMENT: l5RAcson/ 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. $Soo E45-r MAIW AIRL 1,04 TAX t_o7" AAMII E one)160 -Do, y Quarter: — Section: 33 Township: 2 y M Range: y (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: 84AD Me-04v.0 / A1-13L, /NG. Address: 22 is N. 30TH 5 TkEFT, 5t) iTE 300, T7 co M4 w4 9Foy °3 Phone: (25-3) .3 y.3 -2V z FAX: (2.5.3) 32t3_2572 Signature: % �1 Date: 5-e-Prms4 A FR /1 , 20 0o G.\APPHAMLANDUSE, APPtBAR..DOC. 06/07/00 _!. ! 2000 September 8, 2000 Ms. Carol Lumb Senior Planner Department of Community Development City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 -2545 Project: Isaacson, Our File No. 99339.30, Task 31 Subject: Review Guidelines and Design Review Criteria Dear Ms. Lumb: 1 PRINCIPALS: GEOFFREY HODSDON, P.E., S.E. ALLAN E. BESSETTE, P.E., S.E. GEORGE J. LINDSAY, P.E. SEAN M. COMFORT, P.E. PAUL B. McCORMICK, P.E., S.E. THOMAS R. HICKS. P.E., S.E. DOREEN S. GAVIN, P.E. LEN ZICKLER, AICP, ASLA • ASSOCIATES: DANIEL L. BOOTH, P.E., S.E. JAMES R. CARLSEN, P.E. The attached summary identifies the project's consistency with the City of Tukwila Comprehensive Plan, Shorelines Management Regulations, City of Tukwila Design Review Guidelines, and the Boeing - Duwamish Corridor Redevelopment Design Guidelines Checklist that are applicable to the Isaacson site. The evaluation is based upon the criteria provided by you at the pre - application meeting and /or faxed to our office. We appreciate your consideration of our application for the Isaacson site and look forward to the design review process. If you have any questions or comments, please feel free to contact Brad Medrud or myself at (253) 383 -2422. Sincerely, Len Zickler, AICP, ASLA Vice President LZ /wst c. Walter Warden, Boeing Realty Corporation z mow. 6D _I 0: • '0 O fn w =, CD LL. W O: g LL a: -a. H W: I- 0' Z �- Ill a p' o ,O N> ww = V uz' • i. z CITY OF TUKWILA COMPREHENSIVE PLAN - MANUFACTURING /INDUSTRIAL CENTER The City of Tukwila Comprehensive Plan identifies the area surrounding the Isaacson site as a Manufacturing /Industrial Center (MIC /H). Their comprehensive plan states that "the Boeing Company, which controls approximately 750 acres within the center, proposes to convert its facilities into an aerospace research and development engineering campus with office, laboratory, and manufacturing space." Further, the comprehensive plan states "because the center is an established industrial area, an adequate infrastructure has been in place and maintained for many years." GOALS AND POLICIES: Goal 11.1 Support for existing industrial activities in the Manufacturing /Industrial Center and development of new industrial activity in order to maximize the employment and economic benefits to the people of Tukwila in the region, while minimizing impacts on industrial neighborhoods. Policies — Support for a New Development 11.1.1 Support the efforts of existing industries to expand and new industrial businesses to develop in the Manufacturing /Industrial Center, by providing them with economic data, information on available development sites, help in understanding and getting through the permit processes, and other appropriate assistance. Comment: The staff with the City of Tukwila has been helpful in the permitting of the Isaacson property. Pre - application meeting has been conducted and policy and regulatory information provided to the design team. Policy — Protect the Land Resource 11.1.5 Allow uses that are commonly associated with manufacturing and industry, including those directly supporting such activities as offices and laboratories. Comment: The Isaacson project will directly support the Tukwila Manufacturing Industrial Center Implementation Plan. A small percentage of the space proposed may consist of office uses associated with the light industrial manufacturing use. z • • W. tr U O. 0) 0; LU co w 0 • Q.. = Ci 1- a Z 1- 0 0. 'w W;. z 1— R. O .z' w O~ z , City of Tukwila Design Review Criteria September 8, 2000 Page 2 Policy — Improvement Duwamish River Access 11.1.8 Improve public access and use of the west side of the river, protecting owners' rights to reasonable use and enjoyment, improve employee access to the east side of the river, and emphasize restoration on both sides of the river. Comment: The Isaacson site plan establishes employee access to the east bank of the Duwamish river. Access will be provided by a pedestrian trail and will include benches, picnic tables, and limited "cut-off" style lighting. The shoreline of the Duwamish along the east side will be restored with riparian plant materials. CRITERIA FOR PROJECTS SUBJECT TO THE CITY OF TUKWILA SHORELINE REGULATIONS (GENERAL SHORELINE REGULATIONS- TMC18.44.110) The Isaacson site plan and building designs will conform to the shoreline regulations of the City of Tukwila and King County. The following narrative discussion addresses the review criteria for shorelines. The proposed Isaacson use is in conformance with the regulations of the City of Tukwila Manufacturing /Industrial Center. Further, the proposed use does not conflict with the goals and policies of the Shoreline Master Program for either the City of Tukwila or for King County in terms of goals, policies, or development regulations. No structures or accessory facilities are proposed over or directly adjacent to the river, and there will be no disruption of existing trees or vegetation along the Duwamish River environment. Further, landscape restoration is proposed along the Duwamish to include a mix of riparian trees, shrubs, and groundcover. The project does not propose the discharge of effluents into the Green River or to the Duwamish River, and all state and federal water quality regulations will be achieved. Further landscape planting as proposed will enhance wildlife habitat along the Duwamish River. Erosion control best management practices will be employed, conforming to the City of Tukwila Development Regulations to ensure water quality during construction of the project. All necessary permits have and will continue to be obtained from federal, state, county, and municipal agencies. No dredging is proposed as part of this project. No mining or solid waste disposal is proposed along the shoreline as part of this project. The Isaacson project proposal does not propose land dedicated for public use. Further, no landfill is proposed and no cottonwood tree is proposed for removal along the shoreline environment. z ~w ce 6 00 to 0 to • J 1- wO J Ell a. f=. w Z = 1-- O: Z 1-' O O F-. ww 1-U IL 16 Z 1.11 U O ~: z City of Tukwila Design Review Criteria September 8, 2000 Page 3 DESIGN REVIEW CRITERIA — CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC18.60.050 (A)) 1. Relationship of Structure to Site z ~ w: fiQg. JU 00 w 1_ F-. w O. 2 u_ -71 . to a. =w z� F— O zt— 0 O —: = U' t- F u. O Z w 0 The Isaacson project is proposed as a 212,000- square -foot light industrial warehouse project with associated office spaces. The project, as designed, will allow the building to be divided for use by at least r vo potential future occupants. The project, as proposed, will have approximately 370 lineal feet of frontage along East Marginal Way. The building, parking, and landscaping along this elevation of the site will be designed to accomplish a number of objectives as follows: a. Generous street tree planting and frontage improvements will be incorporated to establish a streetscape appearance that does not exist at the present time. Sidewalks will be incorporated along the street frontage when necessary to facilitate pedestrian circulation along the site. b. One driveway, primarily for truck access, will be separated from the main parking area and parallel to East Marginal Way to facilitate safe, convenient circulation to the truck loading area along the north elevation of the building. The driveway and the parking area will be separated by a 10- foot -wide landscape strip, which will include buffer plantings to help soften the parking areas. Broad -leaf shade trees will also be incorporated into the parking lot layout on this side of the building. A second right -in and right -out driveway will enter the northeast corner of the site. c. Landscaping along the east elevation of the building will help soften the appearance of the warehouse building facing East Marginal Way. Evergreens and flowering shrubs will be incorporated around the front of the building to soften its appearance and enhance the office portion of the project. The height of the proposed building will fit well within the envelope established by the City of Tukwila's Zoning Code. Building offsets are proposed along East Marginal Way, which will further reduce the scale of the proposed building. 2. Relationship of Structure and Site to Adjoining Area The proposed industrial building with associated office uses will establish a character that generally does not exist along this stretch of East Marginal Way. The site is located between the Boeing Engine Manufacturing to the south and a steel manufacturing plant to the north. Landscape amenities attractive architectural features and landscape transitions do not exist on these adjacent parcels. Therefore, the Isaacson industrial project will help establish an architectural character along this frontage. Automobile and circulation patterns as proposed on this project, have been identified to separate pedestrians from the truck environment as efficiently as possible. A fire lane will be provided along the west elevation of the project to facilitate fire access to this portion of the building. A no -build zone and fire lane will also be provided along the south elevation of z City of Tukwila Design Review Criteria September 8, 2000 Page 4 the building via an easement with the adjacent Boeing site. The west elevation of the project will also incorporate a landscape transition between the Duwamish Waterway and the site. Park -like landscaping, including pedestrian amenities, will be incorporated along this elevation. z 3. Landscape and Site Treatment 6 The site context for the proposed Isaacson project does not have an established landscape 0 0 character upon which to build. Therefore, this project will establish that landscape character. Street trees and extensive road frontage and parking lot landscaping is proposed. Landscape _1 H treatment along the Duwamish Watenvay is proposed. Landscape areas along the N w0 Duwamish Waterway will include landscape enhancements through a planting of trees, shrubs, and groundcover, as well as the incorporation of a trail network to facilitate viewing, g picnicking, and other outdoor activities for site users. Exterior lighting for the project will be carefully coordinated with the building architecture and muted. The intent of lighting = d along the Duwamish Waterway and along East Marginal Way would be to enhance Z architectural features and provide safety lighting within parking areas. Along the north F- 0 elevation of the building, cutoff, wall pack lighting, will be utilized to enhance visibility near w ~ uj dock doors. 2 o 0 I-- w uj The proposed project is for a light industrial warehouse building of approximately 220,000 o. square feet. As such, the majority of the building will function as a large box with minimal — Z internal openings to facilitate movement and storage. However, the east and west elevations U N of the building will incorporate substantial architectural features to help establish a 0 H streetscape appearance and an attractive front to both the Duwamish River and East z Marginal Way. Reveals and color changes are proposed to enhance the building's character, particularly along the west and east elevations. The architectural features will wrap around the building's office frontage at the east and west ends. Architectural detail in the form of reveals and an attractive paint scheme will be provided along the south and north elevations. The paint scheme proposed for the project will include accent colors of neutral tan at the base and the parapet of the building, as well as a lighter beige color for the body of the building. A blue accent color will be utilized at building entrances, canopies, and other areas where accent is appropriate. 4. Building Design 5. Miscellaneous Structures and Street Furniture The project proposes picnicking facilities, benches, lighting along the Duwamish Waterway, and lighting around the building. The furniture and fixtures chosen will be of compatible design and compliment the building design character. n+.w.,+.r..,.re■*+v11:If +Mef + ?xV*MY City of Tukwila Design Review Criteria September 8, 2000 Page 5 6. Consistency with adopted plans and regulations (TMC 18.100.030) The narrative discussion in the comprehensive plan and shoreline regulations sections identified above demonstrates the project's consistency with the City of Tukwila goals, z policies, and regulations. , I z mow. BOEING - DUWAMISH CORRIDOR REDEVELOPMENT DESIGN GUIDELINE 6 D CHECKLIST U o U) 1. Design feature: Development adjacent to public right-of-way. F- The Isaacson project will be located adjacent to East Marginal Way, a public right -of -way. w O, As such, the proposal will conform to Guideline ROW 1. g P p �Q, =. The main access to the Isaacson site will be via a shared access driveway at the southeast = a. corner of the property. The existing access is controlled by a traffic light. Access will be Z I. shared with the Boeing Engine Facility south of the proposed project. An alternative H O driveway is proposed at the northeast corner of the project. An internal roadway, located z I LU parallel to East Marginal Way, is proposed to facilitate access between the two properties, 2 D: CI and to separate auto traffic from truck traffic. A second right -in, right -out entrance will be 0 0 built on the northeast corner of the site. o H: = w. 2. Guideline ROW 2 t' c- z. Turning movements into and out of the proposed alternative driveway in the northeast U (1) corner of the property will be limited to right -in, right -out movements. 1 H z 3. Guideline ROW 3 The use of high occupancy vehicles and other forms of mass transit will be encouraged in the Isaacson project by the incorporation of drop -off areas. 4. Guideline ROW 6 Street trees and streetscape landscaping will be provided along East Marginal Way. The landscaping will consist of street trees and shrub and groundcover plantings, consistent with other facilities along East Marginal Way. 5. Guideline ROW 10 A parking lot is proposed between the building frontage and East Marginal Way. This parking lot will be screened from view by the landscaping proposed along East Marginal Way. A landscape strip 20 feet wide, incorporating a berm, street trees, and shrub plantings will help screen the parking lot. + H..xu+.or..w.+7+kA!+ORIHW'1Aef4 City of Tukwila Design Review Criteria September 8, 2000 Page 6 6. Guideline ROW 11 The project proposal will conform to right -of -way landscaping Type C. As stated above, the proposal includes a 20 -foot landscape area along East Marginal Way separating driveway and parking areas from the streetscape. This landscape area will incorporate a berm and street tree, shrub, and groundcover plantings. DESIGN FEATURE: DEVELOPMENT ALONG SHORELINES The proposal is considered a "substantial development" that will be located within 200 feet of the ordinary mean high -water mark of the Duwamish Waterway. 1. Guideline SL 1 The proposal includes a pedestrian trail and viewpoints along the shoreline of the Duwamish Waterway. A trail approximately 370 feet in length will be provided with the direct connection to the proposed building. Pedestrian amenities including benches and picnic tables will be incorporated into the design. 2. Guideline SL -2 Variety and design will be provided along the Isaacson shoreline. A variety of landscape materials will be proposed including a shoreline restoration zone incorporating riparian plant materials, as well as ornamental landscaping, which will favor park -like use by employees at the Isaacson site. 3. Guideline SL -5 Riparian vegetation will be proposed along the Duwamish Waterway shoreline. Riparian vegetation will include a mix of native trees, shrubs, and groundcover. 4. Guideline SL -7 Design of Buildings Adjacent to Shoreline The Isaacson project will be designed in a way that will connect the walkway associated with the building with the shoreline trail proposed for employee use. Windows will be oriented toward the river, and pedestrian entrances will also face the river. 5. Guideline SL -8 Any fencing proposed as part of the project will facilitate views of the Duwamish Waterway. No modification of the Duwamish River shoreline is proposed. The project would conform to the specifications of shoreline -type C. z w, ce JU 0 U) o J = H �IL W0 wQ = d. ►- _ z� �- O Z I— U� O W W; O Z. 0 O Z City of Tukwila Design Review Criteria September 8, 2000 Page 7 DESIGN FEATURE DEVELOPMENT INTERNAL TO BOEING SITES 1. Guideline IN -1 The proposed Isaacson site plan includes an internal roadway circulation system that will facilitate efficient and safe access on site. 2. Guideline IN -2 An internal walkway network is proposed that will facilitate access from East Marginal Way through the property and to the shoreline area. While shoreline access will be limited to employees only, internal circulation for pedestrians is well defined and provides safe routes for walking and exercise. BUILDING DESIGN 1. Guideline IN -5 The height of buildings proposed as part of the Isaacson proposal will be well within the 150 -foot height limit of the Manufacturing /Industrial Center zone. 2. Guideline IN -6 The scale in appearance of the building at the major pedestrian entrances has been reduced through the use of significant facade modulation, color, and landscape treatment at pedestrian and office entrances. 3. Guideline IN -7 Design variety will be provided between buildings, parking lots, and roadways use of landscaping. Emphasis will be on broad -leaf shade trees, evergreen shrubs and groundcovers. Annual color and flowering shrubs will be provided for accent. 4. Guideline IN -8 Subsurface stormwater biofiltration systems will be provided at the Isaacson site. The current proposal will be to store on -site storm drainage and release into a mechanical water quality treatment system. INTERNAL CIRCULATION It is not anticipated that pedestrian access will occur along the internal circulation road. The driveway will be located adjacent to East Marginal Way and facilitate truck and delivery traffic to the dockside doors of the proposed building. A modification of internal roadway class "D" is proposed to accommodate truck maneuvering. The driveway will be 30' wide. City of Tukwila Design Review Criteria September 8, 2000 Page 8 Direct pedestrian access from East Marginal Way will be facilitated via a walkway connecting the public walk at East Marginal Way with the building entrance facing East Marginal Way. Either paint or a different construction material, such as concrete will be used to identify the walkway. CONCLUSION We trust the narrative discussion provided above responds to the goals and policies of the comprehensive plan, the policies of the Shorelines Management Program, and the design guidelines for both the City of Tukwila and the Boeing - Duwamish Corridor Redevelopment Design Guidelines. Wiz, ,y.w 00 co w =: wa. u_¢; -d =W z� F- 0 Z :2m D 40;x; 'UJ H W col z File: L 00 -0058 • Drawing #1 _, �.'. vai;.:.., �;„•,. pi�.•> i+, iG: iv:-? nF- SC. YEi-:: i` S{ Yt�. � ;�:iiiii: ^- r,:a;,ntr;��'4?.:n.; f. w; J0 :00: .0.0; cnw W= • W 0 J' Q u) • 1...,u1 2. Z H O°: •Z 1-.;• •W W• = u,! r. • F- - •Wp; . FORM 10 LPS GENERAL DESCRIPTION: The Form 10 low pressure sodium lighting combines one of the most efficient light sources available with advanced optical technology. Through Gardco's leadership in sharp cut-off reflector systems with wide. uniform and glare -free Tight distribution, a Tamp and luminaire package unequaled in performance and efficiency. is available. Two distribution patterns are offered; a rectangular pattern for area applications (A) and an asymmetric distribution for perimeter lighting (P). O R D E R I N G Example: PREFIX LA14 LA14 LP14 LSA14 LSP14 LJ14 ' LW14' CONFIGURATION PHOTOMETRIC DISTRIBUTIONS WATTAGE VOLTAGE FINISH OPTIONS 1 1 TYPE PREFIX CONFIGURATION A 180 LPS 90 LPS A 135 LPS 180 LPS P PHOTOMETRIC DISTRIBUTIONS WATTAGE 120 120 208 240 277 480 BRA BLA BRA BLP BRP POLY PC PCR POLY F VOLTAGE FINISH OPTIONS PREFIX OPTIONS FINISH LA14 = End MountedlArm LP14 = End MountediPole LSA14 = Side Mounted,Pole LSP14 = Side Mounted/Arm LJ14 = Yoke Mounted' LW14 = Wall Mounted • NOTES PC = Photocontrol 1480V not available) PCR = Photocontrol Receptacle Only POLY = Polycarbonate Lens F = Fusing 1. Single configuration only BLA = Black Anodized BRA = Bronze Anodized BLP = Black Paint BRP = Bronze Paint Op Garda) Lighting 2661 Alvarado Street San Leandro. CA 9457 U.S. 800,227-0758 CA 510,357.6900 FAX 510,357.3088 �i THOMAS FORM 10 LPS S P E C I F I C A T I O N S GENERAL: The Gardco low pressure sodium unit is a rectilinear sharp cutoff, integrally ballasted luminaire: totally en- closed. rain- tight. dust -tight and corro- sion resistant. HOUSING: Sides are composed of pre- cisely mitered. anodized aluminum extrusions.Top pans are press- formed with a returned perimeter flange that in- terlocks with housing sides. Pressure in- jected silicone provides a continuous weathertight seal at all miters and points of material transition. DOOR /LENS ASSEMBLY: The anod- ized extruded aluminum door frame re- tains the optically clear, heat and impact - resistant tempered flat glass in a sealed manner using hollow section, high com- pliance, memory retentive extruded sili- cone gasketing. The door assembly hinges to the housing with concealed stainless steel hinge pins. OPTICAL SYSTEM: The Type 'A" (Area) and Type 'P" (Perimeter) reflectors are constructed from homogeneous sheet aluminum, electro- chemically brightened, anodized and sealed. The Type "A" dis- tribution is a near square light pattern similar to an I.E.S. Type V. The Type 'P" distribution conforms to an I.E.S. classification of Type IV, Short Cutoff and is positioned to produce an asymmetric, wide spread forward throw light pattern. ELECTRICAL: Each ballast is of the sepa- rate component type capable of provid- ing reliable lamp starting down to -20° F. Power factor and regulation is shown in the following chart. L U M I N A I R E E P A' S WATTAGE 180 LPS 135 LPS 90 LPS REGULATION INPUT LAMP VOLTAGE WATTS P.F. RANGE ' VARIATION 90% -10 %, +5% -5 %, +3% 80% -10 %, +5% -5 %, +3% 90% ±10% ±5% Component to component wiring within the luminaire will carry no more than 80% of rated current and is listed by UL for use at 600 VAC at 150° C or higher. FINISH: Units are available with Archi- tectural Class I anodizing or electrostati- cally applied thermal cured polyester TGIC powder finsh. LABELS: All fixtures bear UL wet loca- tion and I.B.E.W. labels. Wattage 180 135 90 Dimension I.A1I 48" 34 3/8" 24 518" LP14 LA14 1 way 2 way 1 way 2 way 2.90 5.80 2.97 5.94 2.08 4.16 2.15 4.30 1 1.49 2.98 1.56 3.12 LJ14 1 way 3.03 2.21 1.62 LSA14, LSP14 1 & 2 way 2.90 2.08 1.49 wt(RppwG D I M E N S I O N S LJ LSP 1 •C• oa.4 4•.�, - - 411■100. Iw,w 00(0.10C..p vM 1 +a•11 CIRC"01IN 1ptl °r<r h L--11 dh =4""""' Gardco reserves the right to change materials ormodify the design of itsproduct without notification aspart of the company's continuing product improvement program. Gardco's segmented reflector optical system has been awarded U.S. Patent #3746854 GGardco Lighting 9 79115.13 ! 1293 SEPA PLANNED ACTION CHECKLIST for Isaacson September 2000 1 y Prepared For: Mr. Gene Warden Boeing Realty Corporation P.O. Box 3707 MC 2R -79 Seattle, WA 98124 -2207 Prepared By: Brad Medrud, AICP, Project Planner Reviewed By: Len Zickler, Principal 99339.30 AHBL CIVIL & S T R U C T U R A L ENGINEERS•PLANNERS TO BE COMPLETED BY ,1PPLICANT 4. PLANTS • EvALUATION FOR AGENCY USE ONLY a. Check or circle type of vegetation found on the site. _ deciduous tree: alder, maple, aspen, other. _ evergreen tree: fir, cedar, pine, other. Q _ shrubs. a- w _ grass. re j _ pasture. U O _crop or grain. W ❑ _ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other. water plants: water lily, eelgrass, milfoil, other. —' H X other types of vegetation: ornamental landscaping w p w u.Q Most of the existing ornamental vegetation will be removed for the H w construction of the building and parking areas. z H 1—O. c. List threatened or endangered species known to be on or near the site. w i j 2 ❑, U p O -; ❑ 1- ww 1- 0 —O tii z. — 2; O H- b. What kind and amount of vegetation will be removed or altered? To our knowledge, there are no threatened or endangered plant species 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: The proposed landscaping for the site will include native and ornamental evergreen and deciduous shrubs, trees, and groundcover along with mulched planting beds and lawns. Native plantings will be predominant along the Duwamish Waterway. 5. ANIMALS 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: 44, Birds: hawk, heron, eagle, songbirds, other: Mammals: deer, bear, elk, beaver, other: small rodents - Bids: bass, salmon, trout, herring, shellfish, other: 8 z gam E — ev- U' IN001F- <i. "MO .11- BA+-r) .G A4 LES 7112 -re...ea.* S Atrbo 41.2- A.L4it rat vial- CDRO..00►n 0-1.4r4 wk. VS [Wes- F,,. tutfrit,,ne t Rant '{ Fv4_ ptvava L 13t►w 112 T - MAti F�AJe oa.,arS�o�st. p/tCSeHCe Arno S A-tk w ^ TO BE COMPLETED BY APPLICANT L EVALUATION FOR AGENCY USE ONLY b. List any threatened or endangered species known to be on or near the site. 4 c. d. To our knowledge, no threatened or endangered animal species are on or near the site. Is the site part of a migration route? If so, explain. The site lies within the Western Flyway for Migratory Birds. Proposed measures to preserve or enhance wildlife, if any: No measures are proposed. 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. Electricity will be used for heating, power, and illumination. Natural . gas is available at the site and may be used. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. The project is not expected to affect the potential use of solar energy by adjacent properties due to City of Tukwila's zoning restrictions on allowable building heights and setbacks. 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: R „il�iinr► rnnctrnctinnwi11. meet the w. �,.' oa.nEnerw,Cod., A.n r 4 mt viinsEss2=2 i z I z W. 0 O' N 0. W= W0�.. LL =w z� E- O zi- IA La 00 Orx C] I—'. Ww tL 0; W Z O z 4.posun+C 0 r• TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY 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 environmental health risks are foreseen, other than those normally associated with industrial and warehouse uses. 1. Describe special emergency services that might be required. Fire, police and ambulance services may be necessary if there is an accident or fire. 2. Proposed measures to reduce or control environmental health hazards, if any. No measures are proposed, beyond those required by the City of Tukwila or the King County Health Department. b. Noise. 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment operation, other)? Automobile and truck traffic noise on East Marginal Way may effect the project. 2. What types and levels of noise would be created by or associated with the project on a short-term or long -term basis (for example: traffic, construction operation, other)? Indicate what hours noise would come from the site. Construction activity at the project site will vary considerably as the construction progresses. Also, because the noise produced on the site depends on the equipment being used, the noise will vary from day to day. Maximum noise levels can be expected to range from 57 to 89 dBA (based on a construction activity noise model, described in Noise from Construction Equipment and Operations, Building Equipment, and Home Appliances). Noise associated with construction operations on the site will occur roughly between the hours of 7:00 a.m. to 8:00 p.m., Monday through Friday. Work will be performed on Saturday and Sunday only as allowed by City of Tukwila ordinance. • gr .rs �mrr ru �vx1,!fM1!,+,7,'r `; x:if4'i"ti G•e o E n g i n e e r s I Report Preliminary Geotechnical Engineering Services Proposed Industrial / Office Buildings Isaacson Site Tukwila, Washington August 10, 2000 For Boeing Realty Corporation File No. 0120 - 237 -00 -1130 -•z: • , J U: 0O' v) o` u)w J �? wO:. • J • u- Q: cn �; i-- r .z� f-O • • D o. w: .1 • • Z' • • • U� • H�1 O~ z . 4tj Geo Engineers August 10, 2000 Boeing Realty Corporation P.O. Box 3707, MC2R -79 Seattle, Washington 98124 -2207 Attention: Gene Warden Consulting Engineers and Geoscientists We are pleased to present four copies of our "Report, Preliminary Geotechnical Engineering Services, Proposed Industrial / Office Buildings, Isaacson Site, Tukwila, Washington." Our services have been conducted in accordance with our proposal dated June 28, 2000. Our services were authorized by Gene Warden of Boeing Realty Corporation on July 11, 2000. As discussed in the report lateral spreading during strong earthquake motions is expected to occur in the west portion of the site. This soil movement is expected to affect a portion of the proposed building. Final lateral support requirements and design recommendations must be • developed after the project structural engineer has been selected. The development of the final recommendations will be an iterative process between us and the structural engineer. We appreciate the opportunity to be of service to you and look forward to continuing work on this project. Please call us if you have any questions regarding the contents of this report or when we may be of further assistance. SDS:JJM:pb P: 00120237001Finals \012023700R -s. doc GeoEngincers, Inc. Plaza 600 Building 600 Stewart St., Suite 1420 Seattle, WA 98101 Telephone (206) 728-2674 Fax (206) 728 -2732 www.geoengineers.com Yours very truly, GeoEngineers, I cr- cFadden, P.E. sociate Z =Z' UO' CO 0 CDw w z: JI — . w o. gQ u)d =w Z�,. O, Z U O = U' - O: . Z` u) Z CONTENTS Page No. INTRODUCTION 1 SCOPE OF WORK 1 SITE CONDITIONS 2 SURFACE CONDITIONS 2 SUBSURFACE CONDITIONS 3 CONCLUSIONS AND RECOMMENDATIONS 3 GENERAL 3 SEISMIC CONSIDERATIONS 4 Regional Seismicity 4 Uniform Building Code (UBC) Site Coefficient 4 Ground Shaking and Design Earthquake 5 Liquefaction Potential 5 Ground Rupture 6 Lateral Spreading 6 Conclusions 7 SITE PREPARATION AND EARTHWORK 8 Demolition and Site Stripping 8 Site Preparation 8 Structural Fill 9 Temporary Open -Cut Excavations 10 Erosion Control 10 PILE FOUNDATION SUPPORT 11 General 11 Vertical Capacity 11 Lateral Capacity 12 Settlement 14 Pile Installation 14 SHALLOW FOUNDATION SUPPORT 16 FLOOR SLAB SUPPORT 17 RETAINING WALLS 17 DRAINAGE CONSIDERATONS 18 LIMITATIONS 18 FIGURES VICINITY MAP SITE PLAN G e o E n g i n e e r s Figure No. 1 2 File No. 0120- 237-00 -1130 z z. • mow; UO AU =. , CO u_ w 0' ;g5, • u_¢ -O ..z �- .LU tit ;O �;. ..:0 w. :_ • F. • wz O F-"; . CONTENTS (CONT.) APPENDICES APPENDIX A SUBSURFACE EXPLORATIONS APPENDIX A FIGURES CONE PENETRATION TEST G e o E n g i n e e r s Page No. A -1 Figure No. A -1... A -3 File No. 0120 -237 -00 -1130 REPORT PRELIMINARY GEOTECHNICAL ENGINEERING SERVICES PROPOSED INDUSTRIAL / OFFICE BUILDINGS ISAACSON SITE TUKWILA, WASHINGTON FOR BOEING REALTY CORPORATION w INTRODUCTION This report presents the results of our preliminary geotechnical engineering services for the ij v0 proposed industrial/office buildings to be constructed at the Isaacson site in Tukwila, o Washington. The site is located at 8725 East Marginal Way South. The site is shown relative to W surrounding physical features on the Vicinity Map, Figure 1 and the Site Plan, Figure 2. N u_ wO Our understanding of the project is based on conversations with and review of previous studies provided by Gene Warden, and information provided by AHBL (project civil and structural engineers). We understand that the project includes construction of approximately c d 200,000 square feet of industrial/office space in a two -story building. The building will be _ concrete tilt -up construction with on -grade floor slabs. Z F- 1--0 Foundation loading information is unavailable at this time. However, we understand the w !— uj building will likely be occupied by a telecommunications company. Roof and column loading o will likely be heavier than typical tenants of this type of building. We understand that pile p N support is anticipated for the new building. w '— =U H � .. z: w 0— H 1- 0 z SCOPE OF WORK The purpose of our geotechnical engineering services is to evaluate the subsurface soil and ground water conditions as a basis for providing geotechnical recommendations for design of the new building. Our specific scope of services includes the following tasks: 1. Obtain information from The Boeing Company to utilize in developing a site safety plan for use during site explorations. 2. Review existing subsurface information in our files for the site and nearby properties for which we performed geotechnical investigations. 3. Meet on site with a representative of The Boeing Company to discuss site access and identify suitable exploration locations. This includes obtaining the location of utilities in the area. 4. Explore subsurface conditions at the site by advancing three cone penetrometer test (CPT) probes to depths of about 100 feet below ground surface. 5. Provide preliminary recommendations for the following: a. Site preparation and earthwork including stripping depths, preloading and/or preparation of subgrade support of footings, floor slabs, and pavements. b. Earthwork criteria including wet weather construction considerations and use of on -site soils for fill. In addition, gradation criteria for structural fill material that may have to be imported, and placement and compaction requirements, will be provided. G e o E n g i n e e r s 1 File No. 0120- 237 -00- 1130 \081000 c. Sedimentation and erosion control during and following construction, and permanent site drainage. d. Shallow foundation support (if appropriate for lightly loaded ancillary structures) including allowable soil bearing pressures, settlement estimates, minimum footing sizes, minimum depth of footings below finished grade, allowable increases in soil bearing when supporting seismic generated loads, and a coefficient of base friction for resisting lateral forces. e. Deep foundation support for the proposed building including penetration versus capacity criteria for piles. Augercast piles are typically used to support buildings in the project area; however, our scope includes evaluation of other deep foundation support systems that would not generate soil cuttings during installation. f. Support of on -grade floor slabs including capillary break and vapor retarder as appropriate. g. Discuss seismicity at the site and provide seismic design parameters including soil profile type and site coefficient based on 1997 Uniform Building Code (UBC) criteria. h. Surface and subsurface drainage based on ground water conditions encountered or expected in the area. i. Comment on any anticipated construction difficulties identified from the results of our site studies and from our experience on projects at similar sites. 6. Attend one meeting to present our preliminary findings and the results of our analyses. 7. Prepare a written report presenting our conclusions and recommendations together with supporting field and laboratory information for incorporation into design of the project. Our services do not include completing explorations within the soil stabilization areas at the site, as shown in Figure 2. We will provide a separate proposal when requested to complete additional explorations and develop supplemental recommendations for earthwork within the soil stabilization areas. Our services do not include developing recommendations for environmental remediation or handling of potentially hazardous soils during construction. SITE CONDITIONS SURFACE CONDITIONS The Isaacson site is approximately rectangular in shape and is located in the Duwamish Valley. The site is bordered by East Marginal Way and Boeing Field on the east, the Duwamish River on the west, the Jorgeson Steel Company to the north and other Boeing facilities on the south. The ground surface at the site is covered with either asphalt concrete pavement or Portland cement concrete slabs. No buildings are currently present at the site. The ground surface is generally at about Elevation 14 feet above mean sea level, with the exception of the northern portion of the site. The ground surface in the northern portion of the site consists of a mound which varies from about Elevation 14 to 20 feet. The mound was formed in 1992 as part of the stabilization of arsenic contaminated soil at the site. G e o E n g i n e e r s 2 File No. 0120 - 237 -00 - 1130\081000 ryx. bt( Yiao. e�y aaerer�S+ hwAVC!' lfl�'fiq+!sv(�� »mm:rp,,;.�rc;; -. The southern portion of the site previously contained a portion of the Duwamish River Channel (Slip No. 5). Beginning about 1935 until 1966, portions of Slip No. 5 were dredge - filled. Based on historical records, the fill extended to about 22 feet below the existing ground surface and generally consisted of silty sand with significant amounts of slag, fire bricks, and miscellaneous construction materials. SUBSURFACE CONDITIONS The subsurface conditions at the site were evaluated by reviewing available geotechnical information in our files and by advancing three CPT probes to depths of 100 feet. The approximate locations of the explorations are shown in Figure 2. Descriptions of the field exploration procedures and logs of the CPT probes are presented in Appendix A. Based on subsurface information obtained during this study and from review of available information, the site is underlain by fill overlying an undetermined depth of alluvial deposits. The fill consists of medium dense to dense sand and gravel with variable silt content. The fill extends to depths of 5 to 8 feet at the CPT probe locations. The underlying alluvial deposits generally consist of loose to medium dense sand, sand with silt and silty sand to depths between 60 to 65 feet. Thin interbedded layers of silt were encountered within the sandy layer between depths of 40 to 60 feet. Soft to medium stiff silt with silty sand layers was encountered below the sand deposits to depths of 75 to 80 feet. The underlying soil consists of very soft to soft clay. Two of the CPT probes were completed in this clay deposit. In CPT -3, the clay deposit was encountered to a depth of about 90 feet. The clay is underlain by medium dense to dense sand and silty sand. CPT -3 was completed in the medium dense to dense sand deposit. While not encountered in the explorations for this study, dredged -fill was placed in the southern portion of the site, as discussed under "Surface Conditions." Ground water was encountered at depths of 12 feet during advancement of the CPT probes. In general, ground water conditions should be expected to fluctuate as a function of season, precipitation, the rise and fall of the Duwamish River, and other factors. CONCLUSIONS AND RECOMMENDATIONS GENERAL Based on our explorations, experience on other nearby project sites, and analyses, it is our opinion that the proposed buildings may be constructed satisfactorily at the site provided that the considerations and recommendations presented in this report are incorporated into the project planning. We recommend that the buildings be supported using deep foundations. Shallow foundation support of retaining walls or other lightly loaded structures may be considered for the project. Potentially liquefiable sand and silty sand were encountered to depths of about 45 feet below the exiting ground surface at the site. Liquefaction induced settlement on the order of 3 to 6 inches may occur under strong ground shaking. Additionally, lateral spreading resulting from liquefaction will likely occur and may extend several hundred feet from the Duwamish River affecting the western portion of the site. We estimate that lateral spreading displacements may be G e o E n g i n e e r s 3 File No. 0120 - 237 -00 -1130 \081000 on the order of 12 to 24 inches at the western edge of the building. In order to mitigate the effects of liquefaction and lateral spreading, we recommend that the building be supported on pile foundations. Individual pile caps should also be connected together with grade beams to minimize differential lateral spreading across the building. However, further discussions with the project structural engineer during final design will be necessary to provide appropriate recommendations for mitigating the potential impacts to the buildings. The near surface on -site soils generally contain a high percentage of fines (silt) and are moisture sensitive. It may be difficult to operate heavy equipment on these soils in wet weather. It may also be very difficult to achieve adequate compaction with these soils to allow their use as structural fill due to their fine- grained composition, especially in wet weather conditions. Therefore, we recommend that you plan to use clean imported granular structural fill for all building pad, roadway and parking area fill. On -site soils may be used in extended dry periods if the soils are dried to a condition that will allow for proper compaction. A discussion of the potential for, and possible consequences of, liquefaction and lateral spreading follows in the "Seismic Considerations" section of this report. Our conclusions and recommendations for site development, foundation support and performance estimates for the proposed structure are presented following the "Seismic Considerations" section. SEISMIC CONSIDERATIONS Regional Seismicity The Puget Sound region is a seismically active region and has experienced thousands of earthquakes during historical time. Seismicity in this region is attributed primarily to the interaction between the Pacific, Juan de Fuca and North American plates. The Juan de Fuca plate is subducting beneath the North American Plate. Each year, numerous earthquakes occur in Oregon and Washington. However, only a few of these are typically felt because the majority of recorded earthquakes are smaller than magnitude 3. -In recent years, two large earthquakes occurred which resulted in some liquefaction in loose alluvial deposits and significant damage to some structures. The first earthquake, which was centered in the Olympia area, occurred in 1949 with a Richter magnitude of 7.1. The second earthquake occurred in 1965, was centered between Seattle and Tacoma, and had a Richter magnitude of 6.5. Potential seismic hazards from earthquakes include ground shaking, liquefaction, ground rupture from lateral spreading and surface fault rupture. Our opinions regarding the likelihood of these seismic hazards occurring at the site are presented below. Our evaluations are based on the seismicity criteria prescribed by the 1997 edition of the Uniform Building Code (UBC). Uniform Building Code (UBC) Site Coefficient The Puget Sound region is designated as a Seismic Risk Zone 3 in the 1997 edition of the UBC. For Zone 3 locations, a Seismic Zone Factor (Z) of 0.30 is applicable based on UBC Table 16 -I. Based on the results of the explorations and interpretation of UBC Table 16 -J, the site is characterized using Soil Profile Type SF. This profile type consists of "soils vulnerable to G e o E n g i n e e r s 4 File No. 0120 - 237 -00- 1130 \081000 potential failure or collapse under seismic loading such as liquefiable soils." For Soil Profile Type SF, a site specific response analysis is typically required. However, based on our experience and the results of site specific response analyses for similar sites, a Soil Profile Type SE will adequately characterize the site. It is our opinion that the soil profile used for design may be characterized using Soil Profile Type SE. This soil profile results in the following seismic coefficients, Ca =0.36 and Cv =0.84. t f- W Q: Ground Shaking and Design Earthquake = There is a risk of earthquake induced ground shaking at the site, as with all sites in the Puget 0 p Sound region, and the intensity of the ground shaking could be severe. The severity of ground N 0 shaking will be mostly a function of the earthquake magnitude and proximity of the epicenter to wi the site. In our opinion, strong ground shaking should be considered in the design of the building p and improvements at this site. We recommend that the seismic ground shaking at the site be evaluated in accordance with the procedures presented in the 1997 edition of the UBC. g The key seismic design parameters are the peak acceleration and the Richter magnitude of the = earthquake. In general, a design earthquake is chosen based on the probability that the design Z H earthquake will not be exceeded over a given time period. The level of seismicity recommended h.. O in the 1997 edition of the UBC for human occupancy buildings is an earthquake with a 10 percent F- in probability of being exceeded in a 50 -year period. The design earthquake event that corresponds v p to this probability is an earthquake with a Richter magnitude of 7.5 and a peak horizontal ground o acceleration of approximately 0.3g. w w' 2 —O 0 .. z. w — =. OH Liquefaction Potential Liquefaction refers to a condition where vibration or shaking of the ground, usually from earthquake forces, results in development of excess pore pressures in saturated soils and subsequent loss of strength in the deposit of soil so affected. Structures supported on soils that liquefy could suffer foundation settlement or lateral movement that could be severely damaging to the structures. In general, soils which are susceptible to liquefaction include loose to medium dense clean to silty sands which are below the water table. Such soil and ground water conditions are present at the site. The evaluation of liquefaction potential is complex and is dependent on numerous site parameters, including soil grain size, soil density, site geometry, static stresses, and the magnitude and ground acceleration of the design earthquake. Typically, the liquefaction potential of a site is evaluated by comparing the cyclic shear stress ratio (the ratio of the cyclic shear stress to the initial effective overburden stress) induced by an earthquake to the cyclic shear stress ratio required to cause liquefaction. The cyclic shear stress ratio required to cause liquefaction was estimated using an empirical procedure based on penetration resistance of the CPT probe during advancement of the probe. This method relates the cyclic shear stress ratio required to cause liquefaction to the resistance values and the fines content of the soil. We have evaluated the G e o E n g i n e e r s File No. 0120- 237 -00 -1130 \081000 . z earthquake- induced cyclic shear stress ratio at this site using an empirical relationship developed by researchers for this purpose. Our analysis indicates that there is a high potential for liquefaction occurring below the site if the site were subjected to the design earthquake event. Liquefaction could occur in the loose to medium dense sand which underlies the site to depths of about 45 feet. The potential ground settlement caused by liquefaction will vary depending on the actual levels of ground shaking, the duration of shaking, and site - specific soil conditions. If the site were subjected to the design earthquake event, we estimate that ground surface settlements on the order of 3 to 6 inches could occur if all of the potentially liquefiable soils were to produce settlement. However, between depths of about 35 to 45 feet, settlement is likely to occur in discontinuous pockets and layers. We expect that differential settlements will be on the order of 2 to 4 inches. Ground Rupture Because of the thickness of the Quaternary sediments below the site, it is our opinion that the potential for surface fault rupture is remote. Lateral Spreading Lateral spreading involves lateral displacements of large volumes of liquefied soil during an earthquake. Lateral spreading can occur on near -level ground as blocks of surface soils displace relative to adjacent blocks. Lateral spreading also occurs as blocks of surface soils are displaced toward a nearby slope (free face) by movement of the underlying liquefied soil. The bank of the Duwamish River, located as close as 200 feet away from the west side of the planned building, represents a free face condition for this site. Therefore, the topography of the site and underlying soil conditions indicate that lateral spreading is a possibility at the site. We have used two simple models to predict free -field ground displacements which might be associated with lateral spreading at the site. Free -field ground displacements are those that are not impeded by structural resistance, ground modification, or a natural boundary. The first model is based on a single - degree -of- freedom system that incorporates the residual strength of the liquefied deposits. The key parameters are the residual shear strength of the liquefied soil, the limiting shear strain of the liquefied soil, the thickness of the liquefied zone and the slope angle measured between the structure and the toe of the free face. The residual shear strength and limiting shear strain of the liquefied soils were estimated using an empirical relationship that is based on correlated blow count data obtained from the CPT probes. The second model is an empirical model that incorporates earthquake, geological, topographical and soil factors that affect ground displacement. The model was developed from compiled data collected at sites where lateral spreading was observed. The key parameters are the Richter magnitude, the horizontal ground acceleration, the thickness of the liquefied zone, the grain size distribution of the liquefied deposit, and the ratio of the free face height to the distance between the structure and the toe of the free face. G e o E n g i n e e r s 6 File No. 0120 - 237 -00- 1130 \081000 The results of our analysis indicate that lateral spreads may develop in the upper 35 to 45 feet of soil during the design earthquake. We estimate that free -field lateral displacements at the western edge of the structure (200 feet away from the Duwamish River) may be on the order of 12 to 24 inches. Lateral displacements will decrease further away from the Duwamish River. Our analysis indicates that free -field lateral spreading will be less than about 1 inch at distances greater than 400 feet from the Duwamish River. Lateral displacements at or near pile- supported structures are generally less than the free -field lateral displacements because the structure provides some resistance to the lateral spreading soil. The piles are typically constructed such that they have fixity in the soils below the level of lateral spreading. Observations of structural performance made by a representative of GeoEngineers, following the 1995 earthquake in Kobe, Japan, suggest that lateral displacements of pile - supported structures were on the order of 50 percent of the adjacent free -field lateral displacements. Conclusions The effects of liquefaction and lateral spreading are twofold: First, liquefaction and lateral spreading usually result in loss of bearing capacity and resulting settlement of structures which are not pile- supported. Second, liquefaction and lateral spreading will likely result in reduction of lateral support for structures supported on piles. In order to reduce the risk of liquefaction damaging the building, the building should be supported on deep foundations that carry the structural loads below a depth of about 45 feet. For this condition, we do not anticipate significant settlement of the building foundations during a seismic event. However, some minor differential settlement between columns is possible. Also, if the floor slab is supported on- grade, there is a possibility of differential settlement between the floor slab and the pile- supported portions of the building. Differential settlements may be on the order of 2 to 4 inches. We therefore recommend that the slab be allowed to move independently of the pile- supported structure if the slab is supported on- grade. Alternatively, slabs may be supported on piles to reduce the risk of liquefaction- induced settlement. Loss of lateral support for pile foundations can occur where zones of soil liquefy and spread laterally. Based on our analysis, the western 200 feet of the building is located within the potential lateral spreading zone. The piles outside of this lateral spreading zone will provide some lateral support to resist building inertial forces during the earthquake. However, the piles within the lateral spreading zone will only provide vertical load - carrying capacity (no lateral capacity) if lateral spreading occurs. Additionally, the lateral spreading will result in soil pressures developing on the piles within this zone as it moves away from the building. This could result in significant bending moments in these piles, potentially damaging or breaking the piles. The lateral spreading could also result in differential lateral movement across the building. In order to minimize the effects of lateral spreading, we recommend that the individual pile caps be tied together with grade beams. This will allow transfer of the lateral spreading soil loads to piles, pile caps and grade beams outside of the lateral spreading zone. Additionally, the piles G e o E n g i n e e r s 7 File No. 0120- 237 -00- 1130\081000 within the lateral spreading zone may need to have larger diameters because of the large bending moments imparted on these piles. The potential Loss of soil support in the liquefiable and lateral spreading soil encountered at the site have been considered in development of our pile recommendations presented in the "Pile Foundation Support" section of this report. SITE PREPARATION AND EARTHWORK Demolition and Site Stripping We recommend that all asphalt concrete and Portland cement concrete pavements be removed from proposed building areas. We estimate that stripping depths of the asphalt concrete will be on the order of 4 to 6 inches. Existing abandoned buried pipe, if present, should either be removed or left in place and filled with a sand or lean grout slurry. Any existing voids or new depressions created during site preparation should be cleaned of loose soil or debris and backfilled with structural fill. If desired, asphalt concrete and Portland cement concrete pavement removed from within the new building areas can be stockpiled and reused as fill provided that they are broken down as recommended in a subsequent section of this report. Site Preparation The existing soils at the site generally contain a relatively high percentage of fines (silt) and are very moisture sensitive. In wet weather it will be difficult to operate heavy equipment on the site because the moisture sensitive soils may be exposed at the surface after stripping and demolition. If the demolition operations cause disturbance of the underlying soil, additional excavation may be necessary. Disturbance of the shallow subgrade soils should be expected if site preparation work is done during periods of wet weather or when the subgrade soils are still wet from seasonal rainfall. We therefore recommend site grading take place during the drier summer months (July through September) to reduce grading costs. • The exposed subgrades in building and pavement areas should be evaluated after the site is stripped of unsuitable materials. Proofrolling with heavy rubber -tired construction equipment should be used to evaluate the exposed subgrades. The site should be proofrolled only after an extended period (at least two weeks) of dry weather. Probing should be used to evaluate the subgrade during periods of wet weather or when the subgrade soils are more than two or three percent wetter than their optimum moisture content. Any soft areas noted during proofrolling or probing should be excavated and replaced with compacted structural fill. We also recommend that exposed subgrade in walkway areas be evaluated by probing, or by proofrolling if practical. Once the subgrade in building and pavement areas has been prepared, all traffic except that required to place subsequent layers of material should be kept off the area until paving is completed. We recommend that temporary access roads and laydown areas be constructed to reduce the risk of disturbing the subgrade soils. Temporary roads should consist of at least 12 inches of quarry spalls or clean granular structural fill placed over geotextile fabric. The G e o E n g i n e e r s 8 File No. 0120 - 237 -00- 1130\081000 geotextile should be a woven fabric intended for soil separation and reinforcement within roadway embankments, such as Mirafi 500X or Amoco 2002. Typically final pavement sections are not intended to support heavy construction traffic. If all or any part of the pavement sections are placed while building construction is still in progress, these areas should be barricaded and roped off to prevent vehicle access. This is to reduce the risk of softening of the subgrade, contamination of the subbase and base course materials, or z pavement failure. re 2 0 o • 0 • Lu J � Structural Fill All new fill placed to achieve design grades within the building areas or to support pavement and slabs -on -grade should be placed as compacted structural fill. Structural fill should be free of debris, organic or man -made contaminants, and rock fragments larger than 6 inches. The suitability of soil for use as fill will depend on its gradation and moisture content. As the amount of fines (particles passing the No. 200 sieve) increases, soil becomes increasingly more sensitive to small changes in moisture content and adequate compaction becomes more difficult to achieve. Granular soils with less than about 5 percent fines will be suitable for fill in most weather conditions. Use of excavated soils as backfill will be largely dependent on the moisture content, weather conditions during construction, and the presence of surface or ground water. Silty sand and sandy silt soils will be difficult to impossible to compact when more than 1 or 2 percent wetter than optimum moisture content. Relatively clean (low percentage of fines) sand should be suitable for use as structural fill under most weather conditions. If on -site soils cannot be adequately compacted due to excessive moisture content, or if backfill must be placed in wet weather conditions, it will be necessary to use imported fill. We recommend that import fill consist of clean sand and gravel with Less than 5 percent fines relative to the fraction passing the 3/4 -inch sieve. Asphalt concrete and Portland cement concrete removed during demolition can be used as fill provided that they are crushed to particles 6 inches or less in largest dimension and mixed with on -site or imported soils. Particle sizes greater than 3 inches should be excluded from the top 1 foot of fill. All utility trench backfill except the top 2 feet in pavement areas should be compacted to at least 90 percent of the maximum dry density determined in accordance with American Society of Testing and Materials (ASTM) D -1557. The top two feet of fill that will support pavements or other lightly loaded structures should be compacted to at least 95 percent of the maximum dry density. All fill placed in the building areas should be compacted to 95 percent of maximum dry density. All structural fill should be placed in uniform lifts not exceeding about 8 to 10 inches in loose thickness. Care should be taken not to overcompact the fill against the subsurface walls to avoid causing excess lateral soil pressures or deflections. G e o E n g i n c e r s 9 File No. 0120- 237 -00- 1130 \081000 w U • O :0 We recommend that a representative of our firm monitor excavation and backfilling operations on a sufficiently frequent basis to evaluate whether the intent of our recommendations outlined in this section are met. Temporary Open -Cut Excavations We understand that the building will be supported near existing grades and no significant cuts are planned. However, we expect that foundation and utility construction will include temporary open -cut excavations. The stability of temporary open -cut slopes is a function of soil type, ground water level, slope inclination, slope height and nearby surface loads. The use of inadequately designed open cuts could impact the stability of adjacent work areas, existing utilities, and endanger personnel. In our opinion, the contractor will be in the best position to observe subsurface conditions continuously throughout the construction process and to respond to variable soil and ground water conditions. Therefore, the contractor should have the primary responsibility for deciding whether or not to use open cut slopes rather than some form of temporary excavation support, and for establishing the safe inclination of the cut slope. All open cut slopes and temporary excavation support should be constructed or installed, and maintained in accordance with the requirements of the appropriate governmental agency. For planning purposes only, we recommend that temporary cut slopes be no steeper than 1.5H:1V (horizontal:vertical) in the existing fill or alluvial deposits located above the ground water table. Stable cut slopes will be partially dependent on the time of year construction occurs and on ground water conditions. Acceptable slope inclinations should be determined during construction and should be in accordance with Occupational Safety and Health Administration (OSHA) and Washington Industrial Safety and Health Administration (WISHA) guidelines. The above guidelines assume that surface loads such as equipment loads and storage loads will be kept a sufficient distance away from the top of the cut so that the stability of the excavation is not affected. We recommend that this distance be not less than the depth of the cut. It should be expected that excavation faces will experience some sloughing and raveling. Berms, swales, or drainage ditches should be installed around the perimeter. of each excavation to intercept surface runoff and reduce the potential for flow over the top of slopes. If ground water seepage is encountered in the excavations or along the cut slopes then flatter slopes are recommended. At a minimum, slopes exposed to ground water seepage should be flatter than 2H:1 V. Erosion Control The exposed • ground surface will be subject to erosion during wet weather. Preventive erosion control measures that should be implemented on the site include minimizing the area of site disturbance and site grading to avoid concentrated runoff. Preventive sediment transport G e o E n g i n e e r s 10 File No. 0120 - 237 -00- 11301081000 measures that should be implemented along the site boundaries include installation of silt fences, straw bales, or other devices that will trap sediment and prevent it from moving off site. PILE FOUNDATION SUPPORT General We have considered several deep foundation options for supporting the proposed building, including augercast piles and driven steel piles. Augercast piles are generally much more cost - effective than driven steel piles. However, disposal of cuttings will be required. This may significantly impact the cost of augercast piles because of the arsenic contaminated soils at the site. Driven piles may be appropriate for the site; however, ground vibrations from driven piles could damage the nearby structures. We recommend that these issues be evaluated as part of the pile foundation selection process. Vertical Capacity The proposed building can be satisfactorily supported on augercast piles or driven steel piles that extend below the potentially liquefiable soils. The piles will derive their capacity largely from friction within the soils encountered below a depth of about 45 feet. We recommend that the piles extend at least 10 feet below the potentially liquefiable soils. Structural loading information is not currently available; therefore, recommendations are presented for a range of loads and pile diameters. A tabulation of the pile lengths and allowable axial pile capacities for augercast and driven steel pipe piles are presented in the following table. We recommend against installing longer piles because the soils in the area typically become softer and looser below the recommended pile lengths. • Pile Diameter Pile Length (feet) Allowable Pile Capacity (kips) Downward Uplift 14 -inch augercast 55 46 40 60 • . 66 55 18 -inch augercast 55 63 52 60 88 71 24 -inch augercast 55 106 80 60 126 95 14 -inch steel pipe 55 58 39 60 74 52 18 -inch steel pipe 55 81 50 60 104 66 These allowable pile capacities apply to all long -term live and dead loads and may be increased by one -third for transient loading conditions, such as wind or seismic forces. The G e o E n g i n e e r s 11 File No. 0120 - 237 -00 -1130 \081000 iL�: ��f' �` �i'f.'... ��t*_ 4. �! m:-l: P' 7�i !!?;::'t;.';:'?A:Y;�rY;ksSiY:' M�' Y,'•`: it+�:�u {LtS�r°- ?E °'r•rs.w�..� recommended penetrations also take into account the potential loss of frictional capacity in the potentially liquefiable sands encountered to a depth of about 45 feet below ground surface. The allowable pile capacities are based on the strength of the supporting soils for the penetrations indicated and include an appropriate factor of safety. The capacities apply to single piles. If piles within groups are spaced at least three -pile diameters apart on center, no reduction for pile group action need be made. The structural characteristics of the pile materials and structural limitations may impose more stringent limitations and should be evaluated by the structural engineer. If the augercast piles are designed to resist uplift loads, we recommend that a single reinforcing bar be centered in the pile and installed the entire length of the augercast pile to develop uplift capacity. It should be noted that the recommended pile penetrations and allowable capacities presented above are based on assumed uniformity of subsurface soil conditions at the site. There may be unexpected variations in the depth to, and characteristics of, the supporting soils across the site. Accordingly, we recommend that pile installation be monitored by a member of our staff to observe installation procedures and evaluate the adequacy of individual pile installations. Lateral Capacity General. Resistance to lateral loads can be developed by passive pressure on the face of the pile caps and other below -grade foundation elements. Passive soil resistance of the pile caps and buried grade beams can be computed using an equivalent fluid density of 300 pounds per cubic foot (pcf) for a level backfill surface, provided the backfill is compacted to at least 95 percent of maximum dry density (ASTM D- 1557). This value incorporates a factor of safety of about 1.5. Sliding friction on the base of pile- supported foundation elements should be ignored since full contact with the underlying soil cannot be assured. As discussed under the "Seismic Considerations" section of this report, lateral spreading is expected to occur in the upper 35 to 45 feet of the soil deposits. The potential lateral spreading zone is located within 400 feet of the Duwamish River. Based on the current development plan, the western 200 feet of the building is located in the lateral spreading zone. The piles outside of this zone will provide lateral support during an earthquake. However, the piles within the lateral spreading zone will only provide vertical load - carrying capacity if lateral spreading occurs. Additionally, lateral spreading will result in soil pressures developing on the piles within this zone. Lateral spreading will also result in differential lateral movement across the building. In order to reduce these effects, we recommend that the individual pile caps be tied together with grade beams. This will allow transfer of the lateral spreading loads and building internal forces to the piles and grade beams outside of the lateral spreading zone. These loads will also be transferred to the grade beams located within the lateral spreading zone. Piles Outside of the Lateral Spreading Zone. The following table presents allowable lateral pile capacities and maximum bending moments for the augercast and driven steel pipe piles located outside of the lateral spreading zone. The capacities and moments are provided for a G e o E n g i n e e r s 12 File No. 0120.237 -00- 1130 \081000 .. <..,,n....:aYm7 e: n!.: uy±' �u45"i^ ?w^ a*. tt^" 7! fsii '- Ri?:r'rzvn:.r•- �?w.g•prraa; range of pile head deflections and assume that the piles are free to rotate at the pile cap. It should be noted that these capacities are preliminary since some of the piles may need to be designed to include transfer of load from the piles inside of the lateral spreading zone, as discussed below. Pile Diameter Pile Head Deflection (inches) Allowable Lateral Pile Capacity (kips) Maximum Bending Moment (kip -feet) 14 -inch augercast '/2 7.5 • 26 1 15 53 18 -inch augercast %2 11 47 1 22 95 24 -inch augercast '/2 18 97 1 36 195 14 -inch steel pipe %2 11 46 1 22 91 18 -inch steel pipe '/2 15 70 1 30 140 Notes 'Analysis assumes steel pipe thickness of 0.375 inches. The maximum bending moment will occur approximately 7 to 9 feet below the top of pile and will diminish with depth. For augercast piles, we recommend that reinforcing be installed to a minimum depth of 21 feet, 25 feet and 32 feet for 14 -, 18 -, and 24- inch - diameter piles respectively to resist bending moments associated with lateral loading. The above values are based on a minimum pile spacing of six pile diameters. We can provide additional lateral pile design values if a closer pile spacing is used. Piles Inside of the Lateral Spreading Zone. The evaluation of lateral pile capacities for piles located inside of the lateral spreading zone will be a function of the building inertial forces, the soil pressure applied to the piles as a result of lateral spreading, and the tolerable lateral displacement of the structure. In general, the piles should be designed to withstand the additional soil pressures resulting from lateral spreading soil. The piles will not provide lateral support for the building if lateral spreading occurs. Therefore, lateral load will be transferred to the pile caps and grade beams inside of the lateral spreading zone and to the piles, pile caps and grade beams outside of the lateral spreading zone. An interactive design process with the structural engineer is required for these piles because the soil pressure applied to the piles is dependent on the tolerable lateral displacement of the structure and the distance of the pile from the Duwamish River. Lower soil pressures, and resulting bending moments, generally develop on the piles if the building is designed to account for larger lateral displacements. The bending moments in the piles are generally larger than the G e o E n g i n e e r s 13 File No. 0120- 237 -00- 1130\081000 moments on the piles outside of the lateral spreading zone. Therefore, it is likely that the diameter of the piles will be larger than the piles located outside of this zone. The design procedure generally consists of the following steps: 1. Determine tolerable lateral displacement of the structure. 2. Evaluate lateral Toad and bending moment in the piles based on tolerable building displacement and free -field lateral spreading displacement. As discussed previously, lateral spreading displacement decreases as a function of the distance between the building and the Duwamish River. This step should be completed once the pile type and pile cap locations have been selected for the project. 3. Evaluate contribution of lateral capacity from pile caps and grade beams inside the lateral spreading zone. 4. Determine amount of load transfer to the piles, grade beams and pile caps outside of the lateral spreading zone. 5. If the available lateral capacity cannot be achieved, then larger diameter piles and/or larger pile caps and grade beams need to be designed. Go back to Step 2 and select a larger pile diameter or go back to Step 3 and select wider and/or deeper embedded pile cap and grade beam elements. 6. Determine if grade beams are sufficient to allow for transfer of lateral load determined in Step 4. We are available to assist the structural engineer with this analysis as the building concept and design progresses. Settlement Pile settlements are expected to be essentially elastic in nature and occur as loads are applied. Total settlement of piles constructed as recommended is not expected to exceed about 1 inch, while differential settlements between comparably loaded piles are not expected to exceed about 50 percent of this value. Post - construction settlements are expected to be less than 1/2 inch. Pile Installation Augercast Piles. Augercast concrete piles should be installed to the recommended penetration using a continuous - flight, hollow -stem auger. As is common practice, the pile grout is pumped under pressure through the hollow stem as the auger is withdrawn. Reinforcing steel for bending and uplift is placed in the fresh grout column immediately after withdrawal of the auger. An advantage of the augercast pile installation method is that it causes relatively little vibration. We recommend that the augercast piles be installed by a contractor experienced in their placement and using suitable equipment. Grout pumps should be fitted with a volume - measuring device and pressure gauge so that the volume of grout placed in each pile and the pressure head can be easily determined. While grouting, the rate of auger withdrawal should be uniform and controlled such that the volume of grout pumped is equivalent to at least 115 percent of the G e o E n g i n e e r s 14 File No. 0120- 237 -00 - 1130 \081000 1 theoretical hole volume. A minimum grout line pressure of 100 psi and a minimum grout head of 10 feet (depth of auger in ground when grout return is observed) should be maintained. We recommend that there be a waiting period of at least eight hours between installation of piles spaced closer than 10 feet center -to- center in order to avoid disturbance of concrete undergoing curing in a previously cast pile. Obstructions may be encountered during pile installation in the dredged -fill located along the southern portion of the site. If the auger cannot be advanced beyond the obstruction, the pile location will need to be moved during construction. There may be unexpected variations in the depth to and characteristics of the supporting soils across the site. In addition, no direct information regarding the capacity of augercast piles (e.g., driving resistance data) is obtained while this type of pile is being installed. Accordingly, we strongly recommend that we be retained to monitor drilling operations, record indicated penetrations into supporting soils, monitor grout injection pressures, record the volume of grout placed in each pile relative to the calculated volume of the hole, and evaluate the adequacy of each pile installation. Driven Piles. We recommend that the piles be installed with a pile- driving hammer having a minimum rated energy of at least 15,000 foot - pounds per blow. To develop the indicated downward capacity, the piles should be driven to the penetration recommended or to refusal, whichever occurs first. We should be notified if refusal occurs at less than the recommended penetrations so that we can consider potential reduction in the uplift capacity. Refusal criteria are dependent on the driving hammer characteristics, capacity required, group action and other factors. When the hammer has been selected, we can analyze these characteristics to evaluate appropriate refusal criteria. The recommended vertical capacities for the piles should be verified using pile driving criteria based on a minimum number of blows for the last 3 inches of driving. Driving to blow counts in excess of the recommended driving criteria should not be permitted so that the piles are not overstressed. We have not completed explorations within the 1992 soil stabilization area. Predrilling of the stabilized soils may be required into order to install the piles. The need for predrilling can be evaluated as the design of the project progresses. Also, obstructions may be encountered in the dredged -fill located along the southern side of the site. We recommend that the pile installation be monitored by a member of our staff who would observe installation procedures, maintain driving records, and evaluate the adequacy of each pile. Impact of Driven Pile Installation. The proximity of nearby existing buildings may pose a concern as a result of perceived vibration damage during pile installation. The level of ground vibrations induced by pile driving depends primarily on the hammer energy, pile type and size, soil type, and distance from the pile. In particular, pile driving can cause felt and measurable vibrations for up to several hundred feet from the pile. Minor architectural or GeoEn.gineers 15 File No. 0120- 237 -00 -1130 \081000 .... ...s.....,a..........- ...:...,:... ,.._Y. -... , imam«.. T. - ....:..- ...,.... _,.,.....: .w»sea.i«; 'vu!o„VI'Vf P.YM,73 • cosmetic damage (Le., small cracks in walls) at moderate distances and structural damage at close distances to pile driving operations can occur. We recommend that a detailed preconstruction condition damage survey of nearby structures be completed to document structural and cosmetic building conditions. We also recommend that ground vibrations be closely monitored at the beginning of pile installation. The information obtained from this program could be used to modify the pile installation program should the level of vibration become too high. Vibration monitoring can be accomplished by means of a portable oscillograph designed to measure velocity (or displacement and acceleration) in three orthogonal directions as a function of time. The stations for the oscillograph should be positioned at various distances from the pile driving operations in the direction of buildings. Measurement of vibrations on these structures would also be useful. We recommend that the average peak particle velocity during pile driving measured at the structures be limited to 0.5 inches per second. The maximum instantaneous peak particle velocity during pile driving should be less than 1 inch per second. SHALLOW FOUNDATION SUPPORT We understand that shallow foundations may be used for lightly loaded structures (i.e., canopy foundations) and retaining walls. We recommend that conventional spread footings bear on a minimum of 2 feet of structural fill, placed and compacted as described in a previous section. Exterior footings should be founded at least 18 inches below the lowest adjacent finished grade; interior footings should have a minimum embedment of 12 inches. Individual spread footings should have a minimum width of 2 feet. Continuous strip footings should be at least 18 inches wide. Isolated and continuous footings dimensioned as recommended above and underlain by at least 2 feet of compacted structural fill can be designed for an allowable soil bearing pressure of 2,000 pounds per square foot (psf). This bearing pressure applies to the sum of all dead plus long -term live loads, excluding the weight of the footing and any overlying backfill. These values may be increased by one -third when earthquake or wind loads are considered. We anticipate that settlements of structures supported on footings designed and constructed as recommended will not exceed about 1 inch. Differential settlements should be less than about '/2 inch. These settlements are expected to occur rapidly as the loads are applied. As discussed in the section entitled "Seismic Considerations," additional settlement resulting from liquefaction of the underlying soil may occur during an earthquake. We recommend that, where practical, structures not be supported by combined piles and shallow footings to limit the potential differential settlement between the two support systems. Where structures are supported by a combination of shallow footings and piles, we recommend a hinge be provided to allow for differential settlements on the order of 2 to 4 inches. Lateral resistance on the face of embedded foundation elements can be computed using an equivalent fluid density of 300 pounds per cubic foot (pcf) for a level backfill surface, provided the backfill is compacted to at least 95 percent of maximum dry density (ASTM D- 1557). G e o E n g i n e e r s 16 File No. 0120- 237 -00 -1130 \081000 Frictional resistance should be evaluated using 0.4 for the coefficient of base friction. These values incorporate a factor of safety of about 1.5. FLOOR SLAB SUPPORT In our opinion, the floor slabs may be supported on -grade over a compacted structural fill pad. However, in order to reduce the potential for distress related to liquefaction- induced settlement, the floor slabs should be supported on piles. The relative merits, costs and risks of these support alternatives should be considered in the design of the buildings. For on -grade floor slabs, the exposed subgrade should be proofrolled, preferably during dry weather, to achieve a density of at least 92 percent of maximum dry density before placing additional structural fill. If less than 1 foot of new fill is to be added, we recommend that the top foot of the existing subgrade soil be compacted to 95 percent of maximum dry density. All new structural fill should be placed and compacted to at least 95 percent of maximum dry density. We recommend that a representative from our firm observe the subgrade to assess the adequacy of surface preparation. Structural fill should be placed and compacted as described previously. A modulus of subgrade reaction of 100 pounds per cubic inch (pci) is recommended for concrete slabs supported on at least 1 foot of compacted structural fill. We recommend that the on -grade or pile supported slabs be directly underlain by 6 inches of granular base course material consisting of /, -inch minus crushed rock or gravel containing less that 3 percent fines. The base course will provide uniform support and serve as a capillary break to reduce moisture migration through the slab. A commercial vapor barrier should be placed below the slab in areas where moisture control is critical, such as where adhesives are used to anchor carpet or tile to the slab. A 2 -inch thickness of clean sand should be placed over the vapor barrier to protect it during construction and to aid in uniform curing of the concrete. The structural engineer should be consulted if the contractor proposes deleting the 2- inch -thick layer of sand. We estimate that settlement of floor slabs will be about 1 inch or less for floor loads up to 250 psf. We expect that settlements will occur fairly rapidly upon application of loads. During a seismic event, settlement of on -grade floor slabs will likely occur as discussed under "Seismic Considerations." RETAINING WALLS We recommend that for building walls and other retaining walls which will provide grade transitions be designed for lateral pressures based on an equivalent fluid density of 35 pcf (pounds per cubic foot). This assumes that the walls will not be restrained against rotation when backfill is placed. If the walls are restrained against rotation, we recommend using an equivalent fluid density of 55 pcf. The above - recommended lateral soil pressures do not include the effects of surcharges such as floor loads, traffic loads or other surface loading. A lateral force coefficient of 0.35 should be used for accounting for surcharge effects. The lateral pressure experienced by G e o E n g i n e e r s 17 File No. 0120 - 237 -00- 1130 \081000 Nh.Y'YroP�N4 °.2h*.?Irfa `Y;13i.:`Lbs.N. 1M ?YrW '1 the wall due to surcharge loading is calculated by multiplying the lateral force coefficient and the surcharge load. In settlement sensitive areas behind walls (e.g., beneath on -grade slabs), the upper 2 feet of fill behind the walls should be compacted to at least 95 percent of the maximum dry density determined in accordance with ASTM D -1557. At other locations and below a depth of 2 feet, wall backfill should be compacted to between 90 and 92 percent of ASTM D -1557. Measures should be taken to prevent overcompaction of the backfill behind the wall. The recommended equivalent fluid density assumes a free - draining condition behind the wall. This may be accomplished by placing an 18- to 24- inch -wide zone of sand and gravel containing less than 5 percent fines behind walls where there is a potential for accumulation of water. We recommend that perimeter drains be installed at the base of subsurface walls to remove water for the granular backfill as described below in "Drainage Considerations." DRAINAGE CONSIDERATONS Ground water was encountered in the explorations at depths of about 12 feet below the ground surface. Excavations at the site are not expected to extend below this depth. "Perched" ground water may be encountered above this depth if work takes place during or immediately following extended wet weather. We anticipate that the "perched" water can be handled during construction by ditching and sump pumping, as necessary. All collected water should be routed to suitable discharge points. We recommend that retaining wall footings be constructed with drains. The drains should consist of perforated pipe a minimum of 4 inches in diameter enveloped within a minimum thickness of 4 inches of washed gravel drain rock. A nonwoven geotextile fabric will not be needed provided the granular drain rock is placed with structural fill. A nonwoven geotextile fabric such as Mirafi 140N, Polyfelt TS600 or Trevira 1112 should be placed between the drain rock and native soils to prevent movement of fines into the drainage material. We recommend that finish surfaces adjacent to the buildings be sloped so that surface drainage flows away from the buildings. All roof drains and retaining wall drains should be connected to tightlines that discharge into the storm sewer disposal system. Roof drains should be kept separate for retaining wall drains. LIMITATIONS We have prepared this report for use by Boeing Realty Corporation and their consultants in design of a portion of this project. The data and report should be provided to prospective contractors for estimating purposes, but our report, conclusions and interpretations should not be construed as a warranty of the subsurface conditions. If there are any changes in the loads, grades, locations, configurations or type of facility to be constructed, the conclusions and recommendations presented in this report may not be fully applicable. If such changes are made, we should be given the opportunity to review our conclusions and recommendations and to provide written modification or verification of these G e o E n g i n e e r s 18 File No. 0120 - 237 -00 -1130 \081000 conclusions and recommendations and to provide written modification or verification of these recommendations. We expect that additional consultation will be necessary to evaluate pile design requirements for the lateral spreading that may occur during the earthquake loading. The design recommendations in this report should therefore be considered preliminary, until our supplemental recommendations are developed. When the design is finalized, we recommend that we be given the opportunity to review those portions of the specifications and drawings which relate to geotechnical considerations to see that our recommendations have been interpreted and implemented as intended. There are possible variations in subsurface conditions between the locations of the explorations and also with time. Some contingency for unanticipated conditions should be included in the project budget and schedule. We recommend that sufficient monitoring, testing and consultation be provided by our firm during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether or not earthwork and foundation installation activities comply with the contract plans and specifications. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in this area at the time the report was prepared. No warranty or other conditions, express or implied, should be understood. G, e o E n g i n e e. r s 19 File No. 0120 - 237-00 -1130 \081000 We appreciate the opportunity to be of service to you on this project. If there are any questions concerning this report or if we can provide additional services, please call. SDS:JJM:pb P: \0 \0120237\00\Finals \0120237008 -s.doc Attachments Four copies submitted GeoEngineers t-� Yours very truly, GeoEngineer , Inc. un D. Stauffer, P.E. ior- Engine e�l` 20 McFadden, P.E. sociate File No. 0120 - 237 -00 -1130 \081000 �+ �' rra�ccw .?�eluia�i�,ikti�GY.�::S�ttv:;za • ._1 w 6 J O. U 0' co .O: co w w= S W 0; • J' u_ Q: }-.w. 2,. Z H 1—O; Z 1—; ▪ LLy ,U Cy ;w W • • 1— U Ci)'S • 0 • - . ' BRIGHTONX4. 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This map is copyrighted by THOMAS BROS. MAPS. It is unlawful to copy or reproduce all or any part thereof, whether for personal use or resale, without perrnission. Geo Engineers VICINITY MAP FIGURE 1 File: L 00 -0058 Drawing #2 • z !_1 U' U O' W I u.., W 0; cf' 2W: I— _ z I.. I-=0 .z I— U 0'. ;w LL: ~ i ell co, ; I_ ‘, 0 APPENDIX A 'S.UBSURFACE EXPLORATIONS File No. 0120 -237 -00 -1130 APPENDIX A SUBSURFACE EXPLORATIONS Subsurface conditions at the site were evaluated by advancing three cone penetrometer test (CPT) probes to depths of 100 feet. The CPT probes were completed by Northwest Cone Exploration on July 25, 2000. Locations of the explorations were determined in the field by measuring distances from existing site features. The locations of the explorations are shown on the Site Plan, Figure 2. The CPT probes were monitored by a geotechnical engineer from our firm. In the cone penetrometer tests, a small- diameter (1.4- inch - diameter) steel tip with adjacent sleeve was continuously advanced with hydraulically- operated equipment. Measurements of tip and sleeve resistance allow interpretation of the soil profile and the consistency of the strata penetrated. The logs of the CPT probes are presented in Figures A -1 through A -3. The logs are based on our interpretation of the field data and indicate the various types of soils encountered. The also indicate the depths at which these soils or characteristics change, although the change may actually be gradual. The densities noted on the logs are based on correlating tip and sleeve resistance with published data and our experience and judgment. G e o E n g i n e e r s A -1 File No. 0120- 237 -00 -1130 \081000 z • HW� 'OO.• uO w W I: LL; w 0 :. u-Q 2d I--W Z �... I= 0' • Z •0 q': tD: IH =U Iii 0 I- O z Depth in feet bgs 10 20 30 40 50 60 70 80 90 100 Test Date : Jul 25, 2000 Location : Boeing Isaacson Site Qt (tsf) 50 100 150 200 250 0 Cone Penetration Test - CPT -1 Fr. Ratio ( %) 1 2 3 4 • Qt normalized for unequal end urea effects Fr Ratio v. 100•Fr(Qt•Sigmev) Oamma 110.1 per Operator : Northwest Cone Exploration 5 -1 PWP (tsf) 3 5 7 Ground Surf. Elev.: 0.00 Water Table Depth : 12.00 IC 9 1.0 1.5 2.0 2.5 3.0 3.5 0 N1(60) (blows /ft) 10 20 30 40 50 After JefFeries and Davies (1991) lo < 1.25 - Oravelly Banda 1.25 <k < 1.90 - dean to silty Band 1.90 <le < 2.54 - Silty sand to Bandy silt 2.54 <le < 2.82 - Clayey ill to silty clay 2.82 <le < 3.22 - Qays } Alter Jet&rka and Davies (1993) FIGURE A -1 PROJECT NO. 0120-237-00 DATE: July 28, 2000 DRAWN BY: Ke)th Brown GeoEngineers Depth in feet bgs Cone Penetration Test - CPT -2 Test Date : Jul 25, 2000 Operator : Northwest Cone Exploration Location : Boeing Isaacson Site 00 10 20 30 40 50 60 70 80 90 100 Qt (tsf) 50 100 150 200 250 0 Fr. Ratio ( %) 1 2 3 4 Qt normalized for unequal end area affects Fr Ratio •• 100•F /(Qt-&gmav) Biome 110.1 pcf PWP (tsf) 1 3 5 7 9 1.0 1.5 A Ground Surf. Elev. ; 0.00 Water Table Depth : 12.00 IC 2.0 2.5 3.0 3.5 0 After J.Redea and Davie, (1991) lc < 1.25 - Gravely rends 1.25 <lc < 1.90 • Clean to silty sand 1.90 cic < 2.54 • Silty sand to sandy silt 2.54 <Ic < 2.82 • Clayey lilt to •1ty day 2.82 <Ic < 3.22 • Clays N1(60) (blows /ft) 10 20 30 40 50 Alter Jatrene, and Davies (1993) FIGURE A -2 PROJECT NO. 0120.237 -00 DATE: July 28, 2000 DRAWN BY: Keith Brown GeoEngineers Z • Z 6 • W J U O 0 to 0 en w W = - F- • l_, W O. 5 u-a = d I-W Z� I-O Z 1— U• � O — • 1— W W 1- lL O W tjZ -• I H1— O z Depth in feet bgs Test Date : Jul 25, 2000 Location : Boeing Isaacson Site Qt (tsf) 00 50 100 150 200 250 0 10 20 30 40 50 60 70 80 90 100 Qt nonmdized for unequal end area effect, Cone Penetration Test - CPT -3 Fr. Ratio ( %) 1 2 3 4 Operator : Northwest Cone Exploration 5 -1 PWP (tsf) 1 3 5 7 9. Ground Surf. Elev. : 0.00 Water Table Depth : 12.00 lc N1(60) (blows /ft) 9 1.0 1.5 2.0 2.5 3.0 3.5 0 10 20 30 40 50 Fr Ratio v. I00•F /(Qt•Sigmev) Gamma 110.1 pcf After letletiee and Davin (1991) lc < 1.25.Gravelly sands 1.25 <lc < 1.90 - Clean to silty card 1.90 <lc < 2.54 - Silty send to sandy tilt 2.54 <lc <2.82- Clayey silt to ally day 2.82 <lc < 3.22 - Clays After lef enies and Davin (1993) FIGURE A -3 PROJECT NO. 0120-237-00 DATE: July 28, 2000 DRAWN BY: Kelth Brown • GeoEngineers Z Hw re 6U UO U �. W= � w w O: U- Q E a w Z Z LLI U • 0 O- O I- w w` I--0 u' O .. Z w � _ O ~ Z 07/11/00 16:08 FAX 253 274 4778 STATE OF WASHINGTON COUNTY OF KING AIII3L ENGINEERS CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -366,5 E -mail: tukplannu.ci.tukwi In. wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss rti el002 The undersigned being duly sworn and upon oath states as follows: I. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or othe representative; then t to enter upon Owner's real property located at Rt 5EQS+ In civgi'lai Watj, i e_ /AUUn7�r C50O /(b - co/ V for the purpose of application review, for the limited time necessary46 complete that purpose. S, Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property unless the loss or damage is the result of the sole negligence of the City. 6. The City shall, at its .discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. 7. Non-responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. Rn /i Q t EXECUTED at Lon) , 0 e� (city), l- -f'1 (state), on UJU..l i-( ‘90,02000 Pill lip to ,, (yhti_I-/- nt e (Pn i Nam DAWN E. SHAVER R . ; `�� COMM. # 1158725 Cn "� ; s'9y Notary Public • California Xi CC k:\1 44, ORANGE COUNTY fn My Gomm, t=Klfitas Oct. 14, 2001 j On this day personally appeared before me executed the foregoing instrument and acknowledged th purposes mentioned therein. Pht l► t o L &Gc)(.YSd ('blvd f ► R. / n dress) L-0/1q a.C.-4 , ��r7 5�_:�� 5 ac/ 1 C 1700 ILIP W. CYBURT VICE PRESIDENT to me known to be the individual who same er voluntary act and deed for the uses and ed SUBSCRIBED AND SWORN TO BEFOR1 ME ON THIS ,AC) DA eF V Lu�('f (,�L JJ 02000 NOTARY PUvU�LIC in and for the Swite o Obi residing at 07 D(* 1�L. �rot7- ' / e My Commission expires on / 0 -I LI -0/ 2 G:tAPPHANUANDUSEAPP4p,an11,doc, 12/0t1/99 it-Lceacit CA. Z 1- Z� • W QQ J U O 0 to 0 W= J W• O 2q LL w d = W H Z. Z I-- I- 0 Z I- U• � ; O � CI I— =U I-- -, w Z U 0 1 z 4 TECHNICAL INFORMATION REPORT Boeing /Isaacson Site 8625 East Marginal Way Tukwila, Washington Prepared for: Boeing Realty Corporation July 14, 2000 Our Job No. 7413 �GHA VS h►I 4w CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES 18215 72ND AVENUE SOUTH, KENT, WA 98032 • (425) 251 -6222 • (425) 251 -8782 FAX �►_- www.barghausen.com EXPIRES 1/7 /LON 1 •1 TABLE OF CONTENTS 1.0 INTRODUCTION /GENERAL INFORMATION A. GENERAL INFORMATION B. RESPONSE TO CORE C. SPECIAL REQUIREMENTS APPENDIX EXHIBIT A VICINITY MAP EXHIBIT B EXHIBIT C EXHIBIT D EXISTING CONDITIONS BASIN MAP PROPOSED CONDITION BASIN MAP FIRM MAP z•, • re W` • JU U O D w ;W=: WO Q. D • id 1-_ z0.. :0 • 2U,. 0. • ..,o ,„, • .O z. _.. 1.0 INTRODUCTION /GENERAL INFORMATION A. GENERAL INFORMATION This report accompanies the application for SEPA determination and a Shoreline Permit. The proposal consists of a building warehouse development located on approximately 9.84 acres. The §ite is located within a portion of the Southwest quarter of Section 33, Township 24 North, Range 4 East, Willamette Meridian within the City of Tukwila. The address is 8625 East Marginal Way South, Tukwila, Washington. The property is rectangularly shaped and is situated between East-Marginal Way South along the eastern frontage, and the Duwamish River along the westerly frontage. The entire property is currently paved. Storm drainage and other utility infra - structure currently exists. The southern, 75 feet more or less of the property, is being utilized as a parking lot. This portion of the property will be not a part of this development. The property contains a mound area within the north - central portion of this site. This approximate 50 -foot by 700 -foot mound, is generally 2 to 3 feet higher than the adjoining elevations. The mound was constructed as a part of a remediation plan during the early 1990's. The proposed project will consist of the demolition of some of the asphalt concrete on the property. The construction of the buildings will feature a dock -high warehouse facility as mentioned above. The construction and installation of the drainage infra - structure will also occur. This drainage infra - structure will convey runoff from roof drainage and related parking and driveway access areas. The project will add less than 5,000 square feet of impervious surface area. Due to the project's location, condition, and direct discharge into the Duwamish River, an exemption from some ofthe requirements is allowable. The 1998 King County Surface Water Design Manual is utilized as a guideline for overall drainage requirements and discussion of Core requirements. 7413.005 /raw z ti Z: mow. u�l � • 00 • cn UuJi W= w 0. 2 gQ (2.) d' =W 1-- _, • Z � Z La D ,O N; WW oi 11, rO Z: W U =` O 1-' z B. RESPONSE TO CORE AND SPECIAL REQUIREMENTS Core Requirement No. 1: Discharge of the Natural Location: The drainage produced from the proposed project site must occur at the natural location. Response: As mentioned, the property currently discharges stormwater runoff to the Duwamish Rivet water way. The existing system currently conveys runoff to the Duwamish River via an existing 48 -inch diameter storm pipe system. The discharge outlet and significant portions of these conveyance facilities will remain. Therefore, the project is in compliance with this Core Requirement. Core Requirement No. 2: Off -site Analysis: All proposed projects must identify the upstream tributary drainage area and perform a downstream analysis, the level of analysis required depending on the problem identified or predicted. Response: There is no significant off -site source of sheetflow tributary runoff from the adjoining properties. As mentioned, a 48 -inch diameter culvert does exist, which conveys stormwater runoff from offsite through the property. The 48 -inch pipe may be modified to accommodate the new construction and to continue the conveyance of the off -site runoff. The pipe modification will not change the existing discharge characteristics. There is no known report of flooding, clogging, erosion, and /or any other capacity problems given this existing storm facility. No capacity problems or other clogging is anticipated to occur within the new development. The project is exempt from Core Requirement No. 2, since the project does not change the rate, volume, duration, or location of discharge to and from the project site. The Core Requirement No. 2 task includes the downstream analysis for a Level 1 Report. Therefore, the project is exempt from this analysis as well. The stormwater do, however, enter the Duwamish River at the southeast corner of the site. Core Requirement No. 3: Proposed project must provide runoff control to limit the developed condition peak rate of runoff to the pre - development peak rate for a specific design storm event based on the proposed project site's existing runoff condition, and install biofiltration measure. Response: Since the project discharges to the Duwamish Rivers below mile 6 of the Boeing access road, this project is exempt from flow control performance, as outlined in the 1998 King County Surface Water Design Manual. Regardless of the downstream position, the project is also exempt given the less than 5,000 square feet of new impervious area to be added. Core Requirement No. 4: Conveyance System: All new conveyance systems for a proposed project must be analyzed, designed, and constructed for existing tributary off-site runoff and developed on -site runofffrom the proposed project. Response: All new pipe systems will be designed to convey and contain the 25 -year return storm peak flow. An analysis will be performed to provide for an overflow from a 100 -year runoff event to ensure that the project does not create or aggravate a flooding problem or severe erosion problem. The existing off -site conveyance system need not be -2- 7413.005/raw Pr 'oYX » L�. A6W. r+ �f.: .fli:E�toSQ!i.'i'Q�h'itMl analyzed in accordance with the manual. All methodology utilized to size the conveyance system will be done in accordance with the acceptable practices. Core Requirement No. 5: Erosion /Sedimentation Control Plan: All engineering plans for the proposed project that propose to construct new, or mods existing drainage facilities, must .include a plan to provide all measures for the control of erosion and sedimentation daring construction and to permanently stabilize soils exposed during construction. Response: Erosion and Sedimentation Control Plans will be provided for this project. The plan will be tailored to meet the requirements of this site and development criteria. The erosion control measures will include clearing limits, traffic area stabilization, sediment retention, surface water controls and dust controls. Provisions for sequencing, construction, maintenance, and final stabilization compliance will be included. Core Requirement No. 6: Maintenance and Operation: Maintenance of all drainage facilities constructed or modified by a proposed project is the responsibility of the property owner. Response: A new Maintenance and Operations Control Manual will be provided for this project. This new drainage facility will be maintained as private property and a manual will be prepared. This manual will be tailored to meet the facility requirements and maintenance of specific features. -3- 7413.005 /raw C. SPECIAL REQUIREMENTS Special Requirement No. 2: Water Quality Water quality controls are required for this project. This will consist of collecting and z conveying the runoff from the parking driveway and vehicle operations area to a treatment system. The 1998 King County Surface Water Design Manual will be utilized as a guide ;1_- w in the design of this system. Design of this facility will also be in accordance with the ft g best management practices and tailored to fit the specific requirements of the pavement and the areas contributing. 0 0 co 0 w= Special Requirement No. 3: Other Adopted Area Specific Requirements J F. Weknow of no other area specific requirements for this project. Therefore, the project is w O 2 in compliance with the Special Requirement No. 3. u_¢ Special Requirement No. 4: Floodplain, Floodway Delineations to 0 1— w The project is not situated within the 100 -year floodplain of the Duwamish River. Flood z !..` elevations are indicated to be approximately 8.5 given the FIRM map. Minimum Z O'. property elevations are approximately 13 to 14. w w! Special Requirement No. 5: Flood Proof Protection Facilities 0 0 Y; No flood levies, revetments, or berm, are evident on the property. Therefore, this project w w` is in compliance with this requirement. t=— ?: O Special Requirement No. 6: Source Controls 0 N. This project is subject to a source control review. This project will provide water quality Z source controls applicable to the development. These features will be site - specific in accordance with the 1998 King County Stormwater Pollution Control Manual. Special Requirement No. 7: Oil Control Subject property development is considered as a high use site since greater than 100 vehicles per 1,000 feet of gross building area, and/or the possible maintenance storage and use of the site by a fleet of 25 or more diesel vehicles, heavy trucks, buses, etc, may exist. The project is required to treat the runoff from the high use portion site using oil control treatment options in accordance with the 1998 King County Surface Water Design Manual. This facility treatment features may include catch basin inserts, sand filter, and/or oil /water separators. -4- 7413.005 /raw y • APPENDIX A VICINITY MAP • APPENDIX A VICINITY MAP Job Number 7413 Sheet of 1 Designed Drawn Checked Approved Date Scale: Horizontal Vertical 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251 -6222 (425)251 -8782 FAX CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONIENTAL SERVICES For: Title: VICINITY MAP MY6ttR ,M3F:M�'lutYL�.+'�tFR:°,*Y.M1: Z Q1 61-1 6 J U UO U W =. J V% LL ' W O' Q D. d �.. W Z O: Z I— ILI U• 0 ON a W w O .. Z = O 1- z !;; APPENDIX B EXISTING CONDITIONS BASIN MAP • File: L 00 -0058 Drawing #3 APPENDIX C PROPOSED CONDITION BASIN MAP •Z a .. Z..'. W :U O` u) W! • W LL •W 0; LLa: F- W: F- a Z F-; • U N: ;W w` F-U LL H: 0 Z !-, `Z File: L 00 -0058 Drawing #4 z iH Z. re w J U: UO UCI; J H: CO LL W O; cpa I- w: Z o: 'Z ux !Ill id, U • z, to Nl 0 F-- t z APPENDIX D FIRM MAP /4?5r, Aft eX/4 i ?" 2 - /o, ^�U J W z a z z ZONE AE ZONE X CORPORATE LIMITS ZONE X CITY OF TUKWILA 530091 RM128 CORPOR/ _ et- 7/.s 30TH AVENUE SOUTH ZONI BOE ZONE X 108TH STREET z z ~ W tY� JU O 0 W 0 • W W= F- � LL w 2 gQ � 0 =a � W z= F- F-O z w F- • D. U ci ON W• W w U= O ~ z A ELEVATION REFERENCE MARKS REFERENCE'ELEVATION MARK ,.(FEET NGVD) DESCRIPTION OF LOCATION RM128 14.93 A chiseled square on concrete footing of southwest corner of cyclone fence around Boeing Development Center. RM140 16.97 A chiseled cross on top_.._concrete footing of southeast leg of steel lower for power line; 500 feet west of State Route 99 and 1,000 feet north of Duwamish Drive -In Theatre. ;E ,:t/e9- Z5,44-5c #i "'01 /-7,e,#vr Melt) ex RM142 26.27 A chiseled cross on top of left downstream end of concrete pier of steel highway bridge. P-2 op 47033'4! RING COUNTY UNINCORPORATED AREAS 530071 ZONE X 47 °30'00" 122 °15'00" To determine if flood insurance is available. contact an insurance agent or call the National Flood Insurance Program at (800) 638 -6620. APPROXIMATE SCALE IN FEET 1000 0 1000 f—i r-•—r r—i Ze7 C /�G. /54-9-5t/t/ ice / 7(/ 5/�P- 3 '..' �G.;:. 5• aijniv�xn;,' t. i. S +9`x'.l>s�h,8&1Y' +A';dSUi+h1Si4 J+i•A'i.51 ".r.vY _ Ym NATIONAL FLOOD INSURANCE PROGRAM FIRM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 645 OF 1125 (SEE MAP INDEX FOR PANELS NOT PRINTED) CONTAINS: COMMUNITY NUMBER PANEL SUFFIX KING COUNTY, UNINCORPORATED AREAS 530071 0645 F SEATTLE. CITY OF 530089 0645 F TUKWILA, CITY OF 630091 0645 F MAP NUMBER 53033C0645 F MAP REVISED: MAY 16,1995 -Federal-Emergency-Management-Agency- } 122 °15'00" 47 °33'45" Lake Washington KING COUNTY (INCORPORATED AREAS 530071 LEGEND SPECIAL FLOOD HAZARD AREAS INUNDATED BY 100 —YEAR FLOOD ZONE A No base flood elevations determined. ZONE AE Base flood elevations determined. ZONE AH Flood depths of 1 to 3 feet (usually areas of ponding); base flood elevations determined. ZONE AO Flood depths of 1 to 3 feet (usually sheet flow on sloping terrain); average depths determined. For areas of alluvial fan flooding, velocities also determined. ZONE A99 To be protected from 100 -year flood by Federal flood protection system under construction; no base elevations determined. ZONE V Coastal flood with velocity hazard (wave action); no base flood elevations determined. ZONE VE Coastal flood with velocity hazard (wave action); base flood elevations determined. FLOODWAY AREAS IN ZONE AE OTHER FLOOD AREAS ZONE X Areas of 500 -year flood; areas of 100 -year flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 100 -year flood. OTHER AREAS ZONE X Areas determined to be outside 500 -year floodplain. ZONE D Areas in which flood hazards are undetermined. UNDEVELOPED COASTAL BARRIERS Identified 1983 Coastal barrier areas are Flood Hazard Areas. 1\ \ Identified Otherwise 1990 Protected Areas normally located within or adjacent to Special O O (EL 987) RM7 X • M2 97 °07'30 ". 32 °22'30" Flood Boundary Floodway Boundary Zone D Boundary Boundary Dividing Special Flood Hazard Zones, and Boundary Dividing Areas of Different Coastal Base Flood Elevations Within Special Flood Hazard Zones. Base Flood Elevation Line; Elevation in Feet. See Map Index for Elevation Datum. Cross Section Line Base Flood Elevation in Feet Where Uniform Within Zone. See Map Index for Elevation Datum. Elevation Reference Mark River Mile Horizontal Coordinates Based on North American Datum of 1927 (NAD 27) Projection. NOTES This map is for use in administering the National Flood Insurance Program; it does not necessarily identify all areas subject to flooding, particularly from local drainage sources of small size, or all planimetric features outside Special Flood Hazard Areas. Coastal base flood elevations apply only landward of 0.0 NGVD, and include the effects of wave action; these elevations may also differ significantly from those developed by the National Weather Service for hurricane evacuation planning. i• ISSUED BY TRANSNATION TITLE INSURANCE COMPANY COMMITMENT FOR TITLE INSURANCE Transnation A LANDAMERICA COMPANY Transnation Title Insurance Company, an Arizona Corporation, herein called the Company, for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the exceptions and conditions and stipulations shown herein, the Exclusions from Coverage, the Schedule B exceptions, and the conditions and stipulations of the policy or policies requested. (See reverse side of this cover and inside of back cover for printed Exclusions from Coverage and Schedule B exceptions contained in various policy forms.) This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsements and is subject to the Conditions and Stipulations on the back of this cover. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. IN WITNESS WHEREOF, TRANSNATION TITLE INSURANCE COMPANY has caused its corporate name and seal to be hereunto affixed by its duly authorized officers on the date shown in Schedule A. NOTE: THE POLICY COMMITTED FOR MAY BE EXAMINED BY INQUIRY AT THE OFFICE WHICH ISSUED THE COMMITMENT, AND A SPECIMEN COPY OF THE POLICY FORM (OR FORMS) REFERRED TO IN THIS COMMITMENT WILL BE FURNISHED PROMPTLY UPON REQUEST. Commitment - WA Cover 1:-. _..,.- • II" 4 -r•- //1 /In% TRANSNATION TITLE INSURANCE COMPANY noonim At By: Attest: President aia,,d<?..., Secretary J ti z IZl t 6 _.I0 00 co o LU J= H �w ' w0 ¢ co =d �w z1.— 1— 0. Z 1—: w ul 2o U O D` o I-. III w. i- 0; wz O z TRANSNATION TITLE INSURANCE COMPANY 14450 N.E. 29TH PLACE BELLEVUE:, WA 98007 Prepared for: LAND AMERICA 888 W 6TH ST LOS ANGELES, CA 90017 Attn: AMY STRAIT Transnation No. 868382 Customer Reference: 99000566 Escrow No. Seller Buyer/Borrower ,Byr-V14 1; For service on this order call: (425) 646 - 8589/1 - 800 - 441 -7701 JOHN W. JONES, MARK S. NIKLASON or J. JAY PUGH (FAX #(425) 646 -8593) . BoeingCo. SECOND COMMITMENT SCHEDULE A EFFECTIVE DATE: June 29, 2000 at 8:00 A.M. 1. Policy or policies to be issued: Amount ALTA Owner's Policy Extended Policy Proposed Insured: TO BE DETERMINED (SEE NOTE 2) TO BE DETERMINED Premium (SEE NOTE 1) Tax Premium (SEE NOTE 1) Tax 2. Title to fee simple estate or interest in said land is at the effective date hereof vested in: THE BOEING COMPANY, A DELAWARE CORPORATION 3. The land referred to in this commitment is described as follows: See "LEGAL DESCRIPTION:" z Hz 6 .0 O N O. W= cOu; w • u.¢• D.. 2 O' F— W _ . Z �..; • O: • suj 2 Di Z I- � H V' u. O .. Z U= O~ z 11 Order No. 868382 LEGAL DESCRIPTION: THAT PORTION OF THE JOHN BUCKLEY DONATION CLAIM NO. 42 IN TOWNSHIP 24 NORTH, RANGE 4 EAST, W.M., AND OF ABONDONED CHANNEL OF THE DUWAMMISH RIVER, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF THE HENRY VAN ASSELT DONATION CLAIM NO. 50 WITH THE SOUTHWESTERLY LINE OF EAST MARGINAL WAY. SAID POINT OF INTERSECTION BEING 2,470.01 FEET, MEASURED ALONG SAID SOUTH LINE, WESTERLY OF THE EAST LINE OF SECTION 33, TOWNSHIP 24 NORTH, RANGE 4 EAST, W.M.; THENCE NORTH 23 °40'40" WEST ALONG SAID SOUTHWESTERLY LINE 379.39 FEET TO THE SOUTHEAST CORNER OF A TRACT OF LAND DEEDED TO ISAACSON IRON WORKS BY DEED RECORDED UNDER AUDITOR'S FILE NO. 4739857, AND THE TRUE POINT OF BEGINNING; THENCE NORTH 23 °40'40" WEST ALONG SAID SOUTHWESTLY LINE 987.259 FEET, MORE OR LESS, TO AN INTERSECTION WITH THE SOUTHERLY LINE OF A TRACT OF LAND DEEDED TO BETHLEHEM PACIFIC COAST STEEL CORPORATION BY DEED RECORDED UNDER AUDITOR'S FILE NO. 3935187; THENCE ALONG THE SOUTHERLY LINE OF SAID DEEDED TRACT ON THE FOLLOWING COURSES AND DISTANCES: NORTH 64 °49'45" WEST 186.84 FEET; THENCE SOUTH 89 °39'25" WEST 434.79 FEET; THENCE SOUTH 00 °20'35" EAST 348.52 FEET; THENCE SOUTH 89 °39'25" WEST 490.00 FEET; THENCE SOUTH 00 °20'35" EAST 80.82 FEET; THENCE SOUTH 89 °39'25" WEST 85.43 FEET TO THE EASTERLY LINE OF THE RIGHT -OF -WAY OF COMMERCIAL WATERWAY NO. 1, KNOWN AS DUWAMISH WATERWAY, AND THE SOUTHWEST CORNER OF SAID DEEDED TRACT; THENCE SOUTHEASTERLY ALONG SAID EASTERLY LINE TO THE WESTERLY PRODUCTION OF THE SOUTH LINE OF SAID TRACT DEEDED UNDER AUDITOR'S FILE NO. 4739857; THENCE EAST ALONG SAID SOUTH LINE AND ITS PRODUCTION TO THE TRUE POINT OF BEGINNING; EXCEPT THEREFROM THAT PORTION OF THE JOHN BUCKLEY DONATION LAND CLAIM IN TOWNSHIP 24 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING ON THE WEST LINE OF EAST MARGINAL WAY AT ITS POINT OF INTERSECTION WITH A LINE PARALLEL WITH AND 1,497.9 FEET SOUTH OF THE NORTH LINE OF SAID LAND CLAIM AND RUNNING THENCE ALONG THE WEST LINE OF SAID EAST MARGINAL WAY NORTH 23 °40'40" WEST 562.84 FEET; THENCE NORTH 64 °49'45" WEST 186.84 FEET; THENCE SOUTH 89 °39'25" WEST 434.79 FEET; THENCE SOUTH 00 °20'35" EAST 348.52 FEET; THENCE SOUTH 89 °39'25" WEST 490 FEET; THENCE SOUTH 00 °20'35" EAST 80.82 FEET; THENCE SOUTH 89 °39'25" WEST 85.43 FEET TO A POINT IN THE EASTERLY LINE OF THE RIGHT -OF -WAY OF COMMERCIAL WATERWAY NO. 1, KNOWN AS DUWAMISH WATERWAY; THENCE SOUTHEASTERLY ALONG SAID EASETERLY LINE BY A CURVE TO THE RIGHT WITH A RADIUS OF 1,969.12 FEET, FOR A CHORD DISTANCE SOUTH 18 °21'22" EAST 174.49 FEET; THENCE NORTH 89 °45'34" EAST 558.82 FEET; Page 2 ._.�_ z w 6 00 o. (/) U1 Ill J H. �w w0 gas • LL.? to d =w = Z �. 1--0 Z w. 2 _ 0 I- wW U b .Z w O~ Z • Order No. 868382 THENCE SOUTH 00 °20'35" EAST, 1.00 FOOT; THENCE NORTH 89°39'25" EAST 789.00 FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. Page 3 Order No. 868382 SCHEDULE B REQUIREMENTS. Instruments necessary to create the estate or interest to_be insured must be properly executed, delivered and duly filed for record. EXCEPTIONS. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Standard exceptions set forth in inside of back cover. C. Special exceptions: 1. Real Estate Excise Tax pursuant to the authority of RCW Chapter 82.45 and subsequent amendments thereto. As of the date herein, the tax rate for said property is .0178. 2. General Taxes, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent May 1; 2nd half delinquent November 1) Tax Account No. Year Billed Paid Balance 000160 - 0014 -00 2000 $47,048.36 $23,524.18 $23,524.18 The levy code for the property herein described is 2430 for 1999. 3. Noxious Weed Charge, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent May 1; 2nd half delinquent November 1) Tax Account No. Year Billed Paid Balance 000160 - 0014 -00 2000 $2.02 $1.01 $1.01 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: 4. GRANTEE: PURPOSE: AREA AFFECTED:. RECORDING NO.: King County Drainage pipe Strip of land 12 feet in width as described therein 5738283 5. Covenants, conditions and restrictions imposed by King County Superior Court Cause No. 569496, filed September 9, 1963. Page 4 Order No. 868382 O. Matters disclosed by survey recorded under Recording No. 8310049007. (Covers Northerly boundary line) 7. Matter disclosed by survey recorded under Recording No. 9004309031. (Covers Northerly boundary line) 8. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NO.: REGARDING: June ,8 , 1970 6658617 Water and sewer line easement 9. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: December 21, 1976 RECORDING NO.: 7612210676 REGARDING: Private road crossing Right of the State of Washington and to that portion, if any, of the land herein described which lies within the abaridbined channel of the Duwamish River (slip No. 5). 11. Right of the State of Washington in and to that portion, if any, of the land herein described which lies below the line of ordinary high water of Duwamish Waterway. 2. Any change in the boundary or legal description of the land described herein, due to a shift or change in the course of Duwamish Waterway. 13. Rights and easements of the public for commerce, navigation, recreation and fisheries. (14) Any restrictions on the use of the land resulting from the ri?hts of the public or riparian owners to use any portion which is now, or has former- been, covered by water. 15. ANY SERVICE, INSTALLATION, CONNECTION, MAINTENANCE OR CONSTRUCTION CHARGES FOR SEWER, WATER, ELECTRICITY, OR GARBAGE COLLECTION OR DISPOSAL, OR OTHER UTILITIES UNLESS DISCLOSED AS AN EXISTING LIEN BY THE PUBLIC RECORDS. 16. Matters relating to questions of survey, rights of parties in possession, and unrecorded liens for labor or material. An ALTA "as- built" survey must be furnished to this Company which shows the location of all improvements and reveals all encroachments, driveways and easements which encumber the property. We will review the survey and make an inspection of the premises, and will report the results of both the review and the inspection by supplemental report. Page 5 Order No. 868382 NOTE 1: The Company has been asked to issue an owner's policy without disclosure of the liability amount. This commitment shall be effective only when the amount of the policy committed for has been inserted in Schedule A hereof. The forthcoming policy must be issued in an amount at least equal to the full value of the estate insured in accordance with our rating schedule on file in the office of the Washington State Insurance Commissioner. The Company may have further requirements if the undisclosed amount to be insured exceeds the current assessed valuation. NOTE 2: Title will be vested in parties yet undisclosed. When title is vested, their title will be subject to matters of record against their names. END OF EXCEPTIONS Investigation should be made to determine if there are any service, installation, maintenance or construction charges for sewer, water, or electricity. In the event this transaction fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule. CC /amh ENCLOSURES: Sketch Vesting deed All recorded encumbrances •\ —.;c.r 1 �rl 1 l. •• �fJ. ..4•••• ... �. r 7.\ ,.. 3 r _ <2-• oa se Q r.0 h�. .,c 5. A V o •11..( 11 g h 1. • '(Y This sketch is provided, without charge, for your information. It is not intended m show all matters related to the property including, but not limited to, area, dimensions, easements, en- croachments, or location of boundaries. It is not a part of, nor does it modify, the commitment or policy to which it is atxached. The Company assumes NO LIABILITY for any matter related to this sketch. References should be made to an accurate survey for further information. z Q ■ W OC 00 U) 0 U') W V/ LL W �. • G U- J D. a �w /Z F" F- 0 Z cWc U 0 O N' O f--'. W W: 2 V u_O, wZ' O ~; z CL fA STANDARD COVERAGE LOAN POLICY 1990 The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attomeys' Zees or expenses which arise by reason of: 1. (a) Any law, ordinance or govemmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (1) the occupancy, use; or enjoyment of the land; (ii) the character, dimensions or location of any Improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the and or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Dale of Policy. (b) Any govemmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a detect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent danain'unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) whether or not recorded in the public records at Dale of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resutting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, b comply with the applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any claim, which arises out of the transaction vesting in the insured the estate or interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (10- 17 -92) and AMERICAN LAND TITLE ASSOCIATION LEASEHOLD OWNER'S POLICY (10- 17 -92) The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' lees or expenses which arise by reason of: 1. (a) My law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (1) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the affect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any govemmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known 10 the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained it the insured claimant had paid value for the estate or interest insured by this policy. 4. My claim, which arises out of the transaction vesting in the Insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (a) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (b) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (i) to timely record the instrument of transfer, or (ii) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. SCHEDULE B STANDARD EXCEPTIONS SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY - STANDARD COVERAGE AND CLTA STANDARD COVERAGE LOAN POLICY 1. Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may resutl in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession, or claiming to be in possession thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey of the land would disclose, and which are not shown by the pubic records. 5. My lien, or right to a lien, for labor, material, services or equipment, or for contributions to employee benefit plans, or liens under workmen's compensation acts, not disclosed by the pubic records. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes; or, (d) water rights, claims or title to water, whether or not the matters excepted under (a), (b), (c) or (d) are shown by the public records. 7. Right of use, control or regulation by the United States of America in the exercise of powers over navigation; any prohibition or limitation on the use, occupancy or improvement of the land resulting from the rights of the public or riparian owners to use any waters which may cover the land or to use any portion of the land which is now or may formerly have been covered by water. 6. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage collection or disposal, or other utilities unless disclosed as an existing lien by the public records. • SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY - EXTENDED COVERAGE 1. Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Underground easements. servitudes or installations which are not disclosed by the public records. 3. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes; or, (d) water rights, claims or title to water, whether or not the matters excepted under (a), (b), (c) or (d) are shown by the public records. 4. Right of use, control or regulation by the United States of America in the exercise of powers over navigation; any prohibition or limitation on the use, occupancy or improvement of the land resulting from the rights of the public or riparian owners to use any waters which may cover the land or to use any portion of the land which is now or may formerly have been covered by water. 5. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity, or garbage collection or disposal, or other utilities unless disclosed as an existing lien by the public records. 1004 -252A XEMESSIONERZWZMILIONISNAMMININF �Z W aa 2 10 00 u, 0 co w J H N LL W O g¢ c0 =d W Z I- 0 Z I— IJJ U• 0 O -. 0 I— WW LL O Z UN O~ Z • 7612210676 Seattle, Wash. •Rev.•& Ren. Dept. No. 23900 P.udit Nu. 79828 PLD 323 -4 -2.82 RAILR2i,v c•.. PRIVATE ROAD CROSSING Dept. No. 31547 THIS AGREEMENT, made and entered into as of the 1st day of March, 1976, by and between OREGON-WASHINGTON RAIL- ROAD & NAVIG:ITION COMPANY, an Oregon corporation, and its lessee, UNIO:J Pr,C ?:'IC RAILROAD COMPANY, a Utah corporation, and I::;RLING'rO:I NORTHERN INC., a Delaware corporation, and CHICAGO, MIL4IAU:;Es, ST. PAUL and PACIFIC RAILROAD COMPANY, a Wisconsin corporation (hereinafter collectively called "Licensor "), and ISAACSON CORPORATION, a Washington corpora- tion (hereinafter called "Licensee "). RECITALS: Under and by virtue of authority heretofore granted by the City of Seattle, the Licensor owns, maintains and operates fcertain railroad tracks in East Marginal Way, Seattle, King CD County, Washington, and the Licensee being located upon property adjacent to said East Marginal Way desires: (a) to construct, maintain and use a private roadway, `- including appurtenant identification signs and drainage 'facilities (hereinafter called "Private Roadway "), across the right of way and over the tracks of the Licensor at Seattle, King County, Washington in the location shown on print No. R -123, dated February 4, 1976, attached hereto, marked Exhibit "A ", and by this reference made a part hereof; and (b) to use, and the Licensor to maintain between the rails of the tracks and for one foot on the outside of each rail, a ninety -six (96) foot wide asphalt concrete crossing (hereinafter called "Crossing ") on said right of way and over said tracks in the location shown on said Exhibit "A" The Private Roadway and Crossing described in subparagraphs (a) and (b) above shall hereinafter be referred to collectively as "Road Crossing ". NOW, THEREFORE, it is mutually agreed by and between the parties hereto as follows* Section 1. LICENSOR GRANTS RIGHT. (a) In consideration of the covenants and agreements herein contained to be by the Licensee kept, observed and per- formed, the Licensor hereby grants to the Licensee, subject to the terms and conditions herein stated, the right tr. con- struct, and thereafter, during the term hereof, to maintain said Private Roadway and to use said Road Crossing across said right of way and over said tracks in the location described in the recitals hereof. (b) Said Road Crossing will serve real property which -1- • • ;,' °�Y'YY' x #•ice _ tt.t l: ''- •yam * - %i,„?t :;:.�.= , .',i,�;j ' 3E j;�. ,. ;.:•a �"s1413. � • ■ • ... .�-.�� -_tom • ••• the Licensee represents: is owned by the Licensee; and the terms, conditions and covenants of the Licensee contained in this agree- ment shall be and constitute covenants running with the Licensee's said real property located in Section 33, Township 24 North, Range 4 East of the Willamette Meridian, King County, Washington. (c) The foregoing grant is subject and subordinate to the prior and continuing right and obligation of the Licensor to use and maintain its entire railroad right of way in the, performance of its public duty as a common carrier, and is also subject to the right and power of the Licensor to construct, r- maintain, repair, renew, use, operate, change, mollify or relocate railroad tracks, sianal, communication or other wire lines, CD pipelines and other facilitios upon., along or across any or all parts of said right of way, all or any of which may be freely fV done at any time or times by the Licensor without liability to the Licensee or to any other party for compensation or damages. N - (d) The foregoing grant is also subject to all out- standing superior rights (including those in favor of licensees, lessees of said right of way, and others) and the right of the Licensor to renew and extend the same, and is made without covenant of title or for quiet enjoyment. In the event others are or have been authorized by the Licensor to use said Road Crossing, the Licensee may agree with such others as to the use of said Road Crossing and as to the cost of and responsibility for maintenance of said Road Crossing; but no such collateral agreement shall relieve the Licensee of responsihility to the Licensor nor relieve the Licensee from any liahility hereunder with respect to said Road Crossing. Section 2. CONSTRUCTION, MAINTENANCE AND USE. (a) The Licensee shall he responsible for all costs and expense related to the construction, maintenance and use of the Road Crossing. The Licensor, at the sole expense of the Licensee, shall (1) furnish lahor and materials and install the Crossing between the rails and for one foot on the outside of each rail, together with the stop signs and identification signs on each side of the Crossing; and (2) maintain said Crossing, PROVIDED, however, that such maintenance shall bo limited to that required by the Licensor for the safe and efficient operation of its tracks, and such additional maintenance work as is requested by the Licensee, and PROVIDED FURTHER the Licensee shall keep the rail flangeways clear of all obstructions. (b) The Licensee, at the solo expense of the Licensee, shall construct, perform all grading and surfacing necessary for, and maintain, repair, renew and replace said Private Roadway, and shall install, repair, renew and replace any and all appurtenant gates, cattle guards, drainage facilities, traffic signs or devices, and identification signs shown on Exhibit. "A" or required at any time by the Licensor, by law, or by ary public author...ty havine jurisdiction. All wor': performed by the Licensee on said ri: ;ht of way in connection with the construction and maintenance of said Privato Roadway shall ho done to tho satisfaction of tho Licensor. -2- • ;w .- ..- .....,.,�. - (c) Said Private Roadway shall be constructed and maintained, and said Road Crossing used by the Licensee, in such manner as to cause no interference whatsoever with the operation of said track, and nothing shall be done or suffered to be done by the Licensee which would in any way endanger the safety of operation of said track. (d) The Licensee shall keep any gate affording access to the Road Crossing closed and locked at all times except during• the time of actual passage through it onto or from the Road Crossing. The:Licensee shall not do, suffer or permit anything which will or may•obstruct, endanger or interfere with, hinder or delay t"he maintenance and operation of the Licensor's railroad tracks or appurtenant facilities or the facilities or equipment of others lawfully using the Licensor's property. The Licensee shall adequately supervise and police use of said Road Crossing so that no person, vehicle or livestock stops or stands on the Licensor's tracks or attempts to cross the Licensor's railroad tracks when a railroad train, engine or car is approaching or occupying the Crossing. Section 3. MODIFICATION OR .RELOCATION OF ROAD CROSSING. (a) The right herein granted is subject to the needs and requirements of the Licensor in the operation of its railroad and the improvements and use of its property, and (1) the Licensee shall, at the Licensee's sole expense, make any and all modifications or changes in said Private Roadway: and (2) the Licensor shall, at the Licensee's sole expense, make any and all modifications or changes in said Crossing, or move the same to such new location as the Licensor may designate, whenever, in the furtherance of such needs and requirements, the Licensor shall find•such action necessary or desirable. (b) All the terms, conditions and stipulations herein expressed with reference to the maintenance and use of the Road Crossing in the location hereinbefore described shall apply to tho Road Crossing when modified or moved to a new location under the terms of this section. -3- • • ,5:tolt.:!k§:i'riii: :? .: � :. ....i'+I' ar e.... • • s Z w: • J U.. UO W= J 1— C/) LL, WO a� LL -j N a: =W Z F- 1— O Z I- U� O N. =V u" O. • Z' W F-- _ OI i Z .• (a) any woLk done by the Licensee in connection with the maintenance or removal of said Private Roadway; or (b) the use of said Road Crossing by the Licensee, or the agents, employees, patrons or invitees of the Licensee or by others with the consent of the Licensee; or (c) the breach of any covenant or obligation assumed by or imposed on the Licensee pursuant to this agreement, or the failure of the Licensee to promptly and fully do any act or work for which the Licensee is responsible pursuant to this agreement. �::.%�:; -4— ,•�. Section 0. TERMINATION OM NOTICE. This agreement may be terminated by written notice given by the Licensor to the Licensee on any dote in such notice stated, not less, however, than thirty (30) days subsequent to the :late on which such.notice shall.bc given. - Section 9. REMOVAL OF ROAD CROSSING. 41 (a) Upon termination of this agreement howsoever, CD the Licensor shall, at the sole expense of the Licensee, ramovo cv said Road Crossing and restore the premises of the Licensor to a condition comparable to that existing immediately prior to the construction of said Road Crossing. (b) In the event of the removal of the Road Crossing as in this section provided, the Licensor shall not be liable to the Licensee for any damage sustained by the Licensee for or on account of such removal, and such removal shall not prejudice or impair any right of action for damage, or otherwise, which the Licensor may have against the Licensee. Section 10. EFFECTIVE DATE; TERM. This agreement shell take effect as of the date first herein written, and, shall con• tinue in full force and effect until terminated as herein providod. Section 11. AGREEMENT NOT TO BE ASSIG::ED. The Licensee shall not assign this agreement, or any interest therein, without the written consent of the Licensor. Section 12. SUCCESSORS AND ASSIGNS. Subject to tho provisions of Section 11 hereof, this agreement shall be binding upon and inure to the benefit of the parties hereto, their respective successors and assigns. -6- • • • • • ti No CD N Sectiun 13. TEP.MINATION OF PRIOR AGREEMENT. License' agreement dated October'13, 1952 from the Licensor. herein to the Licensee herein, bearing Licensor's Dept. No.23900, AudiL No. 79828, is terminated as of the effective date hereof, provided, however, that such termination shall not affect any of the rights or obligations of the parties to said license which may have accrued, or liabilities, accrued or otherwise, which may have arisen prior to such termination. IN WITNESS WHEREOF, the parties hereto have caused this agreement to be executed as of the date first herein written. iTl tnesa: &J. Attevite.te( • Attest: r+.�: *�► Secretary Attest: r oc L L' • 4f � , a. Arn.id „7. Secretary OREGON- WASIIINGTON RAILROAD t NAVIGATION COMPANY UNION PACIFIC RAILMOAD COMPANY • Hy ` ' 4j eral Manager BURLINGTON NORTHERN INC. - !'General Manager Leases CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY By r,!�JeC� �� ",1 lies President ISAAC V CORPORATION By -7- etCePresident 1 r -T ii[.•b'Y• ��}}J w:i Y: �,y� <y. R+�.�.%��'J.��'i�.a. ps �. .. .. .. . �� ✓.w11C.. .. .A: ,r•�Y...yy; K `afG'+�f ?a{q cii��S -.;. w�a i.... � . r— . 0 N N_ ti • apyrtte 4&11 le 02 4/ / • • • 1: • 1 • EOIIBIT "A" OSTOOCi- W'ABOIN TTDM R1ILRCAD & NAV'_:;ATICS`: CalPANY UNION PAC IC RAILROAD =PAY,' cu sr•El bUitlatrIT xl ? 11U N INC. CHICAGO, MILItUKEE, ST. PAUL i PACIFIC RP. CO. Sea ttlo, Pa!Mnaton OCA : 1" - 100' OFFICE or DIErritICT REAL ESTATE :0X7.771 Ibrtlnrd, Orogen F ^.br.:ary 4, 1976 1b accomtauly Agreement with Iaaacaon CorT.nration covering 96,G tt. a.c. pri'rato ruad cro:.:.ing. *LEGEND* Privato mad Urrmninj shown RFD Soc. 33, r,34 N.', U.1 E., W.M., King CY"unty • r1'A'%w7.F,..+:•,?a ++j,T:ca•r� — �:.`M:r�i !!�{i�,�csti, hK�...:.r.., .,v.:vv.:r• ►. <. . c F'. ••••'r - • ,. » -:. z w, 00. W = F- 0 U. w O.. gQ =a F_ W Z f'.. ZI w uj 'Ocn. GI I- 2 V'. O. wz U �; 0 STATE OF County of ) ) ss. On this day of , 1976, before me personally appeared , to me known to be the President of 13URLif:G'ro:l NORTHERN INC., the corpora- ...0 r.... tion that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the. uses and purposes therein N mentioned, and on oath•stated that he was authorized to execute said instrument on behalf of said corporation. N IN WITNESS WHEREOF, I have hereunto set my hand and .affixed my official seal the day and year first above written. • Notary Public for My Commission expires: STATE OF •. ..e C.( A.4 . , ) ) 88. County of 1 • , , k. ) On this /< <'- day of �s<< /- , 1976, before me personally appeared /A , in .. , c', ,F , to me known to be the�$resident of the CHICAGO, ::ILWAUREE, ST. PAUL AND PACIFIC RAILROAD COMPANY, the corporation that executed the within and foregoing instrument, and acknowledged said instrument to ae the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of said corporation. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. c� N,< ( ot4ry PuGrrc for.' f. My Commission expires: 7-/7-7`./ ♦.. ti L Huh /.�' .:a¢jyn..N t t z • • ,F- Z: W: •QQ2: J U: O 0., CO 0 fA W• W =' J I-- N W O g 5 U- Q: CO = I- W Z� I- O: W 2 f-. D: •0 • 0 I-• 2 U � 0` Z. 0� o I- • z STATE OF WASHINGTON COUNTY OF KING )) ss pr` On this 22nd day of April, 1976, before me personally appeared EARL C. PETERSON, to me known to be the Assistant Secretary of ISAACSON CORPORATION, N the corporation that executed the within and foregoing instrument, and ack- N nowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated NO that he was authorized to execute said instrument on behelf of said corpora- tion. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. • so 9a„i„) / potary Public in and for he State /of Washington, residing at Seattle • • iSi �i}'y �f•- ? :i4+4•; f M w ' :; i r":;i4..N'':•v. -• `' ' +','i ' My commission expires 8/15/78 r • . zz • W, :U 0 O: U) W: W2. J I .. O:. u_a. •= Cu 1 W. 1— O z 1-- • U� O fit. 2 V Of WZ O ~. z . , 4O 0 r• STATE OF WASHINGTON COUNTY OF KING )) SS • On this 22nd day of April, 1976, before me personally appeared EARL C. PETERSON, to in known to be the Assistant Secretary of ISAACSON CORPORATION, the corporation that executed the within and foregoing instrument, and ack- nowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behelf of said corpora- tion. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. a • go 9X4L) /potary Public in and for he State of Washington, residing at Seattle My commission expires 8/15/78 .3 1 • Z = • U 00 N 0 • • J =. �LL WO 2Q LLa d = W Z Z 0,.. U O N •w W; LL Z. U(/) • - _ O ~' .Z ... r4 • FILED for Record z+ quest c` Nine �/� L..v-�.L_ � - fe. ?. i 77, Qr,. ,/Pl i c, %7a od' i r • yam. ^�- �! Z Q • ■ HZ JU 00 W m. w0 u_ Q io = d: Z� I--O: Z 1- w. ,O U; F--: _ (Wj O; Z. U O 'Z • STATE OF California Lou Angola, s� COUNTY OF _ On thin �rh day of t,❑, , 1970, before me, the under- signed, a notary public in and for the State of ,California duly commissioned and sworn, personally appear M Robinson and 1 F uatkina to me known to be the ,}}f�jee PLesidg�pp and 3ecrcary , respectively, of EARLE M. J01 ENSEN COMPANY, the corporation that executed the foregoing instrument, and acknow- lodged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. WITNESS my hand and official seal hereto affixed the day and year first above written. ( )C%AL 9ZAL v t RARQARA , EC>OM1;t1.W % :;., , wn..., ..,.ue e,.,o.+,.. Notary Public In and tor the State of •w+.r�r.. alai IN Lo.* MMUS COLOIT, California , residing at Los Angeles . STATE OF WASHINGTON ) ss. COUNTY OF KING ) On this ln.h day of m&I, , 1970, before me, the under- signed, n :rotary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Henry Ipaacson. Sr. and William T. Jacobson to me known to be the chairman and secretary , respectively, of ISAACSON CORPORATION, the corporation that executed the foregoing instrument, and acknowledged the said instrument t: be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute the said instru- ment and that the seal affixed is the corporate seal of said cor- poration. WITNESS my hand and official seal hereto affi year first above written. STATE cF WASHINGTON ss. euu :;T •uI KING .rotary PuJ.1c in a of. Washington, res On this 20th day of May , 1970, before me, the under- signed, a :rotary Public in ar,d for the State of Washington, duly commissioned and sworn, •personally appeared Winson .tones and William T. Jacobson , to me known to be the Vice President an :. Ass':. ;c.crLtetr•: , respectively, of YOU1O CORPORATION, the corporation t oat exec:ted . , :;e foregoing instrument, and acknowledged the said in- ;tr: :. ,, ;.. L'. tt L .c free •n'i voluntary ntary ,net and deed of said corporation, • !er L:;:• a :;os “:„1 purposes Lherein mentioned, and on oath stated that they wore authorized to execute the said instrument and that the ::tai .t: f t.x,•.1 ie; the c: rperate seal of said corporation. .. t•t:l o.° t t is l seal '.;•unto a f : ix tr tt'nn. r5!;ry 1..s r:... in an roS tc r ?1}�'� r. : at• :*.os 6658617 agreement AND WATER AND SEWER LINE EASEMENT AGREEMENT made this 5-43 day of cii ,mot , 1970, between EARLE M. JORGENSEN COMPANY, a California corporation, (herein called "Jorgensen "), ISAACSON CORPORATION, a Washington corporation (erein called "Isaacson "), and YOUNG CORPORATION, a Washington Corporation (herein called "Young "), W I T N E S S E T Hi WHEREAS, Jorgensen owns the following described real property situated in the County of King, State of Washington (herein called the "U.S.N. Nobs 88 Tract "), to wit: That portion of the John Buckley Donation Land Claim in Township 24 North, Range 4 East, W.M. cescribed as follows: Beginning or the west line of East Marginal Way at its point of intersection with a lino parallel with and 1,497.9 feet south of the north lino of said Land Claim and running thence along the west line of said East Marginal Way North 23 °40'40" West 562.84 feet; thence North 64 °49'45" West 186.84 feet; thence South 89 °39'25" West 434.79 feet; thence South 0 °20'35" East 348.52 feet; thence South 89.39'25" West 490 feet; Thence South 0 °20'35" East 80.82 foot; thence South 89 °39'25" West 85.43 feet, to a point in the easterly line of the right -of -way of Commercial Waterway No. 1, known as ouwamiah Waterway; thence southoasterly along said canturly line by a curve to the right with a radius of 196').12 feet, for a chord distance South 13 °21'22" Cast 174,49 foet; thence North 89 °45'34" East 558.82 feet; thence South 00 °20'35" East, 1.00 feet; thence ;,c >rt;i W1"31'25" East 789.00 feet, more or less, to the true point of beginning. WHEREAS, Young is the owner and Isaacson is the lesser certain real property adjoining the U.S.N. Nobs 88 Tract to :;cut:: and whlr:t consists of that certain property locate ,;,n.,.•: of King .4tato of Washington, described as :'olio 'ioany- Isaacson property'), to wit: Z Z re 61j W =, JU O 0: co u)W W JF--. • u, W0 Q LL Q. w =d �W 2 Z H; W 0. U 0 Ni W 2 1— U 111 Z U N' Z That portion of the John Buckley Donation Land Claim No 42, in Township 24 North, Range 4 least, W.M.. in King County, Washington, described as follows: Beginning at the intersection of the south line of the Henry Van Asselt Donation Land Claim No. 50 with the Southwesterly margin of East Marginal Way, said point ',ping 2470.01 feet westerly of tho east line, as teeasured along the south line of Section 33, Township 24 North, range 4 East, W.M., in king County, Washington, thenco North 23• 40'40" West along said Southwesterly margin 379.39 feet to the southeast corner of a tract of land deeded to Isaacson Iron Works by deed recorded under Auditor's File No. 4739857, and the true point of beginning; thence con- tinuing North 23 °40'40" West 424.419 feet to a pcint 1497.9 feet South of North line of said John Buckley D. L. C. No. 42 and the southeast corner of a tract conveyed to Earle M. Jorgensen Co., by deed recorded under Auditor's Filo No. 5935449; thence along the south line of said Jorgensen Tract through the following 3 courses and dis- tances; South 89 °39'25" West 789.00 feet, North 00 °20' 35" West 1.30 feet, South 89 °45'34" West 558.82 feet to a point on the easterly lino of the right -of -way of Commercial Waterway ::o. 1, known as the Duwa;nish Waterway; thence southeasterly along said right -of -way to the westerly pro - duction of the south lino of said tract deeded under Auditor's File ::o. 4739957; thence east along said south line -and its production, a distance of 1414.02 feet to the tr.u? point of beginning. WHEREAS, the parties hereto desire to enter into an agree- ment relating to t. ir,stallati •n and use of certain water and sewer 'lines and related :natters. NOW, THEREFORE, in consideration of the mutual covenants heroin set forth the parties agree as follows: 1. Jorgensen hereby grants to Young and Isaacson (herein sometimes calle.1 the "Grantees ") the following rights: (a) An easement for the use of existing water lines and valves And for tnc installation, use and maintenanec o; fires on the following described pro- per-ty'whi -th constitutes a portion of the property hereto- fore described and designated as the U.S.N. Nobs 88 Tract, :,'winning on the west lino of East Marginal tray At : _r; pcinL of intersection with the south line r.f the.. .5.... ::obs 88 Tract (being that property of the Ear1.2 Jorgensen Company); thence South 89 °39'2=" • Z r_ = Z '~ 00 J i UW WO gQ D. d = W F--= Z� Z0 LLI 0 O- 0 H = U.. W .. Z' U= O ~. Z Rest along said south lino 9....20 ,tat; thence North 0.20'35" west 10 feet; thence North 89.39'25" East parallel with said south lino 39.24 feet; thence North 44.07'51" East 22.09 fest; thence North 66° 19'20" Eilat 30.00 feet more or loss to said west lino of East Marginal Wry; thonco South 23 °40'40" e.aat along said West line 41.00 feet to the point of begin- ning. Said easement is heroin sometimes referred to at tln Water Easement. (b; An easement to use, maintain and repair the existing sanitary sower lines on the U.S.N. Nobs 89 Tract us shown on Exhibit A attached hereto and by this reference made a part hereof. It is understood that Exhibit A indontifieg and shows an existing sewer line which is presently being used exclusively by the Grantees and which they shall bo entitled to continue to use exclusively to a point of inter- section with a sanitary sewer line presently being used jointly by the parties, and that the parties intend that the portion of the sewer line which is being jointly used shall continue to be used jointly, and that the portion of thesewer lines which is presently being used exclusively by the Granted; shall ;ontinue to be so used. Said easement is herein sometimes referred to as the Sewer Easement. (c) An easement for reasonable access to the property covered by the Water Lire and Sewer Easements for the pur- poses of maintenance, repairs and installation of water and sewer lines. 2. All rights granted to the Grantees under the terms hereof shall be subject to the condition that Jorgensen may require the relocation on its property of any water lines or sewer lines used by the Grantees at any timo in the event the existence of such linos wo.:ld prevent. Jorgensen from making an improvement on its property - 3 - which it desires to make. Any such relocation shall Hi At the sole expense of Grantees except that the portion of the 'otter line jointly used by Jorgenson and Grantees shall WI mr)VDd at the joint expense of Jorgensen and Grantees. Grank0101 {Ilrther agree to repair and restore to original condition Ail Winovementa on the property of Jorgenson that may be damaged of NihAnUQd in any other way as a result of work of any character t,rl! ttlrtned by Grantees with respect to wntor lines or sewer line6 )F +04ted in casement areas. 3. Grantees and Jorgensen shall each bear oho:110 I r of all osts of maintenance and repair of the jointly used cheer line and Grantees shall bear all costs of whatever nattllN ihhtlrrad in connection with the use, maintenance, repair or Iilatnllation of any water lines or sewer linos used exclusively h'r Ol.Tntees under the terms hereof. Grantees further agree tn If&1 unify and hold harmless Jorgensen from all liability, cnn1-1, rt$por.se or damages that may be claimed or asserted against. ►:F ilic:urred t•,• Jorgensen as a result of use, installation or rt Ta I r or any water or sewer lines by Grantees under the terms lisfmt :G. 4 . Jorgensen and the Grantees agree that a l l 1iutro sewer charges imposed by reason of the use of sanitary tih±vu► a covered by tile terms of this agreement shall be pro - rated 1.14u:1 :in the ruiative amount of sewage discharged from the prop:��lu :: cif aci•. of the parties determined as :nay he mutually . !i r« 1 t ro • ti :nc• to time. Each company shall pay their propui. v►o' I'.ttad tortIon of Metro charges promptly as such amount!' Al.. Id l led. Isaacson agrees to pay all charges impti ..1 11'; the Soattlr, to provi(le a new six inch :rater ,-i :nv::t :nn t� ,,,;e Nubs 88 Tracts. - 4 - • • VOL 377 pArt 4 8 b. The Easement herein granted is personal to thu Grantee and may not be transferred or assigned without the prior w.lttcn consent of the grantor. In the absence of such consent said Easement shall automatically terminate upon a conveyance of the property of the Grantee adjoining the USN Nobs 88 Tract on the south. IN WITNESS WHEREOF the parties hereto have executed this instrument as of the day and year first above written. ISAACSON CORPORATION EARLE M. JORGENSEN COMPANY • ,, . " r , By y./`� ►c n i%1 t"L�1. c;_r s Jre r,, r hairman of the Hoare vice • ;�Op:' • Attest _ : !!1 ;. •. i -, /2v..r,t- _ Attest 4 .� +cam!' EAfr: Secretary _ ^Z'— Sec z �,wity. -,,; Tr ..• jQn Vic President _"y-. . ^ Attest : j.'/ ! . i �%Z�.r•�L.t s'f' i Assistant Fecretary � 6658617 legal description jorgensen property sewer now existing rind is the result of field .t ci• nnsitioncic.ated by isancson and forgensen APR 3 0 1911) EDWARD J. LOGAN 1E 4,NW4,SE 4.SW4 SEC. "..31T. 24N.,R.4E.,W.M. KING COUNT~, A,∎SHINGTON r D t w.4 ! crank 'w w• Art/ •A" MSS Acres t "'annum r .ax•pagd -7 i i ri • ••• $ MII1 I i II \II • 11 - \P I\ \\ : •&PAirr — -7J 21•f4e r -' _ •,..► Apwn••a# oar &I •ffrfl :\ 1 1 _ 13/e y sox? •••►f ►••wry 4. SW e••', F••• Ca/ n •■• • eel Y 1.•.• C1• r Owe 1.•►*wog *MG O. A • • s•ss•/ IS mar 01 ZI•Ael 1 RECORD SURVEY for THE BOEING COMPANY —r— ,o M Or Sow Ifew, CC Y uws EAVAIP RECORDER'S C[RT1/1CATC ••W 1110 •■••• •mM• M • is fe• �.. ••.•a • M M a• mina M •••tIn OHMS • ••••atf•. 11•00•• I ••t•••• • ltS W L z • 'mow cc 6 •00 J = • WO g • ?. N ry LL W 1� 2 Z F-, •Z �; ul � p U �, • 0 -: p I-'. 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'7074 PIP( W ?Na* CAI, • 1 5 ') • 2 rMD 6'•6' CON( AWN ,?l !•rJ' 700 tor. 3/2" BRASS L.JR A7 0.17• NO Or 1,111.) 7.(NAIML1211T201 •I -i • eeaY�e ./ .f 1 w 40 Y 3.01' N 144E DUCA,(r DLL' • 42 Oat 171247(0 • STONt FNO D• NUMPr 029 N A2' I(• 1.2•W 33241 0100 /3.1.74' 0.41CCO 1333 71• NUMPO O/0 •3' net VC&(Att. 11]I HA 1110 FA no. 2317• WAS. c /ND 133 3 S MOM •0• • • 4 4400 Wall 52433 •y DRAl1 D /SY MOM. NN C4S1� 2, V. Re 35C..11, ` n77 --- 900130903/ 01.11.171••7113 M C rePAO •r 2UN11r .121 e 31 roR CN4W 11 MN �•. 0(401 3 03. Noon, 4 3 ....FAT • SCR. S �rpMCc AgfpzttrA M iA(K NOT[: Tut Lr6A1. CeferiPTro, rear TINS S•(vry A 143(1' LIMA. rne1• •Cr,CAN 7171E IN5URANC( (0MPANV Cr WASMIN.TON, 01002 NO 177136.3. D A5IS Or DfAR/MY' 12•13027 DCARWM1 • N [0.42. 10• W 0.5 C. S. 130E,M. 4071WAY M3CLIN0 4CY1150 .5( r ASS. SURVEY MrASURCM£NTSI FINAL 4(501.71 MILT OR 001Cf0 720 CLW TN7 FIELD 71200221 STANDARDS CINTA/N£D /N W.A.C. 132.130. 010 AND NECT 711E ACCDLIRACY r7CQU114f •ENT Or A 01403 1 • SO40TY AS OCr1NCD IN 714E 2141404 DETAIL R000IACMfNrs 004 /LTA /ACSM LAND 7110 SLIPlCVS. SCALE 'A• FCC, ■4010 - . �• 40 e C 4b MD a t- EOUIDNENr EMr1OY(D• 703000 3.7'5 • 5C ANC, N P 3310.4 70721. 37471221. 2117 7202 4 5Y ;t 14-0017 044 --Z_ _. •01'OAar.* ,� K,L,'1"�1RKU 07770 NTI�1t)�R�. -O[ ■ 0• 1 •(/ RCONCtf 7T 2(( ....corr. 1,:t7.11•1. 1] A �' -L- WANG J' moss DISH C0007003 1. 15 I 6T SIC Ur (CO RUM • ]71 /T Or SurYEY 61100{100) 210(fOJt *S CMgf✓6D' r,(.0 7012413!. N011: 1. Al COI ONNM low X14(0. 0I' SO A 50202 2 0 OT 1 n 1' 737 TN1• 1021104 Or 1114 ..ant 60(24(• DV 442 /A Mt 02112 d 70(0704 33, TO•r714• 74 NN27N, RAMA • CAST, • M., 121'000 AS r7r10M4• 000RCACW4 OA. TNC 2('11 II•C 01 C. NMROIN& 1717 AT 1.(3 1.0421 Or IMT117 ?CT10N 01711 A IINC PARALLEL 21714 ANC 1477 1 1,111 300114 '4 nt astle LY[ Or 100 01.1 410 1021.126 701(/0( NC•37•07'0/ A atm...( or 727 21 MT le TM1 So/7N UN( Or TM( 0227), 27. 717 Or 5.410 01C INV swore?. C A P57AACC Or lei (4 7017 PREY I /0147 Or (*0047021 IN SAID 111 71[201 Met•I1' (WV 43021 SAID 30074 LINO OF TO 20412 670 BETA 017 7 2 /10 0 Or 1327.74 7117 7o 141 42!7(11.0 AAp2M Or AMC D2Y111DM IYOR CIrIN0ICAL 112772.111.1' T7L2C1 10UTACAl;oN.• Alrw, .s*1P mac* ON A Cdt1 70 1741 RNJ(T OM A FAPtt Or 209 32 RCT 7140 Georg or RI•(N MARS 53r.02'll•W TNRIUON A 00.7121 4NL1( Of 1l•51'75•, AN AC 01174101 1.r 751 17 1017 TOL(..•Y02 • 17'0 A 02721401 Or 57e. e( R(Ti, 7MIL110•47•31•• 40*374 C1 Or 100 FIIT, 7MfWC( JRYIL'DA•E,4 p77AAC( 0• 16146 R(71' 040 TRUE MNT Or D0A4NNIN6 ALSO mini 45 0170113 Ate MR 17.4 (00410 22010025 111( cowry 7232•• 4140312/311 SU7UU7 771 gASIFINI3 MO (ONDIf10M2 AS 1471021/2 IM AU01r(f7 rats *40261111214112 3117171 4517011 1.310510 MO 41.47 43 '21,12700 IU r1RS1 AN�t1C4N 77711 4RSU2ANC( Cl. OR11C0 AO 117.54. 5 SCP.ICCT 70 %AS(A(UPS. ROAM, 1727RIC710:15 11C2(lv1f0Ni, I1 A.N. MW0N(Nr3 0002711 42 000141 ,ROM Two !700(1' 50702770 l4 T 717 of 7L0•ILA, (OOY7/ 01 2216, 37AT( Or NA. 2121. VISITED 12 721 /7011 111 4.2.10 TO 4.16.20 DL4RINLS AMD DAr4N•(S NOTE: 715IM(N73 10405 R(17R1C710N5 AND R(1(RVA71DNS. 11 AYY, 01N1T1D AIT *0(ASOAY2 4t( N07 5�20RM dItOM AS 'M0'CAICO. (i4(OL4T(D ANO vre:,rr' i N(A1Jt(N(N71. 221.22' 10(0 Y 7 2 0.41 •1 I • • Air 11.7• - - \t. RECOADERS CERTIFICATE fled for rowel IMe Ny d , IS et __ N M Vcl.__ •/f Surre 07 on at 'Mr motel .1 DV_Ei•'r 4AwVC•t KLIKW INC DIVISION OF RECORDS • ELECTIONS G tl !tl 1. a' Ripcords .7111•00•: SURVEYOR'S CERTIFICATE Th+e o'.o c'wncIty rroraterre a server made by pit or Under my direction (n conformance mill the tarp:l 4- menu of the SOrv•y R.1006Innaa Acl al the re- qua et of JDR11NSCN CORPIRATION IT ArrIL , 19 70 LS 17651 '�1-ZJ J •R 7717 0100 N •7• /•••••• 737 ••• 3347 7A' (ALE. 1347.23 411202 071 641h IT�PCVNI. !' 6RA S MM `{.._r 10'1.7, 7' 41/001m Aim( tA•N� 7RAC13 Or 010 11(TI1 a4'( CON:. ,DOT /1465 S4(f S/CA4° 0114 L 4037' 72' n/ anomr Aa42 pR2 3. ,g2 1413 2042(• M4S PR(PARWD 100 71*0 F711U2IVC or or 1140 JORLCN50N CORAOR AVON AND 1010 NOT ATTEND 70 AN? UNNAMED 7002011 r1Tu0UT 1274(SS R1C1RTIr1CITI0N e7 714[ 5014(101 14111111. 41/0 PrR3*Yl. EO1JNDRY SURVe1' Pc Rr4 NS Of JOHN BUCKL(Y OO'/AT /1.N 1,41.10 CLAN tJl `��� 5E4 NW4 Ste. .3 7U'PPallRA4Ei'A' 1 110 77!/(V.1 /L A, WASN/Nb70A/ tr:1' '!•7,11i3 34::,);1'1'• •- . •. 1�1 : f Y Clip. :'012... • x 32/ DUFFY, LAWVER ENGINEERS RII FIRST AVENUE SEATTLE, WASHINGTON SCALE: I'. '00• pR DATE:. Arn/ tIy1D_3N,� 0 8 KUMPF, INC. LAND SURVEYORS ROOM 210 /1104 2w2_ CK, Ewa ._ -300 N0: .". ?. = Z _ ▪ w: JU O 0 U ❑. W = J 1- U 240 52 a Ill ZH H 0 Z w uj U 0 ww 0 I-'. -0 LI.IZ = O 1- z 573828 EASEMENT THIS INDENTURE made 1964, between THE BOEING COMPANY, a Delaware Corporation (Grantor herein) and KING COUNTY, WASHINGTON (Grantee herein); W I T N E S S E T H: That Grantor, for and in consideration of the sum of One Dollar ($1.00) to it in hand paid by Grantee, and other valuable considerations, receipt whereof is hereby acknowledged, does by these presents grant, bargain, sell, convey and confirm unto the Grantee, its heirs and assigns, a right -of -way easement for a drainage pipe over, through, across and under the property herein- after described, situated in King County, Washington, being more particularly described as follows: A permanent easement for a strip of land 12 feet wide and a temporary construction easement for a strip of land 50 feet wide. The construction easement shall bo 25 feet on each side of the following described centerline and the permanent easement shall be 6 feet on each side of the same described centerline, all being a portion of the .... , :_•John Buckley Donation Claim No. 42 in Section 33, Town- ;;ship 24 North, Range 4 East, LM:: - -,- • :` Beginning at a point on the common property lino between The Boeing Company and Isaacson Iron Works, said point being 1325.09 feet westerly of the intersection of the westerly margin of East Marginal Way with the common property line between The Boeing Company and Iraacson Iron Works, said property line being the north boundary of a tract of land conveyed to The Boeing Company by a deed recorded in Volume 3641 of deeds, page 113, records of King County, Washington: thence southwesterly, at an angle of 30° from said property line, to a point 6 feet southerly ^f, measured at right angles to, said property lino; thence westerly, parallel to said property line, to tho easterly margin of the Duwamiah River, as estab- lished by the Commissioners of Commercial Waterway Dis- trict No. 1 of King County, Washington. This Easement is subject to the following terms and conditions: 1. Grantor has the right to use this storm drainage system from its property immediately adjacent thereto. However, storm . va 4534 MCC consideration bewails- mentioned is accepted as full compensation for paaage■ incidental to the exercise of the rights above granted. TO HAVE AMP Tp BOW the said easement and right of way unto the County of Xing,ineits assigns, forever. should Grantee or its assigns, ever abandon or fail to ioaintain the drainage system,for which this easement is given, all rights herein granted shall cease. IN WITNESS WHEREOF, said corporation has caused this instrument to be executed by its proper officers and its corporate seal to be hereto affixed, this 15th day of May, 1964. (SEAL) STATE OF WASHINGTON) ) 9s. CuU1try OF XING ISAACsON IRON WOIRAR `\ % Y President ,• / On this 15th day of May, 1964, before me, the undersigned, a Notary Public in and for the State.of Washington, duly corn.tisiioned and aworn, per3onally appeared HENRY C. I,r'AACSON and C. HA LLD DLOMGREN, President and Secretary, respectively, of ISAACSON IRON WORKS, the corporation that executed the foregoing instrument, and acknowledged the said instrur-r -• to he ti•e free and voluntary act and deed of said corporation, for the uses ano purposes therein mentioned, and on oath stated that they were authorized to execute the said instrument and that the anal affixed is the corporate seal of said corporation. ;ditpess nay hand and official seal `hereto yeah in ,41 : crtrtificate above written.,/ G ' 1The underoigned, constituting the entire Board of Count: • Commissioners of the County of King, State of waahingtor., at a duly called meeting of all members of such Board, having read and consider"d the foregoing Easement for Storm Sewer Line,and having regularly and unanimously approved the terms and conditions thereof, regularly approved and accepted the foregoing instrument au the official act an.. deed of the County of King this 18th day of May, 1964. affixed the day and i z /P Notary Public in and for the Jtat.e Washington, raiding at asatti.t• of APPROVED AS TO FORM AND t EGALITY MA (.4 5 lssa DATE C-.f/ w47 .r` •. G:.FUTY PROSECUTING ATTORNEY FOR KING =MY WASHINGTON Ho. w ow 1116. ,7 IN be, room, Came Armee Coultty ComMissione ; and Chairman County Comaisyioncr County Conrni era inner •2r ; ; ?ACE 19 drainage quantities shall be reasonable in amount and shall not over- load the facilities. The cost of such connection to the storm drain- age line shall be at the expense of Grantor. 2. Grantee, its heirs and assigns, shall have the right at ' such time as may be necessary to enter upon said property for the purposa of repairing said drainage pipe. 3. Grantee shall indemnify and save harmless Grantor from any loss or damage whatsoever to any person or to the property of Grantor or of any third party resulting directly or indirectly from Granteeea use and occupancy of this Easement. 4. Grantor shall have the unrestricted right to fill under, over, alongside and around said drainage pipe with soil or other material, and the right to improve the surface (by blacktop, concrete or other material) of any portion of the property with respect to which this easement is granted and to use said property for parking or other uses, provided, however, that Grantor shall erect no struc- tures over said property (other than fences or bull radish grantee hereby releases and relinquishes absolutely any and all claims, demands, actions or damages of any nature whatsoever which Grantee may now or hereafter have against Grantor relating to such filling of the area, or the compacting of the ground around said pipe or the blacktopping or paving of the area over the pipe. 5. In the event it becomes necessary for Grantee to excavate the area of the easement for the purpose of repair or inspection of the pipe, Grantee agrees to restore the premises to the condition thay werq in at the time of commencement of such work. -2- • . vti 4538 MtE 20 IN WITNESS WHEREOF, Grantor has hereunto set its hand and seal the day and year first above written. , O''y !"(i. !''•oil i":,. ATTE0% ... . Itgi.1,/• :•'�� THE BOEING COMPANY By Director a fePacilities STATE OF WASHINGTON ) ) SS COUNTYOF KING _b /T1 On this /S day of • Q al , 1964, before me, the undersigned, a Notary Public in Old for the State of Washington, t'uly commission d and sworn, personally appeared %J. j%, .tX i5 and Ai, fine , to me known to be the Dir ctor of Facilities and , respectively, of THE BOEING COMPANY, the corporation that ex cuted the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes then men- tioned, and on oath stated that they were authorizes to execute the said instrument and that the seal affixed is the corporate seal of said crrporation. WITNESS MY HAND AND OFFICIAL SEAL hereto affixed the day and yg.c►z in this certificate above written. • \ '4 V A,: • 'tY 5� .•;; NOTARY BLIC in and T'r a State of Washington, residing at Seattle. -3. 453Ona 21..: The undersigned, constituting the entire Board of County Commissioners of the CoInty of King, State of Washington, at a duly called meeting of all m.abers of such Board, having read and considered the foregoing Easement for Storm Sewer Line, and having regularly and unanimously approved the terms and conditions thereof, regularly approved and accepted the foregoing instrument as the official act and deed of the County of King this l8th day of May, 1964. • • let4? ' County • —issioner and Chairman County Commissioner APPROVED AS TO FORM AND MAY 1 LEGALITY......... 1964.. DATE 5"-Z610---f DEPUTY PrOSECUi11G ATTORNEY FOR KING COUNTY WASHINGTON 14d 1,e fit Jo 1940 dgfv.M RM1w0 c•I k •,• of Cady Commissioners laidikl A MORRIS, Cady kuddor • • County Commissioner 1 • judgt dtd & fld Sep 9 63 Xing County.a mun corp of the St of lin plf vs Boeing Co=pany a corp Isaacson Iron Works a corp dfts ordered that plf is denied the right to discharge drainage from Ming County Airport onto the pty of the respective dfts in Slip 5 or so close to such pty that it flows thon 569496 re••■■•• it / z .re 6 = —J 0 '0 0 • c CD ° WI: CO u_ • (/) LuCI, WW • ,W u 0 , • LI.P, • z• • • 0 : p!E , I- z 8403150763 MAR 151984 statutory wARRANTY deed iSAACSoN CorporatioN, a Washingt..•, corporation, for and in consideration cf Ten. Dollars ($:0.00) and ether good a1 -u valuable consideration in hand paid, receipt of which is hereby acknowledged, conveys and. warrants to boeing COMPANY, a Delaware corporation, the following described real estate, situated in the County of King, State of Washington: Farcel A: That portion. of the John Buckley Donation Claim No. 42 in Township 24 North, Range 4 East, W.I . , in King County, Was. : - and of abandoned channel of the Duwa:- -h River, in .._.:g County, Washington, , des.._ _bed as follows. Beginning at the intersection of the Sc' th line of the Henry Van .Assei..Donat.cn Claim !.c. 50 with the South- westerly line. c: East Marginal. Way, said point cf intersection. being 24"0.01 feet, measured along said South line, Westerly of the East line .cf Section 33, Township 24 North, Range 4 East, W.. in King County, Washington.; thence North '3'40'40" West a..7Ing said Southwesterly .line 379.39 feet to the Southeast corner of a tract of land deeded to Isaacson Iron Works by Deed recorded under A:......r''s ._le No. 4739557; and true point of beginning; t'_:en.:e North 23 °40'40" West along said Southwesterly line 987.2:9 feet, more or less, to an ••tersec_ -on with the Southerly line of a tract of land deeded to Bethlehem : a-• - - Coast Steel Corporation by teed recorded under Auditor's File No. 3935:8- thence along the Southerly line of said deeded tract on the following courses and distances: Nor-• 54 °49'4=" West 186.84 feet; thence South 8: 2 :.5" West.434.79 feet; thence South 0°20'35" East 345.52 feet; thence South 89°39'25" West 490.00 feet; ..::e•: -e. South 0"20'35" East 80.82 feet; thence South 89°39'25" West S5.43 feet to the Easterly line L°_ the right -•'f -way of Cc•-- erc :al Waterway No. 1, known a.s Duwa-_sh Waterway, and the Southwest corner of said deeded tra: t .hence. Sc•.theaster•ly along said Easterly line to the Westerly production of the South line of said tra..t deeded under Auditor's File No. 4739857; thence.East along said South line and its production to the.true•puint of beginning, except therefrom; That portion cf the John Buckley Donation Land Claim .in Township 24 North, Range 4 East, W.M., in King • County, Washing ton, described as follows: /il.F.:.Gon.,.., -: . i • • • • 1: • CD .J jt,tIrr5 fl fgtOl• 03,47._ :A---• Z Q, Z It 2 W �! 00 U) W2. W O: g Q, D. 2 Ci I— Ill Z I- 0; Z iO :0 H. '_ 0' 111 Oh Z , point of I ::t t'. : t:. ... , . . th a ..:1: }'.1: .1 with A :... 2,497.9 9 : k.et . ....!: t• N ': L _ : ...... Claim and I':In ::....2 tht!.. a :C. the We :'t line o: raid East A.ar.,lnal Way .3'4)'40" West 5u2.54 :eet; thence North 64�•t�' 4'" West 186.64 feet; thence e S:..t:h 89'.39'25" West 434.79 feet; thence S ,ut:h 35" EaL,t. 3.3.52 feet; thence South 89 °39'25" West •;'.0 feet; thence South C °20'35" East 60.82 feet; thence South 89 °39'25" West 65.43 feet to a point in the Ea:.ter1y line of the I'i:tht -c. -way of C: '^'ercial Waterway No. 1, known as Duwamish Waterway; thence Southeasterly along said Easterly line by a curve to the right with a radius of 1969.112 feet, for a chord distance South 13'21' 22" East 174.49 feet; thence Ncrth S9'45'34" East 556.62 feet; thence South 00 °20'35" East, 1.00 Foot; thence North 89°39'25" East 789.00 feet, more or less, to the true point of beginning; (being known as the 'U.S.N. NOBS 88 Tract'). Farcel E: A tract of land situated in Section 33, Township 24 North, Range •1 East, W.M. , in :.ilhg County, Washington, described as fellows: Beginning at a point on the Fast margin of East Marginal Way, said point being North 23'41'03" West a distance of 351.24 feet along said tta_•_,in from the intersection of the South line of Henry Van Asselt Donation Land Claim No. 50 with the East margin of said East :- ainal Way, as marked by a monument on the West boundary of Boeing Field, said point also being point of intersection of Laid Easterly margin with the shore line of the Duwamish River as established by Commercial Waterway District No. 1; thence continuing North 23'41'03" West along said East margin, a dis- tance of 202.75 feet to the true point of beginning; thence North 66 °16'57" East at right angles to said Easterly margin, a distance of 149 feet; thence North 23 °41'03" West parallel to said Easterly margin, a distance of 259 feet to the Northwesterly line of Farcel & of a tract of land conveyed to Friday, :nc., by Deed recorded under Auditor's File No. 5265620; thence South 66 °1S'57" West a distance of 149 feet to an intersection with the Easterly margin of East Marginal Way; thence South 23°41'03" East along said Easterly margin, a distance of 259 feet to the true point of beginning. SUBJECT TO: 1. General taxes not yet due and payable. 2. Agreement executed by and between the parties herein named upon the conditions therein provided between Oregon - Washington Railroad & Navigation Company, an Oregon corpora- tion, and its lessee, Union Pacific Railroad Company, a Utah . : f'. .. : �• : :. .I :,.i :'... .. ... :..: ::: • ••v . . tl ..•w 1: " .. : r _ •1- .' a ii•.. .. is . .. \h .t' J co• t .2 aril l (hereinafter cl..ci ": .:C _,Ct " ) dated .1::h 1 , :9-6, recorded December . 9 -. under Au tor' £ • ..e No - U.....1ll :r••U; providing as follows: coI.St.uct :C:: r a :••:e ::a :•ce • and use of cros,J: ::.j which shall be the respon l'- ' —y c: the licensee, tc the record of which reference 1 ` hereby made for full particulars. 3. Agreement executed by a : :.a. ' between the parties :Cr'e.n named upon the conditions then ein provided between City of Seattle and Friday, Inc. dated November 14, 1961, recorded November 14, 1961 under Auditor's File No. 53531.5; providing as follows: pertaining to connection of property lying outs:de the city limits to the City of Seattle sewer lines and con- taining provisions for cancellation of said permit upon viola - tions cf certain conditions In said agreement contained, to the record of which reference is hereby made for full particulars. Affects Parcel B. 4. Easement for sewer ten f eet in width through t. e premises, the Westerly line of which is coincident with the Easterly li:ie of East Marginal Way, acquired by the City of Seattle in Co :demnation Proceeding, being Kin. County Superior Court Cause No. 286162. Affects Parcel E. 5. An easement with previsions, conditions and covenants as may be set forth therein for drainage system in favor of United States of America reflected of •eccrd by instrument recorded February 6, 1947 under Auditor's File No. 3655381, over a strip of land 12 feet in width, lying •Northe_ly of, measured at right angles to, the following described line: Beginning at the intersection of the Westerly line of the East Marginal Way with the Meander Line of the left bank of Duwa ish River, said point being 154.32 feet, more or less, North- westerly of the Southeast corner of premises described in the caption hereof, thence South 86 °33'36" West 176.123 feet; thence South 77 °10'43" West 297.415 feet to a point on said Meander. Line. By "instrument of transfer" dated May 26, 1948, recorded February 15, 1950, under King County Recording No. 3955080, the United States of America conveyed and quit claimed all its right, title and interest to King County, Washington. 6. An easement over the Southerly portion of said prem- ises with provisions, conditions and covenants as may be set forth therein for sewer line in favor of King County reflected of record by instrument recorded May 18, 1964 and May 20, 1964 under Auditor's File Nos. 5737082 and 5735282. DATED this /ififiday of March, 1984. IS.ACSON •ORPORATION, a Washin•t• corpo atio By '1enry C,•` aacs'6n, Presiden • Z • • W: 6 •�00. W I• CO LL,: W�- 3. 1 • I-=• .Z I— 0; • Z I- LLI U �. W uJ; 2 U;. wZ CI) Z P11 _ 9S4, he :•e °e, ^ lub .r. a::.'! for the State c: i;a ' : ::e 1: :13e'1'� `.l :it'd, ,i Notary :'y .... ....- i :::tton, duly co•-•" os .cned and swain, personally appeared HENRY C. ISAACSON, OR., to me known to be the person who signed as President of Isaacson Corporation, a Washington corporation that executed the within and ioregzing instrument, and acknowl- edged said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes eengmmen- tioned, and on oath stated that he was duly elected, ^, and acting as said officer of the corporation, that he was t said instrument and that the seal � authorized to execute is the corporate seal cf said corporation. affixed, if any, `•'.1 WITNESS my hand and official seal hereto affixed the day jand year in this certificate above written. 4 RY in a• d for t 'ashington, re ding at v P.-1 Aii_ •15 1_• 1- H _ L E.,00 4N 00767 B 55 Z Z Ir LU .6 —J Us co U U W 2' uj H:. U . 1(21. h- 2. • UJ • U • • 0 1H • U. • Z • • Z MEMORANDUM TO: PLANNING DEPT. - Minnie Dhaliwal, Associate Planner FROM: PUBLIC WORKS DEPT. - David McPherson cites DATE: December 1, 2000 SUBJECT: Boeing - Isaacson SEPA Comments SEPA Planned Action - E2000 -018 1. A map showing all existing and proposed utility easements, shall be provided to the City, prior to any building permit approval. Map shall include all existing and proposed easements, with King County recording numbers. In addition, show portions of existing easements, to be relinquished. 2. Water quality shall be provided for the 2 yr, 24hr storm at the time the building permit is applied for, per King County Surface Water Design Manual. 3. Storm water detention is not required, as less than 5,000 square feet of new impervious area is added to the site. The project also discharges to the Duwamish Rivers below mile 6 of the Boeing access road, and therefore, exempt from flow control performance. z �z w 6 D' .-J 0; UO: CD Cr cn w' W =. J F w O, u- Q . = �-_w' . z�! �- O: zE- moo;. oox: CI f-. :w .1-- V O; ui z z • City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOVEMBER 30, 2000 CITY OF TUKWILA NOTICE OF HEARING PROJECT INFORMATION The Boeing Company has filed an application for Design Review, File Number L2000- 058, to construct a 212,000 square foot building located at 8625 East Marginal Way South, Tukwila. You are invited to comment on the project at a public hearing scheduled for December 14, 2000, at 7:00 p.m. before the Planning Commission. The hearing will take place at City Hall in City Council Chambers, 6200 Southcenter Blvd. To confirm the time and date before the hearing, call the Department of Community Development at 206 -431 -3670. For further information on this proposal, contact Minnie Dhaliwal at 206 -431 -3685 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Permits applied for include: • Design Review Other known required permits include: • Shoreline Permit • Planned Action SEPA 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 permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 z = Z Uo CO 0 W =. J F- w� u. Q _; z� z° U � LL' uj o • F- w '. z uu..1- o uz. — O 1— z MEMORANDUM TO: PLANNING DEPT. — Minnie Dhaliwal, Associate Planner FROM: PUBLIC WORKS DEPT. — David McPherson DATE: November 29, 2000 SUBJECT: Boeing — Isaacson SEPA Comments SEPA Planned Action — E2000 -018 Additional traffic analysis, will not be required for this project. This is based upon information provided by Jeff Haynie, P.E., Transportation Engineering Northwest. Supporting information has been received from Transportation Engineering Northwest, regarding trip generation analysis, and relating to the April 1993 Duwamish Corridor Redevelopment Proposal Final EIS. z tt J Ui. O O' NCIi W =; J l- e) 11..i w 0` u_ ma tzw ZI-. Z °. :O N L] W Wi ▪ ; tL — O 1Z. La co 0 I- O Z. Date: 22- Nov -96 11:37:50 T` From: MICHAEL -J (MICHAEL JF,I4KINS) To: ALEXA,DCD- INTERN,DIANA -P, JACK, JOHN -J, MICHAEL- J,MOIRA;NORA,REBECCA,VERN STEVE Subject: Questison about height around Boeing field Message -id: 8F90953201000000 Application -name: MHS If you have any questions about height restrictions by the FAA or by King County Airport for proposed development near Boeing Field, a good contact is Jim Lambert. Mr. Lambert works for the FAA in their Air Traffic division and deals with height issues for development near airports. His number is 227 -2538 1 j FROM :KONICA FAX 4v November 21, 2000 • 2064313665 The General Counsel 20'2'r^r11 -21 04 :14PM #617 P.02/02 f, .707, MO 13••06 Seattle, WA 98124-2207 Mr. Jack P. Pace z Planning Manager , z I-= Department of Community Development re 2 City of Tukwila 6 = 6300 Southcentcr Blvd, • o o Tukwila, WA 98188-2544 co w J H U) u. ' w o• g J u- < I any an attorney in the Boeing Law Department and am generally responsible for I W representing and advising The Boeing Company and its subsidiaries in connection z E- with real estate matters. Rich Arscott ofBoeing Realty Corporation ( "BRC ") asked F- O ine to write this letter to you concerning any property rights Boeing may have over w w the property of the Port of Seattle lying between the western boundary of the D o Isaacson site and the Duwamish Waterway. o cn 0 1-: ww 1-U' lii z' 0 Subject: Isaacson Site Dear Mr. Pace, To the best of my knowledge, Boeing does not have any property interest over the subject land. In coming to this conclusion, 1 reviewed the law department file on the Isaacson site and spoke with Rich Arscott ofBRC and Tom Johnston of Boeing's West Region Facilities organization, Rich in turn has spoken with a representative of the Port of Seattle. None of these individuals is aware of any • interest of any Boeing entity in this land. In addition, after reviewing our file I did not find any record that shows that Boeing has a lease, casement, or other right or interest over this property. I did find ono drawing that is unexplained. It shows what appears to be the land'in question highlighted in yellow with the legend "C,W.D. Lease." Our surveyor labels the same arca "'C.W.I). Lease' as shown on Assessor's Plat." It is not clear who the other party to this lease may have been, nor whether the lease is still in effect. We have n0 record showing that the other party is The Boeing Company. 1 If you need more information, please call me on 206 - 655 -2405. Sincerely, Id Dresslour Counsel copy: Rich Arscott z City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director October 31, 2000 Brad Medrud AHBL 2215 North 30th Street Suite 300 Tacoma WA 98403 Via Fax Re: Application for Boeing's Isaacson property at 8625 East Marginal Way South; File Numbers- Shoreline permit (L2000 -059), Design Review(L2000 -058) and Planned Action SEPA (E2000 -018). Dear Mr. Medrud: Based on review of your application to construct a 212,000 square foot light industrial and warehouse distribution facility at 8625 East Marginal Way South, the following information is required to further process your application: I) SEPA Application: 1) SEPA checklist item B 1. Earth (c), indicates that Boeing is working with Washington State Department of Ecology (DOE) and the United States Environmental Protection Agency (EPA) to ensure that existing contaminated soils remain in a stable condition: Further, it is stated that existing soils would remain on -site and continue to be stabilized and capped by proposed building and parking uses. The geo- technical report (page 8) recommends that all asphalt concrete and cement concrete pavements be removed from proposed building areas. It also discusses site grading. It is also stated on page 10 that foundation and utility construction will include temporary open cut excavations. However based on recommendations of the geo - technical report, it is not clear how the arsenic contaminated soil will not be exposed to the environment. Please submit documentation from DOE and EPA showing their approval for this proposed project. .,,!,�.;,,_ ►.,.,, �! •.� ; - , :�• „•,v. rd Suite # 100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206-43 'x665 '{::l: •i.1T:F1iit • ' �a1' ^. 'H• i jai ':ii._:N;- • . II) Shoreline Application: 1) The survey drawing shows a wooden pier and it is labeled as deteriorated. However the section drawing on sheet EX -3 shows landscaping over the wooden pier. Please clarify what is proposed for the wooden pier. Also, please indicate what analysis has been done of the wooden pier and bank stabilization. Any work waterward of the Ordinary High Water Mark requires federal and state permits and will be exempt from Planned Action SEPA. 2) Please clarify what measures are proposed to keep contaminated soil from exposing to the environment where landscaping is proposed. 3) Please submit a complete title report with complete description of all easements. Also, please clarify item #10 on page 5 of the title report that indicates rights of State of Washington over abandoned channel of Duwamish River (Slip No. 5). 4) Ordinary High Water Mark must be shown on the drawings. 5) The fire access road does not need to be paved. Since it is proposed within low impact area, it should be revised to be grasscrete path. 6) Pursuant to King County Code (KCC) Sec 25.16.030, maximum height of the building within 200 feet of the ordinary high water mark in an Urban Environment is 35 feet above average grade level. The drawings show a height of 40 feet. 7) Trail and other landscaping improvements must be continued to the south property line. III) Design Review Application: 1) Parking: Pursuant to Tukwila Municipal Code (TMC) Chapter 18.56, bicycle - parking spaces must be provided. One bicycle parking space per 50 automobile parking spaces is required to be provided near main entrance. 2) Building Design: Following is the list of design requirements that have not been addressed: a) Per TMC Section 18.60.50(B), monotony of design shall be avoided and variety of detail and form must be used to provide visual interest. Also, landscape treatment should enhance architectural features. b) Also, per Duwamish Corridor Redevelopment Design Guidelines, IN6, appearance of building bulk and scale shall be reduced as seen from walkways by providing interest and variety at pedestrian level. This is listed to be achieved by use of canopies, color, landscaping, fenestration and facade modulation. c) Per Duwamish Corridor Redevelopment Design Guidelines, SL7, Structures shall be designed to take advantage of the river frontage location by incorporating features such as- plazas and landscape open space that connect with a shoreline trail system; windows that offer view of the river; and pedestrian entrances that face the river. Based on the above listed requirements, the north and south facades of the proposed building must include additional articulation to avoid a monotonous design. Also, the proposed horizontal pattern further accentuates the long facade. Instead vertical pattern is recommended. Additionally, the vertical pattern must include additional variety in materials, colors and texture. It is also suggested to include some foundation landscaping at certain locations to break the long facade. The elevations submitted with the application include a number of alternatives. Please clarify which is the final version. In one of the alternatives no truck bay doors are proposed. In that case foundation landscaping must be included, walkway with canopy must be provided along the building facade and parking relocated from the property line to be adjacent to the building and walkway. The west elevation must include windows overlooking the water. The west facade must be linked to the proposed trail by a pedestrian plaza. Also, please submit drawings of the east elevation. Also, per TMC Section 18.60.50(B), mechanical equipment must be screened and screening must be integral part of architecture of the building. Please indicate if any roof top HVAC units are proposed and what screening will be used. Landscaping: a) Perimeter landscaping must meet tree spacing requirements. Also, shrubs and groundcover must be provided in the required perimeter landscaping area. Please refer to the landscape chapter for these requirements. Also, per Duwamish Corridor Redevelopment Design Guidelines ROW Standard 3 (page 21), landscaping must incorporate a berm. The plans do not indicate any berm. b) Landscape island separating the truck aisle and parking needs to incorporate plants. It is not clear why a separate aisle is proposed instead of using the aisle between two rows of parking. c) Street trees are shown where there is an existing rail road track. Please clarify where the street trees are proposed. Additionally American Sweetgum is not an appropriate street tree. d) Detailed drawings showing the type, number and size of plants in the riparian zone and elsewhere must be submitted. Please refer to 18.52.030(D) for plant material requirements. Please note that evergreen trees and evergreen shrubs must be used to screen blank walls. e) Please clarify the methods to be used to avoid exposure to contaminated soil in the landscaped areas. f) Per TMC Section 18.52.040, all landscaped areas must be served by automatic irrigation system. 4) Site Design: z a) Per Duwamish Corridor Redevelopment Design Guidelines ROW3, major , _ i_.: pedestrian entrances shall be provided to include drop off areas and covered ,� z pedestrian corridors. The proposed design shows a pedestrian connection from the m sidewalk on East Marginal Way South to the entrance of the building. However it _1 vo must be enhanced by providing a pedestrian pls a at the entrance of the building. cn 0 Bicycle parking could be incorporated in the plaza. Further, per IN7, alternate- w =; paving techniques will be used. The pedestrian path must be of colored concrete to co I highlight the pedestrian entrance. w 0 b) Per Duwamish Corridor Redevelopment Design Guidelines IN 1 and IN2: u. • Principal circulation will be at the perimeter of the site so that a pedestrian = n cg environment in the center of site. I- _ • Conflict between truck/passenger vehicles and pedestrians will be minimized. z H: P z p.. • Walkways will be aligned to minimize distance between the building entrance w iii and parking areas. 2 o, • Protection will be provided from rain along heavily traveled walkways. o co • Pedestrian amenities along walkways such as landscaping, lighting, benches will 0 I be provided. z v. • Plazas will be provided along walkways and at building entrances. �_ 0 z: The current proposal of a long row of parking along north property line does not v meet the above listed design guidelines requirements. Please revise the proposal to o reflect the design guideline requirements. z.. c) Also refer to the Internal Site Entry Class A section (Duwamish Corridor Design Guidelines pg. 36) to be used for major site entry. The existing entry to the Boeing building, which is proposed to be used as a shared access to the subject site must be revised to include clearer delineation of vehicular movement by use of landscape islands. IV) Process: 1) Typically, the Shoreline Permit decision is issued prior to Design Review hearing. At this time we have tentatively scheduled a hearing for Design Review on December 14, 2000. This is dependent on when the revised drawings and other information listed in this letter is received. Staff report for the Public Hearing is usually prepared at least three weeks prior to the hearing. 2) Please indicate how you want to proceed with the Boundary line adjustment application. Please note that the stairs to access the proposed building will be located Y . T on the adjoining lot after boundary line adjustment. If that is the case, access easement must be provided. Please clarify the intended use of the proposed facility. The original application included a number of elevations. As indicated to you earlier, warehouse, light industrial and flex tech uses are all permitted in MIC/H zone. However development review must fully analyze all impacts associated with a proposal. Please clarify the proposed use of this facility in order to fully evaluate the impacts of this facility and complete our review. Also, the change of use from light industrial to flex tech telecommunications may exceed the thresholds of shoreline permit and a separate shoreline permit may be required at the time of change of use. Please call to discuss this issue further. V) Public Works: Please refer to attached comments from Public Works Department. After receipt of the requested information, we will notify you within 14 calendar days if any information is still needed to further process your application. It is important to note that this application will expire if we do not receive the additional information within ninety (90) days of the date of this letter unless an extension is granted pursuant to Section 18.105.070(E). If you have any questions, you can reach me at 206 -431 -3685. Sincerely, Minnie Dhaliwal Associate Planner Encl.: Comments from Public Works C: David McPherson .i)C.L^tiHi -5i 1,0 z w • 000 cnw w =' Li w 0: g ¢' a.. z F— O: :o f ;o tu H-�w O: ..z; .0 • 0 F-: 10/23/00 08:52 FAX 253 274 4778 AHBL ENGINEERS State of Washington County of King City of Tukwila CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, PVA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 F -mril/ direr ?n(iAaLtukwlin.•.Vn . uO AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) a 002 I c_pc:1,4— C-Cc` R • H, -E (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on 3 d -T.20 ' the Public Notice Board(s) in accordance with Section 1 194.110.p and the other applicable guidelines were posted on the property located at �5 c • MAR-i AL &y 5 i il K w /� , vv,� S; to sf - so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number L gOOC) •— 051/..,a 0.0 0 -• os s/ C— a OC o — g I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. Applicant or Project Manager's Signature On this day personally appeared before me 4Jov to me known to be the individual who executed the foregoing instrument and acknowledged that he /she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN to before me this day of O66-er- ,f_,. NOT PUBLIC in and for the State of Washington residing at (,LIB f O \ASS %ON 6:to �eNOTARY` 1/ J, PUBLIC I 5 -15 -2002 hill,‘‘ �I o `WAS' R My commission expires on 41 Si JY Z . . =Z JU C) O. co 0 W= —t— L W g Q. a; Xi_ --= Z F- O Z 0. O := :0 W W' LL H: Zr (0 0~ Z City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF APPLICATION DATED OCTOBER 23, 2000 • The following applications have been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: LOCATION: OWNER OF THE PROPERTY: FILE NUMBERS: PROPOSAL: OTHER REQUIRED PERMITS: The Boeing Company 8625 East Marginal Way South The Boeing Company L2000 -059 (Shoreline permit), L2000 -058 (Design Review) The proposal is to construct a 212,000 square foot building. The proposed use for the building is light industrial /warehouse /flex tech telecommunications. Planned Action SEPA Development Permit These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on November 6, 2000. Design review is a quasi - judicial decision made by the Board of Architectural Review following an open record hearing. Design review is also tentatively scheduled for a public hearing on December 14, 2000. If you are interested in attending the hearing associated with Design Review, please contact the Department at (206) 431 -3670 to ensure the hearing is still scheduled for this date. Decision related to the Shoreline permit is initially made by the Director of Community Development and there is no hearing associated with the Shoreline Permit. If you have questions about this proposal contact Minnie Dhaliwal, Planner -in- charge of this file. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision on this project or obtain information on your appeal rights by contacting the Department of Community Development at 206 - 431 -3670. The decision made by the Board of Architectural Review may be appealed to the City Council. Decision related to the Shoreline is made by the Director of Community Development and may be appealed to the State Shorelines Hearing Board. The Department will provide you with information on appeals if you are interested. DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: NOTICE OF APPLICATION POSTED: September 11, 2000 October 9, 2000 October 23, 2000 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 j 111-1111 11117 W1TiT1 l 11 UTi1TITITJU 11111:_ (T I1TITU 1111 IT1TTU1T1 ) 1U111111111V.. �0111C 00+1 M IK 1 G1N37 _ _ _ ��- 11 z 2 I- � W'. JU UO u) Q w= J F- U) L W O: 22Q LL Q. = co Ci W z1_ I— O z I-. LU ui Q Q Q F— W W HU LL.P • —O W Z; N. I— O z VICINITY MAP 81TE STATISTICS • TENANT SPACE 'A' TOM 91S 001k MAC! 91( *07A (9'*S A 11 0040.40) ICpq 50101/00010 7/436 4 M pA40111 0 mil/5mm: I0147137 9077 11001.11: wll 1005004 440. 70001017[ 04k 1011110,5 700103701 - 10104 94 (RAMC 1 r1113te) 10110 41415 /1,0110 N 0.001140 •1.11011 /7411114 RD*40 1 511115/7.000 •1 0 10111 PORK KOMI/ 1014 r114 0 710510 • OcrX 1101 1015 MAID • 700001 11 -011(1 711011 710,010 010 .41�S'SI' ' la,n1 K R 715 POPS) 1 %101 .S Rill PPM 36 033 K 10 011 7005 5101) 11.111 K 10 1.100 100!5 111.101 N R 1011 1071 ) 0 517113 33 S,41S SI 001115 73 511115 7/ 010105 1 0011 • cRArfl(c SCALE • 1r...• in SITE STATISTICS • TENANT SPACE 'B' ?OM 9% AP* Nolo 94 4436 (9'102 A & I [001401) 0070 501111 170000 700A 4101 WPC/RIM 70450014 871411 914 100111')), wll (04407*. 447: 17A0g111 AKA: 101400115 90040, - 70)04 91( (RAMC 1 7.111■01) 017x( rm.: Kam 1 Mil/UM .4 4 •111,0/00. 7001114 71.07050 1 SIN11f.1011 4 rot* 1000.10 K00t0 1014 7171110 010,00 • 4010 IMO 00•11 010000 swig .1 n (1171 Tons 171.511 KA 1I11o0S 101,104 K 1 115 0045 1%011 K n11.13 10025) 16200 R n (4,15 100.5 /)101) moll R n (1.10 *745) 111,701 75 R 11051 * 65) IS SIMMS 10 51015 17 51415 IS MIS 11 00015 • 70001,1 11•00107 00315 !WAND 1 0036 - YICIMTY MAP If.1' 1 1 ;•I "III 1' EX-1 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION October 10, 2000 Via Fax Len Zickler AHBL 2215 North 30th Street Suite 300 Tacoma WA 98403 Re: Application for Boeing's Isaacson property at 8625 East Marginal Way South; File Numbers- Shoreline permit (L2000 -059), Design Review (L2000 -058) and Planned Action SEPA (E2000 -018). Dear Mr. Zickler: The Department of Community Development received your application on September 11, 2000 to construct a 212,000 square foot light industrial and warehouse distribution facility at 8625 East Marginal Way South. Based on a review of your submittal relative to those requirements as set out in the Complete Application Checklists for Planned Action, Shoreline Permit and Design Review, your applications for Planned Action SEPA, Design Review and Shoreline permit are deemed complete as of October 9, 2000. A notice of application for shoreline permit and design review will be distributed within 14 days of October 9, 2000. At this time we have started code related review of your application. This determination of complete application does not preclude the City to require that you submit additional plans or information, if such information is necessary to further review the application and ensure that the project meets the substantive requirements of Tukwila Municipal Code. I will be contacting you soon to discuss the use issue and posting of notice boards. If you wish to speak to me sooner, feel free to call me at 206 - 431 -3685. Sincerely, Minnie Dhaliwal Associate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 MEMORANDUM TO: PLANNING DEPT. - Minnie Dhaliwal, Associate Planning FROM: PUBLIC WORKS DEPT. - David McPherson ' DATE: October 10, 2000 SUBJECT: Boeing - Isaacson SEPA Comments SEPA Planned Action - E2000 -018 1. Will require joint agreement and easement for 70 -foot turnaround at Southeast property corner. 2. Water quality shall be provided for the 2yr, 24hr storm at the time the building permit is applied for, per King County Surface Water Design Manual. 3. Provide traffic analysis for the project site (or) verify April 1993 Duwamish Corridor Redevelopment Proposal Final EIS has been satisfied. 4. Provide current Title Report, to include all existing easements within the parcel, upon building permit application. 5. A pre - construction damage survey, per the Geotechnical Report, provided by GeoEngineers, dated Augustl0, 2000, shall be completed prior to any pile driving activity. This shall be conducted to protect the Duwamish shoreline and adjacent buildings. 6. See attached portion of SEPA Planned Action Checklist, dated September 2000, submitted by AHBL Engineers. Item B., 5. ANIMALS, a. Birds - add bald eagle Mammals - add river otter Fish - revise from Birds, and add chinook, coho, chum, steelhead, and bull trout b. add bald eagle, chinook salmon, and bull trout as threatened c. add chinook salmon use river for migration route and for rearing Item B, 7. ENVIRONMENTAL HEALTH, a. Mounded and capped arsenic contaminated soil on site, as part of a 1992 stabilization project, shall not be exposed to the environment during foundation or utilities excavation activities. a, 2. Describe measures to be taken, if arsenic contaminated soils on site, are exposed during construction activities. Design Review - L2000 -058 1. Will require joint agreement and easement for 70 -foot turnaround at Southeast property corner. Shoreline Permit - L2000 -059 1. A pre - construction damage survey, per the Geotechnical Report, provided by GeoEngineers, dated Augustl0, 2000, shall be completed prior to any pile driving activity. This shall be conducted to protect the Duwamish shoreline and adjacent buildings. city of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director October 9, 2000 Via Fax Brad Medrud AHBL 2215 North 30th Street Suite 300 Tacoma WA 98403 Re: Application for Boeing's Isaacson property at 8625 East Marginal Way South; File Numbers- Shoreline permit (L2000 -059), Design Review(L2000 -058) and Planned Action SEPA (E2000 -018). Dear Mr. Medrud: The Department of Community Development received your application on September 11, 2000 to construct a 212,000 square foot light industrial and warehouse distribution facility at 8625 East Marginal Way South. Pursuant to city regulations, upon receipt of an application the city has 28 days to determine whether all required information and documentation required for a complete application has been submitted. Based on a review of your submittal relative to those requirements as set out in the Complete Application Checklists for Planned Action, Shoreline Permit and Design Review, your application for Planned Action SEPA is deemed complete. However your applications for Design Review and Shoreline permit have been found incomplete. The following information is required in order for Design Review and Shoreline permit applications to be determined complete: • Landscape planting plan by Washington State licensed landscape architect. After receipt of the requested information, we will notify you within 14 calendar days whether your application is complete, or if incomplete, what information is still needed to complete the application. It is important to note that this application will expire if we do not receive the additional information within ninety (90) days of the date of this letter unless an extension is granted pursuant to Section 18.105.070(E). 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Additionally, please clarify the intended use of the proposed facility. In your letter dated September 11, 2000, it is stated that the proposed use of the facility is light industrial and warehouse distribution. However the project description under SEPA planned action checklist indicates that the proposed use may be flex -tech telecommunications . Richard Arscott from the Boeing Company has also asked Jack Pace, Planning Manager, whether the proposed facility may be occupied by telecom and web - hosting type of uses. These type of high tech uses are permitted under Heavy Manufacturing Industrial Center zoning district. However the impacts of light industrial and warehouse distribution facility may be different than the impacts of high tech type of uses. For instance, the flex tech telecommunication facilities usually require a number of very large generators and there are screening and noise issues that need to be addressed as part of the review process. Also, the change of use from light industrial to flex tech telecommunications may exceed the thresholds of shoreline permit and a separate shoreline permit may be required at the time of change of use. Please clarify the proposed use of this facility in order to fully evaluate the impacts of this facility and complete our review. If you have any questions, you can reach me at 206 - 431 -3685. Sincerely, Minnie Dhaliwal Associate Planner z Z'. re 2 6 0 0 O. No cn w` w= J H. WO J' u. za = z� F- 0: Z w w: :0=i. 0E-: w Ili . — 0! z: U co Ham:. z CALLISON Actl.kr WAt GDt. D • 14G41?1 114411* Aex-Fr1T r1GlA7 ��iZ- 1-NC. ° •t7=17" 141 56errb+3 - e1NDs C1211,1C, 13oboSOSra.3T G .t.AD w .1--5 Date 2 • 69'0 0 Project No. 1.1,0- 570.00 FISIZ caw,, Zg p'` yT' He- 411 &R 4 61.0.55 vs) 5rph-We - SAMPc. s l- c V- 4' 14r,e/ :ca. 4 611--AM Wu/1436 142011 - 10 Project b' • e.v%I& f52 3 r1-1" By: MAra-rL s 6 Subject F r 2 D P o 5 f - T EK1 bt2 r-11614 (514 -I°,5 File No. /cc CALLISON ARCHITECTURE, INC. 1 4 2 0 FIFTH AVENUE #2400 SEATTLE, WASHINGTON 98101 -2343 - T 206 623 4646 F 206 623 4625 E Info @callison.com www.callison.com re.1 tt;Rtf e�ntM �T(.1i*,4*1-.r'9r�. are. z :wx ..ru.;•...ft.t ;ari:: ?...C"''wi5AVO rrSM2"..,11 File: L 00 -0058 Drawing #5 -12 z rem, JU: 00. U) p r W= J 0' g W I- _,. Z F- 0; Z WW M p SDI I' ~O :LLI Z` U -' 0 H °Z . 000 W02/1110 01/00002 WPM 20 J0 V 10 WV It UST r1IrX 10 012I10 M0 OW KUM 00 t-O.LC UIWI •110 0r 1077 mu recta At UST MO 101 00001 11 I ►I ►I 1 ►1► 'I it 0d 1 NM ■ moot/ • rnnnn 110 n 7 • i111°.'"-11 led 1III■'1■1I•I■I`11■111MIIIE IIiuu0ui00riuiiuO0ii000EiI000iiniinU ®�I•���I • 0M0Yw 1M► ' WE3T ELEVATION or rd -u 102 t1.K.4 AT 10100 002 1110301.11111.0 At 00000 VOL 1500W If OM 11 . I ►I ►I►1 ►I I ►1 ►II'I I ►1 ►I►1 I►I►ia1 ►1 ►1 I ►I ►i ►I ►1 I ►i ►I ►I ►I UIJNNM000 .000111•111111IJ ■IJIJIJIJEiuu w el PARTIAL 1-4 ORT4 -4 ELEVATION or r-0 AT 0000 0000 WWI0001 M 111111 11111111111 1111111 /111111111111111111 1111111111111111 mmm I '= 11111111 110 rr7:64 1 Z 10 L0 111111111 /_ =1% •1 ,1 -ti I � 1 11 rle 11 d 1 Yd dI I-0 Lund PART I AL 1■10 RT1-4 EL E VAT ION Inr 11b I�x 740 a 1210 -00 r0 010 00 PM MCA. T 004 00 ®-x23 valor 1000 11111111111111111.1111111 d i i II • '8 IIMIMilhiNaillarm. ""03=11 II !PRIMERS tkmmilLei /-0 -0 - -0 00171-0 11111111 111111111 1111111 1111111 111111111.1111111 li d ti PARTIAL NORT LEVATION or Yd a a 'r' . 0131130 T0...1 Mw EX -4A •1 300.1. Z W fr 2 JU UO U O J = H U LL WO < 2• d �W Z W O n 0- OH W W Z -- O .• Z W U= O~ Z ma DAna.CD tI. WICT DM1I4EM1 PIKPOSED Re 11d WM DIV1 I.OD wulsl I.O ODUWAMISH RIVER BUFFER AND BUILDING SECTION /ELEVATION, A xts (mC& scnOl ra DIIe 909![ Dnnl.oi0 0 0 00 010 n •s_ GRAPHIC SCALE (m) I WW. 60 66. CONCEPTUAL PLANT PALETTE OIm 11.411 • WWI= Pall (. 7 amoall IIDI Q DARN 1010/11 COW UM 0 1¢4161 le ®w 9025 - Im0200101. aNLk SNUG Inwmvu - a•a«x 9U1 WHIM WIC - TIM %NIA No CACLWXOAI O. a C C.. CAA ca. CA • e • 0 v 0 ...w u..q..a 0.w' Oa.�..n sem. a 00 0903,30 EX -3 z < • W. -jU 0 U D U) W W 1— (.0 LL W O LLQ U0 1-W z= o zF- U 0. O- OH W W • U u" O .z =. O ~ CI I I Iv 1 1: 1 1 III NYHT TENANT SPACE 'A' TENANT SPACE 'B' r�olvnxr�i�s.� g iN r` W1PBN1�I�6N1 q N 1 C POLE BASE DETAIL WIN SCAM LIGHT FIXTURE DETAIL W N 51(0 LIGHT FIXTURE SCHEDULE ME IAMRACIUS9 11CCa YOU Up LAMPS BALLAST 88020 DESCAPTId 11PE TOTAL lA110f Ml W0K0 TAI. 1 P IR195 W HA MO I lif -20 OWSE SCE GNOXO 1AN1G S1XRICADM 9111 24 - Be TALL MIS 9403/.1 180 AM C.POC3 1A" 1 P MAPS .8014 .00 1 14,1' -A CCM SAN[ AS 421 ...44. LIMN *101 P01Y SOX WILD N' - Be 1N1 IOUS 9.00(U I80 PP BMOW 10I. 1 P IMPS .00 FAA 487 1 ■Pr -00 DIME SAW M rat 'Me (ASPI a011Na145 7.'- N' TILL LOTS 9000 f80 »N - .0 - 80 a1 «0101 - - Il TILL WITS GRAPHIC SCALE -4 (PXY01 I W 0 - 00 It C a a O fA a0 0 .1 CO co g • to a • • Oupw.. CXW p a..+ vu 014 N L.I. 1. o0 "' -010)0 0.661 T1. EX -2 Z • Z 6 W U O N O J • L. WO u. Q N 2 ;= d °Z S WO La 2 U� O — O h- W W. 2 WZ id U= OH Z 0 p U10! arc AI On N01010910 OOS MO (WO r01SS cw*n 1717111. *0110012) 7=4Ors0121101 '91OOi tan It WIW 0 0!2.191 WEST ELEVATION nr • ro .1u rx TOOL At 1dd9 tax oas0J7 NI NM MIX coot KCMG I* 0*3 'scoot nos, At N111 m%0101 .6 an7w[ 00O 'Man _ I I"EmiuIZEM 1 I����M 1 I�t�� 1 MUNJEIMU®1 r X® 11 IIDDLIIMI � MII _II 41onno 1 I____ �IREM Q •u018'E - NEE - - -- - 4 #4 w x2, ur #4 1714 r) 1 #4 � 7V4 504 1184 WEST ELEVATION nr • ro .1u rx TOOL At 1dd9 tax oas0J7 NI NM MIX coot KCMG I* 0*3 'scoot nos, At N111 m%0101 .6 an7w[ 00O PARTIAL 1,4 ORTI -4 ELEVATION ri:Xj I #4 =1c I0) ` n R **.Dort 1110701191 PARTIAL NORTF --I ELEVATION or r-r 90090 01 NOE *001 0001 Mar rant Want I nfi Jws /!2)P UUr r- 7* I1KK AT 10A90Wt EOM FMCS smar 7*7= =Mal I"EmiuIZEM MUNJEIMU®1 r X® 11 1J� 9n • O .■_, 4 #4 #4 # -r r) 1 / n'� � 'r -C „ 1I PARTIAL 1,4 ORTI -4 ELEVATION ri:Xj I #4 =1c I0) ` n R **.Dort 1110701191 PARTIAL NORTF --I ELEVATION or r-r 90090 01 NOE *001 0001 Mar rant Want I nfi Jws /!2)P UUr r- 7* I1KK AT 10A90Wt EOM FMCS smar 7*7= PARTIAL NORTI -{ ELEVATION 1M• r4 z ▪ z JU UO U D w J H N w0 < LI I__ W z ZW• O • N • 1- W W I r u_ 3 Lllz U N H I O I- z k , r.1r pw .� iii twl. G. ** w w ulauo w.1w EX -4B r • O O O O /-- N00N[ K0 � „ 1I 9 - - ` 1 1 I I1I 1.I tI -•`,�) ,` � -- . _ -- "' It f4 t4., t- #4 #4 14-) #4 04 -t #4 t04 #4 #4 2t4 #4 *U2)4 PARTIAL NORTI -{ ELEVATION 1M• r4 z ▪ z JU UO U D w J H N w0 < LI I__ W z ZW• O • N • 1- W W I r u_ 3 Lllz U N H I O I- z k , r.1r pw .� iii twl. G. ** w w ulauo w.1w EX -4B � MS MO a1 PEW 003 , x010 03W1 ti .91=0.1.03 Al L3,ND •13131‘1101 WEST ELEVATION • r4 MIL Mt M001L ,011M300101 01® I01 �.. 0011100 111101. ®1. Mil MO= 1D1 0.•00 31300 0••10/7 3.16M1 70114 7(00 1 l r t L ■000i0 .... HAULM uu1 I ���� IMILIMOOOuu000 1 :1,1,1,111 MIMI I; I - .._c:_ I 1ono9I i- �i ih, , , , , , O inn i11 III E_ , F , , , r , , , ,_ r ®� n�� � , ________ 1. 00000. 30/0 314 374 .4 3r4 N4 0144 WEST ELEVATION • r4 MIL Mt M001L ,011M300101 01® I01 �.. 0011100 111101. ®1. Mil MO= 1D1 0.•00 31300 0••10/7 3.16M1 70114 7(00 1 l t I 1,1 ►1,1 1,1,1,1 :1,1,1,111 O I - .._c:_ I 00•.1Jf r.00CM1 4 N�MO� M 0 0000000110[Cr01 0 1►1,1,1 111,111 fi111,11111 44 t$4 11• •4 I34 5r4 ?4 I54 L4 r 3r4 ". PARTIAL SOUTI --I ELEVATION or Y4 'Ilrrg:7i #4 K4 314 L• 00311.0 (0 03330 MOM 1 30074 VW MR l 000411./1 MAIM INUM .0a PARTIAL SOUTI -4 ELE VAT I ON ./1r 14 0111350 IIMEMS MUM. 10.3[ PARTIAL SOU-1-I —F ELEVATION 1/11. • 1'4 �t 15 itjl 0 r7. uW o a. 0£ eat O ~ 00 O 0 to cos 2 8 ` 3•w • 0 g=" 311 • 60 iii 0.1s tot 3. 00 MM "` 3333•10 30.1 110. EX -5A Z F- W re 2 -I C.) O 0 CO J • L L W O J co ▪ ci ▪ w Z I- O Z F- LU U• � O (-2 1_, W w 2 U O LLI Z O N O • ~ Z t / \ d O 00•.1Jf r.00CM1 4 N�MO� M 0 0000000110[Cr01 0 1,1'1,ItI 1,1,01,1, _, -: 36174 - 1+1'•3 Ir4 35•4 ;44)1.7. r J-1r F47-r V(' f -r 1041W X C4 3r4 a4 04 p4 N4 Ir-r ! PARTIAL SOU-1-I —F ELEVATION 1/11. • 1'4 �t 15 itjl 0 r7. uW o a. 0£ eat O ~ 00 O 0 to cos 2 8 ` 3•w • 0 g=" 311 • 60 iii 0.1s tot 3. 00 MM "` 3333•10 30.1 110. EX -5A Z F- W re 2 -I C.) O 0 CO J • L L W O J co ▪ ci ▪ w Z I- O Z F- LU U• � O (-2 1_, W w 2 U O LLI Z O N O • ~ Z MOM 101.0.111 00133 11POL 16 CLEW •Ort 1*0*1110 16 10 101 At UV NO NM 0001000 0116 MON 0A13 1)016 'NNW WIT III1LW C61 WV 016161 IIIIIIhAl- 101115■1111111•111=1 IMNE1111111■1 11111111,1111111111111111111 I II i -2 l I I M II IIUMHUINEN 1 -1E---- l uuii. 1 11MIBIRIIIIMIIIIIMINIIEIMMEMM I@BIEEECISMCI■EIR1=1 M1 ■IIIIEMENIIUIMMMEN1MI —rowertn E valumicsianisTiid 1. =11111111=----11=11 wil2,9112i . lai 7r-r I -1 pronmammemmanierni az -=--.11=11111121111 —.... 64 411112Era 64 11-r V-, f•14 U.JET ELEVATION 1/16 • r4 66 PM MCA. /01 19.116811.01 RC= SOW R MOO MU. 1111C M A, 611 HOMO 1.01 11010.1:11 00116646014101 011116 VALW3 PARTIAL SOL.11-4-1 ELEVATION 1/16 114 r .. I I . 1 6.1114 1:01694/1 1010101 f I I 1='AfTIAL ELEVATION1 POO= MOO .5161106 11100 z —rowertn MIMI ra WON tglgug [Will ,:::..........7 I :::, .. ..::::: 1 I :::1•,.::: I i .7.:,.."4:.: i -r ,r4 164 114 64 rr-r Is-r PARTIAL SOL.11-4-1 ELEVATION 1/16 114 r .. I I . 1 6.1114 1:01694/1 1010101 f I I 1='AfTIAL ELEVATION1 POO= MOO .5161106 11100 F=',ARTIAL. Sc=7)UT-4 ELEVATION or . z 1• 1- z eciAl O 0 u) a W• I • LL Lu 0 u_ < 111 Z t- o I— 0 LLJW C.) O 52 CI W Lu 0 r- 0 u ▪ Z L O C O F— z ig 8170 r • Kr 0.6L•A oco o. oo "0. roma° EX-5B z —rowertn MIMI ra WON tglgug ,:::..........7 I :::, .. ..::::: 1 I :::1•,.::: I i .7.:,.."4:.: i i".„...„. 700•470.7110316101 4 54 014 164 r-r rx 4 f -Ir ..4. r-r -6 -10 014 ' 4 s,4 104 v.( 11.1//-6 F=',ARTIAL. Sc=7)UT-4 ELEVATION or . z 1• 1- z eciAl O 0 u) a W• I • LL Lu 0 u_ < 111 Z t- o I— 0 LLJW C.) O 52 CI W Lu 0 r- 0 u ▪ Z L O C O F— z ig 8170 r • Kr 0.6L•A oco o. oo "0. roma° EX-5B • 1611017 8012 (250C10 LOCO 111[111.111 0/5 RAMO 1mC (1W) PROVED KIS 4450011 8255209 wor 54151 1)ThilliiiltJ1111114TUITHITIHUT 5$713.16M 71 11 10 IT111 1 I 11,T.11TI1 TTIVI Hill 1 ITLITTT111 11TV, '003 2 • Ln 16 1/1 >0 - C.21.1 SUN Well* 1 LAMM 0 ,f- z w 2 -J 00 (00 U) ILI 111 LU Co g :3 52 0 Z -0 ZI- WW n 82? - 0 I- wuJ ..z u) 0 1- \ 1316051 • \ - -7 - - . I \ 1 \ LEGAL DESCRIPTION (65 POT PRE room • lav wow wow LK wosot KIK 00611102 POMO ram 41131 DC 6 CASON MLOCATON NOV51,0, Tr7. '2114 NAT NOM OF DC X161 BUDIEY O1NA1C41 CLAN NO 42 14 10.1919' 24 115•01. RANCE 4 EAST, 11.14, All) OF ABATOCOCII DOPNEL CF THE DUVAL% MYER DESUBBID AS FOUND ECONSK 61 WE raincoat Cf 5 C SCUM DC CE 1TC HENRI 6434 Mal (MANN CUM 145 50 om INE 93111115C3TERLY UNE Of EAST 4ARC4/4 KY. 5.40 PONT Cf IN1113210504104 :Nam ff17, MEASURED ALONG SAO MOH LAC, 1311161 Cf DE EAST DC Cf SECT1CN 31 TO4f1SHP 24 NOOK r4J4� 4 6131. M.M.: 5010E WON 23• 40 40 KST ACK SAO SCUMSESIIRLY ISE 379.3A1 RE1 10 114E SOUTHEAST CORNER Cf A TRACT OF LA10 DECO TO ISAACSON 101 SCRICS BY DEO FICC14003 LACER ALOTOR'S RE L. 4139657, ANO I1C MX PONT c BEONK115 DANCE NORM 2Y 41 40 ALCNC SAD SOUTHAESIIRLY DC 967.259511, 1159E CA LISS, TO 6 41191151C1101 ION 5( SCUMMY 424 OF A TRACT OF TATO 51566 10 BE11411131 PA= COAST SRO. CCRPOIAMM BY CCM RECCOND LAW AMOCO'S RE PK 3915187; MACE ADAM THE SOUTIOTLY DIE Of 5962 COOED TRACT Di NE FOLD:MK MUMS AND CISTANCES NOM 64' 49 45 KST 86646511 THENCE 501111 80 39 25 4(51 43419 511 DANCE 501111 00 10 15 (*51 244552 Mt THINCE SOWN 60 39' 25 KU 49010 MED MINCE SOUTH 00 20 35 FAST 6/21/2 VENCE SOHN 69' 39' 25 4(31 55.43 DET 10 11C E8S1436.1 6945(5 515 MOH- Cf-1141 Cf 01411401011 PATE/MAY NO. 1, 010911 AS ONATISH FATEIDIAY, ARO SOUTIMEST CCRiER Cf 5645 (5655(5 MAC% MTGE SCWICAOIRLY ALDO SAO EASHRLY LAC 10 1145 4(51511 4451551991)5 1)45 0061)9 UNE Cr SAO MALT 510 (516(43 PLOWS FILE tea 4739857; 11111151 EAST ALCM 5445 00119 10K *8211* FRCOUCTICN (5 1145 155C PC011 Cr EC0N4N5 (1(54) 10655150* INAT PORDCM Of DC 50411 BUDIET 0014505 LAM) 0.451 umeair 24844)45 RANOt 4 GS; Wit, COMO *5155051 BEONANG ON 1145 /CST UK OF UST liKaNAL WAY Al ITS PONT OF TNIERSECODI ION A UNE PARA/111 MIN A/0 1,497.9 511 501)4 CC ME NORTH DC OF SAO UM 5.4111 /AC KINK MINCE 4154(1)45 KST UK Cf SAO EAST WACO& VUD NOM 23' 40 40 KW 562 64 FEET; MINCE 1108714 64' 49' 45' KST 186.94 OTET; (41151 50611* 916 39' 25 4(51 434.19 RID 1)1151 001(9 00 20 15' CAS1 345529511; 11104CE SCUM 90 39' 25' 4(51 49500 511; DIENCE sam or re 35• (431 8282 FUT; MCC SO1M sr rr 25 4(51 65.43 FEET TO A. 110041 CH THE (ASTRAY UK 0 DC RCHT-Cf -WAY Cf CCSIIRCIAL KIDDED NO. 1, 0101111 AS DINAMISH 4050441) 1411151 5031€1651165 ALCNC SA.0 EASIERLI .945 41 401145 10 MC RCM 1451 A RADUS OF 1,969.12 9551, 186 A MORO OSTANCC SCUM 552)' n• CAST 114.49515 THENCE NORTH 60 4.5' 34' UM 554582511; 14051 50114) 5121623' CAST, 1.00 FOOT; 1199951 NOM 89' 39' 25 EAST 70455511, II51 CR LESS, TO DC 1455 P0N1 Cf BEDNOK; ANO EXCEPT INAT POUCH Cf 145 SOLON 7565511 ITCROF; AS MEASURED AT A RICHT ANGLE MCAT 116 SOUTH UNE OF DIE CCSCRIBED PARCELL SITE STATISTICS • TENANT SPACE 'A' TOTAL 911 KU ERUCT SITE APIA (SPACE A 84 COMONED): KONG SCATIN PARNING AREA ISO DOWRY DC AIUSMEND 1135141 SPACE 1501POND UCHT SCUSTRIAL ARM MARINCUSE ARM IVEROCUS SLOA� - TOTAL SITE (BULDING PANYNO TOT INDUSTRAL P695191 4100613 1.0 514.13/1000 0 5 535,416 44 11 112.29 ACRLI) 425512 4'l ft 9.64 ACRES) 106904 sq 4) 245 ACRES) 1 100369 0 ft 143 ACRES) 36.010 .4 11 563 ACRES/34.05) 69,989 0 11 150 /11152 476,701 44 II 1594 (4CRES) 36 STALLS ITAREHOISC PARKING ROOM 35 51411.S 1 STALLS/6003 0 ft 10141 P80094055011551 11 STALIS TOTAL PARKNG PR5N4312 75 51615 • 0001 RCM DOTS 15104151 29 ODORS • 451101114. AT-CHACC COCOS F501060; 1 DOOR GRAPHIC SCALE (945*)) 1 *It SO fa SITE STATISTICS - TENANT SPACE 'B' TOTAL 915 AID: FR51C1 915 PRIA (SPACE A 8 B C0931104 450(0 scum PAROIG AllIR BOUNDARY UK ADJASIVOIL IMMO SPACE TOOTERMIL UCH' POUSIOAL AREA: 100:140275 ABM IMPE851015 951A1E - 10181 015 5559.12116 & PAHICNO Dna PARDO RECORD) 1 50415/1020 0 11 IVAROMUSE MICK REWIND 1 516(3/2.51 .45 TOTAL PARKING KCUTTED 1015. PARDO PROVED • DOD 4404 05154409065. • PO104I181 AT-GRADE (515 49)09430; • RIME, Da US 40111100 640820 535416 sq 11 (1219 ARE1 426512 s PP KM 655904 .4 1245 ACE 1063111 0 ft (2.43 WES) 36.000 9 ft (583 *015/34.05) 70611 sq (1.50 ACR(S) 476,70) sq 11 (10.94 ADIS) 38 SfALLS 56 WALLS 72 SOUS 65 5911.5 16 001113 90004 KAK VICRITY MAP r rk! . T \ \ \ 44*714)039 SCHEMATIC WATER/SEWER PLAN t.Arztr,.48= „ I I I I SEWER LAURENT Rot. No. 1550 527 AAA/ .0 c•OSSNG e001401C7 70 nor. • OZ. La A irg-• 001., SSW '1411744:41. „ •r•. • : • .1, • .• zi24,4„2, • • " e." lO irreg.; e• • 11-608 NEYMOIS.1 TCOTIRNIT 105809 a 11 \ \ \. o3";\- \ .47. COUURT To 6X. 1001400.. Sup , .......... Ell. .... .„on • • • • • • • CANCI war • cool TO Mr, SS NH ...an we. no Now, I,. FP C000CCT TO 01. SS MN SURVEY INFORMATION ',wet:ma / xutririvE A nu° TRATJOSE UV. • 106*1A 3100 TOTAL STAT.. AND "5140-3S. DMA COLLECTOR SIPPLEINN7ID WON nap NOTES WS PERFORMED. ESTADLISMNG THE ANGULAR, OSTANCL KAMM. Kurotsows 8(181)85 761 KowlMENTS. MOONY UNE; AND TOPOGRAPHIC FUTURES AS SWAN HEWN. A 'UTZ 13-20 AUTONATIC LEVEL RAS USED 70 CHECK AND Esuaus“ TUE ELEVATION 00 BENCHMARKS 0110 (574)0* PEWITS 1111 RESULTMG DATA MEETS OR EXCEEDS 13E STANCIARDS FOR WAD BOUNDARY SURYLTS AS 5747 1)0013 M WAC 332-130 -090. DATES OF SURVEYS FRIO SURNLTS BY BARGIMUSEN CONSULTING ENGINEERS. INC. • CONDUCTED NOYEMBER. 1999. one JANUARY. 2000. ALI. toOKIIMINS WAN AS FOUND ROM WOOED AT Dm, TAIL INS 0*4030 EEPCTS MID 00106 85 C. DOSE CAR% PROW caonnes ARE SHORN. LIKESS TOTED OTWER.A. HORIZONTAL DATUM • BASIS OF BEARINGS NORTH ANtRiCAN 00705 09 1927 0A0.47 ...WON SIM PLANT COORDINATE SISTER - NORTH ZONE 744E (0173E3) CENTERUNE 00 UST Wt.. RM. MEN As NA. arn•or West. TA porr Book 72. of Sur.,,. Pow; 222. 9149 County Records. NOTE I. UNDERGROUND MIRES AND FEATURES DEPICTED HEREON ARE BASED ON FIELD OSSERYATION. MARAMCS. DEVELOPmOrt PUNS. ANO/OR 4744.4840 RECORD DOCUmENIS ONLY. THE TRUE LOUDON. NANA/ ANO/OR DISTENCE OF SELOA GROUND FUTURES. DOURO CA UNDETECTED. LOAD BE VER11111 2. NO ECTERIMMTION IRAS MAX VT BAROMIISIN COMAS. CADMUS WIN MAIM 70 SOLS CONDRON MO SUBSURFACE NATIRMA.S. PROJECT INFORMATION TAX LOT NUMBER BITE ADDRESS AREA D40030-0014 17425 EAST IMAGINAL WAY 543.4070 SO. R. 800110.40 0010 (12.291128 40(1) CURRENT OWNER 7701 SOONG COMPANY: A DELAWARE CORPORATION LAND USII GOYIM/11Na 4URIS00T1004 CITY Of TUNA., WASHOCTON • re LEGEND 0—g -0. PM MI ▪ MOM 0 PI 031 e ROW O. O SO SO 0 o 011 =mg 0.4 O sown. 4.04.44 O CO CO • MM. • 55▪ 003 NI wow (AS § === ow Inn ▪ 0.0.1 ▪ SO SO IMO . • goo,. KO 0000 v■-■•■■■•■-• PS ON KO 001. Cid .4004. R.4.04 Sookw 14014.4.1 4.- 0004* 14.4. i 18215 7280 AVENUE SOUIH (ENT. WA 98032 (425)251-6222 (425)251-8762 FAX CIVIL ENONEERING. LAND 90N55 SURVEYING, DMRONNENTAL SOBICES For: BOEING CORPORATION P.O. BOX 3707 MC 22-79 SEATTLE, WA 98124-2207 Title: SCHEMATIC WATER AND SEWER PLAN BOEING PROPERTY (ISAACSON: 8825 EAST MARGINAL WAY Job Nun*. 7413 SM. 1 0, 1 File: L 00 -0058 Drawing #13 -17 z Z:' fX W. 00 cn0` W =;. E U1 0 LL. Q. co T /'' TL CI W z I— 0' z 1—. U� (0 la 2 W. V! in 0 File: L 00 -0058 Drawing #1 110 1111 Illlliili Ilill.ii'il li�i!ii�illiiilllll Lllllllll lilllllll IIIIIIIII IIIIIIIII IIIIIIIII }Iil�illl Illl 1111 IIII�II,I( Illllllll Specifications GENERAL DESCRIPTION: Each Gardco low pressure sodium unit shall be a rectilinear sharp cut -off, integrally ballasted luminaire: totally enclosed rain- tight. dust - tight, and corrosion resistant. Installation of the lumi- naire to pole shall not require entry into the luminaire. Pole Mounted luminaire mounts directly to square or Cruciform pole. Side Mounted luminaireis secured directly to square or Cruciform pole. • • Yoke Mounted luminaire mounts directly to square or Cruciform pole and shall consist of 1 "x 142" extruded aluminum mitered yoke permanently attached to housing sides. Yoke assembly shall be provided with round pole top fitter it required. Arm Mounted luminaires are secured to Hat or round poles with a 2" x 5" extruded aluminum arm. Wall Mounted luminaire is secured with heavy gauge galvanized steel mounting plates and a painted die cast aluminum mounting bracket. HOUSING: Sides shall be of mitered extruded aluminum. Top pan shall be of .080" aluminum, die formed to interlock and be welded t� housing sides and provide a continuous weatherproof seal, DOOR/LENS ASSEMBLY: The mitered ano- dized extruded aluminum door segments shall retain the optically clear. heat and impact resistant. tempered flat glass lens in a sealed manner against the housing using hollow LW 36•. 41401 Z.•: 18'P751 Mt M section, high compliance. memory retent- ive extruded silicone, gasketing. The door assembly shall hinge to the housing with concealed stainless steel hinge pins. REFLECTOR ASSEMBLY: TheType "A' reflector assembly shall be of homogeneous .032" sheet aluminum. electro- chemically brightened. anodized and sealed and shall consist of segmented reflector strips posi- tioned to produce a nearly square pattern light on the ground: a one piece formed. . uptight recovery box designed so that mini- mal reflected light is directed toward nadir or directly beneath the unit' The overall pattern of light shall conform to an I.E.S. classification of Type IV, Short Cutoff. and no light shall be emitted above the 90° or, horizontal plane., • The Type "P" reflector assembly shall be of homogeneous .032" sheet aluminum, • electro- chemically brightened. anodized and sealed and shall consist of a one piece sloped planeand formed back,reflector positioned to produce an asymmetric, wide spread forward throw light pattern' This overall pattern of light shall be such that no less than 70% of the luminaires output shall be' directed forward and no tight,shall be emitted above the 90° or horizontal plane. Luminaire EPA's Dimension Wattage LP 14 1 way 2 way ELECTRICAL CHARACTERISTICS: Ballast type. lamp wattage and rated input voltage shall be as indicated on the plans Each ballast shall be of the separate'conipo- nent type capable of providing reliable starting down to - 20 °F: shall have powe. factor and regulation as follows: 'Garden mescal systems are protected oy • US Patent •4.053.766 WATTAGE PE REGULATION INPUT. . LAMP VOLTAGE WATTS RANGE VARIATION ;180 LPS .135 LPS 90 LPS 90% 80% 90% -10%.' - 5% - 5°0. - 3% -10°6. 15% -S %. -3% =1O% :5% ELECTRICAL COMPONENTS: Component to component wiring. within the luminaire shall carry no more than 80% of rated current and shalt be .listed by UL for use at 600VAC at 150°C or higher, EXTERIOR FINISH: Each housing shall be finished in hardcoat. fade resistant electrostati- cally applied baked enamel or architectural class 1 grade anodized finish. ' LABELS: All fixtures, shall bear UL Wet . Location and I.B.E.W. labels. LA14 1 way 2 way LJ14 LSA14. LSP14 1 way 1 8 2 way 180 48" 2.90 5.80 2.97 5.94 3.03 . 2.90 • •. . 135 343/8" 2.08 4.16 2,15 4.30 2.21 2.08 90.5 24578 ".. ' 1.49 • 2.98 1.56 .. 3.12 1.62 - • 1.49. SOC.(t 16Q1.1(RIA.w•C,A1/Mp[t Cm so mart V.1 ,'t_ Y01A1 MOW •6 r ..O...ct •C. M0.N11i14t61M 'POMOG+15l.1"f LP tempt.tf ay.--. 1 �_�- CM.CJOIM°OLE Chly ..Mt C.C..o 1O.w LSA •. C tOC.•G ly w!1 .2 - 1• t4•�,5 7- S 3 C 3 �;ix./ I 1 1 LSP 4.1.6.51 V` 1 _1 1. ., 4 QS/f / N. • •11t \Y.K.'O61•M , .l EEC4 • r • J, .e :: >:- a:_.) sr: ::<::_e .:,�.str• 22 5x: WC,(.. 1 1 . 1• °ME 032.2 RS6•M 1r147 w053.06 rW.1M • M•tJ Gardco reserves the ogre to change materials O( modlly the design of this product without nohlicahon as Oar! of the company's con? nuing product imolovement ptogtam • •, • (4)THOMAS L%DCSTR/BS/, e Gardco Lighting 2661 Alvarado Street • San Leandro, CA 94577 • 800/277 -0758: • •415/357 -6900 in California • Fax 415/357 -3088 'Area code changes to 510 on Oct. f, 1997. r- i 1 2000 i .J' i'� f ?••t �i Form Ten /Low Pressure Sodium Specifiers Catalog r Gardco Lighting 71 • • 111 i1I 11 111 1�111�1. llll.l_ l 1111O 111 111 ►n1� 111n 1111`l i l _ I�I/Int � 111�1111/ 11111111111111111111 / 111111111111 1111.11111111111111111 It' 11111, Al Low pressure sodium lignting has long been known to excel as a high output low- energy light source with superior lumen maintenance. A special, if :ovai appeal is that LPS lamps reduce sky glow near observatories. However, these attributes must be weighed against the source's poor color rendering qualities and difficulties with optical control. Gardco's entry into low pressure sodium lighting combines one of the most • efficient light sources available. with advanced optical technology available only from Gardco. Through our leader- ship in'sharp cut-off .reflector systems Form Ten/LPS Mounting Configurations. with wide. uniform and glare-free light distribution. we can offer a luminaire unequaled in performance and effi- ciency by any low pressure sodium unit. Two distribution patterns are available a rectanguiar pattern for area applica- tions and an asymmetric distribution for perimeter lighting. Form Ten, LPS luminaires incorporate many of the key.features that have made • Gardco Form Ten luminaires the sten dard in area lighting for over 15 years._ . Form Ten,LPS housings are also in the Gardco tradition. They are, we believe. the first LPS housings to satisfy aesthetic concerns. And. being made of high quality extruded aluminum, either anodized or painted. they are extremely durable and easy to maintain. • As with all Gardco lighting systems. our design verification service provides designers of Form Ten/LPS lighting plans with "paint by point computer printouts of footcandle levels. For this free service. please contact your Gardco representative. Wall Mount. Arm Mounting, one or two way configurations. Pole Mounting, one or two way configurations. Side Mounting, one or two way configurations. also available. Yoke Mount. Photometric Data:. ata Horizontal footcandles per 1000 lamp lumens .Values based on 30' mounting height 180W /LPS Area lighting distribution pattern 2 3 io 0 2'. ortoo o" _ So 00, 88 8 c O oc c0 000 00 c ILISMOVR/ nivoggePaw Nrew.e.orm.v. 4 3 2 1 Distance in Units of Mounting Heights Perimeter lighting dist 0 to 2 C1 c .3 c O .=-• 4 c rz c 5 i5 4 . 3. 2 •1 Distance in Units of Mounting Heights 0 2 3 4 0 0 111 tO 0 ribution pattern \� /iJ/ 8 g$ 0 0 0§ 8§ 8 8 S �� co 0 000.00000 0 Configuration Reflector U'MIi1IIII \\:-Nrfar 1 -44‘3,kklipeaja i% AFAR Finish LA14 2 A 180 LPS —.Ng glare LP14 1 or 135 LPS 208 BLP = Black Paint LSA14 P 90 LPS 0 2 20' 25' 30' 35' Correction Factors for Other Mounting Heights 2.25 1.44 1.00 0.73 Ordering Information 3 4 5 Coefficient of Utilization Downward Coefficient of Utilization: Street Side: 32.6% House Side: 32.4% Total: 65.0% ' Cut :IIN:anti uI 1llilll.1INN1 01 33 02 0t 0 0 3 1 Roacway W.eth Mct.nt ng !•+eight 5 Coefficient Of Utilization Downward Coefficient of Utilization: Street Side: 50.7% House Side: 172% Total: 679% Gx:IIN:N:u1 ul UTAUahon 05 04 03 02 0! u 0 2 3 4 Roa0wa. W ■dth Mourt.rg Hegnt 5 55W 90W 135W 180W Correction Factors for Other Lamp Sizes 8.0 13.5 22.5 33.0 Prefix Configuration Reflector Lamp/Wattage Volts Finish LA14 2 A 180 LPS 120 BRP = Bronze Paint LP14 1 or 135 LPS 208 BLP = Black Paint LSA14 P 90 LPS 240 BRA = Bronze Anodize LSP14 1 or 2 277 BLA= Black Anodize LJ14 1 AorP 480 LW14 1 P Notes: LP= Pole Mounted • LA =Arm Mounted • LJ =Yoke Mounted • LW =Wall Mounted • LSP =Side Mounted /Pole • LSA =Side Mounted /Arm Options: F = Fusing • PC= Photocell (480) volt receptacle only) • PCR = Photocell Receptacle Only • POLY = Polycarbonate Lens 0 'Inch 1/16,.. yH Sir., Vt 21 iGl � rat l , L. Z t . li,iiiiiillii iliiiil� iillill1111[i1Illl(li lillililiiiiiiil.iii11 iii111111111111111111lii11111111111l liiiiliiiilniililii ,1Illllllll1lllll llllllll Reflector Con liguratio Prefix Lamp. Watts Voltage [Ptons Fnish LP14 2 A 180LPS 120 BRA File: L 00 -0058 Drawing #2 iiiliili ii'i[►iiili��il %iii'i�I: %ii O co O 0120- 237 -00 1 1 1 1 , 1 PROPOSED STORY SEW . UIE k EASILNT RELOCASOR • • SW03'34t 6416.67' 74' 1 -STORY IA OFFICE 1 .230 sq It 113' 9 42' vp1�E -j4 APPROXIMATE LIMITS OF 1992 STABILIZATION •u•r X \ 1.00 ' t •' 45 - � ' ♦••v.i jvv(iv•••, ••v•••v.,, ••••• ∎•,1 -•♦ i s8r13.1st 760.00• I' ±II. Li. •: . 35 EXSTNG STORY SEWER UNE k EASIIIENT EDGE OF MEZZANINE .1(...1111 10 1J -I4 N ` .1:1� :I' �`�F14IVAG= .�.�45E�gt1T '- 11 j ..."7-.; 1 ---ter ,�11?°P," 1 t� 1.y� �. _ 11 1 _• 1 1 1 1 • 1---- RELOOATE DIMING STORY SERER U E k EASYERT 537' 1 NEW BUJ.DING B FOOTPRINT: 65,989 sq ft 1 *,.111111Md _I `` =IMO If L‘, WAREHOO1 94,759 sq ♦.•1,••.•m •.•••••tv••.•rdp.0.• trarstot FOOTPRINT: 106,011 sq ft WAREHOUSE 96,059 sq It 1. CPT -1 a 44. J r--, ----- Rec. GEiAg Mf VSTORY! 4 CPT -2 - ` ,te 14,770 sq ft 111111111111111111111111111111111 oa IIkI- .IIIIIIII1IIH II,IIIIIINHI,IIIII . „ NEW PROPERn lRE II1I1IIII I IIII154 l illillillll(IIL.11! —ft 70f�2� 1 fpec • 111.1 I �IS � <ci I 1 EiZp (1 Ila _ -1 II !11 piIII1 '1 1IIIII1!lil°` 11I 1 �����_y,�,� t i i I ! I ,6 ,' I ! ! 1! Lu ! • 1 ! �"' J * 1 i i ! . N6r51•ss'W 142226' Note: The locations of all features shown are approximate. Reference: Drawing entitled "Boeing Site Plan, Single Building /Two Tenant Concept" by AHBL dated June 14, 2000. EXPLANATION: CPT -1 4- CONE PENETRATION TEST 0 ONLY LIMN AISLE 100 SCALE IN FEET 200 Engineers SITE PLAN FIGURE 2 Sly Vt EI Gt jl, Ti11 f;,4: t L ` !l Lllliu�lu !hillllllnllllliCllil�l• ill! IIIiIjIIII� liil llllllliIiIIIIIII LIIJIIIIIIIiIIIIIIIIIIIIII�IIillilil�llii ,Iln(�iillliulI !ilI 1 File: L 00 -0058 Drawing #3 II ililll�llillllll�llliliiii�iiiiliiii�liiiai .iil�iii[ii►i��iiiliiiil. 11 R.' L. 1 1 1 1 1 1 1 1 1' =100FT 589'03'34'E EXISTIN3 CONDITIONS BA3IN MAP �,vicoZ �X/"-r c•aarair 45415in/ 76 Co / %c r- az Co./YEj Ey:657-7^l A/' j � 566.57' 500'46'44'W 1.00• 1 • Yr .a 15„1s :;Jaen.. :: h 4 i 1X u .. I z 1 / zc 1 M 11 ,� < 1 :1 1 1 D 1 CI 1 1 1 .eeSeA/,.5.(x/$nA/9 4-.9v h,A ��i�� -'mot - - G £ n 7; 'c4C—. ,".Cry ti/ . t +nrTrr s t VI � i--- -c i; '` e ;'. J �nrte y 5:{ t, i o 111 111.1 1111111.11111111.1 ll .1ni1.1.11111.1.1.11in.1!.11111i111111 1111 1111111111111111111 .11111111u11111111111111 11111.1.1luu�inlluuilil.1ln,n11iiilu111 • • • LL N N tic. 04 sx 4 r` NN IC) N N N � Yvv File: L 00 -0058 Drawing #4 iiiIJitII1(111Ill_II I i iILII iitiIilil i.(IIIIII 11,1111111 1111111L11iiii1!1 11iifi1 11 =100FT 00.12' 31'02• DEVELOPED CONDITIONS BASIN MAP P tee 3'34"E sews? 500•40'44•/ 1.00' gijed>/.047/C-e 6(5 0A/evil/Cy 044.6w4.- C44445 e:).4f /•ge..c. ;iii Hill g63 • • ............ • • • =rum 1 INC, IL ,JC,)4? 167-1.7 _ Nitieg -,„ 1 ne-fr-ex 776 5'44/6777A7/4 570/1,fr,/' a47 .4 Al0 40.04w474.. /4°1-4/ i elovee727— Piee 4Z-A/ #071/Z W10451.5eVi'- /Y) a'pe rf,,,i0•, ---elitifi'.. • ( ..•,: :::op , i :: i 6 ii!!evirre*:, , . . .1 „.. . . .., ..„ . , ..,,,A:4:„A‘,.., vt.,, i 9 l ,..-,ift.7f1.7-7.-.77, i. -- :, 7 2; i7.--;31.17.77:::',' 01 :., ,-; ,,,,..,,,,i.,::;;.,E■t---.....:,dj...:.:Ei:l':::•::::.:...-;:::t7:Y.i:, ; ' C'-:111111611h11111111111111111i11111.1111111111I1'111r(141.illiiiillinliii111111111111111111111111111111111111111111111111111.1i11111111111,1,111111111!11•, '''''' G 1 co File: L 00 -0058 Dr wing #5 -12 iiildill.liil !lulu 111((!Iiii ` 11161.111(1111(II.I1111111 (AR( milou WEST ELEVATION PERSPECTIVE ' • • . • jRzgligt, z344,.. 3.V ATwtvii,;,.:,,4,"i:. tvget,,,:.2,4:,.:.01...• 4:;'• i:% '"•,' 4 • T 266:6214646 F. wwW.callison.com 3,t-k;::1,Vi eif tr,e, ?ECTRUM . ... Jt I- ;:i-ht 4,1 -.;CALLISON • . • . • t, 774, Lrrrr..! .tr7.•••,'" 11111111111111IIIII 1111111111111111Ill (1 IIIJI,Ii 1111 1 It! 11 Date: DECEMBER 14,2000 EAST MARINAL WAY, LOOKING NORTH: EXISTING CONDITIONS DUWAMISH RIVER, LOOKING NORTH: EXISTING CONDITIONS NUE• 2. QOc •:SEAyr*E, -`-`W SSH NGfIIONtR 984.01 -2343 r.�Tyh j% tJi'� Yy.J Cri7y M'1Wi. -r l .n,Jit,iF'4 •, 206:623',4646zrF 206:623.4625 www;callison.com " • DUWAMISH RIVER, LOOKING NORTH: PROPOSED IMPROVEMENTS ►i►II► ► ►►��'Kilnll (0111111 iiiI IlI 0. 32' - 0" 28' - 0" SOUTH ELEVATION 1 /64" = 1' -0" 32' - 0" NORTH ELEVATION 1 /64" = 1' -0" NORTHEAST CORNER - �ww t+iaix�t�l �us.'.: ^". � � •` ; °:,::.�s: �. i....._,, .: .,::.r- _ - �:crzs�w�x. r.,:u. itarb.`�imae Egittltty _.. f CJi'C;8" .==my.. T 206 623 4646 ww.w:oallison.com F .206' "623 4625 'i 101 iii! n.L1I, iIII. 1tI. Ill.11 • 1111 1.1.,1c 11111.11 111111 1 111iiit 11ill ili t.,. . in11111 n�i_lii111111111,11 li��liiii _ Job:Number , '200256:00 Date: DECEMBER 14, 2000 �,,e,'•rx��x'i.•.k', �,y x,u f. 4 ,asW �,� 1}.�il'�F F!^ ._ �K'3'� '• 'ilv.... ��. .�Fis.' {:;wL".:.r.7'L.: ^C`: i.,. ?:, 413 % 4 Meat ,y ACCENT WALL "LITCHFIELD GREY" [BENJAMIN MOORE HC -78] COPING AND DOWNSPOUTS [BENJAMIN MOORE HC -851 30' -0" WALL "KINGSPORT GRAY" [BENJAMIN MOORE HC -86] PAINTED REVEALS AND BUILDING WAINSCOT [BENJAMIN MOORE HC -85] 28' -0" WALL "ALEXANDRIA BEIGE" [BENJAMIN MOORE HC -77] INTEGRAL COLOR SPLIT -FACE CONCRETE BLOCK SCREEN WALL WITH ACEENT BOND ALIGNING WITH MAIN BUILDING REVEALS BUILDING FACADE DETAILING TRUM=PRQJE�t r ;c �(�G tirJ '.1. yj05 EATRI1E74WASHINGito 98101 `2393'i ;Y, 206'623'4646* F 206 www.callison.com e:L :,200256 00 Job Number : ' °� Date DECEMBER 14, 2000 VE"Siddthja.`, --)074WITETNEZTatqadrail 7.,...0„:„..,,,....„...w.il.„..., !",..:.{:: _. g :,,,,7:•,izr,,,■••;•Tri..e,7057,:zgzELL.t.--.7:Zeme-t; sm :-;,.:,7%.:4:-...:P22.4,,..!,.. ■:,..!., ' . • . Siff4WIT) - - . • " •bl.:.;-.) 1.1 2000 COMMUNITY ).DEVELOPMENT 7 / wi 33-24-4 EATTLE CDR. ATE L M/T tURVI Lo CORR LIMIT 0 Gov •I. Lt 12 av, 4 Ltoriot-TraT/En Of Cf.. 0 It* 3 7103. .1,Re■-141■KKKIgi - A UN; Moe Industrial; , o 5) O LINE H1VF 47A- 07751-1.7" 00r, eilirt-A,m No- '50 Induitrho'. • ;Industrial TRACT 4 • SEATTLiae CORPORATE LIMN. k's \141 stOK11111arkK4 Vt.)) ; SEA KING INDUSTR 300 COVII.OtA A 11 =1 0 0 r 0 It •—•—■ n 3 industrial ; TEV 4.10•11M SIMM/ 1•■• •••■■ 01•■• 0 L., TRACT 2 \ , Stora*Warehouse 000 .00 0 •-•1 10o0 (01,,••Nr .001. -.. ..••-•- 4'901\‘', '' :•'''''. ''c* 4/ 0 R E CI, OP "AI .01 0011.0. t ETME:z754:4"45:4' ATLAS 01, SUATTLI KROLL drir traNY,1114UATTLII SCALE. I INCH • ZOO FEET ■ %Pt g: in.o"Tvirpt rveTv•vh r•rs kr't lean poNNNey0.• rIgnta Nurvro. • LIOLNO BUILDING ED APPROX. STORIES ' NOUSE NUMBER RAILROAD WATER MAIN — — SEWER ELEVATION 00 NeNseoi 600.00 TAX LOT NUMBER m E011 1 . lf:77:1:71:771-1i, • ;S1 LI L177,3t ;■.'F:17.',•-,1t.-"t‘.'1; Ir • :1 WAR!, IRECE.441=D SEP 1 1 MO COXMUNITY IDEVELOPLir.•NT E; 33 -24 -4 79E OMND SI IndusWtl� Industrial; 1 .1 SO LN LN - - --MO TACT 4 —a , • • - - r._ ,sr-u4 , .' s#-RACT 2 18W111pdW fshoLIaa‘_ gE M RM p u IliF pV IFmIS C4E: LIOIND BUILDING Q STOP E5.0 MOUSE YBER RAILROAD • 'RA TER N NN - -— SEWER — +'-- ELEVATION QD In NxpW b CRS 1*A r OM TIN LOT RUNNER 1 E© I pD�lnxM4arr1ZVi1' "4'°N''I. r r i0i1N OY Nw. AR ripli NY w"N Ey ID _— 111- .;:Irr:;,- "Pl1irE^.T�S T ,' 1 . =1'l1 ; _.__ ,- ._ - ---•T 61 UI . S I ♦— TI L L 0. {. .0 �unluN�aulml�iutluuluuluRliRl! RUfiiehiuliiulun�IUiInII�Intluu�uuhw unlnn�elipul,nullm�unl 1nilyull, .r nN RECI_'IVED ATLAS ro! aaATTLL KIOLL MA► CAMMNK ING UA7 ll SEP 1 1 2000 SCALE. I INCH •ROO FM COMMUNITY • DEVELOPMENT 1 TOMO 3• BRASS COX stared'BoeIng Cmga,e 7.65' East Iran Cale. WI-of-Hoy One \ R.1969.12' WATER VALVE CONCRETE BLOCK I 00'46'4{14 morns sI7' eiri DM 1A0' �Lyy flanpq �awq Cwpnq' STORM \L�17,7e' STORM 1.8' X 1,6' (11P.) TRENCH DRAIN A.00'3I'02' 8 �.r BENCH GRAIN 2255 . 589'03'34 "E 566,57' r i \ DRAIN 'tr�m4,s+ 'S s� irAnr . .a.+533.3 ts.va- .i.oraN.dC1' >..r...� nay. n+�a _"y s�' �' ''- �1LrT.. TIPS ,. wn wwmmmarovmrria- _•cia:ac.u••.- ayrr�.ar u��ut:Q.,.•dR ad'r'.•.... .•. �•T fII SEWER EASEMENT --Iloi Rec. No, 6658617 J �- __nRE J c •MKr .4eet`1C'It?I 'C d0(' +.f UCENSE FOR PRIVATE ROAD CROSSING Rae. No. 7612210676 /DM 3 • BRASS TASK Raped 'Bain Company' FOUND I -3/1' LP.Slcrogol LS 17659 527325 1.1; Fein ' • Ce. T: PM ELNEPINN LO'� � '9i 1 P `sue r y „'.311.5.00 Ut \ A1 -1.16211,126710467 ■ r r U of 104‘"" CO.....- FOONO 33 Slomd 'Boeing my. e34' Ent from alc. Right -of -Way r/ 7 rV D3 asDri ate+` e.oiflrd: 1 ASSItO x'79 2 s oyi\\ / ei •P' / L \ / / t / / / DNS T'' • +I.: �}N�1\ a ®Faisn Sir i56 6B1�LC®9� tB�i S rp 1T� OL �� "•� NOTE: THE EXISTING DUWAMISH RIVER CHANNEL IS AN IMPROVED, ARTIFICWIY CONSTRUCTED, NAVIGABLE WATERWAY, SUBJECT TO TIDAL INFLUENCE,. AND IS LOCATED WITHIN A STRIP -OF -LAND 500 ft. IN WIDTH. THE WESTERLY BOUNDARY OF THE SUBJECT PARCEL IS ,L{QI A WATER BOUNDARY AND TITLE TO THIS PROPERTY DOES NOT NECESSARILY INCLUDE ANY LITTORAL OR RIPARIAN RIGHTS TO THE WATERWAY OR THE SHORELINE. LEGEND o- ( worm awl • POWER POLE AMON BOX Hs NM) TELERKNE WMIOIE ❑ CATCH RAM (CB) O stow MANHOLE (SO9N) O sw7NW sLWTR Lwo:te (sSN1) 12' EB GAS ITEM PAS WLIE • WATER VAIW (WS') OR FIRE NYORTNT M IO1tC MSTAND PPE (FPSP) • WATER METER SGN W MIOR WELL ASPHALT pf'.IL°£EYS •1 CONCRETE w - -- MATER lNE -c -c- GAS UNE -PM) - POWER UNDERGROUND vPO- pgWTp omen -X- MN UN( FENCE Vlolnity Map Q NP so Y sovia. n PA• O 'f Oyy ro CONTROL MAP Fortne Fir hunnel of DUWUMIe ..:,,.. to 'Abandoned• h River NoA1 wandee Una H. Van. Aeee\L O.t•O• Westerly Portions of Section 33 1 g 8 0 ACSM LAND TITLE SURVEY f J +a WASHINGTON City of TUKWILA COL CABINET N.POST o No Soda SURVEY INFORMATION PROCEDURE / NARRATIVE A FIELD TRAVER.3E USING A "SOKKIA 3100" TOTAL STATION, AND "SDP-33" DATA COLLECTOR SUP.LEMENTED WITH FIELD NOTES WAS PERFORMED, ESTABLISHING THE ANGULAR, DISTANCE, AND VERTICAL RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY LINES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. A "LIETZ B -2A" AUTOMATIC LEVEL WAS USED TO CHECK AND ESTABLISH THE ELEVATION OF BENCHMARKS AND CONTROL POINTS. THE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY SURVEYS AS SET FORTH IN WAC 332 - 130 -090. DATES OF SURVEYS FIELD SURVEYS BY BARGHAUSEN CONSULTING ENGINEERS, INC. CONDUCTED NOVEMBER, 1999, and JANUARY, 2000. ALL MONUMENTS SHOWN AS FOUND WERE VISITED AT THAT TIME. THIS DRAWING DEPICTS FEW CONDITIONS AS OF THOSE DATES, PRIOR CONDITIONS ARE NOT SHOWN, UNLESS NOTED OTHERWISE. HORIZONTAL DATUM - BASIS OF BEARINGS NORTH AMERICAN DATUM OF 1927 NAD•27 WASHINGTON STATE PLANE COORDINATE SYSTEM - NORTH ZONE THE (OFFSET) CENTERLINE OF EAST MARGINAL WAY TAKEN AS North 22'32'07" West, as per Book 72, of Surveys, Page 222, King County Records. NOTE 1. UNDERGROUND UTILITIES AND FEATURES DEPICTED. HEREON ARE BASED ON FIELD OBSERVATION, MARKINGS, DEVELOPMENT PLANS, AND /OR AVAILABLE RECORD DOCUMENTS ONLY. THE TRUE LOCATION, NATURE AND /OR EXISTENCE OF BELOW GROUND FEATURES, DETECTED OR UNDETECTED, SHOULD BE VERIFIED, 2. NO DETERMINATION WAS MADE BY BARGHAUSEN CONSULTING ENGINEERS WITH REGARD TO SOILS CONDITION AND SUBSURFACE MATERIALS. FIRE HYDRANT LEGAL OEBCRIPTION ( AS PER TITLE REPORT ] THAT PORTION OF THE JOHN BUCKLEY DONATION CLAIM NO. 42 IN TOWNSHIP 24 NORTH, RANGE 4 EAST, W.M., AND OF ABANDONED CHANNEL OF THE DUWAMISH RIVER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF THE HENRY VAN ASSELT DONATION CLAM NO. 50 WITH THE SOUTHWESTERLY UNE OF EAST MARGINAL WAY. SAID POINT OF INTERSECTION BEING 2,470.01 FEET, MEASURED ALONG SAID SOUTH UNE, WESTERLY OF THE EAST UNE OF SECTION 33, TOWNSHIP 24 NORTH, RANGE 4 EAST, W,M,; THENCE NORTH 23' 40' 40' WEST ALONG SAD SOUTHWESTERLY LINE 379.39 FEET TO THE SOUTHEAST CORNER OF A TRACT OF LAND DEEDED TO ISAACSON IRON WORKS BY DEED RECORDED UNDER AUDITOR'S FILE N0. 4739857, AND THE TRUE POINT OF BEGINNING; THENCE NORTH 23' 40' 40" WEST ALONG SAID SOUTHWESTERLY UNE 987.259 FEET, MORE OR LESS, TO AN INTERSECTION WITH THE SOUTHERLY LINE OF A TRACT OF LAND DEEDED TO BETHLEHEM PACIFIC COAST STEEL CORPORATION BY DEED RECORDED UNDER AUDITOR'S FILE NO. 3935187; . THENCE ALONG THE SOUTHERLY UNE OF SAID DEEDED TRACT ON THE FOLLOWING COURSES AND DISTANCES: NORTH 64' 49' 45" WEST 186.84 FEET; THENCE SOUTH 89' 39' 25" WEST 434.79 FEED THENCE SOUTH 00' 20' 35" EAST 348.52 FEET: THENCE SOUTH 89' 39' 25" WEST 490.00 FEET; THENCE SOUTH 00' 20' 35" EAST 80.82 FEET; 25' 85.43 FEET TO THE EASTERLY UNE OF THE RIGHT - THENCE SOUTH 89' C WEST BS KT THE SO HEST CORNER WATERWAY N0. 1, KNOWN AS DUWAMISH WATERWAY, AND THE SOUTHWEST CORNER OF SAID DEEDED TRACT; THENCE SOUTHEASTERLY ALONG SAID DEEDED EASTERLY LINE IT THE WESTERLY PRODUCTION OF THE SOUTH 04 LINL N SAID TRACT UNE DNITS R AUDITOR'S FILE INC 4739857; THENCE FAST ALONG SAID SOUTH UNE AND ITS PRODUCTION TO HE TRUE POINT OF BEGINNING; EXCEPT THEREFROM THAT PORTION OF THE JOHN BUCKLEY DONATION LAND CLAM IN TOWNSHIP 24 NORTH, RANGE 4 EAST, W.M„ DESCRIBED AS FOLLOWS: BEGINNING ON THE WEST LINE OF EAST MARGINAL WAY AT ITS POINT OF INTERSECTION WITH A UNE PARALLEL WITH AND 1,497.9 FEET SOUTH OF THE NORTH LINE OF SAID LAND CLAM AND RUNNING THENCE ALONG THE WEST LINE OF SAID EAST MARGINAL WAY NORTH 2Y 40' 40" WEST 562.84 FEET: THENCE NORTH 64. 49' 45" WEST 166.84 FEET; THENCE SOUTH 89' 39' 25" WEST 434.79 FEET; THENCE SOUTH 00. 20' 35" EAST 348.52 FEET; THENCE SOUTH 89' 39' 25" WEST 490 FEET; THENCE SOUTH 00' 20' 35" EAST 80.82 FEET; THENCE SOUTH 89' 39' 25" WEST 85.43 FEET TO A POINT ON THE EASTERLY UNE OF THE RIGHT -OF -WAY OF COMMERCIAL WATERWAY N0. 1, KNOWN AS DUWAMISH WATERWAY; THENCE SOUTHEASTERLY ALONG SAID EASTERLY LINE BY A CURVE TO THE RIGHT WITH A RADIUS OF 1,969.12 FEET, FOR A CHORD DISTANCE SOUTH 18' 21' 22" EAST 174.49 FEET; THENCE NORTH 89' 45' 34" EAST 558.82 FEET; THENCE SOUTH 00. 20'35" EAST, 1.00 FOOT; THENCE NORTH 89' 39' 25" EAST 789.00 FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING; ' SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON, TITLE REPORT SPECIAL EXCEPTIONS TYPE OF DOCUMENT de RECORDING INFORMATION SURVEYOR'S COMMENTS J` 0,�' gen _IA la a MI 6 G BUILDING 77?powte c7°ouln EXISTING BUILDING POWER CONDUIT-, 14-01 ON BULGING (4) STORM DRAINAGE EASEMENT For. KING COUNTY Rec, No. 5738283 (May 1964) KING COUNTY SUPERIOR COURT CAUSE K.C.S.C.C. No. 569496 (Sept. 1963) DESCRIPTION OF EASEMENT Rec, No. 665817 (April 1970) PRIVATE ROADWAY LICENSE & AGREEMENT Rec. No. 7612210676 RECORD OF SURVEY FOR BOEING CORPORATION Bk. 37, Surveys, Pgs. 200 & 200 -A Recording No. 8310049007 RECORD OF SURVEY for JORGENSEN CORPORATION Bk. 72, Surveys, Pg 222; Rec. No. 9004309031 12 It. Width STRIP -OF -'AND FOR DRAINAGE (STORM SEWER) CONNECTS TO DRAINAGE EASEMENTS RECORDED UNDER King County Rec. No. 3655381 (To United State of America) Rec. No. 5737082 & Rec. No. 5738282 (To King County) . AFFECTS SOUTHERLY PORTIONS OF SUBJECT PROPERTY JUDGEMENT DENYING KING COUNTY (Plaintiff) THE RIGHT TO DISCHARGE DRAINAGE FROM KING COUNTY AIRPORT ONTO SOUTHWESTERLY PORTIONS OF SUBJECT PROPERTY 10 fl. width Strip -of -Land for Sewer Line AFFECTS NORTHERLY PORTION OF SUBJECT PROPERTY FOR ROADWAY CROSSING RAILROAD TRACKS MAY AFFECT NORTHEASTERLY CORNER OF SUBJECT PROPERTY BOUNDARY SURVEY OF SUBJECT PROPERTY & OTHERS ACCEPTED SURVEY MONUMENTS TO ESTABLISH NORTHERLY & SOUTHERLY BOUNDARY LINES. BOUNDARY SURVEY NORTH OF SUBJECT PROPERTY DEPICTS NORTH PROPERTY LINE 1 fl. ± SOUTH FROM FOUND MONUMENTS (NOT ACCEPTED). ET PROJECT INFORMATION TAX LOT. NUMBER 000160 -0014 BITE ADDRESS 8625 EAST MARGINAL WAY SEATTLE, WA 98108 AREA 535,401t S0. FT. (12.29112± ACRES) CURRENT OWNER THE BOEING COMPANY, A DELAWARE CORPORATION LAND USE GOVERNING JURISDICTION CITY OF TUKWILA, WASHINGTON FLOOD INFORMATION FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) INFORMATION: FIRM (FLOOD INSURANCE RATE MAP) MAP No. 53033C0645 F PANEL 645 OF 1725, DATED MAY 16, 1995 THE SUBJECT PROPERTY IS IN ZONE X (AREAS DETERMINED TO BE OUTSIDE 500 -YEAR FLOODPLAIN) AND ADJOINS ZONE AE ALONG THE WEST BOUNDARY LINE (BASE FLOOD ELEVATION DETERMINED AT 8 FEET) NOTE 1. TRANSNATION TITLE INSURANCE COMPANY COMMITMENT NO, 868382, (DATED MARCH 11, 1999 AT 8:00 A.M.) WAS RELIED UPON FOR TITLE INFORMATION AND SUPPORTING DOCUMENTS. PLEASE REFER TO THAT REPORT FOR FURTHER INFORMATION REGARDING FINANCIAL MATTERS BEYOND THE SCOPE OF THIS SURVEY. ALTA / ACSM LAND TITLE SURVEY Aarkan land 116e Nsa;Mlon / American Congress on Surveying & Bopping Mono' Soekly of Professional Surveyors BOEING PROPERTIES PORTIONS of the N.W.1 /4 & S.W.1 /4 of SECTION 33, Township 24 North, Range 4 East, Willamette Meridian City of TUKWILA KING County State of WASHINGTON SURVEYOR'S CERTIFICATE TO: THE BOEING COMPANY, A DELAWARE CORPORATION BOEING, REALTY CORPORATION and TRANSNATION TITLE INSURANCE COMPANY THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE (I) IN ACCORDANCE WITH "MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA /ACSM LAND TIRE SURVEYS; JOINTLY ESTABLISHED AND ADOPTED BY ALTA, ACSM AND NSPS IN 1997, AND INCLUDES ITEMS 1, 2; 3, 4, 7(A), 7(6), 8, 9, 10 AND 11 OF TABLE A THEREOF, AND (II) PURSUANT TO THE ACCURACY STANDARDS (AS ADOPTED BY ALTA AND ACSM AND IN EFFECT ON 711E DATE OF 1815 CERTIFICATION) OF AN URBAN SURVEY. MAY ri ,?aoa Dated: 1,44.1.? /% 26.00 . 1_- r._,fc -_ . SEP 1 L •1110[1 e ,..,,,„....._ COf:i? .„, ,,, i Y F. ICHAEC NOTES Professional Land Surveyor Qn •Z .�ry. 2 Washington Registration No. 30582 I "1 J _ ` J 0 0 0. 0 c.) as CC d eff d O m LL 1 0 s m N Z ti Z o• �O Lo cn N 3 N N ,- ~ n to N Z N (-sy CO LLI Dole /Time: 01/17/2000 3 \SURVEY \7413TA02.Dt90 ,: itsari: - ':aFr:''- .rrp- I-TT7: '1..f; ,•, .1, C_t�� T.r.,_.�...:.1.�,., •O lnan vthe; I .'2 17'.':.:•. e.;.'.:(... o o. y: (, ..;). }.�;'Jyitgr YJi"].• • µ • SI V1 Li El :t. "Ji lT-- £'- t' --75- C; L L I 0 1lOdU111111llllllllllllllDllllllllll1UldN111111IIIIII1IIIIIIIII1IIII111111IIIIIIIII1llllllll111111lllll1111111lll1UNllIN1 (Illllnl1lnlhwl File: L 10 -0058 Drawing #13 -17 111111111111 i1)'1111111.11111111.1t11 ILIIIII11 ii IIIIIIILIIIIIIIIIIIIIIIIIIIIi1tJji ,1iJ1 iLIIiIIIIILIIIii11i.11li1ii PAINTED RECESSED REVEALS, TYPICAL WALL MOUNTED DOWNLIGHT, TYPICAL SCUPPER AND PROTECTED DOWNSPOUT, TYPICAL SOUTH ELEVATION 1 / 32" • 1' - 0" PANTED RECESSED REVEALS, TYPICAL WALL. MOUNTED DOWNLIGHT, TYPICAL SCUPPER AND PROTECTED DOWNSPOUT, TYPICAL NORTH ELEVATION i / 32" • - PAINTED RECESSED REVEALS, TYPICAL WALL MOUNTED DOINNLIGHT, TYPICAL PAINTED ACCENT PLANES WEST ELEVATION i i 16" • 1' - 0" DECORATIVE TRELLISMANOPY AT ENTRIES WALL MOUNTED DOWN LIGHTS PAINTED ACCENT PLANES EAST ELEVATION i / 16" •1' - 0" - . I 26164646t,l,'Nel: 206,023.r, A iv` '46"a I ItiOn ••-•'41d '177 r4441.i,.!"'t"..,:t1.4PAI!'••&••-•?4,foir,0-0..,,,..kok„.t....v.1,y,4,..,,,,,,,, 1/` ' .: , • I ft ,eri,f„.,410E0c2E. MBERI;g2000it- ' 6 ..-"„ ; „ cfrOgrAth 0tZ 0 i 2000 FOOT CENTER LEGAL DESCRIPTION usaRnTE(R(PWn SITE STATISTICS - TENANT SPACE 'A' *X17 011110* * IRE JD * IIKLLCT DD11110* 0.514 E. 11 1N 10KMR 2/ NW*K. RMLE 4 E *ST. Y.Y., AE a 115x001[0 O*** C a iK DNWI*M RIDER a *WIDE011 FOEONS* KGIWIE At TK INTERSECTION W TK SWIM LIK OF THE KM' YIN MELT PFOIM *Ia XI(RSECTION B oa412.410 01' FEET, *(5***(* L0*4 AMINE AIIO NAY. UK. KSILRY a I4( LAST LIK a SCORN 13, IMISNIP 71 MIEN, RAM 4 (*51. 11.4* NIKE MAIN 23' 10' 40' MST ALOE 11I0 SWTHMSKRY *IRE 371.31 PELT 70 THE SCUIKAST DY MED ALCOVED OWERRAUDI7aR'SCEll( ND. 4731157. AO DIE 111 POINT OINT�a KCINIIK* IRKS MAIM 73. 10' 10• MY ALONG SAID 5011HMSIERY LINE 117.251 0(71. 101E W LESS. 10 M INI(RSICIIW YIIE Ti( SWNIRY LIK a A INLET W IMO DEMO 10 'at(NEN P*1 *IC 70151 STEEL COMW*IIW BY 0410 KCaO(D DUN A.OIIW'S flit *G. 3015110 THEME ALOG 1H( SW*KR7 LIK a 5110 Kate TRIG 0* 1K SOLOING COPSES 410 01ST1IS* MAIN 51. 11' 15' KS1 115.1E ((III OINK MAN N• 3)' *S' 1151 454.11 0(51* THENCE SWIM 00' 70' 35' LAST 311.57 1((11 (IMO SWIM 11. 31' 75' KSI 1(0.00 (((11 DIKE SWIN 00' 20' 35' LAST 10.17 Fml 111E SWIM 11. 31' 75' MST 55.43 FECT ID IRE EASTERLY ISI 0 IRE RIM- a -047 DP (OKOIAI 141(1(41 *0. I, KNOW AS WIANISA YAILRMY. AE THE SW1HM51 COU(N a SAID DEEDED iO4C1* 15(MC SWINEMI*RY /4.01 SAID EM1(KY LIK 10 1HE MUCKY PR*CKIM a 111E 6004 LIK W SAID MCI DEEDED LK(N M01101.5 FILE K. 1131111* THENCE (MI KONG SAID SOON LIK MO 115 MCCUCTIW 10111 IRK POINT OF a411A1I1 OEM IREK0OX 1X41 000110* a ONE JUA IUCILEY 00111101 LAO OAI4 IN 10KSNIP 21 IOTA. RAKE 1 EAST. N.N.. WSWN(D AS TOECAP KCTIAIK 0* THE 115* LIK a LM1 YMGINAL NLY AT ITS POINT 0 IRLR5CTI0* RIM A LIK PMALI(l 0*1x 410 1.101.0 Fa/ MTH a 111 WIN LINE a SARA LAO ttAIN *10 motet IMMLI mow INS *750 LIK OF 5110 EAST IM61N* 04! MOAN SP 1D' 40• MST 512.11 nth IKK( WIN 61' N' 45' MAT 115.14 1E111 IKK( SOWN I.' 31' 21' MS* 434.71 F(CTI MIKE SCRUM O0' 70' 15' EMT 141.52 11(11 )MKS SOLI 11. 31' 25' MST 400.70 (ECT* THEME SWIM D0. 20' 15' (MI 10.11 FLEE* OVAL 5W114 11. 11' 25' MST 15.41 FEET 301 POINT W IRE I(*1LRY LIK Cr DE RIGHT-Or-11Y Cr COU(RCIAL 141[X14! E. 1. KEN* AS Ws.NIM (AI(R4Y1 DUKE SCUMMIER, EOM SAID (41IERY LINE 0Y 4 W*K 701E RIGHT AM A RMIIK OF 1460.1; F*lyl. FOR A IMO 015145*( 500111 11. 21' 72. LAST 114.41 REIN 1KKt MANN 11. 45 34 2161 551.11 0(*U 14(X(5 SWIN O. 20'35' EAST. I.0* 0011 DIKE NOON I1. 31' 75' IASI 711.70 FLED. M AE W 0(50. 10 IRE IRE POINT a K411NIEI 40 (ACEPI IPM PW*t0* a ENE 15*7X 11.5 PICT IN[Ra* CTS KISUVO II 5 RIWT Ultl( FO4 IRE *OJ1M LIK a IRE 0(aR*a0 PMC(L* SALMI( IN IRE CITY OF DAVILA. CO.A1! a KING. SIETE a Y45NIE10*. CONIA1NIE 5.51 ACRES 405155. NEW ALK 10711 SITE KAI 515.416 to 11 117.71 I7151 0061((1 SITE MLA 1011(1 A 6 6 CDIIKDI* 421.512 sp 11 11.14 AEK31 TOEING SCUM PARING MA MIEN 106.904 W 11 17.45 AONSI MOONY LIK MAIS7KNII 1(0011 SPA(( F5IFOINI■ LIDO INDUSTRIAL as* 'UPTICK( AKA* M(OIOUS 51521.1 - 1014 SITE 1001601E 6 PAKKN71 LICK 11151614 PARING REWIRED 36111711 1.0 STALLS /1,000 s0 11 ■M(EUSL PARING 110*I747* 35 311115 1 S145SR.O00 sp (0 1004 PUMPING KWIKDI 71 STILLS TOIL PARADE 4401101 15 STILLS • Dal NICE DOORS RO11a0t 70 00015 • (01(Mti4 41441.1a 070RS MINK* 1 0001 105.1(0 40 11 17.51 ACKSI 11.000 s0 41 10.11 MK5/11.011 61.111 .0 IL 11.60 ACRES* 475.101 W It (10.54 AC0(SI PROPOSED STORM SEWER 6 EASMENT RELOCATION SITE STATISTICS - TENANT SPACE 'B' *014 SITE AKl* 515.471 N 11112.211CKS1 PROJECT SIZE DMA ISO *E A 6 e COOIKOII 421.517 50 11 *0.14 ACK51 104IN4 SWIM MIN IRA AFTER 105,704 00 ft 12,451CR5* IDMUIY LINE MAIS*KNL* RIIIMI NICE EW1111M1* 51511 MISTRIAL MIA* IINLINMSE N(I* 111511YIWt 5l1lAK - 1014 SI1E (WILDING *1 ?WWII I %Fla Pettit REWIRED 31 SI415 1 STALLS /1.000 so /t YAKNWa PMIIE KOAIKD* 76 51455 1 37455/7.700 sp /t 1014 1A70E KWIKDI 77 STALES 1074 PARIS PROYICED* IS STALLS • CCU NICM ODOK K0YIDE01 76 00011 104.011 W 11 17.41 17101 35.000 W 11 10.13 MJ(S/31.051 17.011 sp (0 11.60 50151 416.101 s011 117,14 80155* • POTENTIAL AI-MIX OARS MWIDEM 1 D5W 11111111145 1 M11111111 11111111 VICINITY MAP VllllIlIlllI NEW FiRE HYDRANT ITYPI 111 1111 1111 BENCH (TYP) LOCATION OF ACCESS EASEMEN UNDER REVIEW WITH U.P. RAILROAD PEDESTRIAN PATH PROPOSED ACCESS EASEMENT RELOCATION 1111111 I 111111 EXISTING STORM SEWER LIE d EAJMENT \ G \ 2 \�r : \ \\ ',� PICNIC TABL \o .. \ ITYP \r' \ i� ` \\ \ \I" C) '\ \ y \ y \ f J L\ LLGULJNOEUSIRIJIL__� \ 36.000 SO. FT. • ' I 1 'I I TENANT! SPACE ' A' I • _ 1 FOOTPRINT: 1D5,489 sq ft ' _ EXISTING STORM SEWER LINEINISH FLOOR ELEV. '16.50 'T0 BE-ABANDONED TO ' i---- 1-- ••••- •_.__...___...:._.;. EXISTING MAfJHOLES : L)GHT INRUSTRIAL 69.949 SO. FT. . • 1 __. ....._ I 0 TOT01 SO. FT. PROPERTY AREA = 428512.4 SO:' FT. TEANT ISPACE ' B' .. EODf PRINT :06'011s9 ftFiNIH FLOOR ELEV7 : RELOCAT_EXISTING STO L AI SEWER INE 8 E4SMENT • BENCH yl111. .t ii 6 POTENTIAL SIG LOCATION FOR TENANT PROPOSED STORM SEWER LINE 6 EASMENT RELOCATION MAIN, AISLE PROPOSED JOINT US AGREEMENT AND EASEMENT '5 . 1 9 { ti8r.l,j. 206;623',.46. www.Ycall('sonicorri 4;;;;-1-' 1 , F r I jf av rlr..":17:'. • sll • 1) .rt.. Er t„11 JI B L 4 • 1 NIH11111111111IIil1IN 1111111 III11IR?) 111111111111111111111111111111111111111II111111111NI111101111lI111110 l??1?III0111 ?1,41h1! 1 1 1 zOD kA■GIA 8.0 PEDESTRIAN PATH BENCH BENCH BENCH 30 GRAPHIC SCALE 10 x 40 Im (OT TEST) 1 Itch - 30 ft der fria3���"`oirir `o r wigs 444(4 4:1:344.4#rtf",- 1 ef i .._ PI 1+ ��s• � 1� 0 1 r 1 11 11 11 11 1 1 \ \ PICNIC TABLE \ (Tw) \ \ \ \ \ PLANT SCHEDULE $YIIOULAIEL OTT BOTANICAL NAT! COMM NAN 8OTE ROAM - MOD A 30 ACER CIRCINATUM VINE MAPLE - 3 -5 CANES MIN. 8' B &8, 6 -8' O,C. 8 38 ACER RUBRUM 'RED SUNSET' RED SUNSET MAPLE 2' CAL B&B, 20' O.C. • C 25 BETULA JACQUEMONTII (SINGLE STEM) JACQUEMONTII BIRCH 2" CAL B&B, 20' O.C. D 7 BETULA JACQUEMONTII (MULTI-TRUNK) CLUMP JACQUEMONTII BIRCH 2" CAL MIN. B&B, 3 CANES MIN. ® E 35 CHAMAECYPARIS NOOTKATENSIS ALASKA WEEPING CEDAR 6 -7' B&B, 8' O.C. RHODODENDRON SP. (5' TALL MAX.) F 9 CUPRESSOCYPARIS LEYLAND!! LEYLAND! CYPRESS 6 -7' B&B, 8' O.C. GOLOLDyFLLA�MES�PPIRRAAEA G 6 SAUX BABYLONICA WEEPING WILLOW Y CAL B&B, 25'&30' O.C. 820 H 53 POPULUS NIGRA 'ITAUCA' LOMBARDY POPLAR 2" CAL B&B, 6' O.C. 677 I 2 PYRUS CALLERYANA 'CHANTICLEER' CHANTICLEER PEAR 2' CAL B&8 + J 18 THUJA PUCATA WESTERN RED CEDAR 6 -7' B&B, 10' &25' Q.C. MATCH LINE SEE SHEET L -2 ■ -`1 • D \ \ 1 1 1 1 \ \ \ \ 1 1 \ PLANT SCHEDULE corr. BYINIOLILABEL OTY BOTANICAL WANE COMMON WANE 81g REIIANII8 0 e C) O 0 0 0 81BRNI8 K 27 BERBERRIS THUNBERGII'ROSE GLOW ROSE GLOW JAPANESE BARBERRY 18' MIN. CONT., 4' O.C. L 75 •CORNUS ALBA 'ELAGANTISSIMA' VARIEGATED RED TWIG DOGWOOD 18" MIN. CONT., 4' O.C. M 96 EUONYMUS ALATA 'COMPACTA' BURNING BUSH 18" MIN. CONT., 4' O.C. N 20 PIERIS X 'FOREST FLAME' FOREST FLAME PIERIS 18* MIN. CONT., 5' O.C. 0 113 PRUNUS LAUROCERASUS '0TT0 LUMEN' OTTO LUYKEN LAUREL 18" MIN. CONT., 3' O.C. P 45 RHODODENDRON SP. (5' TALL MAX.) RHODODENDRON VARIETIES 21 -24" B&B, 5' O.C. Q 63 SPIRAEA X BUMALDA 'GOLDFLAME' GOLOLDyFLLA�MES�PPIRRAAEA 18' MIN. CONT., 4' 0.C. / R 820 ARCTOSTAPHYLOS UVA -URSI KINNIKINNICK 1 GAL CONT., 2' O.C. • • . , , S. 677 VIBURNUM DAVIDII DAVID!' VIBURNUM 1 GAL CONT., 2' O.C. lAII �:.ry� .1 ii NDIES. 1. PLANT QUANTITIES WILL BE FIELD VERIFIED TO INSURE CONFORMITY TO THE DRAWINGS. 2. LOOK FOR LIKE PLANT SYMBOLS TO LOCATE ALL PLANT MATERIAL. 3. SEE GENERAL NOTES ON SHEET L -2. rj iGF1 F171,1,7-71-` rrrirfriiTlrrir rt,;i`1 a 14 r. • 0 Inc Ste sly -FT r S— v L ' IDUlllll�lHllull�llllllHl�llllluulNn! iIn�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIIIII�IIIIIpII�nnIlNl�pulun�nulpul i. REUSE [F DOGIIIDIIS •n cm,c,c w" x vu MO tend KOMPOUILD 1001. belballer Or 110/110.1110/110.1. Wet IS M OM. or 11lQ" eel u OM K ""III'• 1i11.7.4.Q Me "�4I1 ■ CALL 48 HOURS BEFORE YOU DIG 1- 800 - 424 -5555 co W STATE OF WASHINGTON REGISTERED LAND APE ARCHITE DANIEL E. TALA CERTIFTCA - NO. 561 Stamp 1206) 544 -744B P.O. Box 3707 MC 2R -79 Scala: 1' • 30' Designed, DEW Drawn; VdZ Chocked: LEZ Date, Nov. 22, 00 Job No. 99339.30 Shoot No. L -1 of Sheets BENCH PEDESTRIAN PATH 12 \ \ \ b \ GRAPHIC SCALE Is e0 a 120 \ \ ( FELT ) I Inch - 30 !t GENERAL NOTES 1. SUBMIT TO LANDSCAPE ARCHITECT (LA.), ONE MONTH PRIOR TO CONSTRUCTION, CONFIRMED PROCUREMENT ORDERS FOR ALL PLANT MATERIAL PROVIDE THE QUANTITY, LOCATION, PHONE NUMBER AND ADDRESS OF THE GROWER. 2. AU. PLANT MATERIAL SHALL CONFORM TO ANSI AMERICAN NATIONAL STANDARDS INSTITUTE FOR NUSERY STOCK, LATEST EDITION. PROVIDE HEALTHY WELL- BALANCED PLANT MATERIALS AS SPECIFIED. 3. CONTRACTOR SHALL USE CAUTION WHILE EXCAVATING TO AVOID DISTRUBING UNDERGROUND UTILITIES. IF UTILITIES ARE ENCOUNTERED, CONTRACTOR SHALL PROMPTLY INFORM GENERAL CONTRACTOR AND REPAIR ANY DAMAGES. 4, CONTRACTOR SHALL IMPORT 6 INCHES OF SANDY LOAM TOPSOIL FOR ALL LANDSCAPE AREAS. TOPSOIL SHALL BE AMENDED WITH 25% ORGANIC MULCH ON A VOLUMETRIC BASIS. COORDINATE WITH GENERAL CONTRACTOR TO DETERMINE QUANTITIES NEEDED. 5. REFER TO CIVIL DRAWING SHEETS FOR GRADING AND UTILITY LOCATIONS. 6, OBTAIN APPROVAL OF FINISHED GRADES FROM LANDSCAPE ARCHITECT PRIOR TO PLANTING OR SEEDING. BICYCLE PARKING BENCH 88 0 GENERAL NOTES cart. 7. CONTRACTOR SHALL HYDROSEED LAWN AREAS AS DEFINED IN THE TABLE BELOW, L9i51i14IX: 11YDROSgD MIX APPLICATION. 33% EDGE PERENNIAL RYE GRASS RATES PER ACRE: 33% EXPRESS PERENNIAL RYE GRASS 20001 ERO -FIBER WOODFIBER MULCH 33% DASHER PERENNIAL RYE GRASS 220 / LAWN MIX 435# 10 -20 -20 FERTILIZER 150# SULFUR COATED UREA 40# TACKIFIER TO PREVENT RIPPLING B. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING QUANTITY OF PLANTS THAT ARE REPRESENTED BY SYMBOLS ON THE DRAWINGS. IF A DESCREPANCY BETWEEN THE PLAN AND PLANT SCHEDULE IS ENCOUNTERED, NOTIFY THE LA. FOR CLARIFICATION, 9. CONTRACTOR SHALL INSTALL 3 INCHES OF MEDIUM GROUND HEMLOCK/FIR BARK IN AU. SHRUB /GROUND COVER BEDS AND TREE WELLS. 10. CONTRACTOR SHALL INSTALL IRRIGATION SYSTEM TO PROVIDE COMPLETE AND UNIFORM COVERAGE TO ALL NEW PLANTINGS. SYSTEM COMPONTENTS SHALL INCLUDE METER, DOUBLE CHECK VALVE, PIPING, SPRINKLER HEADS, VALVES, CONTROLS, RAIN SENSOR, CONTROL WIRING, WALL MOUNT CONTROLLER, FITTINGS, ELECTRICAL CONNECTIONS, AND PROVISIONS FOR WINTERIZING BY BLOWING OUT WATER, AND NECESSARY ACCESSORIES. IRRIGATION SPRAY HEAD COMPONENTS SHALL BE RAINBIRD, TORO, OR HUNTER. PROVIDE REDUCED HERMETICALLY SEALED CONTROLLER CHART (FOLDED- RECORD DRAWING) SHOWING AREAS COVERED BY INDIVIDUAL ZONES FOR THE SITE AT THE MAXIMUM SIZE CONTROLLER DOOR WILL ALLOW. 11. SEE SHEET L3 FOR PLANING AND IRRIGATION DETAILS, 12. CONTRACTOR SHALL CLEAN UP ALL DEBRIS AND LEAVE SITE IN A NEAT CONDITION. 13. CONTRACTOR MAINTAIN SITE FOR 60 DAYS AFTER FINAL ACCEPTANCE IS RECEIVED IN WRITING FROM THE OWNERS REPRESENTATIVE. 14. CONTRACTOR SHALL WARRANTY THE SATISFACTORY OPERATION OF THE IRRIGATION SYSTEM IN EVERY DETAIL AND ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM THE DATE OF ACCEPTANCE. „r�.„ •L.:rl•l �In�7rrlf •0 Inch. 'vu `•I /r. ti , > wirSTr. .f• • II N SI II „LI.:. LI Id: •"U ...,.D 2 4 :rE:r, L •L I 0. pIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIDIf Nl11llllllllll 111111111111111111111- 01111111111111111111lllllllllilhluLllllinllBU1R0111llml ,'I yi, REUSE OF DOCU ENTS WOOLY, is rOR POSCOSOOL WOO. IS IN MOOT? OF OW MO .1101131.NO PO WI al CO .1 NO, OE AT OM MIMI MOO ■ CALL 48 HOURS BEFORE YOU DIG 1- 800 - 424 -5555 J(n Q Ce iiml Q W Z co D ~ Z U Q J Da I-. N V) W W W J Z Il< > - - CD - Z OW 4 0 0 N � W 0 W W 6 U N 0 i LL 0 z 0 0 O 444-444 a STATE OF WASHINGTON REGISTERED LA CAFE AICHITEC DANIEL E -4 ALA CERTIF1CA N0. 561 Stamp (2051 544 -7446 Soule; 1' . 30' Designed, DEW Drawn; VdZ Checked, LEZ Date, Nov, 22, 00 Job No, 99339.30 Sheet No. L -2 of Sheets E80161000VER SPACING PLAN • 1. REFER TO SPECS FOR ADOL INFORMATION. 2" CF MACH MASHED GRADE =SLY COMPACTED SOIL Mx WATERED THOROUGHLY FOR CONTAINERIZED (1 GAL) GtOUNOCOVER 2x 11€ SIZE OF CONTMER EVERGREEN GROIWDCOVEA ADD lo-lo-to SLOW RELEASE FERTUER AT AWR RENAMED RATE PPoKR TO MLNNG BAO6LI. NTH SOIL MX WATER N OGROUNDCOVER PLANTING DETAIL 1 NOT TO SCALE HO.ffS 1. INSTALL THRUST BLOCKS AT ALL CLANGS N DIRECTION W MAINE 2. ALL CONCRETE TO BE RATED AT 2503 PSI AT 28 DAYS. 3. REFER 70 SPECIFICATIONS FOR ADCTIONAL NTORMATE% NI OTHRUST BLOCK DETALS NOT TO SCALE VALVE COVER NTH MONO CAP FlMSIED GRADE 11 GATE�VALVE DETAIL ALE NOT TO 3.OF MULCT FN19ED GRADE /— EVER(ED OR DECIDUOUS SHRUB LOWLY COMPACTED SOL MX WATERED 1HCEXIG LY 1. .RREFR 10 SPECS FOR ADD). INFORMATION. OF CONTAINER FORA maws Y HIGH WATERING BASIN BEAM ADO 10-10-10 SLOW RELEASE FERTILIZER AT MFR RECOMMENDED RATE PRIOR TO LIULCHRE BAKI0W1 MTH SOIL MX WATER N OSHRUB PLANTING DETAIL NOT TO SCALE O% TRENCH DETAL NOT TO SCALE LAWN, IF MULCH MME LEVEL NTH VALVE BOX COVER FINISHED GRADE PVC SCR. 40 MALE ADAPTOR VALVE BOX METH LOCKING COVER TO HEADS 2 CU. FT. OF--1 DRAIN GRAVEL COMMON NNE TO OTHER VALVES EN SAME CONTROLLER ELECTRIC GLOBE VALVE SCH-80 PVC RTTNGS,UNCNS & NFPIES CONTROL I MAIN UNE RUNG SPARE MIRE "YEILOM� 1. ELLTEIADO 10-10-10 SLOW RELEASE FULME R AT TER RECMOR:MED RATE FCR 9ZE PRIOR TO It IIULCNFIG ,yn 2. DRIVE STAKES W19DE OF ROOT BALL - SINGLE STAVE TREES LESS THAN 6'. REFER To SPECS FOR ADM. NFCLMINN. WRAP TRUNK FOR BIRCH TREES ON RIVER SIDE WITH I/4' WIRE MESH TO 3 HEIGHT - BURY 6• TREE SINES - (2) PER TREE 3" OF MULCH E BACfFWL NTH SOIL MX AS SPECIFIED - WATER N 6• LAYERS DO NOT TAMP FORM CONTINUOUS 4. HIM WATERING BASIN EON PEE. BAG( TOP t/3 OF BURLAP, REMOVE ALL. PLASTIC OR CREEK- COLORED BURLAP & REMOVE FROM SIE - DO NOT BURY N HOLE UGNTLY COMPACTED SOIL MX - WATER THOROUGHLY DECIDUOUS TREE PLANTING DETAL NOT TO SCALE 9NUE VALVE Box NTH LOCKNG COVER LAN, F MULCH MAKE LEVEL NTH COVER FINISHED GRADE BRASS QUICK COUPLER ASSEMLY WITH LOCKING LID MARLIN: OQUICK COUPLER DETAL NOT TO SCALE SCR. 80 PVC FITTINGS, NIPPLES AND BUSHINGS ON TRIPLE SING JOINT ASSEMBLY . ELECTRIC REMOTE CONTROL VALVE DETAIL 18 PONTT OF.CONNE {TION IPLANI ALE 0 :nih • stVI ..LL Er �' JI -0 :,%.r.7.7, ` -(• —S- Fi L : 1. : I �_ impO IIIIIIIIIIIIIIIII� W111U1IUIIIU1) 1114IIIIIIIIIIINIIIIIIIIIIIIRIIId 1111011111l11111111IIIINIIIIIIIIIIIIIIIIIIUIIONIOolo01, '. ,r. "i i L :e::.t. 1-9 1 TI,TrriTt\tvx.11 I.J 1 AD0 FERILIZER TABLETS AT MFR RECOYYEIDED RATE FOR SIZE. 2. REFER TO SPECS FOR ADD). MffORMA110N. 2x4 CROSS BRACE SHALL BE PLACED Cl EVERGREEN TREES LESS NM e TALL N LEI OF TREE CHAIN. HAMILL YAM SOL MX - WATER N e' LAYERS CO NOT TAMP 0 FlAGG1NG ID' S0. MN. 3" OF MULCH TREE SINES PLACID 2' BELOW SURFACE REMOVE MBE BASKET & PEEL BACK TOP 1/3 OF BURLAP, REMOVE ALL PLASTIC OR GREEN-COLORED BURLAP & REMOVE FROM SITE - DO NOT BURY N HOLE UGNTLY COMPACTED SOIL MX - WATER THOROUGHLY CONFER TREE PLANTING DETAIL NOT 70 SOME MARIE STREET 1'e SCH. 80 PVC FITTINGS, NIPPLES AND BUSHINGS ON ALL 110PLE SWIG JOINT ASSEMBLIES 0 POP UP LAWN & SHRUB HEAD DETAL NOT TO SCALE BACKFLOW PREMIER, TEST COCKS TO FACE UP FOR IES1NG CONC UTUTY VAULT 18194541A11 f0 MN. AI/EIEX ECONOMY TURF BOX 0010( COUPLING VALVE FOR MNIERIZATON & PRESSURE TEST PVC TEE AUTOMATIC KHAN 6' PROTECTIVE SLEEVE SUMP WITH GRAIN GRAVEL. (2 CI.FT. MR.) °o °O o °0000� 0 0 0 o°°c n AUTOMATIC DRAIN DETAIL 6 NOT TO SCALE RUBBER VALVE MARKER CM WEATHERMAIIC No. 9066 FNISHED GRADE SCH. 80 PVC FITTINGS, NIPPLES AND BUSHINGS MALN PRESSURE UNE T OR I. SCHEDULE 80 PVC 1 24" SQ. LAWN, IF MULCT MAKE LEVEL NTH CAP 2• SCE 40 PVC SKEEVE TEE & 12' LONG 2' PIPE W/ CAP TO PREVENT UFDNG GEOIRIIE DRAINAGE FABRIC ANGLE VALVE, WOOS �205, 1/2• SUMP AIM DRAIN GRAVEL OMANUAL DRAIN VALVE DETAIL NOT TO SCALE TRIPLE SING JOINT BALL VALVE TTP 10 METER III o1i ,4 .,I - a.* 111111111e0111111=1111111 I� DNB -Ler UNION, TIP GENERAL NOTES 4' CA. GRAIN, RUN TO DAYLIGHT T. INSTALL BALL VALVES AND BRASS UNIONS WHERE MOM. 2. PIPING MID FITTINGS TO BE BRASS OPOINT OF CONNECTION DETAIL i4 NOT TO SCALE MAN ENE CONIC BLOCK PEA GRAVEL REUSE Di DO°NENTS _w M• (LOS nK Of 1001t11104. IMOL NO/ MM MVO If 1.01110‘ CM • MIL MI 010 IOW WW1, 14 10710M111.• CALL 48 HOURS BEFORE YOU DIG 1- 800 - 424 -5555 CO --1& • 5 �w HZ F- tt U J Q Q • . F-N W JZ >CD —Z UW • O S OF WANNNOTATE TON D EEd$TEWE 1A00$C CHIT! DANIEL E. ALA CERTIFICATE NO. 581 Stamp 1206) 544 -7448 P.O. Box 3707 MC 2R -79 Seale: 1" . 30' Designed: DEW Drawn: VdZ Checked: LEZ Date: Nov, 22. 00 Job No, 99339.30 Sheet No. L -3 of Sheets